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AGENDA REPORT 2019 1022 REG PC ITEM 08B
CITY OF MOORPARK, CALIFORNIA Planning Commission Meeting of October 22, 2019 ACTION: Continued With Public Hearing Open To The November 26, 2019 Regular Planning Commission Meeting. BY: J. Figueroa B. Consider a Resolution Recommending Approval to the City Council of General Plan Amendment No. 2014-01, Zone Change No. 2014-01, Residential Planned Development No. 2014-02, Vesting Tentative Tract Map No. 5869, Development Agreement No. 2014-03, and Adoption of a Negative Declaration Under CEQA in Connection Therewith, for the Development of a 69 Unit Multi-Family Residential Condominium Project with a Recreation Center and Associated Site Improvements on a Previously-Developed 4.01-Acre Lot at 635 Los Angeles Avenue, on the Application of Menashe Kozar for Sky Line 66, LLC. Staff Recommendation: 1) Open the public hearing, accept public testimony and close the public hearing; 2) Recommend approval to the City Council of a Negative Declaration; and 3) Adopt Resolution No. PC-2019-____ recommending to the City Council conditional approval of General Plan Amendment No. 2014-01, Zone Change No. 2014-01, Residential Planned Development No. 2014-02, Vesting Tentative Tract Map No. 5869, and Development Agreement No. 2014-03. Item: 8.B. Item: 8.B. MOORPARK PLANNING COMMISSION AGENDA REPORT TO: Honorable Planning Commission FROM: Freddy A. Carrillo, Associate Planner ll DATE: 10/22/2019 Regular Meeting SUBJECT: Consider a Resolution Recommending Approval to the City Council of General Plan Amendment No. 2014-01, Zone Change No. 2014-01, Residential Planned Development No. 2014-02, Vesting Tentative Tract Map No. 5869, Development Agreement No. 2014-03, and Adoption of a Negative Declaration Under CEQA in Connection Therewith, for the Development of a 69 Unit Multi-Family Residential Condominium Project with a Recreation Center and Associated Site Improvements on a Previously-Developed 4.01-Acre Lot at 635 Los Angeles Avenue, on the Application of Menashe Kozar for Sky Line 66, LLC. STAFF RECOMMENDATION 1. Open the public hearing, accept public testimony and close the public hearing; 2. Recommend adoption by the City Council of a Negative Declaration; and 3. Adopt Resolution No. PC-2019- _____ recommending to the City Council conditional approval of General Plan Amendment No. 2014-01, Zone Change No. 2014-01, Residential Planned Development No. 2014-02, Vesting Tentative Tract Map No. 5869, and Development Agreement No. 2014-03. PROJECT DESCRIPTION AND BACKGROUND On October 10, 2014, Menashe “Manny” Kozar, for Summer Land Partners Group, Inc., (on behalf of Sky Line 66, LLC) filed an application to develop 69 multi-family residential condominiums, a 1,916 square-foot recreation center, and associated site improvements on a previously-developed 4.01-acre lot at 635 Los Angeles Avenue. The applicant has requested the following entitlements in order to pursue development of the project, known as “Green Island Villas”: 23 Honorable Planning Commission Green Island Villas 10/22/2019 Regular Meeting Page 2 • General Plan Amendment (GPA) No. 2014-01 to change the land use designation of the subject property from General Commercial (C-2) to Very High Density Residential (15U/AC); • Zone Change (ZC) No. 2014-01 to amend the zoning of the property from Commercial Office (C-O) to Residential Planned Development (RPD); • Residential Planned Development (RPD) No. 2014-02 for construction of the project and associated site improvements; • Vesting Tentative Tract Map (VTTM) No. 5869 to create 70 parcels (69 condominium units and one common area parcel; and • Development Agreement (DA) No. 2014-03. On May 21, 2014, the City Council considered GPA Pre-Screening Permit No. 2013-01 to change the land use designation from C-2 to VH to allow construction of 66-attached residential dwelling units. The applicant is now proposing 69 units utilizing a density bonus. The incentive, under the DA, allows the project to qualify for additional units above the allowable maximum density of 15 du/acre by constructing and deed restricting 11 of the 69 units (15%) as affordable to low-income households. Additional details regarding the evolution of this project through the prescreening applications are provided in the Discussion Section below. DISCUSSION Existing Site Conditions: The 4.01-acre property is currently vacant and located on the north side of California State Route 118 (Los Angeles Avenue), between Shasta Avenue and Leta Yancy Road. The site was previously developed with two single-family homes and a detached garage and was demolished in 1996. Primary street access to the property is provided by Los Angeles Avenue with secondary access to the east, through the adjacent Mission Bell Plaza shopping center. The following table summarizes the General Plan, zoning, and existing land uses on the subject property and vicinity. 24 Honorable Planning Commission Green Island Villas 10/22/2019 Regular Meeting Page 3 Location Existing General Plan Designation Proposed General Plan Designation Existing Zoning Designation Proposed Zoning Designation Existing Land Use Site General Commercial (C-2) Very High Density Residential (VH) Commercial Office (C-O) Residential Planned Development (RPD) Vacant Lot North Medium Density Residential (4DU/AC) Not Applicable Single Family Residential (R-1-8) Not Applicable Detached Single Family Homes South High Density Residential (7DU/AC) Not Applicable Residential Planned Development (RPD 7U/AC) Not Applicable Vacant Lot East General Commercial (C-2) Not Applicable Commercial Planned Development (CPD) Not Applicable Mission Bell Plaza Shopping Center West Medium Density Residential (4DU/AC) Not Applicable Single Family Residential (R-1-8) Not Applicable Detached Single Family Homes Previous Applications: An outline of previously entitlements associated with the property is provided below: On May 7, 1997, the City Council approved GPA No. 96-2, changing the General Plan land use designation for the site from Medium Density Residential (M) to C-2, along with Zone Change No. 96-1, changing the zoning from, Single Family Residential (R-1-8) to C-O. On September 17, 1997, the City Council approved CPD No. 96-3 for the construction of two one-story buildings and a two-story office building, a Tentative Parcel Map (TPM) No. 5056 to subdivide an the existing parcel into three parcels, and Conditional Use Permit (CUP) No. 96-2 to allow a 50 foot high tower element. Building permits for the CPD were never obtained and the approvals expired. On May 14, 2001, Grand Moorpark LLC (“Grand Moorpark”) acquired the project site and on November 30, 2001 filed GPA Pre-Screening Application No. 2001-02 to change the General Plan land use designation of the property from C-O to VH. The Affordable Housing/Community Development Committee had concerns regarding potential impacts associated with changing the planned commercial property to non-commercial uses and density of the development. On March 19, 2003, the City Council asked Grand Moorpark and Shea Homes to fund a commercial demand study before issuing a decision on the GPA Pre-Screening application. Previously, Shea Homes was considered for a GPA Pre-Screening to change the General Plan land use designation for 12.39 acres of land from C-2 to VH. The commercial demand study was presented at the City Council meeting of October 6, 2004 City. The study recommended retaining 25 Honorable Planning Commission Green Island Villas 10/22/2019 Regular Meeting Page 4 the property’s commercial land use designation. On December 1, 2004, GPA Pre- Screening application No. 2001-02 was denied. On October 18, 2006, the City Council approved CPD No. 2005-04 for the construction of a 78,939 square-foot medical office building. A one-year extension was granted on December 13, 2007 and a second extension on October 8, 2008. On November 5, 2008, City Council approved Tentative Tract Map (TTM) No. 5869 to subdivide the approved medical office building into condominium units for sale or lease. CPD No. 2005-04 expired on October 7, 2009 as a building permit was never requested and only two one-year extensions were permitted. On June 16, 2010, City Council approved CPD No. 2010-01 for the same medical office project approved in 2006; however, the permit expired on June 15, 2011. A subsequent application for the same medical office project was submitted on April 27, 2012, as CPD No. 2012-01. This project was approved by the City Council on January 16, 2013. An extension was granted on December 4, 2013, extending the validity of the approval through January 16, 2015. On May 21, 2014, the City Council authorized the acceptance of a GPA application for review and consistent with GPA Pre-Screening No. 2013-01 to change the planned use designation from C-2 to VH to allow construction of 66-attached residential dwelling units, with a $20,000 contribution to an updated commercial demand study. On October 10, 2014 Sky Line 66 filed GPA No. 2014-01, ZC No. 2014-01, RPD No. 2014-02, and DA No. 2014-03 for a 66-unit townhouse development and submitted the $20,000 contribution for the commercial demand study. The City Council appointed an Ad-Hoc Committee consisting of Mayor Parvin and Councilmember Mikos to negotiate the Development. On August 21, 2014, Grand Moorpark, LLC, sold the property to Sky Line 66, LLC. This company was created as a special purpose entity to be the owner of the project site. The updated commercial demand study was presented to the City Council on September 7, 2016. The report recommended residential uses for the less-than-optimal vacant properties designated for commercial uses, including the subject property. On March 20, 2017, Summer Land Partners Group, Inc., on behalf of Sky Line 66, LLC, submitted an application for a TTM No. 5869 for a condominium map on the property in association with GPA No. 2014-01, ZC No. 2014-01, RPD No. 2014-02, and DA No. 2014-03. The Applicant later revised the TTM request to a Vesting TTM No. 5869 for condominium purposes. On October 22, 2018, Sky Line 66 met with Staff to discuss a new proposal to develop 77 residential units for the site. Staff expressed concerns regarding the increased density and the resulting loss of private recreational facilities/open space. The applicant addressed the concerns by decreasing the number of units to 69 and adding a recreation center with amenities. 26 Honorable Planning Commission Green Island Villas 10/22/2019 Regular Meeting Page 5 General Plan and Zoning Consistency: The applicant is requesting a General Plan Amendment (GPA) and Zone Change (ZC) for this project. The current General Plan designation of the site is General Commercial (C-2) and zoning designation is Commercial Office (C-O). The applicant is requesting a GPA to change the land use designation of the site to VH Density Residential, and a ZC to RPD. The VH land use designation is intended for residential development characterized by multiple family attached units and apartment and condominium buildings. It is intended that this category utilize innovative site planning, provide on-site recreational amenities and be located in close proximity to major community facilities, business centers and major arterials. The proposed General Plan land use designation of VH allows a maximum density of 15 dwelling units per acre; however, through negotiation of the Development Agreement, the project would have a gross density of 17.2 dwelling units per acre with 11 units (15%) deed restricted at the low affordability level (not to exceed 80% of the area median income adjusted for family size). A copy of the 2019 Income Limits for Ventura County is included as Attachment 4.. The purpose of the RPD zone is to provide areas for communities to be developed using modern land planning and unified design techniques. This zone provides a flexible regulatory procedure in order to encourage: 1. Coordinated neighborhood design and compatibility with existing or potential development of surrounding areas; 2. An efficient use of land particularly through the clustering of dwelling units and the preservation of the natural features of sites; 3. Variety and innovation in site design, density and housing unit options, including garden apartments, townhouses and single-family dwellings; 4. Lower housing costs through the reduction of street and utility networks; and 5. A more varied, attractive and energy-efficient living environment, as well as, greater opportunities for recreation than would be possible under other zone classifications. The project is designed to be consistent with the RPD zone in that proposed project would be developed in a vacant lot and would provide new homes near other adjacent residential neighborhoods. The project would include a variety of different size buildings as each building would contain two to six units, and would be separated by green corridors. Improvements would be installed onsite as access to the project would be 27 Honorable Planning Commission Green Island Villas 10/22/2019 Regular Meeting Page 6 from an existing street (Los Angeles Avenue) or an easement located within the Mission Bell Plaza shopping center. The Applicant is also proposing a recreational area that includes a recreation center, pool, playground, and dog park that can be utilized by the residents. Project Summary The site design, including structure locations, size, height, setbacks, massing, scale, architectural style and colors, and landscaping, is consistent with the goals and policies of the City's General Plan Land Use Element. The proposed project meets the following Goals and Policies: • Goal 3: Provide a variety of housing types and opportunities for all economic segments of the community. Policy 3.3: Where feasible, inclusionary zoning shall be used to require that a percentage of new, private residential development be affordable to very low to moderate income households. • Goal 5: Develop new residential housing which is compatible with the character of existing individual neighborhoods and minimizes land use incompatibility. Policy 5.1: Multiple-family dwellings shall be developed in close proximity to employment opportunities, shopping areas, public parks, and transit lines, with careful consideration of the proximity to and compatibility with single-family neighborhoods. The proposed project includes 69 multi-family residential condominiums, a 1,916 square-foot recreation center that includes a fitness center, recreation room, storage room and restrooms, an outdoor swimming pool, dog park, playground, and associated site improvements. The units are provided within 17 two-story buildings, with a total of 18 two-bedroom units and 51 three-bedroom units. Each unit would include a two-car garage and a total of 35 guest parking spaces would be dispersed throughout the site. Vesting Tentative Tract Map No. 5869: The existing, 4.01-acre lot would be subdivided to create one master ground lot with 69 condominium lots. The Applicant is requesting a VTTM as part of the residential development in order to create the condominiums and common parcel. A vesting map grants vested rights to proceed with a project in accordance with the ordinances, policies and standards in effect at the time the application for approval of the vesting tentative map is complete. The drive way, guest parking, access easement, and 28 Honorable Planning Commission Green Island Villas 10/22/2019 Regular Meeting Page 7 recreation facilities would be a common area parcel shared by all residents. The Applicant would be required to submit a Final Map before the VTTM expires. Residential Planned Development Permit No. 2014-02: An RPD is required for projects creating five or more separate residential lots. As mentioned above, the Applicant is requesting to subdivide the parcel to create 69 condominiums. The Planning Commission may recommend approval of an RPD to the City Council if the project meets the RPD development standards, including but not limited to building height, minimum lot size, and setbacks for the RPD zone. In addition, the requested average number of units per acre needs to be consistent with zoning a General Plan land use designation unless an application for a zone change and General Plan amendment is filed concurrently with the RPD permit application. The following table summarizes the proposed residential development: Number of Units Bedroom Size Number of Parking Spaces Inside Garage Gross Area for Each Unit (sq. ft.) Total Area Calculation of Units 18 Units 2 Bedrooms, plus 2 ½ Bathrooms 2 Spaces 1,813 sq. ft. 32,634 sq. ft. 51 Units 3 Bedrooms, plus 2 ½ Bathrooms 2 Spaces 2,033 sq. ft. 103,683 sq. ft. Proposed Project Architecture: The architectural style of the homes and recreation building is Spanish Mission design. The residential buildings are proposed with a variation of earth toned colors on smooth plaster finish with clay tile roof. Each unit would have an approximately 20-foot tall exterior chimney located on the side wall. Each unit is also provided with a 54 square- foot recessed uncovered second-story balcony with a decorative metal guardrail at the rear of the building. A rectangular transom window above the entry door was added to provide horizontal consistency and add natural lighting to the homes. The applicant is also proposing an open lattice wood trellis above each entryway and a second-story bay window above the overhead sectional garage door. To reduce noise from Los Angeles Avenue, a condition of approval has been added that requires windows along the south and east facades of the project to be a minimum Sound Transmission Class (STC) rating of 40. The proposed architecture is well-designed and is compatible with the existing development in the vicinity of the project. Staff has been working closely with the applicant regarding the design of the recreation building. The single-story building would have a smooth plaster finish with clay tile roof. Picture windows would be located on all four sides of the building. The main entrance to 29 Honorable Planning Commission Green Island Villas 10/22/2019 Regular Meeting Page 8 the building is located at the south elevation, which faces the primary entrance to the project site and features prominently along Los Angeles Avenue. This current proposal is the third version of this building and is the most compatible with the residential buildings and adjacent development. Previous designs included angular, modern features and a larger, two-story building with barreled columns that were generally not compatible with the character of the existing community. Setbacks and Building Height: The RPD zoning district allows for the development of project-specific setbacks, including but not limited to building height and minimum lot size. The applicant is proposing 17 buildings ranging from two to six units each. Each unit is proposed with a minimum 250 square-foot back yard. Buildings that are proposed adjacent to existing single-family development at the north, east, and west of the site would include a 15- foot rear yard setback. This buffer is consistent with the rear yard setback provided by the adjacent single-family homes. Buildings located along the southerly property line, at Los Angeles Avenue, have a 10-foot rear yard setback. The side yard setback for corner units ranges from 14 feet to 19 feet. Heights of the proposed buildings range from 24 feet and 7 inches to 28 feet and 10 inches. The community center, located in the center of the site, is proposed at a height of 17 feet and 10 inches. As designed, the building forms, setbacks, and height are generally consistent with development in the vicinity of the project site, including the scale of commercial development and adjacent single-family residences. The following table summarizes the development standards of the RPD zoning designation as well as the existing single-family neighborhoods to the north and west of the project site. Setback Regulations Existing Single Family Homes Located to the North and West of the Proposed Project Site RPD Zone Regulations for Multifamily Residential Proposed Residential Planned Development (RPD) A. Front yard setback 20 feet 20 feet 20 feet B. Side yard setback, interior side 5 feet 10 feet 10 feet C. Side yard setback, street side 10 feet 10 feet 14 feet D. Rear yard setback 15 feet Determined by the RPD permit 15 feet E. Building height maximum 35 feet 35 feet 35 feet 30 Honorable Planning Commission Green Island Villas 10/22/2019 Regular Meeting Page 9 Circulation and Traffic: The primary access to the site would be provided from Los Angeles Avenue with a secondary access (via easement) from the Mission Bell Plaza shopping center parking lot. The primary driveway would remain unsignalized and would accommodate right- turn-only ingress and egress, which eliminates the potential for eastbound related left- turn conflicts on Los Angeles Avenue. However, residents wanting to travel westbound along Los Angeles could exit the project site via the secondary access through Mission Bell Plaza and through the signalized intersection at Leta Yancy Road and Los Angeles Avenue. The project has been designed in a manner that ensures the safe circulation for vehicles and pedestrians. The applicant submitted a trip generation assessment report conducted by Gibson Transportation Consulting, Inc. (August 27 2019). The report concluded the proposed project would add minimal traffic to the adjacent street system and the project driveways would be designed to limit conflicts along the Los Angeles Avenue. The volume of these trips is less than significant and would not reduce the level of service of adjacent intersections. Parking: The Parking Ordinance requires 2 parking spaces per unit for 2 or more bedrooms, and 0.5 spaces per unit for guest parking. The applicant is proposing a two-car garage for each unit and 35 guest parking spaces located throughout the site and in front of the recreation center. As designed, the proposed residential and guest parking provided comply with the off-street parking requirement of the City Code. Garages would be accessed from an alley driveway in which with no parking is allowed. Although residents have access to the Mission Bell Plaza shopping center parking lot, a condition of approval has been included that prohibits residents and guests from parking in the adjacent Mission Bell Plaza parking lot. The following table summarizes the parking requirement on the subject property. Number of Parking Spaces Required for a 69 Multi- Family Residential Condominium Development Spaces Required Spaces Provided 2 spaces per unit 138 138 0.5 spaces per unit (for guest) 34.5 35 Total 172.5* 173 *Pursuant to City Code Section 17.32.030, fractional spaces of .5 or less are rounded down to the nearest whole number. 31 Honorable Planning Commission Green Island Villas 10/22/2019 Regular Meeting Page 10 Site Improvements and National Pollution Discharge Elimination Standards Requirements (NPDES): The project has been designed to provide for all necessary on-site and off-site storm drain improvements including the imposition of National Pollution Discharge Elimination System (NPDES) requirements. Best Management Practices Drainage Facilities are required to be provided so that surface flows are intercepted and treated. These items would be reviewed by the City Engineer/Public Works Director as part of the condition compliance process. Grading and Drainage: Construction of the project would result in ground surface disturbance during site clearance and grading. Uniformly applied conditions of approval imposed on the project would require stockpiles, excavation, and exposed soil to be covered with secured tarps, plastic sheeting, erosion control fabrics, or treated with a bio-degradable soil stabilize. Furthermore, applicant would be required to obtain a California State Water Resources Control Board Construction General Permit, which requires development of a Storm Water Pollution Prevention Plan (SWPPP). The proposed project would alter the landform and concentrate drainage to the existing streets and storm drain pipes. The effects of increased impervious surface area would increase stormwater runoff and potentially result in downstream flooding and degraded water quality. A condition of approval has been added that requires the Developer to revise the grading, street improvements, and drainage plans to the satisfaction of the City Engineer/Public Works Director. These reports shall demonstrate that historic drainages are not adversely impacted. Landscaping: The Applicant has proposed a landscape plan that includes a variety of trees, shrubs, and groundcover across the property. The plan also includes landscaping in the backyards. In order to provide privacy from adjacent properties, a condition of approval would require yard trees to be installed along the perimeter of the project site for screening purposes. These trees would also be required to be maintained by the condominium owner or Homeowner’s Association (HOA). In addition, the HOA would also maintain the landscape provided in the public areas. Staff has also advocated for a more prominent landscape treatment along the entry at Los Angeles Avenue, which is incorporated into the current proposal. Prior to issuance of a building permit for the project, the City’s landscape architect would review the plans in detail to determine if the number and placement of all plant materials and irrigation is appropriate. 32 Honorable Planning Commission Green Island Villas 10/22/2019 Regular Meeting Page 11 Development Agreement (DA) No. 2014-03: Government Code Section 65864 and City of Moorpark Municipal Code Section 15.40 provides an opportunity for a DA between the City and property owners in connection with proposed plans of development for specific properties. The DA is designed to strengthen the planning process, to provide developers some certainty in the development process and to assure development in accordance with the terms and conditions of the agreement. Vesting of development rights, timing of development, development fees, and provision of affordable housing are addressed in the DA. The terms of the DA have been negotiated by an Ad-Hoc committee of the City Council consisting of Mayor Parvin and Councilmember Mikos. The Planning Commission is asked to provide a recommendation to the City Council regarding the DA. In general, fees have been updated to current levels, adjusting for inflation, and the affordable housing terms have been updated to reflect the current project with 11 units to be reserved as affordable to low-income households. Community Workshop: On March 8, 2018, Andrew Brady (attorney for the applicant) held a community meeting at 799 Moorpark Avenue (City Hall). At that time, the applicant was proposing a 64 unit multi-family residential condominium development with access from Shasta Avenue. Mr. Brady presented the project and responded to general questions. Staff was in attendance in order to observe these discussions and the comments presented by the community. Several in attendance expressed support for the project but had concerns regarding potential impacts to the neighborhood resulting from access at Shasta Avenue. In response, the applicant revised the plans to remove the proposed access to Shasta Avenue, relocate the primary access to Los Angeles Avenue and provide five additional units. ANALYSIS Issues Staff analysis of the proposed project has identified the following areas for Planning Commission consideration in their recommendation to the City Council: • Land Use • Mission Bell Plaza Easement Agreement Land Use The site is currently designated for commercial uses in the General Plan Map and commercial office uses in the Zoning Map. As mentioned above, on May 14, 2014, the City Council authorized the submittal of a GPA application for a proposed change in 33 Honorable Planning Commission Green Island Villas 10/22/2019 Regular Meeting Page 12 planned land use from General Commercial to Very High Density Residential on the subject property. This authorization was contingent upon the contribution of $20,000 to a commercial demand study (Attachment 6) to aid the Council in determining the appropriate land use for the property. An application was submitted by Grand Moorpark for a 66 multi-family condominium project on October 20, 2014, along with the contribution toward the commercial demand study. On September 7, 2016 the updated commercial demand study was completed and presented to the City Council. The study documented an excess of retail space in the City and recognized opportunities for office space developments are likely limited to institutional or smaller professional firms. While commercial vacancies remain higher than historic levels, the State has also declared that a housing crisis exists and directed local governments to identify opportunities to provide additional housing. Based on the totally of this information, the proposed residential land use and development align with the realities of the local commercial real estate market as well as priorities to develop additional housing. Mission Bell Easement Agreement: On September 1, 2011, the City entered into a Settlement Agreement with Mission Bell Plaza West, LP and other ownership interests of Mission Bell Plaza, over unpaid debt to the City. Part of the Settlement Agreement included a provision for Mission Bell West, LP, to provide an assignable easement to the City that would provide reciprocal access between Mission Bell Plaza and the proposed development (Attachment 7). The Improvements specified in the Agreement include: removal of existing improvements in the location of the proposed driveway extension, including, but not limited to, block wall, planters, curbing, irrigation and landscaping, and replace with new curbing, irrigation tie- ins, and asphalt. This Easement Agreement required certain improvements to be completed on or before December 31, 2016, or the easement would expire. On June 15, 2016, the City Council extended the agreement to January 1, 2018, and on November 1, 2017 staff requested a second extension to January 1, 2020. Since improvements will not be completed by this date, Staff will be requesting a third extension before the year ends. Findings General Plan Amendment and Zone Change: Formal findings are not required for approval of the General Plan Amendment and Zone Change, because they are legislative acts. However, findings have been included for the appropriateness of the General Plan Amendment to a residential land use resignation in light of a commercial demand study and Zone Change is in supportive with the proposed land use designation. The Planning Commission must determine that the requests are consistent with the Goals and Policies of the General Plan. This determination is stated in the following Finding: 34 Honorable Planning Commission Green Island Villas 10/22/2019 Regular Meeting Page 13 1. The project is consistent with the Goals and Policies of the General Plan, with emphasis on the following Housing Element goals: GOAL 1.0: Assure the quality, safety, and habitability of existing housing and the continued high quality of residential neighborhoods. GOAL 2: Provide residential sites through land use, zoning and specific plan designations to provide a range of housing opportunities. GOAL 3: Expand and protect housing opportunities for lower income households and special needs groups. General Plan Amendment: 1. A commercial demand study was prepared and concluded that commercial use development was not viable, in favor of residential development on the subject property. 2. The proposed project will provide a variety of housing types as well as affordable housing in a design that is both comparable in scale with surrounding residential and commercial development. Zone Change: 1. The proposed zoning designation is consistent with the proposed General Plan land use designation. 2. The proposed zone change land use designation is intended for residential development characterized by multiple family attached units and apartment and condominium buildings. 3. The proposed zone change would provide on-site recreational amenities, and be located in close proximity to major community facilities, business centers and major arterials. Residential Planned Development Permit: 1. The site design, including structure locations, size, height, setbacks, massing, scale, architectural style and colors, and landscaping, is consistent with the goals and policies of the City's General Plan and Zoning Ordinance as proposed to be amended by General Plan Amendment No. 2014-01 and Zone Change No. 2014-01, in that the proposed project would provide condominiums as well as deed-restricted affordable housing in a design that is comparable in scale with surrounding residential and commercial development. 35 Honorable Planning Commission Green Island Villas 10/22/2019 Regular Meeting Page 14 2. The site design would not create negative impacts on or impair the utility of properties, structures or uses in the surrounding area in that adequate provision of public access, sanitary services, and emergency services have been ensured in the processing of this request and the use proposed is similar to adjacent uses, and access to or utility of those adjacent uses are not hindered by this project. 3. The proposed uses are compatible with existing and permitted uses in the surrounding area in that the project will be located within a residential neighborhood and will be screened by a perimeter of trees. Vesting Tentative Tract Map Findings: 1. The site is physically suitable for the type of development proposed in that the site can be engineered to allow for all required utilities to be brought to the site, adequate ingress and egress can be obtained, and the site can be provided with public and emergency services. 2. The site is physically suitable for the proposed intensity of development, in that all City development standards, including access, have been met by the proposed project. 3. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental effects, in that an Initial Study and Negative Declaration were prepared and determined that no significant impacts would result from development of the project. 4. The design of the subdivision is not likely to cause serious public health problems, in that adequate sanitation is both feasible and required as a condition of this development. 5. The design of the subdivision and the type of improvements would not conflict with easements acquired by the public at large, for access through, or use of the property within the proposed subdivision, in that full access to and from Los Angeles Avenue has been incorporated in the design of this project. 6. There would be no discharge of waste from the proposed subdivision into an existing community sewer system in violation of existing water quality control requirements under Water Code Section 13000 et seq. 36 Honorable Planning Commission Green Island Villas 10/22/2019 Regular Meeting Page 15 PROCESSING TIME LIMITS Time limits have been established for the processing of development projects under the Permit Streamlining Act (Government Code Title 7, Division 1, Chapter 4.5), the Subdivision Map Act (Government Code Title 7, Division 2), and the California Environmental Quality Act Statutes and Guidelines (Public Resources Code Division 13, and California Code of Regulations, Title 14, Chapter 3). Under the applicable provisions of these regulations, the following timelines have been established for action on this project: Date Application Filed: October 14. 2014 Date Application Determined Complete: September 13, 2019 Planning Commission Action Deadline: December 2, 2019 City Council Action Deadline: February 2, 2020 Upon agreement by the City and Applicant, one 90-day extension can be granted to the date action must be taken on the application. ENVIRONMENTAL DETERMINATION In accordance with the City’s environmental review procedures adopted by resolution, the Community Development Director determines the level of review necessary for a project to comply with the California Environmental Quality Act (CEQA). Some projects may be exempt from review based upon a specific category listed in CEQA. Other projects may be exempt under a general rule that environmental review is not necessary where it can be determined that there would be no possibility of significant effect upon the environment. A project which does not qualify for an exemption requires the preparation of an Initial Study to assess the level of potential environmental impacts. Based upon the results of an Initial Study, the Director may determine that a project would not have a significant effect upon the environment. In such a case, a Notice of Intent to Adopt a Negative Declaration or a Mitigated Negative Declaration is prepared. For many projects, a Negative Declaration or Mitigated Negative Declaration would prove to be sufficient environmental documentation. If the Director determines that a project has the potential for significant adverse impacts and adequate mitigation cannot be readily identified, an Environmental Impact Report (EIR) is prepared. The Director has prepared or supervised the preparation of an Initial Study to assess the potential significant impacts of this project. Based upon the Initial Study, the Director has determined that there is no substantial evidence that the project or any of its aspects may cause a significant effect on the environment and has prepared a Negative Declaration for Planning Commission review and consideration before making a recommendation on the project. 37 Honorable Planning Commission Green Island Villas 10/22/2019 Regular Meeting Page 16 The Initial Study and Negative Declaration (Attachment 5) were prepared and circulated on July 2, 2019. Three comment letters were subsequently received: Ventura County Air Pollution Control District; California Department of Transportation; and Ventura County Public Works Agency - Watershed Protection. These comments and Staff’s response are provided in a Memorandum, which is also attached. Staff has reviewed the letters received, consulted with the agencies providing comments, and determined that no changes to the project or Initial Study and Negative Declaration are warranted. NOTICING Public Notice for this meeting was given consistent with Chapter 17.44.070 of the Zoning Ordinance as follows: 1.Publication. The notice of the public hearing was published in the Ventura County Star on October 13, 2019. 2.Mailing. The notice of the public hearing was mailed on October 11, 2019, to owners of real property, as identified on the latest adjusted Ventura County Tax Assessor Roles, within one-thousand (1,000) feet of the exterior boundaries of the assessor’s parcel(s) subject to the hearing. 3.Sign. One 32 square foot sign is to be placed on the street frontage by October 11, 2019. ATTACHMENTS: 1. Location Map 2.Aerial Photograph 3.Project Exhibits 4.2019 Income Limits (Ventura County) 5.Initial Study, Negative Declaration and Comment Letter Memorandum A. Ventura County Air Pollution Control District B. California Department of Transportation C. Ventura County Public Works – Watershed Protection 6.Draft Planning Commission Resolution with Recommended Conditions of Approval 7.Keyser Marston Associated, Inc. - Commercial Demand Study 8.Easement Agreement 38 "' • a ++ a e c c c c c -- -— AF rel AWy ♦ y��. .j a ��. _ - I I v - /� m. ey -� .- �.y � 4' F�^ .b v ,l. 21 JA\ 010 t� Il C"s 1 'Ll GENERAL CONTRACTOR STRUCTURAL ENGINEER CML ENGINEER LANDSCAPE ENGINEER DRIVE-SURE/100 NORTH HOLLYWOOD, CA. 91411 SUMMER LAND PARTNERS GROUP) NAIM + ASSOCIATES LUND AND ASSOCIATES PAUL LEWIS 23622 CALABASAS RD. #121 12340 SANTA MONICA BLVD 349 VIRGINIA STREET #7 13351-D RIVERSIDE DRIVE #445 CALABASAS, CA. 91302 LOS ANGELES, CA. 90025 EL SEGUNDO, CA 90245 SHERMAN OAKS, CA 91423 EL: (747)247-2770 TEL: (310)826-0091 TEL: (310)364-3100 TEL: (818)788-9382 w FAX: ( ) G Q Ow FAX: (818)788-3217 wl iiIIIIi/r 0 r1 kKE ER 12805 RIVERSIDE DRIVE-SURE/100 NORTH HOLLYWOOD, CA. 91411 TEL : (818) 387-8832 E MAIL-8OAZ6KERERDESIGNS.CON F O m 0 w d Ir 0 y U w 0 I UI hl Q 0 I w G Q Ow Z mO O 0 OD n Q0 Z — 0 00000000 0 V) Y M N— O W M 2 OZW MOZI i OF OEMMWWI O%gig U - LL RLLZW I yawl wo13:wwoifid N -qzo�owx9�€� OpFFO xOFp;Fp W=OW0 iZoZ�(�M� �6UIFF<W02F ;Ox OMD Ow LLd ZF0 yFa,0 10 W�W 7 0 8 WWW I «< F0Z 0,31 ULLU" 0 LLO w D N N ` Q W 0 Z Lu sl •II N .J oaLLIQ moo Z J � OfJU) aZw JCa 0) 0 <C aQ m CJ aY WgN � m N N U V� (o : (n N O r A0.0 BUILDING AREA ANALYSIS TYPE A BUILDING NUMBER UNIT NUMBER UNIT GROSS ROOM COUNT AREA (INCLUDED GARAGE) UNIT 36 UNIT 37 2 BDRM 21/2 BATH 3 BDRM 21/2 BATH 1,813 SO. FT. 2,033 SO. FT. 2 UNITS 2,033 SO. FT. 2,033 SO. FT. 3,846 SO. FT. TYPE AR BUILDING NUMBER UNIT NUMBER UNIT GROSS ROOM COUNT AREA (INCLUDED GARAGE) UNIT 34 UNIT 35 3 BDRM 21/2 BATH 2 BDRM 21/2 BATH 2,033 SO. FT. 1,813 SO. FT. 2 UNITS 2,033 SO. FT. 2,033 SO. FT. 3,846 SO. FT. TYPE B BUILDING NUMBER UNITS UNIT NUMBER ROOM COUNT UNIT GROSS AREA (INCLUDED GARAGE) UNIT 27 UNIT 28 3 BDRM 21/2 BATH 3 BDRM 21/2 BATH 2,033 SO. FT. 2,033 SO. FT. 2 UNITS 3 BDRM 2 1/2 BATH 4,066 SO. FT. UNIT GROSS UNIT NUMBER ROOM COUNT AREA (INCLUDED GARAGE) UNIT 38 3 BDRM 21/2 BATH 2,033 SO. FT. UNIT 39 3 BDRM 2 1/2 BATH 2,033 SO. FT. UNIT 40 3 BDRM 2 1/2 BATH 2,033 SO. FT. UNIT 41 3 BDRM 2 1/2 BATH 2,033 SO. FT. UNIT 42 3 BDRM 2 1/2 BATH 2,033 SO. FT. UNIT 43 3 BDRM 2 1/2 BATH 2,033 SO. FT. 6 UNITS 07 12,198 SO. FT. TYPE D BUILDING NUMBER UNITS UNIT NUMBER ROOM COUNT UNIT GROSS AREA (INCLUDED GARAGE) UNIT 27 UNIT 28 3 BDRM 21/2 BATH 3 BDRM 21/2 BATH 2,033 SO. FT. 2,033 SO. FT. 2 UNITS 3 BDRM 2 1/2 BATH 4,066 SO. FT. UNIT GROSS UNIT NUMBER ROOM COUNT AREA (INCLUDED GARAGE) UNIT 29 3 BDRM 2 1/2 BATH 2,033 SO. FT. UNIT 30 3 BDRM 21/2 BATH 2,033 SO. FT. UNIT 31 3 BDRM 2 1/2 BATH 2,033 SO. FT. UNIT 32 3 BDRM 2 1/2 BATH 2,033 80. FT. UNIT 33 3 BDRM 2 1/2 BATH 2,033 SO. FT. 5 UNITS 2 BDRM 21/2 BATH 10,165 SO. FT. TYPE ER BUILDING NUMBER UNITS UNIT NUMBER ROOM COUNT UNIT GROSS AREA (INCLUDED GARAGE) UNIT 27 UNIT 28 3 BDRM 21/2 BATH 3 BDRM 21/2 BATH 2,033 SO. FT. 2,033 SO. FT. 2 UNITS 3 BDRM 2 1/2 BATH 4,066 SO. FT. UNIT GROSS UNIT NUMBER ROOM COUNT AREA (INCLUDED GARAGE) UNIT 23 2 BDRM 21/2 BATH 1,813 SO. FT. UNIT 24 3 BDRM 21/2 BATH 2,033 SO. FT. UNIT 25 3 BDRM 21/2 BATH 2,033 SO. FT. UNff 26 2 BDRM 21/2 BATH 1,813 SO. FT. 4 UNITS 3 BDRM 21/2 BATH 7,692 80. FT. TYPE E BUILDING NUMBER UNITS UNIT NUMBER ROOM COUNT UNIT GROSS AREA (INCLUDED GARAGE) UNIT 27 UNIT 28 3 BDRM 21/2 BATH 3 BDRM 21/2 BATH 2,033 SO. FT. 2,033 SO. FT. 2 UNITS 3 BDRM 2 1/2 BATH 4,066 SO. FT. U.3 . APCHirEC uwL SHEE E ZE D 41-0 TYPE F BUILDING NUMBER UNITS AREA BUILDING -A UNIT GROSS UNIT NUMBER ROOM COUNT AREA (INCLUDED GARAGE) UNIT 64 3 BDRM 2 1/2 BATH UNIT GROSS UNIT GROSS UNIT NUMBER ROOM COUNT AREA (INCLUDED GARAGE) UNIT 56 2 BDRM 21/2 BATH 1,726 SO. FT. UNIT 57 3 BDRM 21/2 BATH 2,033 80. FT. UNIT 58 3 BDRM 21/2 BATH 2,033 80. FT. UNIT 59 2 BDRM 21/2 BATH 1,726 SO. FT. 4 UNITS 3 BDRM 21/2 BATH 7,518 SO. FT. TYPE FR BUILDING NUMBER UNITS AREA BUILDING -A UNIT GROSS UNIT NUMBER ROOM COUNT AREA (INCLUDED GARAGE) UNIT 64 3 BDRM 2 1/2 BATH UNIT GROSS UNIT GROSS UNIT NUMBER ROOM COUNT AREA (INCLUDED GARAGE) UNIT 60 2 BDRM 21/2 BATH 1,726 SO. FT. UNIT 61 3 BDRM 21/2 BATH 2,033 SO. FT. UNIT 62 3 BDRM 21/2 BATH 2,033 SO. FT. UNIT 63 2 BDRM 21/2 BATH 1,726 80. FT. 4 UNITS 3 BDRM 21/2 BATH 7,518 SO. FT. TYPE F-1 BUILDING NUMBER UNITS AREA BUILDING -A UNIT GROSS UNIT NUMBER ROOM COUNT AREA (INCLUDED GARAGE) UNIT 64 3 BDRM 2 1/2 BATH UNIT GROSS UNIT GROSS UNIT NUMBER ROOM COUNT AREA (INCLUDED GARAGE) UNIT 48 2 BDRM 21/2 BATH 1,726 80. FT. UNIT 49 3 BDRM 21/2 BATH 2,033 80. FT. UNIT 50 3 BDRM 21/2 BATH 2,033 SO. FT. UNIT 51 2 BDRM 21/2 BATH 1,726 80. FT. 4 UNITS 3 BDRM 21/2 BATH 7,518 SO. FT. TYPE FR -2 BUILDING NUMBER UNITS AREA BUILDING -A UNIT GROSS UNIT NUMBER ROOM COUNT AREA (INCLUDED GARAGE) UNIT 64 3 BDRM 2 1/2 BATH UNIT GROSS UNIT GROSS UNIT NUMBER ROOM COUNT AREA (INCLUDED GARAGE) UNIT 52 2 BDRM 21/2 BATH 1,726 SO. FT. UNIT 53 3 BDRM 21/2 BATH 2,033 SO. FT. UNIT 54 3 BDRM 21/2 BATH 2,033 SO. FT. UNIT 55 2 BDRM 21/2 BATH 1,726 SO. FT. 4 UNITS 3 BDRM 21/2 BATH 7,518 SO. FT. TYPE F-3 BUILDING NUMBER UNITS AREA BUILDING -A UNIT GROSS UNIT NUMBER ROOM COUNT AREA (INCLUDED GARAGE) UNIT 64 3 BDRM 2 1/2 BATH UNIT GROSS UNIT NUMBER ROOM COUNT AREA (INCLUDED GARAGE) UNIT 44 2 BDRM 21/2 BATH 1,726 SO. FT. UNIT 45 3 BDRM 21/2 BATH 1,919 80. FT. UNIT 46 3 BDRM 21/2 BATH 1,919 SO. FT. UNIT 47 2 BDRM 21/2 BATH 1,726 SO. FT. 4 UNITS 21/2 BATH 2,033 SO. FT. 7,290 SO. FT. TYPE FR -4 BUILDING NUMBER UNITS AREA BUILDING -A UNIT GROSS UNIT NUMBER ROOM COUNT AREA (INCLUDED GARAGE) UNIT 64 3 BDRM 2 1/2 BATH UNIT GROSS UNIT NUMBER ROOM COUNT AREA (INCLUDED GARAGE) UNIT 1 2 BDRM 21/2 BATH 1,726 SO. FT. UNIT 2 3 BDRM 21/2 BATH 1,919 SO. FT. UNIT 3 3 BDRM 21/2 BATH 1,919 SO. FT. UNIT 4 2 BDRM 21/2 BATH 1,726 SO. FT. 4 UNITS 21/2 BATH 2,033 SO. FT. 7,290 SO. FT. TYPE GR BUILDING NUMBER UNITS AREA BUILDING -A UNIT GROSS UNIT NUMBER ROOM COUNT AREA (INCLUDED GARAGE) UNIT 64 3 BDRM 2 1/2 BATH 2,033 SO. FT. UNIT 65 3 BDRM 2 1/2 BATH 2,033 SO. FT. UNIT 66 3 BDRM 2 1/2 BATH 2,033 SO. FT. 3 UNITS 21/2 6,099 80. FT. TYPE G BUILDING NUMBER UNITS AREA BUILDING -A UNIT GROSS UNIT NUMBER ROOM COUNT AREA (INCLUDED GARAGE) UNIT 67 3 BDRM 2 1/2 BATH 2,033 SO. FT. UNIT 68 3 BDRM 2 1/2 BATH 2,033 SO. FT. UNIT 69 3 BDRM 21/2 BATH 2,033 SO. FT. 3 UNITS 21/2 6,099 80. FT. TYPE I BUILDING NUMBER UNITS AREA BUILDING -A 2 3,846 SO. FT. BUILDING -AR 2 3,846 SO. FT. BUILDING -B 6 UNIT GROSS UNIT NUMBER ROOM COUNT AREA (INCLUDED GARAGE) UNIT 11 3 BDRM 21/2 BATH 2,033 SO. FT. UNIT 12 3 BDRM 21/2 BATH 2,033 SO. FT. UNIT 13 3 BDRM 21/2 BATH 2,033 SO. FT. UNIT 14 3 BDRM 21/2 BATH 2,033 SO. FT. UNIT 15 3 BDRM 21/2 BATH 2,033 SO. FT. UNIT 16 2 BDRM 21/2 BATH 1,813 SO. FT. 6 UNITS 07 11,978 SO. FT. TYPE J BUILDING NUMBER UNITS AREA BUILDING -A 2 3,846 SO. FT. BUILDING -AR 2 3,846 SO. FT. BUILDING -B 6 UNIT GROSS UNIT NUMBER ROOM COUNT AREA (INCLUDED GARAGE) UNIT 17 2 BDRM 21/2 BATH 1,813 SO. FT. UNIT 18 3 BDRM 2 1/2 BATH 2,033 80. FT. UNIT 19 3 BDRM 2 1/2 BATH 2,033 80. FT. UNIT 20 3 BDRM 2 1/2 BATH 2,033 90. FT. UNIT 21 3 BDRM 21/2 BATH 2,033 SO. FT. UNIT 22 1 3 BDRM 21/2 BATH 2,033 80. FT. 6 UNITS 07 11,978 SO. FT. TYPE K BUILDING NUMBER UNITS AREA BUILDING -A 2 3,846 SO. FT. BUILDING -AR 2 3,846 SO. FT. BUILDING -B 6 UNIT GROSS UNIT NUMBER ROOM COUNT AREA (INCLUDED GARAGE) UNIT 5 3 BDRM 21/2 BATH 2,033 SO. FT. UNIT 6 3 BDRM 21/2 BATH 2,033 SO. FT. UNIT 7 3 BDRM 21/2 BATH 2,033 SO. FT. UNIT 8 3 BDRM 21/2 BATH 2,033 SO. FT. UNIT 9 3 BDRM 21/2 BATH 2,033 SO. FT. UNIT 10 3 BDRM 2 1/2 BATH 2,033 SO. FT. 6 UNITS 07 12,198 SO. FT. TOTAL AREAS BUILDING NUMBER UNITS AREA BUILDING -A 2 3,846 SO. FT. BUILDING -AR 2 3,846 SO. FT. BUILDING -B 6 12,198 SO. FT. BUILDING -D 5 10,165 SO. FT. BUILDING -E 3 4,066 SO. FT. BUILDING -ER 3 7,692 80. FT. BUILDING -F 4 7,518 80. FT. BUILDING -FR 4 7,518 SO. FT. BUILDING -F-1 4 7,518 SO. FT. BUILDING -FR -2 4 7,518 SO. FT. BUILDING -F-3 4 7,290 SO. FT. BUILDING -FR -4 4 7,290 SO. FT. BUILDING -G 3 6,099 SO. FT. BUILDING -GR 3 6,099 SO. FT. BUILDING -1 6 11,978 SO. FT. BUILDING -J 6 11,978 SO. FT. BUILDING -K 6 12,198 SO. FT. TOTAL 69 UNITS 134,817 SO. FT. NORTH HOLLYWOOD. CA. 91411 TEL : (818) 387-8832 E AWL-80AZOKEnERDESIGNS.0ON N qO ZqUZ O 0wZ<OWZf� m5_.0 0422Oap0 001 gWWxWI;W06i€o€aF=IF=ooeo!dp,yIc 090ja'O 01023gq§ 0<WtOFC ; qF irm ZZu=wop((Zl)Zowg <;oi g dow ONW WOWS FWd°aostl WW6F fwoapl �o?o0�a as >-w rc 0 w H p Q co w D U) I I 07 r a m z o 0 o Z D ww a U Y I z � w = U) UI w O 0 I wm a O z 3W m U C, W a0 I� W 0 Q M � o 00N0- 0 J~ _J oa> moa Z J Of QZ w J U) 0) ¢ v! Q C T U m U a Y W :� V W� J N am N CEO) Lo 0 w a 30 co : UO N U 11 low 090ja'O 01023gq§ 0<WtOFC ; qF irm ZZu=wop((Zl)Zowg <;oi g dow ONW WOWS FWd°aostl WW6F fwoapl �o?o0�a as >-w rc 0 Q co w D U) 07 a Z Q 0 o Z D U I z J~ _J oa> moa Z J Of QZ w J U) 0) ¢ v! Q C T U m U a Y W :� V W� J N am N CEO) Lo 0 w a 30 co : UO N U 11 low ,0.. W U.S. ARCHREC PAL SHEET SIZE: 0 42x30 SURVEY II�n���I'LJT IV, 14541 DELANO ST. VAN NUYS, CALIFORNIA 91411 TEL : (518) 387-8832 E MAIL—BOAMERERDESIGNS.CON • W w 2 OZW 901 zHD wo WD€ o��a���€OjW� DGa Pc=w ' FRIM—je=-= NO. yyaw�WwF€=3€wo�€ ISSH111=11T NO. oD�ON IS go =ao�o g 4( o ouaix9�€n 1 Cla•FFO I pFp; LLI ;zols G= au ia�FiuaiozF ad Oil Wow006GOD UU pflj0€W�w3B3W �DZ03,a as i°m a D: O >> OQ (� W J o0 LLO w JU) QZa F O �Q co O U ��RR V m U N W g (ri Wa: � JNm N N V� O } (n W U � m o "I O Z O F ill M W a y W N = UI W O hl Q I W yy m G Q OW U Z a3 � l] <0 ZO —0100000000 • W w 2 OZW 901 zHD wo WD€ o��a���€OjW� DGa Pc=w ' FRIM—je=-= NO. yyaw�WwF€=3€wo�€ ISSH111=11T NO. oD�ON IS go =ao�o g 4( o ouaix9�€n 1 Cla•FFO I pFp; LLI ;zols G= au ia�FiuaiozF ad Oil Wow006GOD UU pflj0€W�w3B3W �DZ03,a as i°m a D: O >> OQ (� J o0 LLO w JU) QZa W �Q co O U ��RR V m U N W g (ri Wa: 3:O JNm N N V� O : (n W U � o "I Z ill M • • ' FRIM—je=-= NO. co) a� ISSH111=11T NO. JZ LLI N a >> OQ (� J o0 w JU) QZa a �Q co O U ��RR V m U Y W g (ri Wa: 3:O JNm N V� O : (n N U • • ' FRIM—je=-= NO. ISSH111=11T NO. U.S. ARCHirECTURAL SHEET SIZE: D 42.30 LAt , '' ')DBS STORM WATER POLLUTION CONTROL FORM LD DEPARTMENT 6F BU ILOING AND SAFETY (2017 Los Angeles Green Building Code) GRN 1 Storm Water Pollution Control Requirements for Construction Activities Minimum Water Quality Protection Requirements for All Construction Projects The following notes shall be incorporated in the approved set of construction/grading plans and represents the minimum standards of good housekeeping which must be implemented on all construction protects. Construction means constructing, clearing, grading or excavation that result in soil disturbance. Construction includes structure teardown (demolition). It does not include routine maintenance to maintain original line and grade, hydraulic capacity, or original purpose of facility; emergency construction activities required to immediately protect public health and safety; interior remodeling with no outside exposure of construction material or construction waste to storm water; mechanical permit work; or sign permit work. (Order o. NOI-182, Permito. -art Definitions) NPDES NCAS004001P5: Diti) 1. Eroded sediments and pollutants shall be retained on site and shall not be transported from the site via sheet flow, swales, area drains, natural drainage or wind. 2. Stockpiles of earth and other construction -related materials shall be covered and/or protected from being transported from the site by wind or water. 3. Fuels, oils, solvents and other toxic materials must be stored in accordance with their listing and shall not contaminate the soil nor the surface waters. All approved toxic storage containers axe to be protected from the weather. Spills must be cleaned up immediately and disposed of properly and shall not be washed into the drainage system. 4. Non -storm water runoff from equipment and vehicle washing and any other activity shall be contained on the. project site. 5. Excess or waste concrete may not be washed into the public way or any drainage system. Provisions shall be made to retain concrete waste on-site until it can be appropriately disposed of or recycled. 6. Trash and construction -related solid wastes must be deposited into a covered receptacle to prevent contamination of storm water and dispersal by wind. 7. Sediments and other materials shall not be tracked from the site by vehicle traffic. The construction entrance roadways must be stabilized so as to inhibit sediments from being deposited into the street/public ways. Accidental depositions must be swept up immediately and may not be washed down by rain or by any other means. 8. Retention basins of sufficient size shall be provided to retain storm water runoff on-site and shall be properly located to collect all tributary site runoff. 9. Where retention of storm water runoff on-site is not feasible due to site constraints runoff may be conveyed to the street and the stone drain system provided that an approved filtering system is installed and maintained on-site during the construction duration. Asa covered many under Title 11 of the Americans with Disabilities Act the City of Los Angeles does not discriminate on the bases of disabilityand upon request will provide reas.nableaccemmodat on to ensure equal access to is programs serVicez.and actisurs. (Rev. 01/17/1]) Page 1 of 1 Www.ladha ore iLA DBS VOC AND FORMALDEHYDE LIMITS FORM aa t 2017 Los Angeles Green Building Code GRN 11 DEPARTMENT OF SU APING AND SAFETY (Incorporate this form into the plans) The tables below are taken from the 2017 Los Angeles Green Building Code Tables 4.504.1, 4.504.2, 4.504.3, 4.504.5, 5.504.4.1, 5.504.4.2, 5.504.4.3, 5.504.4.5 VOC CONTENT LIMITS FOR ARCHITECTURAL COATINGS�A Grams of VOCr Liter of Coating, S. Less Water and Leas Exempt Compounds COATING CATEGORY CURRENT LIMIT Flat coal 50 Nonflal coatings 100 stool gloss coatings 150 Special Coatings 0.11 Aluminum motcoatings 400 Basementspecialty col s 400 Bituminous roof coatings 50 Bituminous roof afters 350 Bond breakers 350 Concrete curing compounds 350 Concrete/masonry sealers 100 Drivel sealers 50 Dry fog coatings 150 Faux printing manna. 350 Fire resistive coatings 350 Floor cortin s 100 Formrelease compounds 250 Graphic arts coatings (signpaints) 500 High temperature coal 420 Industrial maintenance oriental 250 Low solids coatings 120 Ma resile cement coatings 450 Mastic texture coatin s 100 Metallic mented coatings 500 Multicolor matins 250 Pretreatment wash primers 420 Primers, sealers, and undercoaters 100 Reactive penetrating sealers 350 Recycled coatings 250 Roof coatin s 50 Rus[ preventative coatin s 250 Shellacs Clear Opaque 730 550 Specialty primers, sealers and undercoaters 100 Stains 250 Stone consolidants 450 Swimming pool coatings 340 Traffic nattriong coatings 100 Tub and life refinish coatings 420 WaterproofingWaterprocifing membranes 250 Wood coatin s 275 Wood preservatives 350 Zinc -rich primers 340 �. Go- orvocaer stores maeng, intends als,.baNaming exempt comderhar. Th. .,.".a hints remain in a ynt uMesx misxtl limits sre bansin s !,s,uenl,vlumns in Ne labla. Values In this table a re sweved hwn muse specfi&I a, 1. Cama la Nr Resources north. ArchneaW21 coatings Suggested eonhtl Measure, Febmary 1, 2008, Mom Inforescen Is available srmm an Alr Resce,.- aoa.d FORMALDEHYDE LIMITS' Maximum Formaldehyde Emissions In Parts Per Million. PRODUCT CURRENT LIMIT Hardwood plywood veneer tore 0.05 Hardwood plywood composite care 0.05 Particleboard 0.09 Me chum bill fberboaN 0.11 Thin medwm al, f crarc y 0.13 V this hold ada d own four Nose specil by the Cosmic Air Resources users, Fir T +'Ic sol Woo t c p.IN.weal as ch"il n. -Ma MN ASTM E 1331, For tltlt mal Macerator. CIHonil, code of Regulafbns To 17 a..,. 931M Nraugh 931 12 `TMnmmlum tlenaiy fiberbeartl M1asa marlmum IM1lckaess or'/s metras (B mm). SEALANT VOC LIMIT Less Water and Less Exemot Communes in Grams Der Liter SEALANTS CURRENT VOC LIMIT Architectural 250 Marine deck 760 Nonmembmne roof 300 Roadway 250 Single -ply root membrane 450 Other 420 SEALANT PRIMERS Architectural Nonporous Porous 250 775 Modified bituminous 500 500 Marne tleck 760 Other 750 sons mgarmngmemoosmn amromevuaconiemspxiumenmese tl scam co69 Aa ouallty Management mahlct Rule fla9- ADHESIVE VOC LIMIT r'a Less Water and Less Exempt Compounds In Grams per Liter ARCHITECTURAL APPLICATIONS CURRENT VOC LIMIT Indoor carpet adhesives 50 Carpet pad adhesives 50 Outdoor carpet adhesives 150 Wood flooring adhesive 100 Rubber floor adhesives 60 Subnpon adhesives 50 Ceramic we atlhesives 65 VCT and asphalt the adhesives 50 Drywall and panel adhesives 50 Cove base adhesives 50 Multipurprose construction adhesives 70 Structural glazing adhesives 100 Single -ply roof membrane adhesives 250 Other adhesives not specifically listed 50 SPECIALTY APPLICATIONS with Cape. plial or sheen me to[ until the Mel slartup of the honeing,cwhas PVC welding 510 CPVC welding 490 ABS weldin 325 Plastic cement welding 250 Adhesive primer for plastic 550 Contact adhesive 80 Special purpose contact adhesive 250 Structural wood member adhesive 140 Top and tnm adhesive 250 SUBSTRATE SPECIFIC APPLICATIONS For common pocking obaeming R.anupuncio. the dectricnl.vyamm sell Metal to metal 30 Plastic foams 50 Porous material (except sill 50 Wood 30 Fiberglass 80 domeoi shall.ad sanded...............,�,,,...........� a,.�....,...e.•y e.,..... `For additional mmrmamn regarding methods to measure the vac nomere speared in this labia. see aouP CosaWr oualtt Matra 9 en,wo tri sent Rule 11nr M1ttp :/Iwxw.aN.ca v/nROR/SeICURHTML/R1166.PnF. eo As a covered entity under Title II of the Anchorage with Casseroles Act, the City of Los Angeles does not discriminate on the basls9f dlsabilitt, and, upon request, will provide reasonable accommodation to ensure equal access to its programs, services and activities. (Rev. 01/17/17) Page I of 1 www.lad6s.or, SLA* S FORM REQUIREMENT REFERENCE SHEET #_) or N/A) COMMENTS g, note #, detail # r reason for N/A NT A40 2017 Los Angeles Green Building Code GRN 14 DEPARTME OF An .DING SAFETY 4.106.2 Storm water drainage and retention during construction GREEN BUILDING CODE PLAN CHECK NOTES 2 RESIDENTIAL BUILDINGS I. Far each new dwel ling And townhouse. provide a l isled mcexay that can 13, All new Nos it replaces meet ad diram-vent scaled combustion typo. Wood 3 accommodate a dediartd 2081240 volt branch closing. The beedwuy shall not be burning Firephteca aro pbehLited per AQMD Rule 445, A3.0 les, than bad, size I (nominal I -inch beside diabob er), shall originate at ed (4303. 1. AQMD Rule 445) 4.106.5 main mrvke ar subpsncl .,it shall tartnineta into a limed cabinet, box or ether D-3 SEE DETAILS eulasurc incl ose prey miry to the proposed location of An EV chart, The 14, All duct and other related air distribution component openings shell be covered Reduction of heat island effect for non -roof areas panel or ablopencl a hall prevlde capacity la just.]Io4D-ampeR enhuch rn with Cape. plial or sheen me to[ until the Mel slartup of the honeing,cwhas 28 costumed barch clean it and spe l has mail to perm1 t i nslallmion of a branch and ventilating equipment (4.504.1) 4.211.4 Solar ready buildings A4.0 D-3 o1mut WCrCmrent pm1aL'l1VC dCVIL'C. TRC.I d: pawl or bubspMCI circuit 29 WATER EFFICIENCY & CONSERVATION ciraaory mall identify the overstreant protective device Vat readmid for 15. Paten and coatings, Pineaivas, caulks and scalanrs shall cumply with and Water conserving plumbing fixtures and fittings fumes EV charging as V CAPABLE". The recewa continuum lucatim B N Y Volatile Organic Compound VOC limits limed in Tables 4,504.1-4.SM1. e P (VOC) 8 shell be pernunenilY and visibly marked."EV CAPABLN". (4.106.4,1) Multiple showerheads serving one shower AO.1 NOTE#6 FORM GRN16 lVerfchcon Form CAN he completionasw 16. The VOCath 2. For common pocking obaeming R.anupuncio. the dectricnl.vyamm sell csal to vedfd path to final inspection approval. The nunufnmure sNtcciSmlions approval AO.1 have sufficient capacity to simultaneously charge all designated BY apeal at show in, VOC content for all applicable produces shell be bodily available at Water use reduction the full ares amperage of the Electric Vehicle Supply Equipment (EVSEh thgiob site and be provided m to field inspector for verification. (4.$(14.2.4) 11 Design sh.il he hams upon a M ¢mpem mum branch circuit The mem ay Outdoor potable water use in landscape areas Resilient flooring systems sal l not be less than trade mita I (nominal 1 -inch inside diamoll shall 17, All new carpel and carpal cushions installed in the building intednr shall meal 4.304.2 xuar.le m the main scrvicc or subpsnel Andahml terminate art. ,listed the t.tingool product requirements ofare of the following f4.504.3): LANDSCAPE PLAN cabin. box or other enclosure in close proximity to the proposed location of .. Carpet and Rug hatiot Green L,bel Plus Program Metering outdoor water use an EV charger. Rumitays and related components that am Planned to be Is. Cali tams, Deferment of Public Health's Specification 01350 14 insullad underllrwnd. molomd, inaccessible or in embattled art. and epadds c. NSF/ANSI 140 at to, Gold loved N/A shall he installed at the time oforiginal construction. The service fiscal or d. Scienlilic Certificuliom Systems lndwrAdvomeger"Cwld 4.304.5 subpenel circuit directory shall identify the ovetcurmm protective device N/A spocgs)reservW far future EV charging purpos. as "EV CAFABLr in 18.80%orate total.ren begiving bullish, noodngahall comply with....... Graywaterread accordance web the Lee Angeles Electrical Code (4106.4.2) argue blowing (4304.4k 17 4.305.2 a. VOC omission limits defined inthe CHPS High Performmee Pradueta 3. Reo£swnhslopes,2:12 shall hese an SRI value oCut lenst 75.,both. 3 -your cautious 4.305.3.1 solarlcflemorm ofat tons[0.63 and a themm] cminanccafm kart 0.75. Rtwfs Is. Court under UL GREF,NGUARD Gold with slopes>2:12 shall havoun SRI valul least 16 orboth a 3-yearmlar c. Conduction undarlhe l ilieb Fluor Covering lncimeo l RITD Cooling towers (buildings > 25 stories) leaecwds, eros te..10.20 and a lnerna:emiMnec of.I le.t 1).75. (4.1116.5) FlomScom pool.... 20 1 4.305.4 J. Meat the Catboat. Essential fPublic Health's Specification 01350 4. The required hmdacape used to reduce heat island effects shall have a solar MATERIAL CONSERVATION & RESOURCE EFFICIENCY tetiemance vuluc oful lost 0.30. determined per ASTM E 1918 or ASTM 19. Now lwNwpast p lyamd.radial. bol nod mdiwn density fiberboard Rodent proofing C1549. (4.1(16.]) latera lie woadprd.yu used le the on wing shut l meat the fomtaldchyde 22 4.407.3 limits listed I. Table 4.504.5. (4.50,1.5) 5. The Flow ales fa al l plumbing fixtures shall comply with to maximum now ares in Seaton 4.303, L (41303.1) 20, The Foramfdehyda Enthrall K,rdmuloh Checkhn, Fmry CAN 3, eban t d I 1. completed Miorm final inspection approval. (4.504.5) 6. When a shower is screed by more than one shoodemad. the combined now .to of all the smaerhead, control) of by a sin,de valvesal l not exceed 2.0 g 21, Mechanicoll ventilated bei wins within 1.000 fact of. firs shall pimento Y g gallanrpaminue Notation the shall he dexigraduanl(allow no wing wRha MERVID allet ng able in tire. ahowerheudm he in npawian utalime (4.303.1.7.2) commounlde istumb'o inters shall be installed far Fibers shall berthell meprodur f mninumnm wish Rlr y.I. shallb included in the Operating maintenance of the same value shall be indudd in th<oprnsion ]. automatic irritation system controlleu droll be wcsabcr da and meintensncc manual. (4.50x,6) caro fled, controlka (W MEL0.1492.7) 22. A4 -inch loonaggregateshut d be provincial for bay.ofcinch urion. ft. For projects And iakedo k.a the lliehrMn. Perm proposedtwith... grade A or shelf bid provided in sired slab Irr immudeandmu r 1.fi seetimupp ovulity O0.N 12. shall be anntplekd priarta anal inspection approval. contact with concede for proposed slab on gado construction. (4.505,2.11 rpropo ed M.1. an good.remstrecom. (Sou Assembly Bill No. IRRI ) etsigns 23. Building materialstrining 9. Annular cenqupromptedaonder mound pipes,ekcuiche beeufwatadamuge insponlbeinstad. corn framingshall not be odaxs until it is i.pMed and l Wait hut) astthepssa eche at I beds. dding', move prompted passage building's badmilnJ be s.dsfoctnry. (4.505.3) 14.30. concnsuhc cledinpe clingsuchopeningswith content macer, concrete m.thes ur mausts h ops, ings, ws h conte t or .1.1Fby Piping probas to shall be protected inaeeordnnecwiW 24 Newly hauled athroomrxauslfare ENERGYSTARcamplientend 31ca Los plur SedienJ13.0 oFlhe Los Angdcs Plumbing Cede. (4.406.11 Section eisfusuilbe be correct lotarninhicb the outside of the building,Favids the = tmnufndubr'a cul snort lbr vnifieetim, (4.50611) 10. Material. ted ache consvwaiun ata shall be protected from mm or mhos N s mora e c of mo store. 44W.4 a u! . ( ) ,Newt inaull•d ethrmmexaustfn na mionin . comparison nof 25 c b a s Dsn a, Y B whole h.um ventilation season muss bcontrolled by n humidisletwhich ill It. only ofLas Angeles smuhmkwill be uacd arlmuIm of b. ady az esuibles. (4.506, 1) U aw.x. (4.4011.1) oonmmoup W 26, Theholing innsmiolJ-2004.A synemsshwlbesized altsrSHRAE using 12. Finall new afternoon, and Maintenance Manual CCA Manualeireq.pmentACOA2 AE RpmmtedOpemtion dadmget. minimum, the stens liamd en Section 4.410 1, shall be complemJ and placed in inDQD09aAwHR handbooks handbooksami have their¢gvipmenemkemdineecmdonecwith ANSfIpCCA Ota bur Icing a, the lbrae at final inspection. (4.410,1) 36-S Manuel S-2004. (4.507.2) As • coveted cont, ander Title II of the Amcricnm with Disabilities Act the City hfLau Angeles does not docn.!.auto on the bods of disability and, or. mention, will provide mountable zecommodatiun to cnsore ryual access As Its puh arms. mrvto. And acdvilm, (Rev. 01/17117) Page 1 of 1 www tache or ::LAV BS FORM DEPARTMENT OF BUILDING AND SAFETY 2017 Los Angeles Green Building Code GRN 4 MANDATORY REQUIREMENTS CHECKLIST NEWLY CONSTRUCTED RESIDENTIAL BUILDINGS (COMPLETE AND INCORPORATE THIS FORM INTO THE PLANS) Permit # - - - Date: 1-23-19 ITEM # CODE SECTTONN/ REQUIREMENT REFERENCE SHEET #_) or N/A) COMMENTS g, note #, detail # r reason for N/A 1.2 gpm @ 60 psil,3 PLANNING AND DESIGN 1 4.106.2 Storm water drainage and retention during construction AO.1 FORM GRN 1 SHALL BE IN GRADING PLANS 2 4.106.3 Grading and paving A2.0 SITE PLAN 3 4.106.4 Electric vehicle (EV) charging A3.0 ENERGY -STAR certified 4 4.106.5 Cool roof for reduction of heat island effect D-3 SEE DETAILS 5 4.106.7 Reduction of heat island effect for non -roof areas A2.0 SITE PLAN NOTES 28 ENERGY EFFICIENCY 6 4.211.4 Solar ready buildings A4.0 D-3 DETAILS SHEET D-3 29 WATER EFFICIENCY & CONSERVATION 7 4.303.1 Water conserving plumbing fixtures and fittings AO.1 NOTE#5 8 4.303.1.3.2 Multiple showerheads serving one shower AO.1 NOTE#6 FORM GRN16 9 4.303.3 Water submeters PEA AO.1 10 4.303.4 Water use reduction AS.1 NOTE#2 FORM GRN18R 11 4.304.1 Outdoor potable water use in landscape areas Resilient flooring systems LANDSCAPE PLAN 12 4.304.2 Irrigation controllers Composite wood products LANDSCAPE PLAN 13 4.304.3 Metering outdoor water use AS.1 NOTE#4 FORM GRN18R 14 4.304.4 Exterior faucets N/A S-3 15 4.304.5 Swimming pool covers N/A 16 4.305.1 Graywaterread AO.1 NOTE#7 FORM GRN18R 17 4.305.2 Recycled water supply to fixtures AO.1 18 4.305.3.1 Cooling towers (buildin s < 25 stories) N/A 19 4.305.3.2 Cooling towers (buildings > 25 stories) N/A 20 1 4.305.4 Groundwater discharge I AS.1 INOTE#11 FORM GRN18R MATERIAL CONSERVATION & RESOURCE EFFICIENCY 21 4.406.1 Rodent proofing A0.1 NOTE#9 22 4.407.3 Flashingdetails D-2, D-1 DETAIL 2, DETAIL 10 As a covered entity under The II of the Americans with Disabilities Act, the Cit, of Los Angeles does not discriminate on the basis of disability and, upon request, well provide reasonable accommodation to ensure equal access to its programs, services and adivitles. (Rev. 01/17/17) Page 1 of 2 www.1yeblo ore 17 U uLA - DBS DEPARTMENT OF IN ILDINO AND SAFETY PLUMBING FIXTURE FLOW RATES Residential Occupancies 2017 Los Angeles Green Building Code (Incorporate this form into the plans) SECTION 4.303.1 WATER REDUCTION FIXTURE FLOW RATES SLA -DBS FORM FORM DEPARTMENT OF BUILDING AND SAFETY 2017 Los Angeles Green Building Code GRN 18R GRN 16 WATER CONSERVATION NOTES - ORDINANCE #184248 RESIDENTIAL BUILDINGS FIXTURE TYPE MAXIMUM ALLOWABLE FLOW RATE Showerheads 1.8 gpm @ 80 psi Lavatory faucets, residential 1.2 gpm @ 60 psil,3 Lavatory faucets, nonresidential 0.4 gpm @ 60 psi13 Kitchen faucets 1.5 gpm @ 60 psi2A Metering Faucets 0.2 gallons/cycle Gravity tank type water closets 1.28 gallons/flush5 Flushometer tank water closets 1.28 gallons/flush5 Flushometer valve water closets 128 gallons/flush5 Urinals 0.125 gallons/flush Clothes Washers ENERGY -STAR certified Dishwashers ENERGY -STAR certified 1 Lavatory Faucets shall not have a flaw rate less than 0.8 gpm at 20 psi. ' Kitchen faucets may temporarily increase flow above the maximum rate, but not above 2.2gpm @ 60psi and must default to a maximum flow rate of 1.8 gpm @ 60psi. 3 Where complying faucets are unavailable, aerators or other means may be used to achieve reduction. 4 Kitchen faucets with a maximum 1.8 gpm flow rate may be installed in buildings that have water closets with a maximum flush rate of 1.06 gallons/Flush installed throughout. r Includes single and dual flush water closets with an effective flush of 1.28 gallons or less. Single Flush Toilets - The effective flush volume shall not exceed 1.28 gallons (4.8 liters). The effective flush volume is the average flush volume when tested in accordance with ASME At 12.19.233.2. Dual Flush Toilets- The effective flush volume shall not exceed 1.28 gallons (4.8 liters). The effective flush volume is defined as the camP osite average flush volume of two reduced flushes and one full flush. Flush volumes will be tested in accordance with ASME Al 12.19.2 and ASME At 12.19.14. As a covered entity under Title 11 of the Americans with Dlsablhtles Ad, the City of Los Angeles does not discriminate on the basis ofdlsabili[ and, upon request, WIII provide reasonable accommodation to ensures nal access to lin programs, services and activities. (Rev.01/17/17) Page 1 of 3 Www.ladbs.om €LA - DBS FORM DEPARTMENT OFDUILDING ANDSAFETY 2017 Los Angeles Green Building Code GRN 4 ITEM # CODE SECTION REQUIREMENT REFERENCE SHEET figheet #� or N/A) COMMENTS ,g, note #, detail # r reason for N/A 23 4.407.4 Material protection AS.1 NOTE#10 24 4.408.1 Construction waste reduction of at least 65% AD.1 NOTE#11 25 4.410.1 Operation and maintenance manual AO.1 NOTE# 12 ENVIRONMENTAL QUALITY 26 4.503.1 Fireplaces and woodstoves N/A ELECTRIC F.P ONLY 27 4.504.1 Covering of duct openings and protection of mechanical equipment Burin construction A0.1 NOTE#14 28 4.504.2 Finish material pollutant control - Adhesives, sealants, caulks - Paints and coatings - Aerosol paints and coatings - Verification AO.1 N OTE# 15 GRN 14, 11 29 4.504.2.1 Ao.1 A0A AO.1 I- O a 30 4.504.2.2 31 4.504.2.3 32 4.504.2.4 AO.1 NOTES 16, #21 33 4.504.3 Carpet systems AO.1 SEE 17 A -B -C -D 34 4.504.3.1 Carpet cushion AO.1 SEE #17 35 4.504.4 Resilient flooring systems Ao.1 NOTE 18 36 4.504.5 Composite wood products AS.1 NOTE 19 37 4.504.6 Filters AO,1 NOTE 21 FORM GPN14 38 4.505.2.1 Capillary break S-3 DEFAIT# 1 39 4.505.3 Moisture content of building materials 40 4.506.1 Bathroom exhaust fans 3.0 LEGEND 41 4,507 .2 Heatingand air-conditioningsystem demi n NOTE 26 As a covered entity under The II of the Americans with Disabilities Act, the City of Los Angeles does not discriminate on the basis of disabilh, and, upon request, will provide reasonable accommodation to ensure equal access N Its programs, services and aethvhtlas. (Rev. 01/17/17) Page 2 of 2 www.ladbs.are PLUMBING SYSTEM 1. Multi -family dwellings not execeding three stories and containing 50 units or less shall install a separate meter or submeterwithin common areas and within each individual dwelling trait. (4.303.3) 2. Water use reduction shall be met by complying with one of the following: A. Provide a 20% reduction in the overall potable water use within the building. The reduction shall be based on the maximum allowable water use for plumbing fixtures and fittings as required by the Los Angeles Plumbing Code. Calculations demonstrating a 20% reduction in the building "water use baseline", as established in Table 4.303.4.1, shall be provided; or B. New Fixtures and fittings shall complywith the maximum Clow totes shown in Table 4.303.4.2, or C. Plumbing fixtures shall use recycled water. Exception: Fixture replacements (4.303.4) 3. New building on a site with 500 square feet or more of cumulative laudseape area shall have separate meters or subtractions for outdoor water use. (4.304.3) 4. Addiflons and alterations on a site with 500 square feet or more of cumulative landscape arca and whore tho entire potable water system is replaced, shall have separate meters orsubmctem for outdoor water use. (4.3043) 5. In other than single family dwellings, locks shall on installed on allY P ublicl accessible exterior faucets and hose bibs. (4.304.4) 6. Provide a cover having a manual or power -operated reel system in any permanently installed outdoor ice -ground swimming pool or spa in enc- and two-family dwellings. For irregular-shaped pools where it is infeasible to cover 100% ofthe pool due to its irregular shape, a min i hman of 801 of the pool shall be covered. (4.304.5) 7. Except As provided in this section, for sites with over 500 square feet of landscape arca, alteroate waste piping shall be installed to permit discharge from the clothes washer, bathtub, showers, and bathromin/resnooms wash basins to he used for a futum graywater irrigation system. (4.305.1) R TxccP as p t rovided in this section where City -recycled coiter iso available 'ildn 21)0 feet of ro line water v wt p party , -rets, urinals, floor drains, and process cooling and heating in the building shalt be supplied from recycled water and shall be installed in accordance with the Los Angeles Plumbing Code. (4.305.2) 9, in new buildings of 25 stories or less, the cooling towers shall comply with one of the Following: A. Shall have a minimum of 6 cycles of concentration (blowdown); or B, A minimum of 50% of the makeup water supply to the cooling towers shall come from non -potable water sources, including treated backwash. (4.305.3.1) 10. In now buildings over 25 stories, the cooling towers shall comply with all of the following: A. Shall have a minimum of cycles of concentration (blowdown); and B. 100% of the makeup water supply to the cooling towers shall come from non -potable water sources, including treated backwash. (4.305.3.2) 11. Where groundwater is being extol and discharged, develop and construct a system for onsite reuse of the groundwater, Alternatively, the groundwater may be discharged to the sewer. (4.305.4) 12. Provide a hot water system complying with ane of thou following (Los Angeles Plumbing Code Section 610.4.1)1 A. The hot water system shall not allow more than 0.6 gallons of water to be delivered to any fixmrc before hot water arrives. B. Where a hot water recirculation or electric resistance beat trace wire system is installed, the branch from the recirculating loop or electric resistance heat some wire to the future shall contain a maximum of 0.6 gallons. C. Residential units having individual water heaters shall have a compact hot water system that meets all of the following: a. The hot water supply piping from the water heater to the fixtures shall take the most direct path. b. The total developed length of pipe from the water heater In farthest fixture shall not exceed the distances specified in Table 3.6.5 of the California Energy Code Residential Appendix. c. The hot water supply piping shall be installed and insulated in accordance with Section RA3.6.2 of the California Energy Code Residential Appendix. IRRIGATION SYSTEM 12. A water budgetlandscape for landirrigation use that conforms P to the California DcP anment of Water Resources' Model Water Efficient LandscaP cOrdinancc MWELO is required for new landscape areas of 500 sq. ft. or more. The following methods to reduce potable water use in landscape areas include; but arc not limited to, use of captured rainwater, recycled water, graywatcq or water trcatcd for irrigation purposes and conveyed by a water district or public entity. 4.304.1 As d rnhY under True B of We Americans with Droormins A I,th City L An 6roles does not discdmaw on the basis of disabilityand upon radiates, will prodreasonable au.ommoladan m ..a- ral a„ In acvsne uehvnes (Rev. 0I/17/17) Pon, I of I wwwAtolle 14541 DELANO Sr. VAN NUYS• CALIFORNIA 91411 TEL : (518) 3a7-8832 E MAIL-BOAZOKERERDLSIGNS.COM • zCII ea Irj O �mCiz��Ad z<z w0 W C - W U U I a W 3 kI F C a z 5 z a u 0 M � o - o e d ¢¢ �t1 (OH �woO�i;ww011 'r'1il0r1EEOT NO. �Ww a�Rup7a � .gM�€ w a �Ow<ON g O}Fai�00� 2 Z03:.,, 11M<< Rowl� 0 • -(J oil 1z3 O � 0 • I _ a r,0: o NONE w� Z FF 0's i 0<CZO� N LLI (z �jl 30I� OIII J wOw ZFN tFayUgU pE Uw(M�WWy waw C„O(Ufu a>« WWW IWW FOZ03 a >00 w E"0 !r O 00 Of QZ Q W Q Na rn LLO No C m a CJ Z Cl) W JW Z I- O a W W��f w Q - JNm U) a�R: V) N N V(0 � :2 (n N U U) m ILIF z U IL�LI Z W I 1. d Y Irr W N = U I W hl Q I Wm G� Q Z Q 3W 03 � m� 0 0 0) 00 Is, 0 O Y Mat11 a- O <0 Z a- 00000 O O 00 • zCII ea Irj O �mCiz��Ad z<z w0 W C - W U U I a W 3 kI F C a z 5 z a u 0 M � o - o e d ¢¢ �t1 (OH �woO�i;ww011 'r'1il0r1EEOT NO. �Ww a�Rup7a � .gM�€ w a �Ow<ON g O}Fai�00� 2 Z03:.,, 11M<< Rowl� 0 • -(J oil 1z3 O � 0 • I _ a r,0: o NONE w� Z FF 0's i 0<CZO� N LLI (z �jl 30I� OIII J wOw ZFN tFayUgU pE Uw(M�WWy waw C„O(Ufu a>« WWW IWW FOZ03 a >00 w E"0 !r O 00 Of QZ Q Q Na rn LLO No C m a CJ Z Cl) W JW Z w a W W��f w Q - JNm U) a�R: V) N N V(0 f.0 :2 (n N U U) ILIF IL�LI Z LullV I 1. • • 'r'1il0r1EEOT NO. JZ w a N >> zQ N LLI J Z� w E"0 J 00 Of QZ Q Q Na rn C Q No C m a CJ Z Cl) W JW Z g i a W W��f w Q - JNm U) a�R: N V(0 f.0 :2 (n N U • • 'r'1il0r1EEOT NO. EI�lii®I`T NO. 4 � as 0 N 013 N L AS AS AS AS GENERAL REQUIREMENTS Z m�cpZ4C1<rO IHo �3 ELECTRICAL REQUIREMENTS NOTES LIGHTING NOTES: ja 11 O 3 wIFMtl 2000H 24. FOR CONSTRUCTION OR DEMOLITION OF ANY BUILDING, 17. ALL ROOF DRAIN MUST BE DIRECTED TO THE STREET 6. SLIDING GLASS DOORS AND WINDOWS SHALL BE I 2 ry0��2 O 3 0001 IJU{FW�K . �I�p .� Yw Z;oWWCO K 3OR U 6llZr STRUCTURE, OR SCAFFOLDING MORE THAN 3 STORIES DRAINAGE SYSTEM. EQUIPPED WITH LOCKING DEVICES AND SHALL BE SO o0 nhoad.!Ll OR 36 FEET HIGH, THE CONTRACTOR SHALL OBTAIN A CONSTRUCTED AND INSTALLED THAT THEY REMAIN <Z J W Q W (� PERMIT FROM CAL/OSHA PRIOR TO STARTING THE 18."PROVIDE 70 INCH HIGH NON-ABORBENT WALL ADJACENT INTACT AND ENGAGED WHEN SELECTED TOT THE cn O Q U 1. CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING JOB. TO SHOWER AND APPROVED SHATTER -RESISTANT TESTS 1 PROVIDE A RECEPTACLE OUTLET WITHIN 6 OF ANY POINT ALONG WALLS IN Y THE WORK OF ALL TRADES, CONTRACTOR AND OR O MATERIALS FOR SHOWER ENCLOSURE, MW W��o UNABLE ROOMS. 1. Lights in bathrooms, garages, laundry rooms, and utility rooms must be SUB -CONTRACTOR SHALL INSPECT JOB SITE AND STUDY a 7. SLIDING DOORS AND WINDOWS SHALL BE PROVIDED 2 PROVIDE FOR EACH BLDG., SEPARATE MEANS FOR DISCONNECTING ALL high efficacy or controlled by an occupant sensor. Such sensors shall be CONSTRUCTION DOCUMENTS AND SPECIFICATIONS,WITH AND N A DEVICE IN THE UPPER CHANNEL OF THE UNDERGROUND CONDUCTORS. capable of automatically turning off the lights no more than 30 minutes the has been CEnc] CEnC] REPORT ANY DISCREPANCIES TO PRIORRTTOO START OF N 19. ALL PLUMBING WALL MUST BE 2 X 6 STUDS MOVING PANEL TO PROHIBIT RAISING AND REMOVING 3 LOCATION AND SPECIFICATION of RECEPTACLE OUTLETS AND UNDERGROUNDafter area vacated." [150(k)(3) [101 CONSTRUCTION. ARCHITECT DISCREPANCIES MUST BE WORKMANSHIP RECOMMENDATIONS 20. PROVIDE AN ALARM FOR DOORS TO THE DWELLING THAT PANEL IN THE CLOSED OR PARTIALLY OPEN POSITION. CONDUCTORS AND OTHER ELECTRICAL RELATED ITEMS SHALL BE PROVIDED m RESOLVE BEFORE PROCEEDING wTH THE WORK. FORM A PART THE POOL ENCLOSURE. THE ALARM IN ELECTRICAL DWGS. BY PROJECT ELECTRICAL ENGINEER AS SUBMITTED p. Lights in other than kitchens, bathrooms, garages, laundry rooms, and utility rooms must be high efficacy, controlled by a controlled by a dimmer SHALL SOUND CONTINUOUSLY FOR A MIN. OF 30 SECONDS CO 8. LOUVERED WINDOWS SHALL BE PROTECTED BY METAL UNDER SEPARATE PERMIT. or controlled by an occupant sensor. Such sensors shall be capable of WHEN THE DOOR IS OPENED. IT SHALL AUTOMATICALLY BARS OR GRILLS WITH OPENINGS THAT HAVE AT automatically turning off the lights no more than 30 minutes after the 2. CONTRACTOR AND OR SUBCONTRACTORS SHALL REPORT O RESET AND BE EQUIPPED WITH A MANUAL MEANS TO LEAST ONE DIMENSION OF 6" OR LESS, WHICH ARE SMOKE DETECTORS SHALL BE PROVIDED FOR ALL DWELLING area has been vacated." [150(k)(4) CEn C] [101 CEn C1 ANY CONFLICTS BETWEEN THE VARIOUS ARCHITECT CALL CONSTRUCTION WORK MUST COMPLY WITH THE DEACTIVATE (FOR 15 SECS. MAX,) FOR A SINGLE OPENING. CONSTRUCTED TO PRECLUDE HUMAN ENTRY. UNITS INTENDED FOR HUMAN OCCUPANCY, UPON THE Z ELEMENTS OF THE CONSTRUCTION DOCUMENTS PRIOR TO BUILDING CODES & USE THE RECOMMENDATIONS OF THE DEACTIVATION SWITCH SHALL BE AT LEAST 54" C ( ) OWNERS APPLICATION FORA PERMIT 3. Luminaries recessed Into insulated ceilings shall be approved for zero THE FOLLOWING LATEST BOOKS: ABOVE THE FLOOR." RGA 14-67 RALTERATIONS, REPAIRS, OR ADDITIONS, EXCEEDING ONE clearance insulation cover (IC) by the underwriters Laboratories or other PROCEEDING WITH THAT PORTION OF WORK. ANY DETAIL f testin g/rating laboratory recognized by the ICC and shall include a Zabel THAT FAILS TO BE CLEAR OR IS AMBIGUOUS, MUST BE 9. ANY RELEASE FOR METAL BARS, GRILLS GRATES OR THOUSAND DOLLARS ($1,000). certifying air tight to show air leakage less than 2.0 CFM at 75 REFERRED TO THE ARCHITECT FOR INTERPRETATION OR A. PLASTER & DRYWALL SYSTEMS MANUAL. SIMILAR DEVICES CONSTRUCTED TO PRECLUDE HUMAN (-314.6.2) Poscals(1.75 N/sf) when tested In accordance with ASTM E 283 and shall CLARIFICATION. ENTRY THAT ARE INSTALLED SHALL BE LOCATED ON be sealed with a gasket or caulk between the housing and B. THE NRCA ROOFING AND WATERPROOFING MANUAL. Y THE INSIDE OF THE ADJACENT ROOM AND AT LEAST WHERE A PERMIT IS REQUIRED FDR ALTERATIONS, REPAIRS cell ing.F 50(V(5) SECURITY NOTES 3. ARCHITECT AND PROJECT SUPERINTENDENT ARE TO BE 24 INCHES FROM THE CLOSEST OPENING THROUGH OR ADDITIONS EXCEEDING ONE THOUSAND DOLLARS ($1,000), 4. All outdoor lighting attached to bulldings must be high efficacy or NOTIFIED IMMEDIATELY BY CONTRACTOR OR D. SMACNA ARCHITECTURAL SHEET METAL BOOK OF SUCH METAL BARS, GRILLS, GRATES OR SIMILAR EXISTING. DWELLINGS OR controlled by a motion sensor with photo control. Photo control is an SUB -CONTRACTOR SHOULD ANY DISCREPANCY OR OTHER SHEET METAL & AIR CONDITIONING CONTRACTORS. DEVICES THAT EXCEEDS TWO INCHES IN ANY SLEEPING UNITS THAT HAVE ATTACHED GARAGES OR electric device that detects changes in illumination, then controls Its QUESTION ARISE PERTAINING TO THE WORKING DRAWINGS DIMENSION. FUEL -BURNING APPLIANCES SHALL BE PROVIDED WITH A electric load at predetermined illumination levels." [150(k)(6) CEn C] [101 AND/OR SPECIFICATIONS. THE CONTRACTORS SHALL BE 2. PRIOR TO START OF CONSTRUCTION GENERAL A SECURITY OPENING IS DEFINED AS ANY OPENING IN A CARBON MONOXIDE ALARM IN ACCORDANCE WITH SECTION CEnc ] HELD RESPONSIBLE FOR THE RESULTS OF ANY ERRORS, CONTRACTOR AND SUB -CONTRACTOR MUST REVIEW WALL, PARTITION OR ROOF WHEN SUCH OPENING OCCURS 10. SCREENS, BARRICADES, OR FENCES MADE OF R315.1. CARBON MONOXIDE ALARMS SHALL ONLY BE 5. Permanent) installed y lighting in the enclosed nondwell Ing spaces of DISCREPANCIES, OR OMISSIONS WHICH THE CONTRACTOR ALL OF THE ABOVE BOOKS AND FOLLOW ALL THEIR IN ANY OF THE FOLLOWING LOCATIONS: MATERIAL WHICH PRECLUDE HUMAN CLIMBING SHALL REQUIRED IN low-rise residential buildings with four or more dwelling units shall be high FAILED TO NOTIFY THE ARCHITECT BEFORE CONSTRUCTION RECOMMENDATIONS. BE PROVIDED AT EVERY PORTION OF EVERY ROOF, THE SPECIFIC DWELLING UNIT OR SLEEPING UNIT FOR WHICH efficacy luminaries or controlled by an occupant sensor. such sensors W shall be capable of automatically turning off the lights no more than 30 AND/OR FABRICATION OF THE WORK. 3.SUB- IN AN EXTERIOR WALL AND LESS THAN 16" ABOVE THE BALCONY, OR SIMILAR SURFACE WHICH IS WITHIN 8 THE PERMIT WAS OBTAINED. (R315.2) minutes after the area has been vacated." [150(k)(8) CEnc] [101 CEnc] SON TRACTOR SHALL: INSURE THAT ALL WORK IS FEET OF THE UTILITY POLE OR SIMILAR STRUCTURE. DONE IN A PROFESSIONAL WORKMANLIKE MANNER BY SURFACE OF ANY ADJOINING YARD, COURT, PASSAGEWAY, 4.ALL CONSTRUCTION, WORKMANSHIP AND MATERIALS SHALL SKILLED MECHANICS AND SHALL REPLACE ANY PUBLIC WAY, WALK, BREEZEWAY, PATIO, PLANTER, PORCH EVERY SPACE INTENDED FOR HUMAN OCCUPANCY SHALL BE CONFORM TO THE DRAWINGS AND SPECIFICATION ANDMATERIAL OR SIMILAR AREA. PROVIDED WITH NATURAL LIGHT BY MEANS OF EXTERIOR LOCAL CITY AND BUILDING CODES OR ORDINANCES OR ITEMS DAMAGED BY SUB -CONTRACTORS GLAZED OPENINGS IN ACCORDANCE BUILDING CODE 2010 CDC EDITION. AND SUPPLIERS HEREBY NOTIFIED THAT THEY ARE TO WITH SECTION 8303.1 OR SHALL BE PROVIDED WITH WATER HEATING NOTE: CONFER AND COOPERATE FULLY WITH EACH OTHER IN AN EXTERIOR WALL AND LESS THAN 16" ABOVE THE PLUMING REQUIREMENTS NOTES ARTIFICIAL LIGHT THAT IS ADEQUATE TO PROVIDE AN Q DURING THE COURSE OF CONSTRUCTION TO DETERMINE GRADE of ANY ADJOINING ROOF, BALCONY, LANDING, 5. PROVIDE CONSTRUCTION BARRICADES AS REQUIRED BY STAIR -TREAD PLATFORM, OR SIMILAR STRUCTURE WHEN AVERAGE ILLUMINATION OF 6 FOOT-CANDLES LOCAL CODES. THE EXACT EXTENT AND OVERLAP EACH OTHER'S I OVER THE AREA OF THE ROOM AT A HEIGHT OF 30 INCHES W WORK AND TO SUCCESSFULLY COMPLETE THE THAT SURFACE Is ACCESSIBLE TO THE PUBLIC OR EXECUTION OF THE WORK. ALL SUB -CONTRACTOR ANOTHER TENANT OR WHEN ANY PORTION OF SUCH ABOVE THE FLOOR LEVEL. R303.1 ( ) 6. TEMPORARY TOILET FACILITIES AS REQUIRED BY LOCAL Q IS ITSELF LESS THAN 16' ABOVE AN t. The first 5 feet of hot and cold water I ge pipes from the Stora tank far CODES. WORKMANSHIP WILL BE OF QUALITY TO PASS .SURFACE 1. PROVIDE A 12" MINIMUM ACCESS PANEL TO BATHTUB APPROVED SMOKE ALARMS SHALL INSTALLED IN EACH non-recirculatinghicisystems snarl thermally with minimum le of INSPECTIONS BY LOCAL AUTHORITIES LENDING ACCESSIBLE GRADE. TRAP CONNECTION UNLESS PLUMBING Is WITHOUT SLIP GI SLEEPING ROOM Rd HALLWAY OR AREA GIVING ACCESS TOA SL thick for hat (cold) water Apes) i 1"( pipese diameter stet less INSTITUTIONS, OR BUILDER. ANY ONE, OR ALL OF THE JOINTS equal to inches or w than or o 2 inch (1") for hot (cold) water pipes with a 7. SITE VERIFICATION OF ALL DIMENSIONS AND CONDITIONS ABOVE MENTIONED INSPECTORS MAY INSPECT IN THE ENCLOSING PARTITIONS OF A DWELLING UNIT, SLEEPING ROOM, AND ON EACH STORY AND BASEMENT FOR t diameter greater than 2 inches." [150(j)(2) CEnc] to s," SH SHALL THE RESPONSIBILITY OF THE CONTRACTOR AND WORKMANSHIP AT ANY TIME, AND ANY CORRECTIONS PRIVATE GARAGE, GUEST ROOM, OR SINGLE -TENANT 2. LOW DWELLINGS WITH MORE THAN ONE STORY. N SUB -CONTRACTORS. EACH CONTRACTOR OR NON-RESIDENTIAL AREA BATHROOM FIXTURES MUST INCLUDE FLOW TOILETS SMOKE ALARMS SHALL BE INTERCONNECTED CONNECTED THAT SUB -CONTRACTORS SHALL REPORT TO PROJECT NEEDED TO ENHANCE THE QUALITY OF BUILDING WILL, (1.6 G. PER FLUSH ), SHOWER HEADS (25 GPM.) AND L ACTUATION OF ONE ALARM WILL ACTIVATE ALL THE ALARMS SUPERINTENDENT, GENERAL CONTRACTOR to ARCHITECT ALL WITH NO EXTRA CHARGE, BE DONE IMMEDIATELY EACH FAUCETS (25 GPM.). WITHIN THE INDIVIDUAL DWELLING UNIT. IN NEW CONSTRUCTION CONDITIONS WHICH PREVENT THE PROPER EXECUTION OF SUB -CONTRACTOR UNLESS SPECIFICALLY EXEMPTED IN A ROOF WHEN ANY PORTION OF SUCH ROOF IS LESS SMOKE ALARMS SHALL RECEIVE THEIR PRIMARY POWER FIXTURE NOTES: THEIR WORK. BY THE TERMS OF HIS SUB -CONTRACT AGREEMENT, THAN 16" ABOVE AN ACCESSIBLE GRADE OR SURFACE 3. PROVIDE INDIVIDUAL CONTROL VALVES OF THE PRESSURE SOURCE FROM THE BUILDING WIRING AND SHALL BE EQUIPPED CNSI SHALL BE RESPONSIBLE FOR CLEANING U. AND H R P N ACCESSIBLE BY ANOTHER TENANT OR THE PUBLIC. BALANCE OR THE THERMOSTATIC MIXING VALVE TYPE FOR WITH BATTERY BACK UP AND LOWBATTERY SIGNAL (8314) REMOVING FROM THE JOB SITE ALL TRASH AND 8. DIMENSIONS HAVE PREFERENCE OVER SCALE. SHOWERS AND TUB SHOWERS. DEBRIS NOT LEFT BY OTHER SUB -CONTRACTORS I. THE SYMBOL FOR ALL SECURITY OPENINGS IS *. AN APPROVED CARBON MONOXIDE ALARM SHALL BE 9. DURING THE CONSTRUCTION PERIOD, THE CONTRACTOR BUILDER WILL DETERMINE HOW SOON AFTER HIS WORK 4. FOR GAS -BURNING WATER HEATERS PROVIDE TWO 100 INSTALLED IN DWELLING UNITS AND IN SLEEPING UNITS WITHIN 1. Tank -type toilets shall have a maximum flush of 1.6 gallons [402a cac] SHALL BE RESPONSIBLE FOR THE SAFETY OF THE BUILDING. THAT THE TRASH AND DEBRIS WILL BE REMOVED FROM 2. PROVIDING DOOR VIEWERS, VIEW PORTS, OR VIEWING SQUARE INCHES NET AIR OPENINGS DIRECTLY TO. THE WHICH FUEL -BURNING APPLIANCES ARE INSTALLED AND IN THE CONTRACTOR SHALL PROVIDE ADEQUATE SHORING, THE SITE. WINDOWS FOR DWELLING OF GUEST ROOM ENTRANCE OU SIDE FUEL BURNING WATER HEATERS SHALL NOT BE DWELLING UNITS THAT HAVE ATTACHED GARAGES. CARBON 2. Showers and shower -tubs shall be provided with individual control valves of BRACING AND GUIDES IN ACCORDANCE WITH ALL NATIONAL, DOORS. INSTALLED IN BEDROOMS BATHROOMS OR CLOSETS MONOXIDE ALARM SHALL BE PROVIDED OUTSIDE OF EACH th e pressure balance, thermostatic, combination pressure balance/thermostatic mixing valve type that provide scald and thermal STATE AND LOCAL SAFETY ORDINANCES. AVY DEVIATION OPENING INTO A BEDROOM OR BATHROOM SEPARATE DWELLING UNIT SLEEPING AREA IN THE IMMEDIATE shock protection. [418 CPC] 3 WOOD OVERHEAD OR SLIDING DOORS TO BE MUST BE APPROVED PRIOR TO ERECTION. METAL DR VICINITY OF THE BEDROOM(5) AND ON EVERY LEVEL OF A 5, PROVIDE 30" VERTICAL CLEARANCE ABOVE COOKING TOP DWELLING UNIT INCLUDING BASEMENTS. 3. Provide a permanently accessible 12 -inch square bathtub trap access or STRUCTURAL OBSERVATION nate an plan that anon -slip -joint trap will be used [404.2 CPC] METAL GUIDES SHALL BE USED AT TOP AND BOTTOM OF TO UNPROTECTED COMBUSTIBLE MATERIALS (R315 10. ALL ERECTION PROCEDURES SHALL CONFORM TO OSHA q, 0. BTU OF GAS APPLIANCES 4. Provide a movable I for the whirlpool bamtub um re pane poo pump located not STANDARDS, ANY DEVIATION MUST BE APPROVED BY OSHA METAL ACCORDION GRATE OR GRILLE -TYPE DOORS. g apo"' pane more than 20' from the if through a crow) me I shall PRIOR TO ERECTION. (WHERE APPLICABLE) TANKLESs WATER HEATER WITH 175,000 BTU X 2=350,000 spumy be large enough to access and remove the pump. [414.1 cac] BTU STRUCTURAL OBSERVATION SHALL BE PROVIDED IN SECURITY SWINGING DOORS IN SECURITY OPENINGS IN ACCORDANCE OVEN RANGE WITH 112,000 BTU 11.1l DESIGN AND ADEQUACY AND SAFETY OF THE SEISMIC ZONE. THE OWNER SHALL EMPLOY THE 5. 3 FIRE PLACES WITH 160,000 BTU EACH = 480,000 BTU ERECTION, BRACING, SHORING, TEMPORARY SUPPORTS ETC. ENGINEER RESPONSIBLE FOR THE STRUCTURAL DESIGN WITH THE FOLLOWING REQUIREMENTS: HEATER WITH 400,000 BTU SPECIAL HAZARD NOTES: Pool SHALL BE THE SOLE RESPONSIBILITY OF THE CONTRACTOR. TO PERFORM STRUCTURAL OBSERVATION AS DEFINED A 1 WOOD FLUSH -TYPE DOORS SHALL BE 3/8" THE. MINIMUM TOTAL GAS APPLIANCES -1,342,000 BTU THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE IN SECTION 420, THE ENGINEER SHALL SUBMIT A STABILITY OF THE STRUCTURE PRIOR TO THE APPLICATION STATEMENT IN WRITING TO THE BUILDING OFFICIAL WITH SOLID CORK CONSTRUCTION OR; 7. HOSE BIBS SHALL BE FITTED WITH A NON -REMOVABLE BACK-FLOW DEVICE. OF ALL SHEAR WALLS. STATING THAT THE SITE VISITS HAVE BEEN MADE AND 8. water heater shall be provided with temperature and WHETHER OR NOT ANY OBSERVED DEFICIENCIES HAVE B) HOLLOW CORE DOORS OR DOORS LESS THAN 3/8" IN pressure relief valves. The relief valves shall be provided 1. PROVIDE AUTOMATIC EARTHQUAKE SHUTOFF VALVE. 12.THE ARCHITECT IS NOT RESPONSIBLE WHATSOEVER BY BEEN CORRECTED TO CONFORM TO THE APPROVED THICKNESS COVERED ON THE INSIDE FACE WITH 16 GAUGE with a drain which extends from the valves to the outside MAKING OBSERVATION VISITS TO THE SITE. PLANS AND SPECIFICATIONS, OR TO REVISED DETAILS SHEET METAL ATTACHED WITH SCREWS AT 6" ON of the building.. Shaw the drain line on the plans. APPROVED BY THE BUILDING OFFICIAL. CENTERS AROUND THE PERIMETER OR EQUIVALENT OR; 2' SMOKE ALARMS ARE COMPLIANT WITH UL 217 [NFPA 72, GAS GAS BURN LANDLESS WATER HEATER SHALL BE PROVIDED, 13. THE CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR ALL 9. 907.210] WATER HEATERS SHALL BE NATIONALLY LISTED EXCAVATION PROCEDURES INCLUDING LAGGING SHORING, A R H C WOOD PANEL TYPE DOORS WITH PANELS FABRICATED OF 1 AND PROTECTION OF ADJACENT PROPERTY, STRUCTURES, LUMBER NOT LESS THAN 9/16" THICKNESS, PROVIDED AND BE INSTALLED IN ACCORDANCE WITH THE INSTALLATION INSTRUCTIONS THAT WERE APPROVED AS PART OF THEIR STREETS AND LOCAL CODE AND ORDINANCES. SHAPED PORTIONS OF THE PANELS ARE NOT LESS THAN LISTING." "THE GAS PIPING SERVING THIS APPLIANCE MUST 3. PROVIDE SAFETY GLAZING IN THE FOLLOWING LOCATIONS: GENERAL BUILDING NOTES 1/4 INCH THICK. INDIVIDUAL PANELS SHALL NOT EXCEED GLAZING IN INGRESS EGRESS DOORS. SIZED IN COMPLIANCE WITH THE WATER HEATER'S LISTED a) .300 54. FT. IN AREA STILES AND RAILS SHALL BE OF INSTALLATION INSTRUCTIONS AND THE 2007 CALIFORNIA IN b) GLAZING IN FIXED ANDD SLIDING PANELS OF SLIDING DOORS 14.SHOP DRAWINGS REQUIRED BY THE SPECIFICATIONS SHALL SOLID LUMBER WITH OVERALL DIMENSIONS OF NOT LESS BE SUBMITTED TO THE ARCHITECT AND OR STRUCTURAL THAN 1 3/8" INCHES IN THICKNESS AND 3 INCHES IN PLUMBING CODE" "L" AND PANELS IN SWINGING DOORS. ENGINEER FOR REVIEW PRIOR TO FABRICATION.COPPER WATER LINES SHALL BE TYPE MINIMUM (IF c) GLAZING WITHIN 2' VERTICAL EDGE OF CLOSED DOOR AND WIDTH. MULLIONS SHALL BE CONSIDERED PART OF 10.UNDER. BUILDING). WITHIN S' OF WALKING SURFACE. 1. ENCLOSED USABLE SPACE UNDER INTERIOR STAIRS ADJACENT PANELS UNLESS SIZED AS REQUIRED HEREIN REQUIRES 1 -HR. FIRE -RESISTIVE CONSTRUCTION ON FOR STILES AND RAILS. d) GLAZING IN RAILINGS AND STAIR LANDINGS. 15.WHERE CONDITIONS ARE NOT SPECIFICALLY INDICATED, BUT ENCLOSED SIDE. EXCEPT MULLIONS NOT OVER 18 INCHES LONG MAY HAVE e) GLAZING IN DOORS AND ENCLOSURES FOR HOT TUBS, ARE OF :SIMILAR CHARACTER TO DETAILS SHOWN, DRAWINGS AN OVERALL WIDTH OF NOT LESS THAN 2 INCHES. BATHTUBS, SHOWERS, STEAM ROOMS WITHIN 5' OF STANDING INDICATING GENERAL AND TYPICAL DETAILS OF 2. PROVIDE 42" HIGH GUARDRAIL AT BALCONIES D, CARVED AREA SHALL HAVE A THICKNESS OF NOT LESS ENERGY REQUIREMENTS NOTES: SURFACE AND DRAIN INLET. CONSTRUCTION SHALL BE USED SUBJECT TO REVIEW AND PARAPETS. MAXIMUM CLEARANCE BETWEEN INTERMEDIATE THAN 3/8" INCHES. f) GLAZING IN WALLS ARE FENCES USED AS THE BARRIER FOR APPROVAL OF THE ARCHITECT. RAILS IS 4". SWIMMING POOLS AND SPAS. 18.SEE MECHANICAL, PLUMBING AND ELECTRICAL DRAWINGS 3. DRAFT STOPS SHALL BE PROVIDED WITHIN A CONCEALED D) GLAZED OPENINGS WITHIN 40" OF THE DOOR LOCK WHEN FOR SIZE AND LOCATION OF DUCTS, PIPES AND ALL PIPE FLOOR -CEILING ASSEMBLY FORMED OF COMBUSTIBLE THE DOOR IS IN THE CLOSED POSITION, SHALL BE FULLY SLEEVES, ELECTRICAL CONDUITS AND OTHER ITEMS TO BE CONSTRUCTION. TEMPERED GLASS OR APPROVED BURGLARY RESISTANT 1. SPECIFIC NOTE: EMBEDDED IN CONCRETE OR OTHERWISE INCORPORATED IN MATERIAL, OR SHALL BE PROTECTED BY METAL BARS, STRUCTURAL WORK. 4. A FIRE RETARDANT ROOF IS REQUIRED. SCREENS OR GRILLS HAVING A MAXIMUM OPENING OF 2". A. THE FOLLOWING OPENINGS IN THE EXTERIOR ENVELOPE OF THE THE PROVISIONS OF THIS SECTION SHALL NOT APPLY TO BUILDING SHALL BE CAULKED OR OTHERWISE SEALED TO UNIT 17. PROVIDE OPENINGS AND SUPPORTS, AS REQUIRED, FOR 5. GLASS DOORS, ADJACENT PANELS, AND ALL GLAZED VIEW PORTS OR WINDOWS WHICH DO NOT EXCEED 2" IN INFILTRATION: HEATERS, MECHANICAL EQUIPMENT, VENTS, DUCTS, PIPING, OPENINGS WITHIN 18" OF THE ADJACENT FLOORS OR THEIR GREATEST DIMENSIONS I. EXTERIOR JOINTS AROUND WINDOW AND DOOR FRAMES, BETWEEN OTHER HAZARDOUS LOCATION SHALL BE OF GLASS WALL SILL PLATES AND FLOORS AND BETWEEN EXTERIOR WALL ETC. ALL SUSPENDED MECHANICAL EQUIPMENT TO BE SWAY APPROVED FOR IMPACT HAZARD. PANELS: OR LATERALLY BRACED. EI Doo- stops IN -STINGING DOORS SHALL BE ENVELOPE ONE-PIECE CONSTRUCTION WITH THE JAMB OR JOINED BY 11. OPENINGS FOR PLUMBING, ELECTRICAL AND GAS LINES IN WALLS, 6. AN APPROVED SEISMIC GAS SHUTOFF VALVE WILL BE CEILING AND FLOORS: 18.ALL INFORMATION SHOWN ON THE DRAWINGS RELATIVE TO INSTALLED ON THE FUEL GAS LINE ON THE DOWN STREAM RABBET TO THE JAMB. EXISTING CONDITIONS IS GIVEN AS THE BEST PRESENT SIDE OF THE UTILITY METER AND BE RIGIDLY CONNECTED 111. OPENINGS IN THE ATTIC, SUCH AS THE POINT WHERE CEILINGS KNOWLEDGE, BUT WITHOUT GUARANTEE OF ACCURACY. TO. THE EXTERIOR OF THE BUILDING OR STRUCTURE F) ALL PIN -TYPE HINGES WHICH ARE ACCESSIBLE FROM MASONRY FIREPLACES. WHERE ACTUAL CONDITIONS CONFLICT WITH THE DRAWINGS CONTAINING THE FUEL GAS PIPING. (PER ORDINANCE OUTSIDE THE SECURED AREA WHEN THE DOOR Is CLOSED I. Joints and other openings In the building envelope that are THEY SHALL BE REPORTED TO THE ARCHITECT ON THAT 171.874 -FOR WORK OVER $10,000). SHALL HAVE NON -REMOVABLE HINGE -PINS. IN ADDITION, B. THERMOSTATIC ALLY CONTROLLED HEATING AND COOLING SYSTEMS, potential sources of air leakage shall be caulked, gasketed, THE PROPER REVISIONS MAY BE MADE, MODIFICATION OF THEY SHALL HAVE A MINIMUM 1/4" DIAMETER STEEL EXCEPT ELECTRIC HEAT PUMPS, SHALL HAVE AN AUTOMATIC weather-stripped or otherwise sealed to limit infiltration and DETAILS OF CONSTRUCTION SHALL NOT BE MADE WITHOUT 7. ATTIC (WITH OVER 30" HEADROOM) MUST HAVE ACCESS JAMB STUD WITH 1/4. MINIMUM PROJECTION UNLESS THE SET POINTS FOR AT LEAST TWO PERIODS WITHIN 24 exfiltration. [117 CEn C] WRITTEN APPROVAL OF THE ARCHITECT. 22"x30" MIN. OPENING (). HINGES ARE SHAPED TO PREVENT REMOVAL OF THE DOOR HOURSOSTAT IF THE HINGE PINS ARE REMOVED, C. ALL HEATING VENTILATION AND AIR CONDITIONING HVAC EQUIPMENT ( ) 8. PROVIDE LOW CONSUMPTION WATER CLOSETS FOR ALL NEW SHALL BE CERTIFIED BY CALIFORNIA ENERGY coMMlssloN. 19. BRACING THE TEMPORARY SUPPORTS SHALL BE PROVIDED & EXISTING CONSTRUCTION. EXISTING SHOWER HEADS AND AS REQUIRED TO HOLD THE WORK SECURELY IN PLACE AND TOILETS MUST BE ADOPTED FOR Law CONSUMPTION. G) THE STRIKE PLATE FOR LATCHES AND THE HOLDING D SHALL BE CERTIFIED BY THE CALIFORNIA ENERGY TO SUSTAIN ALL LOADS THAT MAY OCCUR DURING DEVICE FOR PROJECTING DEAD BOLTS IN WOOD COMMISSIMIAvrERs SPACE CONDITIONING NOTES: ERECTION AND UNTIL SUBSEQUENT CONSTRUCTION IS 9. PROVIDE 12" CLEARANCE UNDER FLOOR AND 18" CONSTRUCTION SHALL BE SECURED TO THE JAMB AND ADEQUATE TO REPLACE TEMPORARY BRACING. CLEARANCE UNDER FLOOR JOIST (WHERE THE WALL FRAMING WITH SCREWS NOT LESS THAN 2 1/2" 2, THE INSULATION INSTALLER AND THE CONTRACTOR SHALL POST A APPLICABLE) IN LENGTH. SIGNED CERTIFICATE OF COMPLIANCE IN A CONSPICUOUS LOCATION IN DEADBEATS WITH HARDENED INSERTS: DEADLOCKING THE BUILDING. THIS CERTIFICATE SHALL STATE THAT THE INSTALLATIONS AND MATERIALS CONFORM TO THE APPROPRIATE 1. Portions of supply -air and return -air ducts and plenums shall either 20. ANY CHANGES IN PLANS AND/OR DETAILS NECESSITATES 10. MINIMUM 18" x 24" UNDER FLOOR ACCESS OPENING. H) LATCH KEY -OPERATED LOCKS ON EXTERIOR; LOCKS OPEN SECTIONS OF THE CALIFORNIA ADMINISTRATIVE CODE, AND 24 AND be insulated to installed level R-4.2 be THE APPROVAL OF THE ARCHITECT, STRUCTURAL ENGINEER (WHERE APPLICABLE) ABLE WITHOUT HEY, SPECIAL KNOWLEDGE OR SPECIAL SHALL SPECIFY THE MANUFACTURE'S NAME AND TITLES 20 a minimum of or enclosed entirely in conditioned space. If the method is used, higher & OTHER CONSULTANTS OF THE PROJECT. THESE CHANGES EFFORT ON INTERIOR; AND TYPE THROW, AND EMBEDMENT IDENTIFICATION, THE INSTALLED R -VALUE, AND WHEN LOOSE FILL IS package minimum insulation may apply. [150(k)(m) CEn C] IL (NOT USED OF DEAD BOLTS FOR SINGLE SWINGING DOOR, ACTIVE STATE THE MINIMUM INSTALLED WEIGHT PER SQUARE FOOT CONSISTENT MUST BE APPROVED BY THE DEPARTMENT OF BUILDING & MANUFACTURE'S LABELED DENSITY FOR THE DESIRED R -VALUE SAFETY. OTHERWISE, ARCHITECT, ENGINEERS & OTHER LEAF OR PAIRS OF DOORS OR BOTTOM LEAF OF DUTCH 2. All ressu e. -se s'tive tapes, astics aerosol sealants or other p r. n t p m h CONSULTANTS OF THE PROJECT ARE NOT RESPONSIBLE 12. ATTIC VENTILATION OF 1/150 OF THE AREA OF VENTILATED DOOR. 3. CECT SEALING MANDATORY AND REQUIRES INDEPENDENT FIELD closure systems used for installing held duct systems SPACE (APPROXIMATELY 10 SQ. IN FOR EACH 10 SQ. FT. CERTIFIED "HERE" RATER. ALL SUPPLY DUCTS SHALLALL EITHER BE IN -fabricated shall meet the applicable requirements f UL181, UL181A or UL OF ATTIC AREA IS REQUIRED. q STRAIGHT DEAD BOLTS SHALL HAVE A MINIMUM THROW VERIFICATION BY A OR HAVE MINIMUM INSULATION OR R-4.2. 181 B," [124(b)(2) CEn C] 21. APPROVAL BY THE INSPECTOR DOES NOT CONSTITUTEOF 1" AND AN EMBEDMENT OF NOT LESS THAN e [1s1(F) 10]. CONDITIONED SPACE,. 13. PROVIDE AN APPROVED SPARK ARRESTER FOR THE 3. Air conditioners and condensing units shall meet the minimum ACCEPTANCE of ANY FAILURE TO COMPLY WITH THE PLANS CHIMNEY OF A FIREPLACE, STOVE, OR BARBECUE. 4. MANUFACTURED AND SHALL BE CERTIFIED AND efficiency requlrem en is (EER) of Table 112-A. AND SPECIFICATIONS. d) A HOOK -SHAPED OR AN EXPANDING -LUG DEAD BOLT COMPLIANCE WITH THE APPROPRIATE wF1LTIZATtoN STANDARDS, H THE APPROPRIATE 14. A CORROSION RESISTANT WEEP SCREED IS REQUIRED SHALL HAVE A MINIMUM THROW OF 3/4 . 91.6711 (B) LABELED IN 4. The supply heating and cooling energy to each space -conditioning 22. WHERE APPLICABLE AN ACCEPTABLE TYPE OF PEDESTRIAN BELOW THE STUCCO A MINIMUM OF 4" ABOVE THE EARTH K) CYLINDER GUARDS SHALL BE INSTALLED ON ALL zone or dwelling unit shall be controlled by an individual PROTECTION SHALL BE IN PLACE DURING THE OR 2" ABOVE PAVED AREA. CYLINDER LOCKS WHENEVER THE CYLINDER PROJECTS thermostatic control that responds to temperature within the zone. CONSTRUCTION AND SHALL BE APPROVED BY THE BUILDING [122(a) CEn C] BEYOND THE FACE OF THE DOOR OR Is OTHERWISE INSPECTOR PRIOR TO COMMENCING QPRK. ABOVE THE 15. DRAFT STOPS SHALL BE PROVIDED WITHIN A CONCEALED FOUNDATION. FLOOR -CEILING ASSEMBLY FORMED OF COMBUSTIBLE ACCESSIBLE To GRIPPING TOOLS.) 5, for installation of fireplaces, decorative gas appliances and gas CONSTRUCTION. (1000 SQ. FT. & 6D' MAX. BETWEEN DRAFT logs; If A masonry or factory built fireplace is Installed , It shall STOPS) L) MEANS OF SECURING INACTIVE LEAF OF DOUBLE DOOR hove the fallowing : 23. THE ARCHITECT SHALL NOT BE RESPONSIBLE FOR THE AND UPPER LEAF OF DUTCH DOOR. a) Closable metal or glass door covering the entire opening of the CONSTRUCTION MEANS, METHODS, TECHNIQUES, 16. DRAFT STOPS SHALL BE PROVIDED WITHIN ATTICS, fire box; SEQUENCES OR PROCEDURES, OR FOR THE SAFETY MANSARDS, OVERHANGS AND SIMILAR CONCEALED SPACES b) A intake to draw from the the PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THE FORMED OF COMBUSTIBLE CONSTRUCTION. combustion air air outside of building directly into the firebox with o minimum 6 sq inch in WORK. (3000 SQ. FT. & 6D' MAX..) area a tight fitting damper or combustion -air control device, for exception see 150(e)19 c) A flue damper with a readily accessible control U.S. ARCHifECTURAL SHEET SIZE: D 42,30 14541 DELANO ST. VAN NUYS• CALIFORNIA 91411 TEL : (818) 3(17-8832 E MAIL-BOAZOKERERDESIGNS.00N m 0 N Y a L tl 7 JO W 4 Z m�cpZ4C1<rO IHo �3 OFao�wI I 5 z a u 0 9 � o - o e D P&MI"�oH 'r'FIOrIE=_OT NO. ja 11 O 3 wIFMtl 2000H LLJ °OWZ9 o Pa��o I 2 ry0��2 O 3 0001 IJU{FW�K . �I�p .� Yw Z;oWWCO K 3OR U 6llZr In Ooyl °�g8aukwwL0 J o0 nhoad.!Ll w 0 O <Z J W Q W (� a LLO cn O Q U C7 aa m U ZCl) B Y W O MW W��o LLi < J a co 4 F �Nm N V� � N U W m O Z O T f W D_ Y U N = U I W hl Q I W yy m G Q 0wwO Z O 0 I 0 Lown) CNSI OOOOOOO00Z m 0 N Y a L tl 7 JO W 4 Z m�cpZ4C1<rO IHo �3 OFao�wI I 5 z a u 0 9 � o - o e D P&MI"�oH 'r'FIOrIE=_OT NO. ja 11 O 3 wIFMtl 2000H LLJ °OWZ9 o Pa��o I 2 ry0��2 O 3 0001 IJU{FW�K . �I�p .� Yw Z;oWWCO K 3OR U 6llZr In Ooyl °�g8aukwwL0 J o0 nhoad.!Ll w 0 O <Z J W Q (� a LLO cn O Q U C7 aa m U ZCl) B Y W W V N N _ MW W��o LLi < J a co 4 F �Nm N V� (0 (0:2(n N U W O Z T m 0 N Y a L tl 7 JO W 4 • 'r'FIOrIE=_OT NO. JZ LLJ N �QILLI In J o0 Z P w 0 JOf <Z J W Q (� a co _Q cn O Q U C7 aa m U ZCl) B Y W ga(n " MW W��o LLi < J a Er �Nm N V� (0 (0:2(n N U m 0 N Y a L tl 7 JO W 4 • 'r'FIOrIE=_OT NO. �I�iii01T NO. m 0 N Y a L tl 7 JO W 4 CERTIFICATE OF COMPLIANCE - RE31DENTLAL PERFORMANCE COMPLIANCE METHOD CF1 R -PRF -01 Project Name: UNIT 25 TONOhOme Calculation Datud"Ime: 1119, Viet. Jan 16 2019 Page l ore Calculation Description: lne24 Analysis_ Input File Name: UNI 261ownli 6$b LOSAhgehi IF 19,ritt GENERAL INFORRMTIOH Energy goldn11211119(EDRIIS M ZIUMIIa Way to Oprm InctlNPgy performance M a building ailing a sicNtn9aystmh mm In rapriiN the WWI ptlfdnnanee MmSRSSI0en1IX ENERGY USE SUNNm RY at ProjeOENme UNI -25 TOwnh Ome 04 65 02 CaleuNhon Description TI11c TG Malquls OR Energy Use(KMVMe-yr) 03 Project Locadon 1155E LOS ANGELFS AVE cempidnee Margin PerP<R lmpfo em 04 Clby 14DOrrviRK Go Standards Version Compllanc_CO17 06 Zip code 92021 07 Compliance h4anager Version E E M Cm Al 912016.31(1149, J 01 CIIm Bat i ane GZ9 01 larmwlVemion EnergyPro.2 10 Bending Type Bogle Faintly 11 Front Onartation(d"g Cardindl 0 1E PlejeCtse.per Hoi CnnrlNelen 1a Number or memmg omen 1 14 Total Omnd Freer Area (fill 175p is NDmbatofiones 3 18 grab peas (eP1710 17 Numb. N Seemed n 11 Addition Conti Floor Ar..[Nil I n/e 11 Natural Gas Available Ye, 20 AdgMon Slab Area;[IiIjimi 21 1 Seeing Farmers. g.(%i ry9.o WrIl w5x5 whiiN' "' FI II I[LL#Mj Tank Valuma Igdl COMPLIANCE RESULTS - 250 01 01 Building Complies with. Camp" Performance WFac'e 25x25 M 02 11the bolding lncorpOfde5lmWrea that rd4ulrongldafStlhgantl•or yeFiflcVIjNY}C OV a.m"O: HERB beteramoried;reaupervlalon ora CECeepprovead HERE provider. 00 Thnbuldingmcorporatesona0r omsptftlFeadumwim0tmbelatai-- 2dem Name Zone yet. CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFO RMANCE COMPLIANCE METHOD CFi R -PRF V 1 Project Name: UNIT "_ Tannhome Calculation DatelTime: 11 '!3 Wed. Jan 16, 2019 Page 2 of 13 Calculation Description: I Ille 29 All Input FI Io Name: JNI I Zb londi"me E"SO Los Angeles. 01 15 19.rIDd16c ENERGY DESIGN RATING Energy goldn11211119(EDRIIS M ZIUMIIa Way to Oprm InctlNPgy performance M a building ailing a sicNtn9aystmh mm In rapriiN the WWI ptlfdnnanee MmSRSSI0en1IX ENERGY USE SUNNm RY the anergy performance Of Abulli th4lgllbIM5 highlevels of energy smcNnly Wimrenewable genwahanm"zeta OUT'Its TUV anergy B occurs EUR usual cOnmderall.n Of rompon nda not regulated by Thi Parts (each as dam Ostia appliances and consumer electionlcsj^It Is notused He showcomplianta wool E but may Instead be Used by Ideal 04 65 06 07 OR Energy Use(KMVMe-yr) 9Nnsard Design PRpOetNr oeslg11 cempidnee Margin PerP<R lmpfo em gpac•Neidng 309 451 -199 416450 SpareCooluff 1122 it Ju 219 11" IAQVe0ourvan 125 125 000 30% WaterHmting 951 at nno "11191 Photovoltaic ONsm - C BO 0 00 - CNnp1mceEnergyTOM 3197 30.27 0,90 2.6% CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFO RMANCE COMPLIANCE METHOD CFi R -PRF V 1 Project Name: UNIT "_ Tannhome Calculation DatelTime: 11 '!3 Wed. Jan 16, 2019 Page 2 of 13 Calculation Description: I Ille 29 All Input FI Io Name: JNI I Zb londi"me E"SO Los Angeles. 01 15 19.rIDd16c ENERGY DESIGN RATING Energy goldn11211119(EDRIIS M ZIUMIIa Way to Oprm InctlNPgy performance M a building ailing a sicNtn9aystmh mm In rapriiN the WWI ptlfdnnanee MmSRSSI0en1IX Energy Services (RESNET) rCerenw home char oharmairtioD olthe 200E International Energy Comer val Code (RCC( with California modeling assumptions. A score of awo mptemnas the anergy performance Of Abulli th4lgllbIM5 highlevels of energy smcNnly Wimrenewable genwahanm"zeta OUT'Its TUV anergy B occurs EUR usual cOnmderall.n Of rompon nda not regulated by Thi Parts (each as dam Ostia appliances and consumer electionlcsj^It Is notused He showcomplianta wool E but may Instead be Used by Ideal junsdir5ans governing total emmord.. "hear Tme24, Pam 11 (CALGFem). As a Standard Design building rnderthe ag48 Building Energy Efficiency standards is sigmflcandy, mom bmelent Ili an ee rosettes EDR building, the EOR ofthe Standard Design building is proVlded Mrinformaaon. Similarly are EDR score of ms Proposed Oman le provided saparnttlV ft.. the EOR value G Instilled PV sothatlbe ea<:M of efflcle-I and renewable ineergh, can both besets EDR of Standard ENicimmy EOR of Pmpesed ElRciancy EOR Value W Proposed III +Battery Final Proposed EDR 47.2 46.7 0.0 46.7 ❑ Deslgnmee6Tierl reglArmn Ort of IBR oeat llarsargn ICAL(heen .2 rgrereode:ampem rA4200.1.1) and Oil veritet w. prerm.b.. ❑ Oeslgn meetTier2 feoweertof30%or Sreatwc.dd`mPllantemargin(CALGreen A4203. 122) and on vedm. ntapreraq.arro qui ❑ Design Meer ZMONetEnemy[ZNE) Design Designation requirementfar SinglaFMIIV In Climate zona CZ9[CALGreel A4.213.1.2.3j Including on-sitephaViveltale pV1 renewable energy gerlcn era sumdem N achieve a Find Energy Design Raring (EUR) of zero or less. The PY Berstein and Oil must be ventied. Nates: •E%cessPY GeneranOp EDRDRtlIT.B xesint PV nxeIIRIHma MtllaceNe[EnW MNeM EM Nes Number of Zcrbe RE.DURED SPECIAL FEATURES The fdIni as fEaIl that Must lit lu51,111 U+ imnn';Iiq rIol tri • Coal at • Wmdow everhangz ilii fins ;'. ..'. • NonrdeM duRleeabon(any location abler than sine, 1150 ITERS FEATURE SUMMARY Tncrtlbwlne 11 a sumrcivY]Tthefoatuestnat mUrt nE fell•V^_hleNN- a eertkied HERE FOGY a9 a t,mUK n lar Tteem 01e mReed ertHl, FETra'mantefOrVfs tarrpl11f18naty815_ Additional datan is Ffovirl In Via hl3tling camponertE lemee h3 00 Bulldwig-IavelVanbcadanc: • High qualify msulatlen Installaben (000 • IAO mwhanlcaJ ventilation Coll ins Sys@m VPnneatlors. • Milnrmum MUM • yowl" EEK • Vermed SEER • V.Roca Reangeramnharge • Fan Emcacyion System Olhlbmbn sYastam Yxmcaaenc • uctsealing D • ueb lseaNe en4rUy In conditioned ewes eanhrmetl by duce lash age testing • LOW4.3 age Air Handling Unit Dam este Ndi WMer 6ys[em Vermea0o0e --None-- CERTIFICATE OF COMPLIANCE - M531DENTIAL PERFORMANCE COMPLIANCE METHOD CF1 R -PRF -01 Project Name: IJNIT 25 Tovanharoe C21eulatlan DatelTirl 11 19, Wad, dal 19.2019 Page 3 ore Calculation Description: I tle2d 9naysls Input Flle Name: UNI 12S IGNnnOm6 ti35 Loa 501108195 U1 'b lgro 110a BUILDING -FEATURES INFORMATION 01 02 03 Ga 0 o6 D1 08 02 03 04 zone Type 05 06 Skirs"Ir area (Na) OT Prajedlllama Row Eminence Cendiliarmd Macr Area Nell Numberef OwallnB Unna Num ber of Rebsams Number of Zcrbe Number of Yeatllnlen Catling Systems 59 NumherefWmer Heaths 5yscems UNIT]5Townhome 0-1 1150 1 3 Unit 2b 2nd FAN RODE COM - U Il I UJb ULT, Yes Insect3ormen mai wnJoi Wlndoe, - VJ'Nall (Ri ant -271) - - 1 6.l 090 ZONE INFONMATION ttscran(deroul) WrIl w5x5 whiiN' "' FI II I[LL#Mj Tank Valuma Igdl .... 1 250 01 M OO WFac'e 25x25 M 04 06 -- 1 07 2dem Name Zone yet. HVAC System Name Z.n.FleerArm (III AY&"ling Freight Watt/ Hearing System i water Haa[i no Wished Und25 est C0nm0ore0 AG25t L21 Priv 11 DHVV Sy,1 1yJ„1>E.Igm3n-'C'tix:.r Na Ll nit 252nd Undiharl AC -251 -Zt 10550 a DHYJ SysI _ Wwall lRlO Z9Cy. r,a Nom a U 49 L.11 Inpect SCfeen(dr8aU10 Will" 5x5 2 Wlnbnw W ✓ et (Rym-27G) --- OPAQUE SUFFIX EE M U 0:30 121 mseCt S crags default) • ROGiDi Wood SW1ngv5heafMfng'aeafdr0 PSD Roof Di Sctnebral Celmga -`. 01 02 C3 04 06 06 C7 pit Name ZAno' Corgarodoon AZIMMh Cri Rtim Gress Areare) WMd04Y&OOCrArea(fe) TIItai EVkall Unrt2ble) ly;..I`Wall,_ ._„S A r -sperm/- Ea el 90 WV'all URIC2519 RIE Well ;W70 abild �F 59 26.1 90 RWe11 It, i•(a ; ri�.tE({J ill r11a a -, TRUE n 90 historic, Surlace Jhlt75150> ago.> - R-11VAL Cry ids IN 0 Na nhnor SiTa[E2 Jnr 5 t=tr> G�'24e_ - _ Rd1 yea'i- era rife 199 0 off EW'an Jrit 25 2R R- It Wall 9U Let 414 51125 90 NW'AI 1r1252ad P-15We11 D Front 50 n 90 9MMII7 Jill 25grill R-15WH 1Rn Ralik 05 46 90 %Wall Jrn252hot R-ICWak '70 Right 214 5125 90 llenbrlshtwea Unt 267orAP Garage_ P 19Flo❑r Ne CraNlrFre Ire+ Na 359 roe WE Irtanm SJrace4 Unit252nD»Uhh 251St R-0=Ioori, oCrav Scapa ria Na 100 No nfa WM12 .Garage_ R -❑Mal 270 Right 234 ❑ 90 NHIal12 Garage- R-0A'a' U From Ifi5 0 90 Eeg'ftratlont,unter 1r9.YJ110.11tbtuA-uGu-UW uuWDA Luw Reg*taton Date, nine Gulbubltl 1112:b FERB PI'Mlber CaCoviinc I Fgr,.tEOon NumDec t19M11,IIto,,C.E,JUu,,EVlr,.,Ui Reglstmtlar 0atelTlmP: 1"19-N-101124:-11 HERS Provider La4eFu oc. I RC90tRta�lNumber J)IYl luXI:ajALUJ .uLUujoU9 CERTIFICATE OF COMPLIANCE -RESIDENTIAL PERFORMANCE COMPLIANCE METHOD OR R -PRF -01 Project Name: UNIT 25 Tavnhome Calculation DaterTime. I [ 9.6"J9c. Jan 15 2019 Page 4 of 9 Calculation Description: THE 24 Analysis Input File Name: JNF 25 lo,,nlnme Ess Las Angeles Or- 1S19.riti OPAQUE SURFACES-CRhearN Col 01 02 03 Ga 0 o6 a7 08 09 10 Name zone Type OdNd on AMR (1112) Skirs"Ir area (Na) Reit Rbc (xin12) Roof Relkoderce Row Eminence camIRaaf Roof Uh12515t P. -e0 RunrEack Front 59 9 1 0 0-1 0 E No HM Unit 2b 2nd FAN RODE COM From I IUSI Il U UJb ULT, Yes FENESTRATION f OLAZINO 01 02 00 04 OS 01 07 W 01 02 W 04 06 06 07 Oa DB Ib Nam. Type eumaea (OnendHvnaanmhl Wldm No Height Arm (3) mmpll<r (R) U -[attar SXGC Extwlor Shading VVIROGN VU.6 William =W011(- Speoirv�bi - - 1 Id UJU LEI In9e0t S'C(22n 100r3Jm wriary Ux6 Wini =Wall (-alaechy-45) -- - 1 18:0 090 021 Insect3ormen mai wnJoi Wlndoe, - VJ'Nall (Ri ant -271) - - 1 6.l 090 0.21Iris ttscran(deroul) WrIl w5x5 whiiN' "' FI II I[LL#Mj Tank Valuma Igdl .... 1 250 08n r71 Insert Rvem pfefa'H) WFac'e 25x25 whri -a, lLgp's 1t. •rn -- 1 of 11.90 1 2 lt Screen (tle'aJiq W nuom GxB Wlue$AV _- •E WeIItYlixutlyslgO) H"r ,.. r.' -- n4nd.,M400 112 0,30 L21 luouttgar-Uri hucrailt) Window 4x5 wlndrw 1yJ„1>E.Igm3n-'C'tix:.r .v,r %:4 g- 5. p,: 1 ;,f2Q9 oav -Zt Inaecteueen tae-aatq Wil 2:5%2:52 Window _ Wwall lRlO Z9Cy. C3 Nom a U 49 L.11 Inpect SCfeen(dr8aU10 Will" 5x5 2 Wlnbnw W ✓ et (Rym-27G) --- -- 1 - M U 0:30 121 mseCt S crags default) • ROGiDi Wood SW1ngv5heafMfng'aeafdr0 PSD Roof Di Sctnebral Celmga -`. TAU (Indoor Air OumAty) FANS 2v12®I6In DC 11:30 a055 RODrI(1J LdIY Roor Acpher Snlr,]GJ H e' Pl.mp H?aoag a'd OPAQUE DOORS HErt P� I, I S,,l,rn I 02 AW[TisiritlAI .SyatHn ea 04 - - 09 O1 DWa1Hng Until ^ IAO gi 02 'IAO VAMS CTM' "IAOFan rype'TT 03 HERB verification From IAOVenlRlrt 04 Name 00 _., Cq _ 'Op - It, E10e m Building W 0 1GOouohd Area(go) Umacator Door 326.7 • FIDd'LYnh: VJebIf SKIIl4belKdhinglmChry Coolnlg Zonally con b611etl 01 PIal HERS V<nNLMIOn slIn - 2111 =�L FlOa'ND LYaAl EER USE ea ra•u[+H-Ito 0949 iRIIN1G eSoA FmiaeGyp4um 3ontd 9 24000 18000 ifi 1 12.5 NOS2omed =ba Sumacs: cavi 1FTFunp Sysgsm I-heracool WERHANGS AND FINS • Flbcv Leak Wuud Sp'buh-I+etMnynbuNfry at 0 03 04 1 N OS 07 0 OB 10 none 11 12 1 13 1 74 02 omuld ng 04 Left Fin OS SLAIN PLOD= 01 Oa do 04 a8 CS 07 Right Fit wim. Dpm DIRUp Left Extent Right L.NM Flap HL Oepm BUILDING ENVELOPE -HERE VEKFNATION Tmp Up DISI B&I Doper Top Up Walla Bal Up WillE d 0 0 0 U 0 8 FNAC- UIVMBUTION STSTENB 0 1 1,- C a U 1 5 0 kegeC2DOn Num6G 219-WiPJ13bFAA-0CD-PT}OWLIUJC COQI Hegammon Wtemme 201301-161124:"li LUhJ PC0Y10er: CNCEPTS lit Cf. RJ.IDIng Enggy EMtlenC/Stantlellls .m6 ReslnlY10a1 CO'rpll3nce RepLrtverstar GFIP 11302110 1149 Pepan Gener3l�ig 2019011811'1952 CER7IFICATE OF COMPLIANCE -RESIDENTIAL PERFORMANCE COMPLIANCE METHOD CHR -PRF -01 Project Name: ! INIT 25TvNlH,ome Calculation DVWTinw: 11 ''0, VJ3c, Jeri Iii 2019 Page 7 of 9 Calculation Description: THE 24 Analysis Input File Name: UNI- 25 TowplI E35 Las Angeles OL i5-1g,rblI T& HVAC DISTRIBUTION -HERS VEMFICATIDN 01 02 00 04 OS 01 07 W 03 Address. as 05 O6 advAilatTiolin OT Ofi Name Duet Lnkage DuetLNMageVeAnetl Tam<L(%I Vfixtdr Duct 1_03w OA VenTH Oust Dee gn surfed DUam W "Terela,Caleaenena, plana andsroai'Ficetiona buhmMed to the eMememem agency for approval velli This hdldng perms apphahon Dimply amred DULL, LOwi .ga Air Hared An nlvl'iUUIInn 9yelenl l -hers -d al Inside FrI 6jpsum 5cRU4 PHycneo 5a L & 0 Engineering P,,.IrHI NINFIrrill I N"IREq"hed vty ram, -m /?ra hill RnlMreo PEiIIIIIHII Wood Framed Wall '2 Qhill O.C. none 0Sol tPm 11") -1 par Srscc 0 0g 10 11 �A 0!JQ HYAC•FAN SYSTEMS Name Haater Element Type Tank Type Numbar efUMts Tank Valuma Igdl a1DB �vlI Frame: R 15/ 324 R-15 Wall Eidetic, Walls W IN Name 0.095 type Sma 1 IomaMareais rmpoo (Wa 9MFMI H ERB Verfleatlon HVAC Fan t CI^INI= Cp,,d Por.. Flsmaco F., PER HVAC: Fan 1 -hi=ss -0m III 112 (n N cdvly/FI RTyr 11-11 W011 "At FAN tYgTEMS -HERB VERIFICATION FCp VY"al %'DODrdnI J14 0x]16111 D.. R 1 0099 OYrt.IS FIni9n rGypeDJ 'YI &50240 CI N 02 SPADE CONDMIMIN 0 SYSTEM C3 Nom a = Varied Fan Watt Dram Requdnd Fan Efficiency [Wall/CFMa HVAL; Fan 1herlUtan 02 CawtY/ Pr2ma' R 30/2YrP Hequimcl O4 tl53 96 SC Syc NaMe .. • ROGiDi Wood SW1ngv5heafMfng'aeafdr0 PSD Roof Di Sctnebral Celmga -`. TAU (Indoor Air OumAty) FANS 2v12®I6In DC 11:30 a055 RODrI(1J LdIY Roor Acpher Snlr,]GJ H e' Pl.mp H?aoag a'd 01 HErt P� I, I S,,l,rn I 02 AW[TisiritlAI .SyatHn ea 04 - - 09 as DWa1Hng Until ^ IAO gi R-39 Poor CnN 'IAO VAMS CTM' "IAOFan rype'TT IAO Recovery ErnOlVeneBsl°hl HERB verification From IAOVenlRlrt - 45 00 _., Cq _ 'Op - It, I- rCf1Jit W 0 1GOouohd CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD ON R -PRF -01 Project Name. UNIT 25 TGwnhome Calculation DatelTime: 11 9. hired, Jan '16,2019 Pago 5 of Calculation Description: IHS 21 Pnalysl_c Input File Nelle: UNIT 2.5 ToiI oma do5 Los Angeles C1-15-19 HDd10< OPAQUE SURFACE CONNTRUC1 ONO 01 02 00 04 OS 06 07 L & o FirigMasai 2019-o1-161124:16 Address. CEAMERSCehlitadhn Iderdi ti.n(Ifeppl)taole% Total Cn av WatarDmi n a advAilatTiolin Cansimctbn Name SudaceType CmnstMallan Yype Framin8 R -value Vfixtdr Assembly Layers R"d.hnm 3, -he buhdleg desig^features or system deelgniealuras iden0fied cn fis<.brtliCate oFConplaree are cgnsisterY.wth ire l nformatlon Frovicetl on atter a0pli0able ttmallarlca documarrte. W "Terela,Caleaenena, plana andsroai'Ficetiona buhmMed to the eMememem agency for approval velli This hdldng perms apphahon P.cappnnidc D^mgn^r Hama' Rca(mretblc Oc.,ync 5grmlcrc' - -. Kaveh Dolatabad Inside FrI 6jpsum 5cRU4 Conaarr,: Date Signed. L & 0 Engineering 2019-01-16 1124:18 Address: Loaree vty ram, -m /?ra R Wall E%mror Walla Wood Framed Wall '2 Qhill O.C. none 0Sol tPm 11") -1 par Srscc 0 0g 10 11 �A 0!JQ Invoo FIEI Gypsum SWIM Name Haater Element Type Tank Type Numbar efUMts Tank Valuma Igdl Uniform En Energy aFactor ctor/) Energy Facfar/EffiramCy �vlI Frame: R 15/ 324 R-15 Wall Eidetic, Walls Wood Framed Wall 224§16 in OL. R15 0.095 EW. nre43 Joef StI Sma 1 IomaMareais a 0 a 82 EF 2M irsionr F -0/R-0 robe f li svpsivri Scorn a WE III 112 (n N cdvly/FI RTyr 11-11 W011 mtexur\NCIIC FCp VY"al %'DODrdnI J14 0x]16111 D.. R 1 0099 OYrt.IS FIni9n rGypeDJ 'YI &50240 N SPADE CONDMIMIN 0 SYSTEM Insrc4+Tmrsh. Gypsum Pnafd = 01 02 CawtY/ Pr2ma' R 30/2YrP W O4 Od 96 SC Syc NaMe .. • ROGiDi Wood SW1ngv5heafMfng'aeafdr0 PSD Roof Di Sctnebral Celmga -`. Vol ocl Fan,I :3Ing 2v12®I6In DC 11:30 a055 RODrI(1J LdIY Roor Acpher Snlr,]GJ H e' Pl.mp H?aoag a'd 9518Tan.`9i tar - ' HErt P� I, I S,,l,rn I HVAr Fant AW[TisiritlAI .SyatHn Innae FII ;. W Y POR/pIx IP . RWdyl Ffmm� R.'eil2Nf" R-39 Poor CnN -Il]e l'eV e rli',1-�I alb } 'h .b29 • RI RODEURL(FmVRMF 5Atnaqp/?ES U 5JTnJ-aT/PC(AYr3 02 00 _., Cq _ 'Op - C6 or o9 W 10 11 Name system Type Numberol all • FIDd'LYnh: VJebIf SKIIl4belKdhinglmChry Coolnlg Zonally con b611etl Compressor ape HERS V<nNLMIOn slIn - GavilylFrvme. R94ln .5 fl2M (12-fb)1bi =�L FlOa'ND LYaAl EER +e01rmn- ea ra•u[+H-Ito 0949 iRIIN1G eSoA FmiaeGyp4um 3ontd 9 24000 18000 ifi 1 12.5 NOS2omed =ba Sumacs: cavi 1FTFunp Sysgsm I-heracool • Flbcv Leak Wuud Sp'buh-I+etMnynbuNfry U I • G V3y/ Frame: no YISLA11X1[ R D 9mrNOCrawlspace Irterlor Fleare Wein Framed Floa• 2d2tgllGin Of; none aIse - CaOkrg Sciaw Finish. Gypsum 3GI 02 0 04 05 OS SLAIN PLOD= 01 Oa do 04 a8 CS 07 Name zone A- tiff) PerihouinfN) EdgellnsuLR-ocueRDepth cautioned Fractten tinted SlanomGradit Una2S lk 710 23 NEW a.e No Slalruv Gra7e2 _Garage_ 3Eo 40 NDoe a IN Required BUILDING ENVELOPE -HERE VEKFNATION 01 OP 43 09 Quality In saa6an lnm latlNl (plq Quality lnsMllanen of spray Fears lnsmmlmn Build Envelmpa AlFLnkaga QF o R',slol read Not Penni red N mi Required rua Feg;t E00n IJumCCr 11....W1,b8pF,000.�00uID00Am0 kegl YtfddOr UatO'nmC: 1p19A1-ifi 11.24;'0 HtkS' Hrovldor'. :aCZRT5 nc GR 6JI0'Rg Energy Ern GEn[V Stl00aM3 20tE Rt5ltlelifal Can pl an[3 PaurverSlOn GF1R II3n20161149 Report Genaramdar AU1991161I1952 CERTIFICATE OF COMPLIANCE -RESIDENTIAL PERFORMANCE COMPLIANCE METHOD CF'.R-PRF-01 Project Name: JNIT 2515nwnhome Calculation Dale"Fime: 11:19, Wed, Jan 16, 2019 Page a M a Calculation Descrlpgon: TiDe 24 Analysts Input File Name: UNIT 25 Tbwnhome 635 LOS Angeles 01-15-19.riticl DOCUMENTATION AUTHOR'S DECLARATION STATEMENT 1. I cerify not thla 0021'Icate of Comploncc dOcutroma don h arzurato and Compel D.ri merlalion Auhor Name. Dowmenbtton Auhct Signal _- Kaveh Dolatabady Company: Sgnatule Dwe: L & o FirigMasai 2019-o1-161124:16 Address. CEAMERSCehlitadhn Iderdi ti.n(Ifeppl)taole% 1330 Olympic Blvd 98 By. type advAilatTiolin Pnonc' Sarna Monica, CA9I 310.452-0575 WSPONSMLE PERSONS DECLARATION STATEMENT I oarhlythetoll.wmg Lnderwrelty Otper"ry, Lnder[he laws ate thatect Cabrwne: I. I am esi under Clvlson 3 orthe a,r mass anal Frofa Iona lode to accept reapcnsllillty Farina bustling dosigr,cantlfled ori Cerrifcate o'Ccnpllance. . Icaltifythattheener9v IaCtLreaand relicrllancespearations identified onthe Carldi of Conaganceconformtc1i regLirertems of i0e 24. Pad l and Parte of Ne Cdifomva CarlaM R"d.hnm 3, -he buhdleg desig^features or system deelgniealuras iden0fied cn fis<.brtliCate oFConplaree are cgnsisterY.wth ire l nformatlon Frovicetl on atter a0pli0able ttmallarlca documarrte. W "Terela,Caleaenena, plana andsroai'Ficetiona buhmMed to the eMememem agency for approval velli This hdldng perms apphahon P.cappnnidc D^mgn^r Hama' Rca(mretblc Oc.,ync 5grmlcrc' - -. Kaveh Dolatabad '- �• - Conaarr,: Date Signed. L & 0 Engineering 2019-01-16 1124:18 Address: Loaree 1330 Olympic Blvd #8 M25956 UWSlateltm: Phone: Santa Monica, CA 90404 31 D452-0575 olgrtal'ysiyned by C3:C�a. This digital signatu2e /* provided in aAer ra secure the e0ntem oy this zarystered document antlln rw v2y implies Regayratton Provider resporoolis lylor the accuracy of the lnbxmshol, Feg.st©nOn Numlur. 719-F01D012EEOA-0CD- Or"D0 [OLD ReglAnalon Dan'Rme 2D1Sg1.161124:'5 11Prunor. CeICERTS irc Ragielra.ir Nlmbsc goo.poleoip9g0a2oaom-000Oem"oa10 Regisbalier Diinsonio 2mg-01-16il: A,1e CA Building Energy EnnoEncy Standards -2016 Raccllanlal CoTU113nCE RepCnveri CFIR-113027113-1144 ReppnCeneratodt 201301 -IE 1L1952 CA&A'kmg.Elan&Y EMtianry 5tandar4s-ZP'6 Ras10enDal Complance Raport'JersiOn-CF11�-11.107(116-1^49 U.S. ARCHITECT -I SHEET SIZE: D 42x30 yr Y o r Easy a Ven`y at CeICERT6-cam HERS Prw)der, GaILERTS Irw Report G.rOrsted at: 7019-0'I-1611:19152 Regisindbon Daboalme. "tl19U1.1B11 :1t HERS Pminoer, VVIL tH IS Inc CERTIFICATE OF COMPLIANCE -RESIDENTIAL PERFORMANCE COMPLIANCE METHOD CFI R -PRF -01 Project Name: UNIT 251-mriho'ne CalculatIanDateaMmill 1119, 111 Jan 132012 Page 6 ore CalcWation Description: TtR21 Ana Vas Input File Nama: UNIT 25 TOYfnhome 535Es Allis EI U --"S tnM'Lx WATER HEATING SYSTEMS M W¢N2)ZUZW 901 ONmWO��eII(t�ttI W� Z�N O� Z6QzjAorampO<JU JJJJJp fGuMld yCO at .5,1pa ZW ell 1tl 01 02 0 CA 09 M Name By. type COMO uaM Type Water HnRer Num her M HeaTeee solar Framlere j%) DHW Sys DHy.^ Standard n Heater 1 (1) 1 0% W WATER HEATERS eq o1 02 03 04 Oa Oe 07 0 0g 10 11 �A 0!JQ 11 Name Haater Element Type Tank Type Numbar efUMts Tank Valuma Igdl Uniform En Energy aFactor ctor/) Energy Facfar/EffiramCy Input Rating/ Plldl frici W [4fieleflaY Tank Insured.. R -value IInNExU Starmay Lasa/ Recovery EN First Hour Ratlngl Flew Rsk NEER HeaCPum P gNndyidodM/ DVNr Tale L..Mi.. arAmbtem P<ntll0on D-PA^M3_ ar 1 Gas Sma 1 IomaMareais a 0 a 82 EF 2M irsionr F -0/R-0 0 a WE III 112 (n N O m N SPADE CONDMIMIN 0 SYSTEM 01 02 W O4 Od 96 SC Syc NaMe .. ' 'S1RIanl Type HaNMA Unitliama Calling USE NAMO Fan Name DlctNkrlbn Name AC-?hI H e' Pl.mp H?aoag a'd 9518Tan.`9i tar - ' HErt P� I, I S,,l,rn I HVAr Fant AW[TisiritlAI .SyatHn W Y HVAC -NKAT PId3Pe 01 02 00 _., Cq _ 'Op - C6 or o9 W 10 11 Name system Type Numberol all Heating Coolnlg Zonally con b611etl Compressor ape HERS V<nNLMIOn HSPFICCP Cap47 Cago17 SEER EER H eat P-rop Sycolr l SinfiNtatP"mp i 9 24000 18000 ifi 1 12.5 NOS2omed I EI9CIE Spent 1FTFunp Sysgsm I-heracool U I bI III COOLING - HERS Ve RFICATION 01 02 0 04 05 OS Name Ymmed Arrll. Ai rtlaWTarget Verified gaR Vermads"R YmMad Refflgmant Charge bas Pump S'V31em T-nErEt03 Required 300 Required Pequie0 Required FNAC- UIVMBUTION STSTENB 01 q2 0 04 06 OS 07 Name Type Bud Leakage Insuliden R -value DucLLoeatien Bypass Duet XERB VeriNeMien PlrnlnmhlAmn ,rysrem I DIICISI ^IAII 3pedi Ed Land' Leakage Poola f:nnnnnnen Trine I1 At DmDlmMon SyStem -11215 -01st HeglsOe[On NUnbPl ]igID1W1a�31AUA-0®-.OLOW004UW k6g1s0311on UatUllm E: 1Jl5QEI51124:1E HLHU FocNOCr'. CNC ERT: felt CA ENIMng Enarg'/Efflclercy EtlnlarCS 2016Ab517erhal CompHance REpnn Verden GFIP 113029131149 RBpGr[Gepefatetla 2019 01 16 11 19 5 2 14541 DELANO ST. VAN NUYS• CALIFORNIA 91411 TEL : (ale) 367-6632 E MAIL-BOAZOKETIERDESIGNS.COM M W¢N2)ZUZW 901 ONmWO��eII(t�ttI W� Z�N O� Z6QzjAorampO<JU JJJJJp fGuMld yCO at .5,1pa ZW ell 1tl g 91;€6o€LIQ tl wz 0 LO 00 ii�rFYa---<OwwsxL4I>r�dd��o11 l BE E-SHIM11`17 NO. ¢"F3�ylF31I�Ia. 1111 2 �IWMUM WOyifpp0-FwobVf ;0I<aU=WaIF<W02Ff0Q(Q��tta w OZFW WW 1L68LJ`O O6ge M- O W U WO� .� Qaw100W lo?o��HE4�>°h Q 0 W OQwUoN eq Z � � _JOf F Z Z a Q �A 0!JQ O U) U) V m U � I w g N a Of J N a MG) o W a rCq to (0 O 0M (n N O m N Al cm M O Z W Y U _ (UI) U I bI F Q O I W } Q Ir W Z 3 t, 03 � m la: O o 0D 0 ISI 0 N <13Z-000000000 M W¢N2)ZUZW 901 ONmWO��eII(t�ttI W� Z�N O� Z6QzjAorampO<JU JJJJJp fGuMld yCO at .5,1pa ZW ell 1tl g 91;€6o€LIQ tl wz 0 LO 00 ii�rFYa---<OwwsxL4I>r�dd��o11 l BE E-SHIM11`17 NO. ¢"F3�ylF31I�Ia. 1111 2 �IWMUM WOyifpp0-FwobVf ;0I<aU=WaIF<W02Ff0Q(Q��tta w OZFW WW 1L68LJ`O O6ge M- O W U WO� .� Qaw100W lo?o��HE4�>°h Q 0 OQwUoN eq Z � � _JOf W Z Z a Q �A 0!JQ O U) U) V m U J w g N a Of J N a MG) o W a rCq to (0 O 0M (n N O N Al cm M Z VJ Q � ' F'f- C)_lE=IMT NO. E-SHIM11`17 NO. JZ w t - N Q OQwUoN eq Z � � _JOf Z Z a Q �A 0!JQ O O V m U J w g WW W a Of J N a MG) a rCq to (0 O 0M (n N O • ' F'f- C)_lE=IMT NO. E-SHIM11`17 NO. A CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD CFi R-PRFOI Project Name: _INT55 Tritina me Calculation DateRme: 10 52, Wed Jan 16, 2014 Pagel of 8 Calculation Description'. TOO 24 Ai Input File Name: UNIT 95 T'srntlome 635 Luz Angeles01-15-1H.rCd13a, GENERAL INPOM AnON Energy Oes,gn Rating PEORI1saninflmate v... to express tae energy pertomameMabuilding using ascaring rystem Where 1m represents Me energy, PeTormOnae M the Reaslar al ENHEAl SE SUI"RY Oi PrjJ Name UN-.35Tmwnncme 04 05 a2 CalcuQteriDetenption TII@24 All ce E nergp We(kTOVrmlyr) 03 PSol Lou ellen 635 E. LOS ANGELES AVE C..Pwnca"in P.i.prosem Mt 04 City MOOPP/JPK a S[andams Vemlon CamFllance 2017 06 Zip Code 93[21 07 COmpllMde ManaWVasion HErd Ctawljr 201331(1149) erg CIImaN2ona CZ9 go SONwaeyerslen EravyPiu 7.2 to Nuildlrm Typo Single Family 11 Front Orientation ldeeCanllarI U 12 PnJeetS cape New(e Cn,.1Fniter1 13 NumberMOw Jling UnRs 1 14 TOMI ConiL Floor Aces lP?11442 1N Numbaral Zones 2 16 Bmb Area loll 531 17 Number MS"INS 2 12 Addition Card. Floor Araa(R2jnta 19 Nal U31 AV2112BIG yea 20 Adelson Slab Area'Ifttj Ela r GI.IM Pemenmge(bl 197% Name 5'"Il (DEGE, Ida) MVAC -FAN systre S 1 43A COMPLIANCE REG LILTS -- 0 21 R-1511111 at ouildMgCompliak wiM(Compu[erperfarmnlce'r _ 4 :e'�"' whit.. m 02 TRIS building lmorp OrMM:TeaMraMthm rfnjygWro ngldgeslih bntlror HlcdfTdslll% .a dHiW HERS mt4tun it lha upervlslon to CEO-epprovM HERB pimelder. 03 This bullding lmor lbaltes ona`tatchnne Sp M¢YFdat... shown below 02- -' Pe31e11,iic,RDnrr 219MICE12E71A❑9n❑OEO'IID = 9spistan[n aeammc 2913111 I611:16:❑I HERS PInviaer CaICEFFS inc CA E ulidlri9 Ezngy Ein- enuy SWrruerda- 2015 R ea Wen i4 Car, oliar ce Rnp.W.Sr n -FIR -lima 1N -nag 4n,utcmmralid aLB19-0--:610.0268 CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD CFiRPRF10I Project Name: LIN T55 Townhercm Calculatlon DEternme: 10:52, Wed Jan 16, 2019 Poge 4 of 8 Calculation Description: The 24 Malysis Input File Name: U4IT35TwFOh ma635Los Angeles Ol-la-19.rfLAID)s FENESTRATION I GLAZING Energy Oes,gn Rating PEORI1saninflmate v... to express tae energy pertomameMabuilding using ascaring rystem Where 1m represents Me energy, PeTormOnae M the Reaslar al ENHEAl SE SUI"RY fere Malty perfelmance of a builtling Mat combines high levels of ernrgy athaway With rmaysable genaMonto-ism wV'' ns TDV energy Because EDR includes "nsiden.tion 4 campanvns net regWrteq bF Tiee 44, PArtfi faYCh as domeJic appadnces and consumer eleetronlca),his netwMb b1mWcampf ncewMPM6butmay Instead be used by local 04 05 06 07 ce E nergp We(kTOVrmlyr) Standar0➢aaign Proposed Design C..Pwnca"in P.i.prosem Mt spa" Robins 4.17 EED -1 Iz1 -05E% space Cal lg 2143 1932 211 96% IAO Ventilation 1,18 1.10 0.00 00% Watt Hattlng 10.05 1005 000 00% PhaMv&tai.ORsM - 0Dn 0 a - CanpllanceEDargVTWaI 06.88 0600 020 00% Pe31e11,iic,RDnrr 219MICE12E71A❑9n❑OEO'IID = 9spistan[n aeammc 2913111 I611:16:❑I HERS PInviaer CaICEFFS inc CA E ulidlri9 Ezngy Ein- enuy SWrruerda- 2015 R ea Wen i4 Car, oliar ce Rnp.W.Sr n -FIR -lima 1N -nag 4n,utcmmralid aLB19-0--:610.0268 CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD CFiRPRF10I Project Name: LIN T55 Townhercm Calculatlon DEternme: 10:52, Wed Jan 16, 2019 Poge 4 of 8 Calculation Description: The 24 Malysis Input File Name: U4IT35TwFOh ma635Los Angeles Ol-la-19.rfLAID)s FENESTRATION I GLAZING Energy Oes,gn Rating PEORI1saninflmate v... to express tae energy pertomameMabuilding using ascaring rystem Where 1m represents Me energy, PeTormOnae M the Reaslar al Energy Servle¢s IRESNETI rNehenca hem a chdradedwatlan or the 20061m¢matanal Energy Consarvaban Cade HECC) with C allmrnm Modeling assumptions. R scare of ware napresmts fere Malty perfelmance of a builtling Mat combines high levels of ernrgy athaway With rmaysable genaMonto-ism wV'' ns TDV energy Because EDR includes "nsiden.tion 4 campanvns net regWrteq bF Tiee 44, PArtfi faYCh as domeJic appadnces and consumer eleetronlca),his netwMb b1mWcampf ncewMPM6butmay Instead be used by local janzdlPlfsnz parzuing local praimncea under Tide 24, Part 11 (CALCremm. al Is provided far Inlorm atien.Similarly, Me EOR scan of the Proposed Design is providedsepamtdy from Sha EDRYAua Minstalled PVsoblotthe effects de .,wcy andrenewable 02 ED R a1 S2aadard Hnelaney 01 012 be 00 04 OR m O7 08 do Deet unnuga[WcI van AtlM to Name Typo NYR4Ce lUnennoan-ANmIEn) 111 NO Height Arm Jim Mum lNl' (Ta) Uiaevir ENGO E%INIWSMGP9 What 54's vita W The fallowing Is a Coalman or he t:alum: mat must be nelSYwMed by a ceri H _H9 Wa= as a condlbon tar meet IS the macel:d energy performance nor Glp computer ma ysl:. Ackdo-al detall la LVviallr1. h.270 ( q ) Gunding-level Verification, - 1 43] 894 021 IJ Ct Rcgiurdd nsett9-res, odifin t 1 ( W Indee 9x2 aski Requmtl WWar High-_7Cn • Duan Seating - t 150 • LeW-leakape Air Handling Unit 03❑ 021 la resect 6eree.r(tlPhUll) kaI'dow 51 o2 wharov Name 5'"Il (DEGE, Ida) MVAC -FAN systre S 1 43A 0.06 0 21 R-1511111 r14¢:r GJrse9ldefaURl wlud'. S{5 whit.. m Wwall 2 TJ?l,-2io) Ca - 1 26) Dai 02- Zmallipa IS11L6_ree I(1,4111H W1na0ry 9.5x20 Wndaw Water Heaeng SyaMm f S"ftsiI d(use s -I at) 3.0 Z:5 I e.3 Lail NJ1 IYAC Fah F- Ere --an INenmlPhlls ""Joh.nsad[5-te¢110ara114t) Whbo5x52 WRJmy 1 Nwall (FvfR-01 - - I 2F_7 0s0 021 all" 3'31 rlsec[s-reelidelau40 IAinal SEI wm9dw at =Wall (LafL9J) b'L lel I 4tld 03'] FN' Name nseiY6'tree'IdetauN) OPAQUE SURFACES VerlPed Fan watt Draw Required Fan EMeiM y(Wags'CFle, HJA_-ax -acre ton SC nye Name • ROOT beak- hWO Slb'Irgsl10a'fang'Oeukly nequvcd CaTedra:,abgs-. 050 2x12titi6m D.C. R60 OPAQUE DOORS •Rm4ry Lg1%R.od (Aspr'raN 3flrv2lel 06 M IAD (Mdaer Alr OuaIIWI FANS Name ' - £the-- Construction Cavif fNVSt.G Rp OlenWdan 01 ,. •hhE"1 R2 I'''I. d 02 •i. 00 320 03 4,taua 05 Oq NMI poor Deck l4tpd 5laMg'ahedhaVydeCKrlp • WOC;fM s 91tldN9ulltllng CAQ WaltsCI - R9ee NO ig Arecaine -I IAO R nnes,1y EffecdvMesslRl UMGtde DOcr NGI 'c# _7 r rife. Od Wtdd ". 02.5 1.Ofjl H Il .. I. 201 Ikei'Y'di 0 ].s0 ....:., - FM1Or I'mh Nrrf GxAn,q h==.44rNrlyVpmNny -ni F uEli m' ro � - _ r �as* 410Th 5-1 r$'Ir N ca✓;(y1 FYdm-. k-'41n.rP2 !11 (4-1811E R-19FmurNU(a JWWpu.E Inlerlul FuOm OVERHANG! AND FINS u um9ly (R -1B) - Coitlu Bets• FOJh. Gypavw laced 91' N "it I_PL352nd N-lowal 1 a 01 02 ' ;63 90 05 m - 07 09 �• 09 90 to 157 11 12 13 14 Imerlor5UNaCe: Mete 3b Urlltv>_Garage_ R -1S Flbor No CraWlapaca overhang R-OFddrlVd Crawlspacc ImcnOrIF arm LeR FI6 2x12�6a116m OC none 0.1% - CCILng at. Rnlan. 0 pe am Baled Night Rn WmeaaY D0111 DIMUP LMt E%tart Right EMOM Flap Ha OepM Tap Up OiciL getup RIeDDnGaOe Nn1t3515t F,91 46 Hni, OF No Dal NWN 12 Top Up Dal getup Wndde, 25x26 0 D 0 6 0 ] 13 C 01 3 7 13 L MAnu_w SsB 0 0 D I 0 0 C ] 0 1, InaulNoriR-Yale DuCtLedallm Gypass Duettg 0 r0 C Re feRrldn tWmnCr RC IshaNrn lardnb G - HERS anti n 219 -MDI O(12E)tA-MD-�ml]mOLI1S 4 2113m -16119R01 Y,aICEpl3lnc CA BWItlln9 Ermrgy=pl�enq Standard;-2016Rcldenaal COm Yllarce Report VeNlon-CFI R-11'30301&1149 RepO'tCmcra[ed at 2➢100'.-'61053 a6 C ERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD CF1 R -PRF -01 Project Name: UNIT35 Tan•nh ome Calculation DetWITme: '0 52, Wed, Jan 16.2019 P1gail7 of 8 Calculation ❑eacNptian: hero 74 MRIYs1�Input Rle Name: IVIT 35 TMNnn.^.mn fi�5! ns AnralaS f11-1S'IA rinrll bk HVAC DIURIG UTION -HERS VERIFICATION Energy Oes,gn Rating PEORI1saninflmate v... to express tae energy pertomameMabuilding using ascaring rystem Where 1m represents Me energy, PeTormOnae M the Reaslar al Energy Servle¢s IRESNETI rNehenca hem a chdradedwatlan or the 20061m¢matanal Energy Consarvaban Cade HECC) with C allmrnm Modeling assumptions. R scare of ware napresmts fere Malty perfelmance of a builtling Mat combines high levels of ernrgy athaway With rmaysable genaMonto-ism wV'' ns TDV energy Because EDR includes "nsiden.tion 4 campanvns net regWrteq bF Tiee 44, PArtfi faYCh as domeJic appadnces and consumer eleetronlca),his netwMb b1mWcampf ncewMPM6butmay Instead be used by local janzdlPlfsnz parzuing local praimncea under Tide 24, Part 11 (CALCremm. al Is provided far Inlorm atien.Similarly, Me EOR scan of the Proposed Design is providedsepamtdy from Sha EDRYAua Minstalled PVsoblotthe effects de .,wcy andrenewable 02 ED R a1 S2aadard Hnelaney Ca Fund PrOp.."EOR be m ON Il Dm,gnmaTher l requirement err ement lfi% trial tricode compliance motion(CA.L.Green A4.203.127) and ON venfSatlon premquisde. m m Name Deet unnuga[WcI van AtlM • E%cera PY Oerraraban EDR CntlitB m PV riv limi[md vionN Nt En MKMn N talo LlNUS! Target (%] REOUIREDSPECIALFEATURES - - VMned Duet L.Hog Vlnned Duct Design 94neq Ou46 • Wind. twiamangc mW.rfl. Oeply EO'led OuMs Low4Ma 9e Ar Handler Air CIamhutdn 9y„cm 1-heratlle[ The fallowing Is a Coalman or he t:alum: mat must be nelSYwMed by a ceri H _H9 Wa= as a condlbon tar meet IS the macel:d energy performance nor Glp computer ma ysl:. Ackdo-al detall la Rcqunne Gunding-level Verification, 5.0 • IRO mecM1Mical ValtlbOM RrgUlial IJ Ct Rcgiurdd tart Reglurcd • VeRPed SEER Net P -queen Requmtl HVAC Diabibubmn System Vmificmmi • Duan Seating • DUCM IuCated GhtMillncondlliMedspaeo Conlimedbydudtldakagete56ng • LeW-leakape Air Handling Unit Oa onHM Wrta Spstem Vaifieations. -Nee - la 11 • inning Fmisr' 'yp90m Haiti 1Z Name Heater Element Typ a MVAC -FAN systre S Number of Unna Tank Volae. al Doall • C rylhran _H-1D/iTri R-1511111 E':end'Walls 01 29441E In.0C m 0.095 Ca @aa 04 Name Zmallipa Type zene Floor Area illtl Fan P.W,CWWt FMi Water Heaeng SyaMm f HERB Vemtallon HVAC Far, 1 oomlinlad Single Speed PSC Furrace =an 0 513 • Csvni'/ ran -R-1912x4 IYAC Fah F- Ere --an INenmlPhlls umne Ferree Wal 5xd@1E in OC 1 0099 r]aherSd: Frrsh�ypsum d^ard HVAC FAN SYSTEMS - HEM VERIFICATION a all" 3'31 I Na - Incl aFoat cepfium Gluiest at 02 W 03 Name 02 OPAQUE SURFACES VerlPed Fan watt Draw Required Fan EMeiM y(Wags'CFle, HJA_-ax -acre ton SC nye Name • ROOT beak- hWO Slb'Irgsl10a'fang'Oeukly nequvcd CaTedra:,abgs-. 050 2x12titi6m D.C. R60 0096 •Rm4ry Lg1%R.od (Aspr'raN 3flrv2lel 06 M IAD (Mdaer Alr OuaIIWI FANS Name ' - £the-- Construction Cavif fNVSt.G Rp OlenWdan 131 ,. •hhE"1 R2 I'''I. d t Nfa� r RV a�:� •i. 00 320 '::0i 4,taua 05 06 OWelllnp Unk poor Deck l4tpd 5laMg'ahedhaVydeCKrlp • WOC;fM s Fml3kd CE101i CAQ WaltsCI - R9ee NO ig Y IAQ Fail Type IAO R nnes,1y EffecdvMesslRl HERS VNIPcatlan Gram IAfiJtrltRpt 'c# _7 r rife. Intelor SWTateS 02.5 1.Ofjl H Il .. I. rya Ikei'Y'di 0 Required CERTIFICATE OF COMPLIANCE REEMDEN71AL PERFORMANCE COMPLIANCE METHOD CFiRPRF41 Project Name:UNIIT35To'anhorre Calculation Datefrme: 10:52, V'Zeo, Jan 1C 1019 Page 2 of C ale uiation D ascription; Ttie 2A Analy sl: Input Fl le Names UN IT 3i lo'nnhonle?35 Loa A'Igi 01 -Sty TP TiW III ENERGY DESIGN RATING Energy Oes,gn Rating PEORI1saninflmate v... to express tae energy pertomameMabuilding using ascaring rystem Where 1m represents Me energy, PeTormOnae M the Reaslar al Energy Servle¢s IRESNETI rNehenca hem a chdradedwatlan or the 20061m¢matanal Energy Consarvaban Cade HECC) with C allmrnm Modeling assumptions. R scare of ware napresmts fere Malty perfelmance of a builtling Mat combines high levels of ernrgy athaway With rmaysable genaMonto-ism wV'' ns TDV energy Because EDR includes "nsiden.tion 4 campanvns net regWrteq bF Tiee 44, PArtfi faYCh as domeJic appadnces and consumer eleetronlca),his netwMb b1mWcampf ncewMPM6butmay Instead be used by local janzdlPlfsnz parzuing local praimncea under Tide 24, Part 11 (CALCremm. As a Shndald Design building undethe 2016 Sull4ing Ehergy EMeliarl Standards 15 slgnlncanlNy mom eNidlemiNan Mo baseline EOR Wilding, the MDR eltheiStandard Design building Is provided far Inlorm atien.Similarly, Me EOR scan of the Proposed Design is providedsepamtdy from Sha EDRYAua Minstalled PVsoblotthe effects de .,wcy andrenewable sbrubw ran bens be seen ED R a1 S2aadard Hnelaney ECRM Proposed EMON11SgEOR vii ar PropasW far +S.tYy Fund PrOp.."EOR 464 M,0 0.0 459 Il Dm,gnmaTher l requirement err ement lfi% trial tricode compliance motion(CA.L.Green A4.203.127) and ON venfSatlon premquisde. ❑ Ue5lgn meetEets TH2 r"WFOMe M30%or greater code eompllance mHgIP(CALcrOM A4.203.1 MI and On vismititon prerequlstal L] Design metal Zero N at Energy IZNEI Design Designacon requires ml Single Family In climate wane CZ91CALCrasn A4.2031.2.Gl including M-6ne photovoltaic FIT mntw emagygenerationsufficierrlMachievea Final Energy Design RatingtEDR)ofaeroorless.The"3yfitelnand OIImustbeve .d. NOMI: • E%cera PY Oerraraban EDR CntlitB m PV riv limi[md vionN Nt En MKMn N talo Assvmbly Leyefs REOUIREDSPECIALFEATURES - - TnemllOwl, al's meNreQ Mx mrnl be lent erne "- g It .rm i1c' J rig adad mg0rn term n mQmrage F e en Imo Il n • Coal roof �' � • Wind. twiamangc mW.rfl. • Nom5lantlamlewtlocation fairy locatl&ti dher than aVicl - • leS1L@Foist -GypSNm Bn9RT HEMMATUREEUb RY The fallowing Is a Coalman or he t:alum: mat must be nelSYwMed by a ceri H _H9 Wa= as a condlbon tar meet IS the macel:d energy performance nor Glp computer ma ysl:. Ackdo-al detall la ki tvided In the Wlding c0nponart Wt'Ps hello' Gunding-level Verification, • High quality Retaliation im=HMbN {Olq • IRO mecM1Mical ValtlbOM Cooling syemm Venflcatiom: • minimum Al"Iser • Yenned EER • VeRPed SEER • Vanflad RaRlgeram Charge • Pon Ef ibegr WatloCFNI HVAC Diabibubmn System Vmificmmi • Duan Seating • DUCM IuCated GhtMillncondlliMedspaeo Conlimedbydudtldakagete56ng • LeW-leakape Air Handling Unit Oa onHM Wrta Spstem Vaifieations. -Nee - Reglalallnn Numre pig N19013E71AOS10Nlm]❑Om MI Ran,T}nn rlafelTme 'E1901 1511181131 HERS FrdvmBrCSICERTS in, ,CA R;IIMJM1Ig El bill EPoer 1, Smndai-2a 16 Res derlltl Su,111FLI Repudve III CFIR 113023M 1144 Ln5 sa CERTIFICATE OF CO MPLM NCE- RESIDENTIAL PERF D RM ANCE COMPLIANCE METHOD CFIRPRF Ol Praj act Name: IT IAT357avm h oma Coliulat ion DatelTi me: 10' 52, Web, Jan 1E, 2019 pagel ofe Calculaflan 006CRptlon; I me 24 An flYS15 Input Flle Nord el UNI l JS I Go, in home &3F LOS An get oc 01-1519 nbn'r% OPAQUE BURFACECONSTRUCTIOnS a1 a as 04 m m m L & D Engineering 2019-01-1511:16:01 Address. CE40HERS Cengca: on Idn'lilicat10r1(If appliWNI Total cavity Winter Design CMtstateli C..."Quies Name sunc.a Type CMstrucUon Type Framing it -value Uiaetar Assvmbly Leyefs Number of Redra... 3 Tee bole r❑ deagno'SPisor system deaU 1 .Les till to don MrssarfWrt f pliarcea mnetral ht 'r,tpe00npvviced nn Mher aapl'nWe romplarce documents wodshCets cairn lotions plans ana.pecirsadons submbtsd t0 thearte'cErcnt a0elry ft approval will Mss laJilaing pa'rritapp cation Responsible DealOaer Name. Reapanaldte Deeignar Segal --_ Kaveh Dolatabadyt`---a- • leS1L@Foist -GypSNm Bn9RT CcnTI Dela 5 greed L & D Engineering 2018-01-1611:16:01 Add oto License: • CItttyl @t1-noussiS 12Y< RB WOII E4lenor Walls `A'nod FlTen Wal N.ip 1E i Earn 03fi1 €rfanw'A•csi°Coat Them JW a9 te g la 11 • inning Fmisr' 'yp90m Haiti 1Z Name Heater Element Typ a Table a m/p Number of Unna Tank Volae. al Doall • C rylhran _H-1D/iTri R-1511111 E':end'Walls Wcda FaTea Wal 29441E In.0C R15 0.095 €#enor Feast 9Goal5lueco @aa 07 Zeno Name Zmallipa HVAC gys Noma zene Floor Area illtl • l"Ice, Faller zvos,im Sattitd Water Heaeng SyaMm f Water H aifli gysttlb2 ❑ all 35 M oomlinlad AU -J11 na • Csvni'/ ran -R-1912x4 4-116Pa11 INenmlPhlls umne Ferree Wal 5xd@1E in OC 1 0099 r]aherSd: Frrsh�ypsum d^ard 331 a all" 3'31 I Na - Incl aFoat cepfium Gluiest SPACE CONDITIONING SYSTEMS W . CaFfy Finaq F_fY Sofa 02 OPAQUE SURFACES a be OB SC nye Name • ROOT beak- hWO Slb'Irgsl10a'fang'Oeukly F430 Racf Deck CaTedra:,abgs-. Wa.d Framed Caning 2x12titi6m D.C. R60 0096 •Rm4ry Lg1%R.od (Aspr'raN 3flrv2lel 06 M •• •• Name ' - £the-- Construction Cavif fNVSt.G Rp OlenWdan .. ,. •hhE"1 'Hr Stiti"n #pfi1Y .ph'A'•I, ••nw lu I'''I. d t Nfa� r RV a�:� r2z;2 favXyl Fan= f6la',2 320 69.i 4,taua W' II A35 16 aa,, poor Deck l4tpd 5laMg'ahedhaVydeCKrlp R-3ORGd}Ccol Camolls^ellinga Fml3kd CE101i j?.` 2x1 �._. K - R9ee NO ig r•Z0❑.729 all Rmr(A?prmA3rauVeJ ROOSW LgKE7 _rsk - 'c# 1 :� rife. Intelor SWTateS FInQ1 Jafar^.eY(P'erI H Il .. I. rya Ikei'Y'di 79 '+. ....:., - FM1Or I'mh Nrrf GxAn,q h==.44rNrlyVpmNny -ni F uEli m' ro � - _ r �as* 410Th 5-1 r$'Ir N ca✓;(y1 FYdm-. k-'41n.rP2 !11 (4-1811E R-19FmurNU(a JWWpu.E Inlerlul FuOm Wood Frainl Fluor Isn CLC um9ly (R -1B) 0040 Coitlu Bets• FOJh. Gypavw laced 91' N "it I_PL352nd N-lowal 1 a Front - Fbgr Surface. GOrpe'ed 25 3C CWall Lnt352nu P-15Wall 90 • MorDecN, '%NCC S41n}•a'raalnlriycECYxq 157 40 90 Imerlor5UNaCe: Mete 3b Urlltv>_Garage_ R -1S Flbor No CraWlapaca C27;6'rital no xrsW l2x,'2 R-OFddrlVd Crawlspacc ImcnOrIF arm blond Fremen Floor 2x12�6a116m OC none 0.1% - CCILng at. Rnlan. 0 pe am Baled nia 531 ria Me E'A1all _Garage_ F -C Well SLA B FLOORS 01 02 03 04 ON be OT Nme Zone Arealte) PWMM CM) E419 ll R-Valuer&Sept, Carp Med FraedM HMaM RIeDDnGaOe Nn1t3515t F,91 46 Hni, OF No Slab-ofll2 -Garage- 400 40 H015 3 No NWN 12 BUILDING ENVELOPE - MEAS VERIFICATION at02 00 04 Qualdv Insulation lnsMllatian 018 Oualiry Installation M Spar From lmulabon NWdrial Enyvic"Alr Leakage Clill R6qur=-d Not Requlmd Not RCq LrsJ fav R.9IEIdQn Number 31SdJIZH2S,,,VQCagUVGMDL-00D0 ReglsCmpon DateRlme ]319gL 1611::6.01 HERE Prinvaer G`e10ETTSv,. CA BUNIYIC Ener9YEmnenry3aedama HOIaRealceleYaCuSa a¢e Repurt Varser data 11302,019' 149 raepdn Generated a 12019011E 10: 5233 CERTIFICATE OF COMPLIANCE - RE31DENTIAL PERFORMANCE COMPLIANCE METHOD CFIRPRF-01 Project Name: UNIT35 TDwnthe me Calculation Dalb✓Tima: 10:52, Wed, Jan 16, 2019 page 8 of 8 Cal.uWian Oas.rip5an: 111 24 Analysis lnput Fila Name: UNIT 35 Touvnhome 635 ii Angeles 0145-19. nhd16Y DDCUMENMTON AUTN]R'S DECLARATION STATEMENT 1. I teRiy That This CeniSdte of Compliance tlocemen-4tien isamumtealW ctmples- DocurrenbtionAdiP, Jame. Uo:uTalbriol Auror agnaturr - --- -. Kaveh Dolatabady- a6 Carrier,. F Tacna, Dere L & D Engineering 2019-01-1511:16:01 Address. CE40HERS Cengca: on Idn'lilicat10r1(If appliWNI 1330 Olympic Blvd t0 Type CMtstateli P-,nne: Santa Monica, CA 90404 310-452-0575 RESPONSISLE PPRSON IS DECLARATION STATEMENT I certify the following under aeralty of WOW und¢rttm laws N the Stare of California'. I am el,gble under OivrsvOn 3 of Sha easiness artl professr;re Cade to aCcep: rasaonsl Wily fol fire Will design icenhhed en the Cetnk'aie of Caroli lance. I cal-fyM the mi features said peRnrna -Tal berm denMWon thisC triii,,he &ICcacloacconfini-rh, the requneneneani,paRi and PaREM1He Gifxria CgRe o• Number of Redra... 3 Tee bole r❑ deagno'SPisor system deaU 1 .Les till to don MrssarfWrt f pliarcea mnetral ht 'r,tpe00npvviced nn Mher aapl'nWe romplarce documents wodshCets cairn lotions plans ana.pecirsadons submbtsd t0 thearte'cErcnt a0elry ft approval will Mss laJilaing pa'rritapp cation Responsible DealOaer Name. Reapanaldte Deeignar Segal --_ Kaveh Dolatabadyt`---a- rel CcnTI Dela 5 greed L & D Engineering 2018-01-1611:16:01 Add oto License: 1330 Olympic Blvd to M25955 C rislateIZIP: Pens: Santa MDrNa, CA 90404 31C452.0515 Olgaall✓ slgne4ay CelCENTs 'Als mgnal signature is prmidedin mdQr ids=cure Me content 0f rhTs registered documenE endM rm cosy imPlles Regis'tratfon Provider resptnihility tar the awvracypl rho inlomlatien. Rbglspatlun Numbe[ 20.9-31-1EMIS01 HERS PnNder C. ICEFT3 inc. Rariatmlion Mumtier 21aP01?011eT'A 1100 adoadeocmtmt ReglelrohnnllataTnit 211 is ll 16:01 CA ELIIWng Blergt ERioenry StzndlNs-Mth Residiuval G crotance Ipert Veelcn-CFI P_-113(2013i14aYeped GanaiaLedA 2Cl3-❑I-15 t].a '3E I CA®OnLriU Enxlgy El9dmiySlandalW-209N RYsldenbal CwrWlianw Reyvd Vetbiun-CF1R-I13C201&11•"b o� o 0 . Eery' to Ven(y at CaICERTB.wm HERS Pmvdi C.1c rS inc RelueC Is,QIedat.20'9-01-1111052.38 CERTIFICATEOF DOMPLIANCE-RESIDENTIAL PERFORMANCE COMPLIANCE METHOD CFIRPRF4)1 Project Name: UN T35 Tt. nkoma Calculation DaNSIT(me: 111:53, Wed, Jen 16, 2G,9 Page 3 of 8 Calculation Description: III 24 Maly lis Input File Nave: UNI 135 ToWrNCrns 535 Los Angeles 01-1558nbd itis BUILDING-FEATURESINFOR EON ei 02 as 04 a6 as M 09 02 Gd 04 Zone Type ON m 6aylipm Area (te) O' Project Name Roof Em Manse C.fMi..d F late Area ptl) NUMbar of DWelling Urns Number of Redra... Numberoflanes faumbei Ventllaaon Coaling Systems 56 NumberMWater geahng Bystems IJNITO5 TGtirrDna rel KJ2 YO P. ra2 Vnt352m; R-30 Rout Coll - J 0 0 0.75 056 Ye -a p6 err JW a9 te g la 11 ZONE INFORMATION 1Z Name Heater Element Typ a Table a m/p Number of Unna Tank Volae. al Doall Uniform Energy Factor? Fres, Factor, Emeia ay a1 02 03 First Neur RaSdgt Flew Rale 04 0E 06 @aa 07 Zeno Name Zmallipa HVAC gys Noma zene Floor Area illtl Avg-Caie., Haight Water Heaeng SyaMm f Water H aifli gysttlb2 ❑ all 35 M oomlinlad AU -J11 na iJl Il tTHW all 1 No UNI]" -:9n COnniftloyI AC -051 331 a all" 3'31 I Na SPACE CONDITIONING SYSTEMS W 01 02 OPAQUE SURFACES a be OB SC nye Name "iymem Dios "ming Unitname Coal unit Name a1 ".:02 00 04 06 06 M ON Name ' - £the-- Construction Aalmutn OlenWdan Cries Ainalilwl Wlndlw&Garemantw) TNt(deg) WWaE Unt35t_5l .. t Nfa� r RV a�:� Felt 320 69.i 9C E Wa11 II A35 16 R igisl 1 D0 FFl P - 220 M 9E 1110,: 14 Sulfa LY Lrlli3 x> 18czur F-111li _rsk 'Sud' " - 165 0 rife. Intelor SWTateS Al'1 H Il .. I. rya Ij(2' 79 ❑ m3 W'.6'all2 -ni F uEli '71 Peht "I N 90 S 4y2112 Lnt Ser _n❑ H-15'1^/all 1199 Nash 189 6_15 91' N "it I_PL352nd N-lowal 1 a Front 193 25 3C CWall Lnt352nu P-15Wall 90 Lag 157 40 90 Imerlor5UNaCe: Mete 3b Urlltv>_Garage_ R -1S Flbor No CraWlapaca Na nia 40U ll Na Inorlur Surface 4 Unl[352nd»i-tri IA P_A moor N u COStalrn>_ ria nia 531 ria Me E'A1all _Garage_ F -C Well ger _en 229 ❑ 9C NWN 12 Cvagc G -r vi n Fant 152 C 0C OPAQUE SURFACES -Cathedral College ei 02 as 04 a6 as 07 09 m 10 Name Zone Type Ormtaban Arm III 6aylipm Area (te) ROMRbc 1x1n12j Rost RMlaemmt Roof Em Manse Coal Raal Reor LTR 35 list Ravi P.rm JOCK FVnt 56 ❑ ❑ rel U 8 YO P. ra2 Vnt352m; R-30 Rout Coll Front 101 0 0 0.75 056 Ye -a - "i- Registratnr0melTm e: 22919al ffi1L IEDI HE RS PraV'.rler WICERTSirm c,n ,ErlegEE iev Staidaal--216Reslduib GwlatfauC -.curl Vera �.. C P-11300131149 Fall 10anerarablud 201901-161].52.38 u1i J J, me Y I n 0 sl I e P FI 3 W CERTIFICATE OF COMPLIANCE - RESICENTIAL PERFORMANCE COMPLIANCE METHOD CFI RPRF-01 Project Name: UNIT35 Talrcnh cmc Calculation D.Durnme: 1 C52, Wed, .len 16, 2019 page 6 of 8 Calculation Description: Hila M Analysis Input File Namt: IJ41I Sb 1 MY MC me tj?5 LCE Angerse 01-15r19.nlbe MATER HEAnNO SYSTEMS �Z NO W�r10 ZZ W <�l Wm Z<O z Uzi ppp OW. �NVN;q ' FPM- I0_IEE= NO. 01 m 03 w m OS Name System Type Dlstelbuaan Type Wats Heater Number N Heaters Solar Framon l%1 DHW Sry 1 DHVJ SleudaN DH'N Hn4e1 I it1 I G% Z-0 wLL, W JCM_ WATER HEATE M Q � IT 01 0e W ter 05 p6 err JW a9 te g la 11 1Z Name Heater Element Typ a Table a m/p Number of Unna Tank Volae. al Doall Uniform Energy Factor? Fres, Factor, Emeia ay Input Ranal pilon Thermal EMale nal' Tart lugger n RxalYe Iffl ( q Standby Loss: Recouay EN First Neur RaSdgt Flew Rale NEEAHeatPump Named, Nbdelf OMa THDAL,,catbn or Ambient Cenmton OHVJ Heafbf1 @aa =mall Insdn[arie0us 1 0 0.02 EF r-2004Hturnr R -GIRO 0 W o Ela ever na I SPACE CONDITIONING SYSTEMS W 01 02 m a be OB SC nye Name "iymem Dios "ming Unitname Coal unit Name Fan Name DIWO=On Name Y H IFa9l Ftm4lLu rd _uullry BVl - 1H•s"dT pli4sit'itift 1 kat I -Lm p system) - HVAC' -art AIrDIS'9$1d9Dn I lShn1 cal Z HVAC -HEAT PUMPS - '- 07 d2 de M .06 OS gl' OR: 09 10 11 Name gYster Type NYmbse.f Units Heatlrm Coaing Zanally despoiled Comprescor Type HERE Vameaban HSFF.'CU Caput Cap 4T SEER EER Heat Pi Sy"I I SurHaatPUTP 1 9 '24000 18110) I6 12: Ne[2unal SIrT9le Spaetl Heat Pump GysLm 1-har=rnol U I (d MVAC COOLING -HERS VERIFICATION 01 02 Ed 04 06 m Name OoNNed Alrllaw AiNIeWTarget vmtfr PER liberal BEER yenned RehlgaaM Charge Heat PumPSycem 141e1'e-wdl Pequired 850RelYlfed Regtim0 ISHq lred w HVAC - DISTRIBUTION SYSTEMS 01 02 09 04 05 m Name Type DuctL4akag4 InaulNoriR-Yale DuCtLedallm Gypass Duettg UudSmHf. s{reln" l ower l rust + Talgei ti ::ond110netl?One Nn9e l FrVHr Wsi P.e IspeClnr Number. Re WhaOgn Date('Im?' HERS Pnvtler A 31§-FV1M126/thLC6D17000000031nfA g 2010 -01 -IE 11.16.01 CaICEPTSmc CA GOIOng EaelgJ EmGIe1IDy 61antlarW 2016Revlda:dsl Ctmulll Report Vil lOn C=1R 113OW131149 Repen Ganeeledal IDt4011613@298 14541 DEIANO ST. VAN NLIYS• CALIFORNIA 91411 TEL : (818) 387-8832 E MIL-BOAZOKETTERDESIGNS.COM ARCHITECTURAL SHEET SIZE: D 42.30 YI �Z NO W�r10 ZZ W <�l Wm Z<O z Uzi ppp OW. �NVN;q ' FPM- I0_IEE= NO. O�C LcR�O(O< � W IE'1 7 NO. OMilli q(OU'.Ow654W> WWE JWgm®gFZWOlEWMZ€ am OULIE20w 092 P: WJOjrSSOF-K 3: W O<r+ ZO ; ll UziIII LLJ Q I�W WW oO�� SDI�u�=�F it( OMIOd W OW O'UBaOOUfWQ(�a F W j� 1F2 fu �mmmo OL 03ODmL LLL3:50m0 J Q o 0 Z-0 wLL, W JCM_ Z Q � IT �Q �!J Q O V V I U W JW Y g fn Wi CL J U) � I N v (0 c0 N vi N U N o Z W o I W F0 a Y cal Z - � I w N U I (d w 13 O I W f0 Q Ir a 2 3 011 jr L .9 6 O O, ODIrD 0 Y M C4- � Q0 Z a-0 O O O O O O 00 ARCHITECTURAL SHEET SIZE: D 42.30 YI �Z NO W�r10 ZZ W <�l Wm Z<O z Uzi ppp OW. �NVN;q ' FPM- I0_IEE= NO. 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ARCHITECTURAL SHEET SIZE: D 42.30 YI CERTIFICATE OF COMPLIANCE- RESIDENTIAL PERFORMANCE COMPLIANCE METHOD CF1 R-PRF41 Project Name: IN T 39 Twrnhomr Calculation OclacTlme: 1102, Won, Jan 16, 2010 Pagel eifB Caleuladan DmcdpHon: TRI e 21 .Analysis Input File Name: UNIT 38 Tmirmome fil Los Angsas 01-'l 19ri3d16x GENERAL- INFORMATON Gnaw Design Rating Nell an aftemalewayto uprose thea w periomance of a building wing a staining apstom when 100 represents theenrpy prfamance ofthagtsidential ENERGY USE SUMMARY Ot Projectliama UNIT 00 Toinfome 04 06 02 Ca.Uo nDeecdptan The 24AnmY91e as Energy Use(NTOViN2-YrI 03 Protect Locab on 53SE LL" NKGlH[I AVE Gempgance Mergln PameM lmpcevemant 04 Omy AROPPARK 05 Stressed, Version CangllDnrc 2317 OP Zip Code DS021 W Compliance Manages Vivalen DEMCmpbtgr 20163111:491 Oa Cllmara Zen. CZ9 m SaHpmm VNelpn EnerCai 7 2 1D Building Type 5'ngle, Family 11 From Omermstlon eleg,Cardlnaq 6 12 Pre(est8cap, N evily CDDstmcmd 13 Number 0 Owalling units I 14 Total CON. FNC, Arm ifs 10 Numbaof Zones p IS 1,432 9bb Ares. IN') 1'' 17 Number of Stories 2 1a Ad am a n Gene. Flom A raatlti) 1t/4 19 Natural 0 is"Ohlable 20 Atldnon 9labAnalltp'i n/a 21 Goal leasamig. (M) 127% WmOMV sols Wndcm ZONE INFORMATION - 115121LEMt-9o) COMPLIANCE RESULTS _ — I 250 C.9D 01 Building Complies wM COmpO PdformaMO W ndad 25x25 Wnticw W Thm bolding I ... rparataaTpaw�htrayuire Fre�dy�p'ngand/a iahmcapo�r by ycera ,HERS nrt;Lunglaapr.sup.rvisionaf.cm.ppmwd.HERS PMVWa. SO Tm. 0m1e1ng lnearPadMS me'' gjprc speidrii"dres shown in '- '1110-_'111wnber Llai6/ldna 21119401-11E 11li ea HEWSFLllJ,,Ur, _,,,, rl res. 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Eergy Em enoy Stmeame-2016 Pcalcenlial COmFllarce Peachm 'velF"rt an -CP -101016.1149 RepcC''eneram]ar 2019-01-161 L, - CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD CF1 R -PRF -01 Project Name: '_N. 1 3'i 1ovmhome Cblcu lotion Date In me: 11 U2, Wed, Jun 16, 2019 Page 4 of Calculation Commis On: Title N Anal is Input File Name: I INIT 36 Tamar ame Fay L ns Angal ae 01-151 A all Fix FENESTMATIONIOLgZINO Gnaw Design Rating Nell an aftemalewayto uprose thea w periomance of a building wing a staining apstom when 100 represents theenrpy prfamance ofthagtsidential Energy Savicae (RE9NET1, rrarehahame crboaderUal drthe i0pg Mtamafienal Erwray Cenaermllo" Cala NECCInim Cdimmia modeling assumptami. A eeanarmad re ..nm ,he warg(prularanea elmabulldlnp92aC cembinm mghlWNe er anergy, emelmey Mtnrme la gang mismos"aero oun Its TOY anagy because EOR Includes eenaldasseenR components not regulated IV Tl Puta nation as domestic appliances and consumer electee ism It is not used is shmv compliance Wm Para but may Instead paused by fiscal judsdlctians pursuing local aralim ntim underline 24, Pat It ICALOrem4 01 Ia ProVlded ror [M4MMi6n. glmilarhy, pea EDR ateredf tba P reposed Daagn IS pmWtled fic"ns Ny "M Nta EDR Vdlue W malalled PV se mat IIpa all of Wardell and rmNYable 02 03 01 02 05 ger 04 W ce OT a 09 10 Name Type sum e(Onm ORAZIMMI WItlm DQ Height Ara& Citi rambPlm Ife) U -sector SHOC Eat9Ma Smdmg Wlndae 5,9:6 W.hal. Law -leakage Alr Handle EWa I LLef.. 90j — — t 430 090 021 mattsomer(Result) WMI.:NP W ndrw pmUtled In me Lml6l'Ig c0,PEnants mn=_s be ml F Wt l (Ir_grl) -- — 1 6 n D ane 121 Inc .Idssr rs.- nPl3un1 Wlnlow 51662 Wnavy • Fanr EVIRerngaam VdansTFM 5Well Back -101 — — 1 43:7 03U IJ21 Insect Serres odaulta WmOMV sols Wndcm ZONE INFORMATION - 115121LEMt-9o) — — I 250 C.9D 021 InseY3trear(t1el W ndad 25x25 Wnticw 0095 S Wall 2(33ck-180) 25 25 1 63 030 321 Inset3cre=r(flelaultt Whil bN5 f W no,W Zero Nnme Nwall IF-bnEIn — — 1 2D 091 111 m.e t9Re'_r nerandlt) Waida , 67B W 7777 Woad F•ametl V'all W Nal (r1grNn70) — —I 4311 0 a 0'Zl In o. [ 'rrex (¢emlltl HSRFVCOP W Name C.nrunn,ri nsN9 : ml n. y75urr, O]aro Vermeil Fan Wal Draw Jami red Fan EMcleno r (WaUs.mithl) HVAC Fan 1i er5-13n fl it c -,n 1 OPAQUE DODRS /' 11 runic51-30/2x12 359 Heat WTpgyi@n ,rs at i.Ei kCIROlDSRONSaiwigeti n,ae IAC Indoor Air Cecil FANS 01 ]ra Flam rQelipr �I^_6-.'511 _= F30 02 01 in W 04 04 Hama - 04. W elle N Bolling OB OWelling Unit Ares (ttI " IAO CFM Udder Oerc 3v6T IAD Rehm CF1A OmentatlM IAO Fan Tyne Elnctlmnese(%1 IAQ Reeavery, tZ. VatNeallon 201 1D913u1 050 D Regwcd Sin # Sia rrnl Lr2.hI PatJ fAyareg Syvrafel , NA IIgT.Nfi•I t 1 "g „ P if, [ tall .. ^9fl _. OVERNANOSANO FINS ltaro Euma[e LIE tto n..� - a --0) TCi :r,a 100 -Icw Deco v✓oo35U11g5:1ee'h:CA No Ol 02 ,-RIS i P9 ;p: 09- O6 n), LE Oa-: - Oy :r Im@rlor =lDars 10 it I)nrAa?nif 12 13 14 Lollueeg W iiobelFm50 Uypaam BLiit1F1D,'6 W! -` lFn ihang ' 2E LeK Fin ertm,, srpefeu Bads RgM Rn mR w Depth Dlstup Left ENtent R gbt EMelrt lip IN. Depth Total DNtL Bol Up Depen Tec Up 0iiBRUp Wmotl FYamctl =Stir mill 2, 812.5 L 0 0 1 0 C 9 0 1.3 Es 0 9 51A FIFLOORS 0 1 1-] 1 0 RepieSapdn Number?19.R'i11111JQNRfTNy1tl1{EYTIfNtiflMll Reantmtmn OaM/llns t9lahl-1f11 Ahl HERS Pmvlder Car es':Ing: CA]abua0 Cnefgy Cirri Ceenmms-201 E ResaEwi C Orice Re ant Vernon -Cil R -r 0021H 9.2149 Ripen Generyted a: 201&01-16110055 CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD CFIR-PRF el Project Name: JN T33Tovrnhome Calculatlpn DatelTme: 11 02, Wed, LIST 16, 2019 Page T of Calculation CuecYROor TtlD 24 Anzaya. Input File Name: UNITWToNni 6a5 Lu: Anq.'I¢c01-15-101Ud16N HVAC DISTRIBUTION - HERS VERIFICATION Gnaw Design Rating Nell an aftemalewayto uprose thea w periomance of a building wing a staining apstom when 100 represents theenrpy prfamance ofthagtsidential Energy Savicae (RE9NET1, rrarehahame crboaderUal drthe i0pg Mtamafienal Erwray Cenaermllo" Cala NECCInim Cdimmia modeling assumptami. A eeanarmad re ..nm ,he warg(prularanea elmabulldlnp92aC cembinm mghlWNe er anergy, emelmey Mtnrme la gang mismos"aero oun Its TOY anagy because EOR Includes eenaldasseenR components not regulated IV Tl Puta nation as domestic appliances and consumer electee ism It is not used is shmv compliance Wm Para but may Instead paused by fiscal judsdlctians pursuing local aralim ntim underline 24, Pat It ICALOrem4 01 Ia ProVlded ror [M4MMi6n. glmilarhy, pea EDR ateredf tba P reposed Daagn IS pmWtled fic"ns Ny "M Nta EDR Vdlue W malalled PV se mat IIpa all of Wardell and rmNYable 02 03 EDRVaIA of PropasPV S Baaary 04 05 OS 45A Dr 08 Name Duck Leakage Vedgeatfm Oud LpFage Target lMt Deelgn mess Zae Nd Enerw(ZNEt Death Deelgnaban requlmmemfaY Bingle Family 10 elilnme m1e02)(CALDrem A403123)abludfng onddepNemvettafc npv1 Verified Duct Lecatldn Verified Duct Design Buried Duets •£a[essPV Ger�erafien EDR CretliC9 n WSnel renin vreldN HCEn MeeeNn EM voles Deeply Bmied Duds Law -leakage Alr Handle ArnictruntanSystsm bhal5m/4t • Cool roof a [ Required 50 L & D Engineenng Rm.uirih NMEAquha0 mtrRagUrse pmUtled In me Lml6l'Ig c0,PEnants mn=_s be ml NatRuGUMA1 Raqumi - IAD mechanical Mstill admire sysaem Venticub...r • Minimum Author vep"d EE K • Vedhed SEER • V.Charge • Fanr EVIRerngaam VdansTFM HyAC iltr System YadM1oaeens; Duct Mining • Hand in ed space canfinned blr duc[IeaNage tesbng LDmts ow-leocated eAir Un It • Loves-bakege Air Hand ling unit HVAC -FAN SYSTEMS -Non.ne-- o V) V) ZONE INFORMATION BPOCE DONDn1UNINU SYSTEMS of uevllyy =ramp H 1 LIYs'V 02 Dotapr Wats D3 a xame 0095 Type as Fan POWerIWanitsolm, HERB vmhca0on HVMI Fal l 9ingln bases PBC Flunare Fan 158 NVgp Fan I hers fan Zero Nnme ZelM Type 021 MVAC Eya Name Zane Freer Ara (i Avg, 0.1118 Haig"? HVAC FAN 8Y6TENIS - H EBS VERIFICATIO N 111 Wall InmrlorWalle Woad F•ametl V'all N4(4116 a 0.0 R1 01 same- vol, Fal Gypsum AL,Lro: 11 Da HSRFVCOP W Name C.nrunn,ri nsN9 : ml n. y75urr, O]aro Vermeil Fan Wal Draw Jami red Fan EMcleno r (WaUs.mithl) HVAC Fan 1i er5-13n fl it c -,n 1 Eel galren /' 11 runic51-30/2x12 359 Heat WTpgyi@n ,rs at i.Ei kCIROlDSRONSaiwigeti n,ae IAC Indoor Air Cecil FANS r'atmearn =Aire[ ]ra Flam rQelipr �I^_6-.'511 _= F30 D036 01 in 02 04 00 DS - 04. W 06 OB OWelling Unit I " IAO CFM Cat/o/—i A3812x1' Construction IAD Rehm CF1A OmentatlM IAO Fan Tyne Elnctlmnese(%1 IAQ Reeavery, tZ. VatNeallon EFSm AuNsafrRpt 1D913u1 '!,4"e uFrnmm - D Regwcd CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPUANCE METHOD CFI R -PRF -01 Project Name'. Uf.IT36Tmnhomr Calculation Drturnme: 11 D2,Wrd, Jan 16, 2019 Pape 2 o1 Calculation Description: Tg a 21 Analysis Input File Name: UNIT 35 Towahome 635 Las Angeles 01 15 19 rhdl6x ENERGY DESIGN RATING Gnaw Design Rating Nell an aftemalewayto uprose thea w periomance of a building wing a staining apstom when 100 represents theenrpy prfamance ofthagtsidential Energy Savicae (RE9NET1, rrarehahame crboaderUal drthe i0pg Mtamafienal Erwray Cenaermllo" Cala NECCInim Cdimmia modeling assumptami. A eeanarmad re ..nm ,he warg(prularanea elmabulldlnp92aC cembinm mghlWNe er anergy, emelmey Mtnrme la gang mismos"aero oun Its TOY anagy because EOR Includes eenaldasseenR components not regulated IV Tl Puta nation as domestic appliances and consumer electee ism It is not used is shmv compliance Wm Para but may Instead paused by fiscal judsdlctians pursuing local aralim ntim underline 24, Pat It ICALOrem4 As a Standard Design building m Igoe. IS Building Energy Patterns, Standards is sl8ntticanity mere effidemthan the baseline EDR building, fbe EDN of the Standard Design poll Ia ProVlded ror [M4MMi6n. glmilarhy, pea EDR ateredf tba P reposed Daagn IS pmWtled fic"ns Ny "M Nta EDR Vdlue W malalled PV se mat IIpa all of Wardell and rmNYable phiscan both be seen EDR of Standard ENlclemy ECR of Propsad ENlsieney EDRVaIA of PropasPV S Baaary Final PropEDR Proposed GOR 46.0 45.4 0.0 45A ❑ assign Meem art l%quintan Nm 115%or ghat¢r Cospoompllanee margin JULUMM A4.203.12.1 land oil rermCaen Prerequisite. ❑ Design meet Tla2 requiremarrt R3C%err greatercedowwpllansa margin ICALGmw AE.203.12.21and Oil Vehacaten premauisee. ❑ Deelgn mess Zae Nd Enerw(ZNEt Death Deelgnaban requlmmemfaY Bingle Family 10 elilnme m1e02)(CALDrem A403123)abludfng onddepNemvettafc npv1 Assembly Layers renewable anergy ganaration audit mit t0 acheve a fang Energy Damon Rating (EDR) Or nam crisis. the Fr gyaam end 011 must be waned. Nae.: •£a[essPV Ger�erafien EDR CretliC9 n WSnel renin vreldN HCEn MeeeNn EM voles Raapnn�NerMlrfar Name' REQUIRED SPECIAL FEATURES -¢rtluwil'eeieaW :ger m -t heir tl ur SrR rl Lir i a J I A eu. leiG mn ] nN UdeYuLL ielyyl nu c- Wii� ¢ • Cool roof a [ - Wlndaw.VschRagsand/orart - .. 'H •Won-sbndaM duct locatlon fanV laeatbh omertIOW yen.1Stit L & D Engineenng 2019-01-15 11:26:50 HERS FEATURE SUMMARY _w fd1owirg Is 3 suarr oryof Ne ibaurc5 thatmrthe NEIIJACtralIrya cii EMS Rant 6e a cin]Igan far mleling the modslEJ snorgf puRurmance harass camplNErardlkGls-Acdlao lwwlG pmUtled In me Lml6l'Ig c0,PEnants mn=_s be ml BYINing-lbi VOnhea6ana: • Alan quality Inaulafion Insbileten (011) - IAD mechanical Mstill admire sysaem Venticub...r • Minimum Author vep"d EE K • Vedhed SEER • V.Charge • Fanr EVIRerngaam VdansTFM HyAC iltr System YadM1oaeens; Duct Mining • Hand in ed space canfinned blr duc[IeaNage tesbng LDmts ow-leocated eAir Un It • Loves-bakege Air Hand ling unit Dem Hat Wa[er System Valaeawns: -Non.ne-- o Rfglsbaaon Vumhey Z1l-Ht1Eg ORa,arriNurTurrUnaunj Iagatlahon Larullirc 'Mimi-lb,lifii.SIM HERS PIrmler _a'_11 ,. fan 3ulCing Energy EHoency s4ndams-2016 ResltlerGal C'ampl.r^. RPNNtVs,iMT-CFIR-11102010.1119 Refmrt Generatsdat' 2019-11461 CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD CFIR-PRF-01 Project Nane: UNIT 3o Tavnhome Calculation Daternme: 1102.Wed, Jan 16. 2C19 Page S of Calculation DaacNpllon' Title l4 mae/s1s Inpua File NameUNIT tb Tnwnmortp 835 Lcs AngN es fit-1fi-1 +-r ndi tax, OPAQUE SURFACE CONSTRUCTIONS 01 02 W 04 06 06 07 L & D Fnginheneg 2019-01-16 112$:50 Address: CENHERS Can mealIdemlPlcmldn ill apO..a*) Total Cauay WiIataY using. CitY�S'merZ1P CORSIMCII Name Surtace Type Cmffi =onType Framing R -Value U-Pacter Assembly Layers Rothitur5 7 The CVIIdIOg design fe9l'Ares orrRsk,m cal fe3:Urenlarned on hs CertIPICa[e Jf Cotp(nence,are ConsrsteM in Ilio delmatlon pri on Are., npplicad"oroplianco documents, wolFenela. raleulall,r plans anala"Ifnalbns suhmltmd lC the eWorccmeM C.My far Timmy Minli E 119 gmmnl appllcal Raapnn�NerMlrfar Name' R s"siMr. fla gra r5pmlme - - , Kal Dolatabad rOsto r:rtsh.:,}asurr 91 (ani t' Cat=3lgnec L & D Engineenng 2019-01-15 11:26:50 Amrese Lldeme Ca' s 'a-^ Dlrsni: a4 a0Lvall E,maw, Wrens Wool FaTleu Wal 2m (IS l6 in. 0 Done 0369 'hetarl"In lGcarvic. J Y wg (/j W acke 1 01, uyxilm MOS" EJNm V) V) ZONE INFORMATION BPOCE DONDn1UNINU SYSTEMS of uevllyy =ramp H 1 LIYs'V 1 15"311 Dotapr Wats Wgoa Fmnetl V,N 2xAQ 16'n OL Ria 0095 Exiero,Finish' 3Ccar Stunro as Ne tPurr m`aewlgm 1 04 DO 06 Fi l:ll 3yw3 ' WART Zero Nnme ZelM Type 021 MVAC Eya Name Zane Freer Ara (i Avg, 0.1118 Haig"? - II/Fran, 0.1l12�4 111 Wall InmrlorWalle Woad F•ametl V'all N4(4116 a 0.0 R1 01199 same- vol, Fal Gypsum AL,Lro: 11 1 Sy'e 1 HSRFVCOP Na JrIrF92,d C.nrunn,ri nsN9 : ml n. y75urr, O]aro 4C-361 1 Sol fl it c -,n 1 125 /' 11 runic51-30/2x12 GnCIB Spa¢tl Heat WTpgyi@n ,rs at i.Ei kCIROlDSRONSaiwigeti n,ae r'atmearn =Aire[ ]ra Flam rQelipr �I^_6-.'511 _= F30 D036 RaphYy L:ylNRaN (Aap11aR S;NgfeJ in 0 04 00 at Name - :;sola hnrah. 6'Y. LT &I W m m 07 LAI Name Cat/o/—i A3812x1' Construction ANmitn OmentatlM Gres.Area `..) Wlndaw&DOerAmile) Initia l EWA S15vkya gVI¢dkiTY - _ C2'IeJ r tr '!,4"e uFrnmm - -I - - Sin # Sia rrnl Lr2.hI PatJ fAyareg Syvrafel , NA IIgT.Nfi•I t 1 "g „ P if, [ tall .. ^9fl _. r Swlacx•- 9aNE`1en ltaro Euma[e Ln0361aCe?❑.Garagel „'r^'rj 11 :r,a 100 -Icw Deco v✓oo35U11g5:1ee'h:CA No Interior Sgairl2 inR 3e tsP>"Y rage '.''. 71clav4ty 1p1 (Ism_ _1049 n), LE _11i, -Hr Crawapace Im@rlor =lDars woad Framer �,r1 m. 1- I)nrAa?nif I Lollueeg W iiobelFm50 Uypaam BLiit1F1D,'6 W! -` lFn .141 2E W aWas 2 ertm,, srpefeu RIS Well lea Bads Ia4 625 30 tad D2yN. LNrrol S d8 ylvheUlt:r¢)'ri'vNr'3 Ung352nd R -1D Wall 0 Front ID4 2C +-)/Franc r W'2YY2 P. -a FIOOr Poo crIIWN]ace Im@rI0r=1o0rs Wmotl FYamctl =Stir .!1Z:_16m pc rcne D196 RINJ de:Ow Fnrsn 3ypbJm BJNtl 9O IMNlpr 3utaee3 UnR332ntiv_GataDe_ F.- I D Fml N o Cramispace Es ala 380 51A FIFLOORS 01 02 W 04 OB OB OR Nsm. Zml. AfeA11.1 PmMMWIM EdIMOMO11.R-Vamea OlLNn Carp N.e FryEMarl H!a[etl silt an(I Lrd[361e[ 531 44 None a6 N7 Slabrn-Grade 2 Garage— 30 r1 41 iuone n Nl ria BUILDINO BWELOFE - HERS VERWCATON m 02 03 DII QuNny Indiaa..lmtNimmt quip DUMMY lm laUon R Spray Flom lorwall Building EhvdepeAOLaaN CF11B0 Regoirel Not Requxtl Vct Retai NO P291saxJDn Numter 216-FUIU012E09s>AO-0WOJWCOCLW) Reglsfmhon DaklTml= 201341-161115'," HEFT] P.Jur 'SICEP Sim CA 9UlollN Lrlergy Ettc encV 3t-on0aAa-2916 Readlertlel G]mp nnce Repn'tVeaim-CFIR-116'02rJ1411dg Report hlrrmragarl at 2919-31-161".0G]E CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMA14CE COMPLIANCE METHOD CPiR-PRF-01 Project Nama: UNIT367oviahome Calculation DatorthRr: 11:02, Wed, Jan 16, 2019 Page S oft Calculation DBSGI'IpDpn: Tula 24 Analysts, Input Site Name: LNIT 36 TowntlOme 635 Las Angeles D145-19.NDd iEx DOCUMENTATION AUTHOR'S DECLARATON STATEMENT 1 I certify he: tnls CaRifirsm of Can,Pianw dxumantatisl la awamle antl wmplele. 9anmlenas[ion Au -ho Nlamo Counrrerdaban Aumv 3ignaNm _ -. Kavah Oolatabady ♦1..1, c,''� _ ..._3y. 01,11"i Sigllmum Dara L & D Fnginheneg 2019-01-16 112$:50 Address: CENHERS Can mealIdemlPlcmldn ill apO..a*) 1330 Olympic Blvd 48 Type CitY�S'merZ1P Phone Santa Merica. CA 90404 310452-4575 RESPONSIBLE PERSON'S DECLARATION STATEMENT usaji,r firt l:oi un -el penalty W pejury, urUerite lawYmeSlainaCaltdnra- 1. ran elpti.Una.Drrm013 oflhe 3uarr,O.5 mad RoFessicas Code to axzpt aspor lit lorthe building poison IdenifiedonTN Cedglamtaof Conaiawa cent that the anergy `samrem ala pedlPaenodepacM1lomere candied o] mid Cenificale of Compliance sonfarT to the requirements of TWO 24, Pan 1 awl Pat 5 of the Cal forms Cole c` Rothitur5 7 The CVIIdIOg design fe9l'Ares orrRsk,m cal fe3:Urenlarned on hs CertIPICa[e Jf Cotp(nence,are ConsrsteM in Ilio delmatlon pri on Are., npplicad"oroplianco documents, wolFenela. raleulall,r plans anala"Ifnalbns suhmltmd lC the eWorccmeM C.My far Timmy Minli E 119 gmmnl appllcal Raapnn�NerMlrfar Name' R s"siMr. fla gra r5pmlme - - , Kal Dolatabad Numbarof Watt/ Heal Systems (ani t' Cat=3lgnec L & D Engineenng 2019-01-15 11:26:50 Amrese Lldeme 1330 Olympic Blvd 48 M25955 GrylscarerZlp Pirci Sanha MDPIn, CA 90404 310452-D575 'Jigddlly 5l¢xdDy L'a1GtNl g. INR dIgm Sg.'raWa a prC'dded in ander N secure me cmatur orthls agaasmcd dtcdmenP, Andy; W Nay Wrpllas Hegrripmro5 ProvrdeneaponslW rRY fmlAeaecnasYORlre lnfor�tlatrEn. NegleTD9on Num Ger 2/4IT 0012B89ACL0-NCOOOfd00-0000 Pegi:narn Datclllrle ?01941.1 e11')Ba0 HERE PrONtltt' - ,, I RegatrtiChNIth He •: _tsrolmt:easnmc.an.au20000-c000 R'gotratlor Daleatme WICRM_15 Motto k1 CA 3U9ji ETergy Erni 5Ya0DamR e-2016 610ential Complerce PeaCl1V(iear-CFiR-1.3UZUl51149 Repintustra 3 W A13U1-16 1 CA building Enargy Si'eency 5tanll-2016 Rc61Cmlal Comp mice Report VemlOI-CHI R-1130201&1149 HERS Provide' 000151 Repot Ge rermee a[: 2U1 Snarl -1511:(3:35 CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD CFIRTPRF401 Project Name: LNIT 36Tm. rrcm^ Calculation CateTme: 11 D2, WDn, Jan 162013 Page3ef5 Calculation Description: The 21 Analvsis Input File Name: UNI' 3e Tawnh ems 636 Las Angeles 11 -` 19 nIndlcx GU RUDING- FEATURES INFO RI DN at D2 an Cl Be W DI as n 10 00 04 Type Dr.riumen as OB Red Rise Ix in 12) 07 Project Name Caudal Condgioned FloOrArea jfl) Ur2331st Number of Daralling Units Number R6edrooms NumberRZones Numtici VNmilmlon Cooling Systems 3 Numbarof Watt/ Heal Systems UNIT Sb iDwnhOma No 143?1 J,I no"NI P-311 Not 7W 2 rant 0 2 0 018 Ns Na 0 W J Y wg (/j W EJNm V) V) ZONE INFORMATION BPOCE DONDn1UNINU SYSTEMS of 02 W W D0 0e Be By. Nanta Matti Hearing llnil Nam. 01 02 PC 3E1PH"1an-lo as Ne tPurr m`aewlgm 1 04 DO 06 07 Zero Nnme ZelM Type 021 MVAC Eya Name Zane Freer Ara (i Avg, 0.1118 Haig"? Wm Heading sy.tem l wwwmWng ay.M2 UnI IN Condlaored eymM Typ 4C.9s1 Heaang CoollnE S11 11 1 Sy'e 1 HSRFVCOP Na JrIrF92,d C.nrunn,ri Heat FUmp3lmem I 4C-361 1 Sol fl it c -,n 1 125 Na GnCIB Spa¢tl Heat WTpgyi@n ,rs at OPAQUE SURFACES - HYAGCOOLING-NNR VERIFICATION 01 in 0 04 00 at Name 0 W m m 07 LAI Name .r... Zpan, Construction ANmitn OmentatlM Gres.Area `..) Wlndaw&DOerAmile) Initia l EWA Uril 36 til RSIs EtWI - _._X90 - LeR 324[ 4,I Sin ,SWIM IIgT.Nfi•I t 1 "g „ P if, [ tall % =H' -me- ^9fl A= all ltaro Euma[e Ln0361aCe?❑.Garagel -571 Sidll : 11 :r,a 100 0 No Interior Sgairl2 inR 3e tsP>"Y rage - e E' ri1 Vall ; '-.,. ,T -d ^,. rpa IOU U We F WART I)nrAa?nif I W! -` lFn .141 2E W aWas 2 0 a 3S 2nd RIS Well lea Bads Ia4 625 30 N Wall Ung352nd R -1D Wall 0 Front ID4 2C a0 'VV W31 Drill 2921" 1-15 Well 271 RIgiaL tM7 AE 9O IMNlpr 3utaee3 UnR332ntiv_GataDe_ F.- I D Fml N o Cramispace Es ala 380 Itis Na Intery SunaCe4 Ung 362nd»MIf 36951 R -f1 F]C!N]Cna'ISPa. ria "a 031 11a ata 'W WeI OafaOe_ R -I Ve'aI 97R Right I ❑ an NWall 2 Parisi R0WAR D Frnnl tun n in ORA DUE BU MACES -Cathedral Ceilings at D2 an Cl Be W Cl as a 10 Name Gene Type Dr.riumen A.(Wi Sky1lpMArea (N2) Red Rise Ix in 12) Roof Regional Root Finland. Caudal =Dof Ur2331st R30 ROOPGetb Fro]t 53 0 3 ]1 035 No on.,2 J,I no"NI P-311 Not 7W Punt rant 0 0 115 018 Ns RegrahahOn Nunoer 11 a'U1w13NTJhuUC0lNllall}IT1U ReZlshdhon Catellmz A1YJ-1b It lBFL HERS Vmmde- WICNIRE n[ (CAP, ding Ere-rgy Efdder,ga.rdalGe-2116 ReaideintOd Cnmplarm- Reppn V8mr7-CFIR-113020'&1`49 RepOHGenDMTs,dA Wei 11.0335 CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD CFIR-PRF-01 Project Name: LNIT 36 TI]rinhuma Calculation CaltsTri 11 02, Wil .IDN 16 2019 Page bare Calculation Description: T11a 24 Analys15 Input File Near. R LNA' 36 Trlwnh pane 8:15 LOs An notes Ji -'5-19 nbdl 3t/. WATERNEANNUSYS EM 01 02 03 O4 OB W Nene SV stem Tope Dlehlbulionli Water Heater Numbercf Heolaa Beller Frychen lkj DH W 9ye I JHw' Standard EHW iedel I (1) 0% • WATERHEATERS 01 W 03 N 1 05 D6 DT DB 09 10 11 12 Name Heal Element Type Tank Type Number of Units Tank Volume (gal) Oman. 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Cooney Uni[Name Fan Nam. msmlWden Name PC 3E1PH"1an-lo F l en H atl�,�1N1"p 3„a1Hsn f - Ne tPurr m`aewlgm 1 rev/'.; Pur I ?.Ir Clamuu]un aystem 1 N o XYAC-Xe AT PUMAE yl.-,. g;,.;R , `>yr ., -'> 01 021 >Nmnberot 04 9E - ON rrF -,.r 09 Name eymM Typ Unite Heaang CoollnE Zonally owtrslled Compmnw Type HERS Verification HSRFVCOP Cap 4T Oep i] SEER EER Heat FUmp3lmem I 3paglretil 1 9 210]0 '6900 16 125 N%ZOn31 GnCIB Spa¢tl Heat WTpgyi@n ,rs at Z HYAGCOOLING-NNR VERIFICATION 01 in 0 04 00 Oa Name Vmfied ARflow AIrRm Tmaet V.rifesd EER Ya R.d SEER Vital Formulas Charge Meat Trani, �ystam 1-nia ]01 Req. red 9S0 H'grsi kEGWIEr Hequal HVAC- DISTRIBUTION SYSTEMS bl 02 D9 04 De 09 07 MMM Type DURLelkige Imulatbll Fi rima Duct LSCatton Bypaes Duct HERS vel icitim Air 0Yst10Jtltn 2yalem SpaelPled L"arLEa,ii, Goma pAll Tenet LVTCDoneb zaoe (Yore-nos-tlis. 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Old 0 J Z LLJ a MSO O 'mf DO Q z4p'NO ;DNFQ mzb _ W ppZZ F[F ;Dz 60, F, ME Z0 .D D Q F ao0 Coo WUW WLbB1Fz1FyyOU /wO My, ZD W W WUKK&9) 'k.e a ��?DO� �Ba35�M J 0 Z�0 w W JAM_ 00 QZ Q 0 Q O U F U 0 W J Y wg (/j W EJNm V) V) O I I 0N V� O N Co N U N o Z W o I W FOF LL Z M M Q d W = U) U I W 101 W m QZ re� m9 0 00O P,ed*p0 C4 O <O Z— 0 0 0 0 0 0 0 00 U.S. ARCHITECTURAL SHEET SIZE: D 42oW YU F0 AM zF,®1zvid MOZZ a a Wol4- Wm 12(U • , r'f=71[71�JE�CT NO. O�It T`N>wo%9 DEW RrczW- ez"f� 1ii®I T NO. IN /JaFWFB�WFz}};��imz€ 111MrpIN 9 Ill xzo$ �Hgpuw ° ww09yZo=aa. Old 0 J Z LLJ a MSO O 'mf DO Q z4p'NO ;DNFQ mzb _ W ppZZ F[F ;Dz 60, F, ME Z0 .D D Q F ao0 Coo WUW WLbB1Fz1FyyOU /wO My, ZD W W WUKK&9) 'k.e a ��?DO� �Ba35�M J 0 Z�0 w JAM_ 00 QZ Q 0 Q O U pap U 0 W J Y wg (/j W EJNm V) V) L0 0N V� O N Co N U N o W o I LU el Z M M U.S. ARCHITECTURAL SHEET SIZE: D 42oW YU • , r'f=71[71�JE�CT NO. co lississis ez"f� 1ii®I T NO. J Z LLJ a N >>PsiU) 2QLLI J Z�0 w JAM_ 00 QZ Q 0 Q O U pap U ZCO J Y wg (/j W EJNm L0 0N V� O Co N U U.S. ARCHITECTURAL SHEET SIZE: D 42oW YU • , r'f=71[71�JE�CT NO. ez"f� 1ii®I T NO. U.S. ARCHITECTURAL SHEET SIZE: D 42oW YU Immommommm" ITE"I'l 2 -0 I Immommommm" ITE"I'l 2 -0 I f8D S Egg 9 D 00 s ,ry -1 m z x Z-1 Be 6 o Z N ; O m Z o :3_ F I �o m :v �m o o mn ,LY. d w a rp 1 a m / a � — n y�Zrr < o D A tD �K rn O ITT am C: C Ca pIF;.. . _ Nsm 'av � Gq1,<.. ea' v In Q µn mbm Q m 1 > C W $ U1O A w v a Yt p�p WE T G %E D O � m p D 00 s ,ry -1 m z x Z-1 Be N N ; O m Z o :3_ F I �o m :v �m o o mn ,LY. d w a rp 1 a m / a � G %E D O � m p D m s ,ry -1 m z x Z-1 Be N N ; O m Z o :3_ F m :v > o o ,LY. a rp Him, h POT �oof�� xXFa aq and z ggAO O�,O Fnrim Om�wn��� }(�Q 3 'g l^!71r mA mD 1 Nim o i A g p4�Sm� ��B��miB'^oM 4Y n H<ay `�ml �1sOw��v rDs%o�x � O NAll Ngo 0—g812 F`'2�i_ zD �Ogo < s o N2 aeUb yy tggl N PROXICT. GREEN ISLAND VILLAS 635 WEST LOS ANGELES AVENUE MOORPARK, CALIFORNIA 91405 CONCEPT UNDERGROUND RETENTION SYSTEM DETAILS LnC) m D . CJ Z z 0 N m 0 Z VV V V & t & & 00 & Co & t Co a0 0V 0 W O N (A A N M V 0 W O V 4 J V 000Oa 0Ao 0Ao 0Ao m 0a V 00 b O N W A Ue Ol V OD t0 O R n J aV0 O N W A N rn V_ OD 0 O v0 O N W A N rn V Oo r0 O PER Lund and Associates Engineering, Inc. Civil Engineering/Land Surveying/Land Planning TRACY LUNO R.C.E 23138 Galva ave. Torrance, California 90505 (424) 398-0299 DATE -W - VENUE -VENUE u� I I I / 4u UNIT 4 86.62 FF UNIT 1 86.42 FF UNIT 47 86.52 FF UNIT 46 86.62 FF UNIT 45 86.62 FF UNIT 44 86.72 FF HSP/ G G G G G C3 C3 10 ML PLASTIC STORMWATER POLLUTION PLAN NOTES EASEMENTS 0 0 1. ERODED SEDIMENTS AND POLLUTANTS SHALL BE RETAINED ON SITE AND SHALL NOT BE TRANSPORTED 1 AN EASEMENT GRANTED TO SOUTHERN CALIFORNIA EDISON C .. - "'w`±��� COMPANY FOR THE PURPOSE OF PUBUC UTILITIES AND a. J'.Effill qd .. STOCKPILES OF EARTH AND OTHER CONSTRUCTION -RELATED MATERIALS SHALL BE COVERED AND/ OR RIGHTS INCIDENTAL THERETO AS SET FORTH IN A -- PROTECTED FROM BEING TRANSPORTED FROM THE SITE BY WAND OR WATER. L�"Yj.��[[h,:'e:t- 4'+S.�JT Construct sediment barrier PAGE 222 OF OFFICIAL RECORDS. (DENOTED HEREON AS mm 6 in ( ) 3. FUELS, OILS, SOLVENTS, AND OTHER TOXIC MATERIALS MUST BE STORED IN ACCORDANCE WITH THEIR SYMBOL ®) sedimentent trapping device LISTING AND SHALL NOT CONTAMINATE THE SOIL NOR THE SURFACE WATERS. ALL APPROVED TOXIC Original grgde ON oil STORAGE CONTAINERS ARE TO BE PROTECTED FROM THE WEATHER. SPILLS MUST BE CLEANED UP 2 AN EASEMENT GRANTED TO THE CITY OF MOORPARK FOR TETT _.Y'�r't An THE PURPOSE OF STORM DRAINAGE AND ALL NECESSARY I. 4. NON -STORM WATER RUNOFF FROM EQUIPMENT AND VEHICLE WASHING AND ANY OTHER ACTIVITY APPURTENANCES AND RIGHTS INCIDENTAL THERETO AS SET SHALL BE CONTAINED ON THE PROJECT SITE. FORTH IN A DOCUMENT RECORDED APRIL 5, 1993 AS U _ INSTRUMENT NO. 93-079359 OF OFFICIAL RECORDS. r 3 5. EXCESS OR WASTE CONCRETE MAY NOT BE WASHED INTO THE PUBLIC WAY OR ANY DRAINAGE (DENOTED HEREON SYMBOL Q) O SYSTEM. PROVISIONS SHALL BE MADE TO RETAIN CONCRETE WASTES ON-SITE UNTIL IT CAN BE y..� I l 3 AN EASEMENT GRANTED TO SOUTHERN CALIFORNIA EDISON so s 10 m '1e 6. TRASH AND CONSTRUCTION RELATED SOLID WASTES MUST BE DEPOSITED INTO A COVERED COMPANY FOR THE PURPOSE OF PUBUC UTILITIES AND ,�. TO PREVENT CONTAMINATION OF STORM WATER AND DISPERSAL BY WIND. RIGHTS INCIDENTAL THERETO AS SET FORTH IN A �1 STAPLES (2 10 ML PLASTIC BINDING WIRE raffic, whichever iis DOCUMENT RECORDED JULY 25, 2000 AS INSTRUMENT N0. mmmmmmmmmmLRECEPTACLE 7. SEDIMENTS AND OTHER MATERIALS SHALL NOT BE TRUCKED FROM THE SITE BE VEHICLE TRAFFIC. THE 2000-116854 OF OFFICIAL RECORDS. (DENOTED HEREON AS DT ( ) ED B CONSTRUCTION ENTRANCE ROADWAYS MUST BE STABIUZED SO AS TO INHIBIT SEDIMENTS FROM BEING SYMBOL ® ) I lata - [L DEPOSITED INTO THE STREET/ PUBLIC WAYS. ACCIDENTAL DEPOSITION MUST BE SWEPT UP W 7.3 m. 24 ft min IMMEDIATELY AND MAY NOT BE WASHED DOWN BY RAIN OR ANY OTHER MEANS B. RETENTION BASINS OF SUFFICIENT SIZE SHALL BE PROVIDED TO RETAIN STORM WATER RUNOFF V ON-SITE AND SHALL BE PROPERLY LOCATED TO COLLECT ALL TRIBUTARY SITE RUNOFF. NOTE: 9. WHERE RETENTION OF STORM WATER RUNOFF ON-SITE IS NOT FEASIBLE DUE TO SITE CONSTRAINTS, STRAW BALE CONTRACTOR TO APPLY FLEXTERRA HIGH RUNOFF MAY BE CONVEYED TO THE STREET AND THE STORM DRAIN SYSTEM PROVIDED THAT AN PERFORMANCE -FLEXIBLE GROWTH MEDIUM OR APPROVED FILTERING SYSTEM IS INSTALLED AND MAINTAINED ON-SITE DURING THE CONSTRUCTION EQUAL TO STABILIZE ANY EXPOSED SOIL DUE DURATION. TO VEGETATION REMOVALS. h (0.25 ac ro/100 ft) ,1/ 10. ANY SLOPES WITH DISTURBED SOILS OR DENUDED OF VEGETATION MUST BE STABILIZED SO AS TO elm°rihm.. Maximum recommended INHIBIT STAKES (2 PER 1. ACTUAL LAYOUT DETERMINED IN FIELD. U BALE) slope length. c 2. THE CONCRETE WASHOUT SIGN y a 1 r SECTION B -B SHALL BE INSTALLED WITHIN :a :1 •1 :. •� 11 r r y Y y'' 1 1 1 .1 :r - :r •1 ('(lAl(`RPTP' 11UACTP' AAANIArPAAPAIT f1PTAll • a l � W UNIT 4 86.62 FF UNIT 1 86.42 FF UNIT 47 86.52 FF UNIT 46 86.62 FF UNIT 45 86.62 FF UNIT 44 86.72 FF s�ynv Iul 111.:: ■1■ Ely E l u) Nil UNII 43 UNIT 42 UNIT 41 UNIT 39 UNIT 38 UNIT r FF 87.0 r FF 87.1 FF 87.3 FF10. _��_ _ ohm -71 / 11111111 /� e G R.UNIT 35 UNIT 34Kid A 87.75 FF 87.85 FF FF 22 UNIT 23 88.00 FF 25 FF I30 FF UNIT 28 88.20 FF UNIT 3 UNIT 32 UNIT 31 UNIT 30 UNIT 29 88.05 FF 88.15 FF 88.15 FF 88.25 FF 88.25 FF 10" W G 10" W _G_ a' min NII REMOVE CURB /PLANTER I� PAVE TO PROPERTY LINE ;- ACCESS EASEMENT Crushed aggregate greater than 75 mm 10 ML PLASTIC e Is LINING (3 in) but smaller than 150 mm (6 in) 'LLOS ANGELES AVENUE - G; HSP/ G G G G G C3 C3 10 ML PLASTIC STORMWATER POLLUTION PLAN NOTES EASEMENTS 0 0 1. ERODED SEDIMENTS AND POLLUTANTS SHALL BE RETAINED ON SITE AND SHALL NOT BE TRANSPORTED 1 AN EASEMENT GRANTED TO SOUTHERN CALIFORNIA EDISON C FROM THE SITE VIA SHEET FLOW, SWALES, AREA DRAINS, NATURAL DRAINAGE OR WAND. COMPANY FOR THE PURPOSE OF PUBUC UTILITIES AND so so 2. STOCKPILES OF EARTH AND OTHER CONSTRUCTION -RELATED MATERIALS SHALL BE COVERED AND/ OR RIGHTS INCIDENTAL THERETO AS SET FORTH IN A -- PROTECTED FROM BEING TRANSPORTED FROM THE SITE BY WAND OR WATER. DOCUMENT RECORDED DECEMBER 2, 1960 IN BOOK 1935 Crushed aggregate greater than 75 mm Construct sediment barrier PAGE 222 OF OFFICIAL RECORDS. (DENOTED HEREON AS mm 6 in ( ) 3. FUELS, OILS, SOLVENTS, AND OTHER TOXIC MATERIALS MUST BE STORED IN ACCORDANCE WITH THEIR SYMBOL ®) sedimentent trapping device LISTING AND SHALL NOT CONTAMINATE THE SOIL NOR THE SURFACE WATERS. ALL APPROVED TOXIC Original grgde �T IN FIELD. STORAGE CONTAINERS ARE TO BE PROTECTED FROM THE WEATHER. SPILLS MUST BE CLEANED UP 2 AN EASEMENT GRANTED TO THE CITY OF MOORPARK FOR TETT SHALL BE INSTALLED WITHIN IMMEDIATELY AND DISPOSED OF PROPERLY AND SHALL NOT BE WASHED INTO THE DRAINAGE SYSTEM. THE PURPOSE OF STORM DRAINAGE AND ALL NECESSARY I. 4. NON -STORM WATER RUNOFF FROM EQUIPMENT AND VEHICLE WASHING AND ANY OTHER ACTIVITY APPURTENANCES AND RIGHTS INCIDENTAL THERETO AS SET SHALL BE CONTAINED ON THE PROJECT SITE. FORTH IN A DOCUMENT RECORDED APRIL 5, 1993 AS U ,9e o INSTRUMENT NO. 93-079359 OF OFFICIAL RECORDS. r 3 5. EXCESS OR WASTE CONCRETE MAY NOT BE WASHED INTO THE PUBLIC WAY OR ANY DRAINAGE (DENOTED HEREON SYMBOL Q) O SYSTEM. PROVISIONS SHALL BE MADE TO RETAIN CONCRETE WASTES ON-SITE UNTIL IT CAN BE GRAPHIC SCALE I APPROPRIATELY DISPOSED OF OR RECYCLED. 3 AN EASEMENT GRANTED TO SOUTHERN CALIFORNIA EDISON so s 10 m '1e 6. TRASH AND CONSTRUCTION RELATED SOLID WASTES MUST BE DEPOSITED INTO A COVERED COMPANY FOR THE PURPOSE OF PUBUC UTILITIES AND al TO PREVENT CONTAMINATION OF STORM WATER AND DISPERSAL BY WIND. RIGHTS INCIDENTAL THERETO AS SET FORTH IN A �1 STAPLES (2 10 ML PLASTIC BINDING WIRE raffic, whichever iis DOCUMENT RECORDED JULY 25, 2000 AS INSTRUMENT N0. mmmmmmmmmmLRECEPTACLE 7. SEDIMENTS AND OTHER MATERIALS SHALL NOT BE TRUCKED FROM THE SITE BE VEHICLE TRAFFIC. THE 2000-116854 OF OFFICIAL RECORDS. (DENOTED HEREON AS DT ( ) ED B CONSTRUCTION ENTRANCE ROADWAYS MUST BE STABIUZED SO AS TO INHIBIT SEDIMENTS FROM BEING SYMBOL ® ) I lata - [L DEPOSITED INTO THE STREET/ PUBLIC WAYS. ACCIDENTAL DEPOSITION MUST BE SWEPT UP W 7.3 m. 24 ft min IMMEDIATELY AND MAY NOT BE WASHED DOWN BY RAIN OR ANY OTHER MEANS B. RETENTION BASINS OF SUFFICIENT SIZE SHALL BE PROVIDED TO RETAIN STORM WATER RUNOFF V ON-SITE AND SHALL BE PROPERLY LOCATED TO COLLECT ALL TRIBUTARY SITE RUNOFF. NOTE: 9. WHERE RETENTION OF STORM WATER RUNOFF ON-SITE IS NOT FEASIBLE DUE TO SITE CONSTRAINTS, STRAW BALE CONTRACTOR TO APPLY FLEXTERRA HIGH RUNOFF MAY BE CONVEYED TO THE STREET AND THE STORM DRAIN SYSTEM PROVIDED THAT AN PERFORMANCE -FLEXIBLE GROWTH MEDIUM OR APPROVED FILTERING SYSTEM IS INSTALLED AND MAINTAINED ON-SITE DURING THE CONSTRUCTION EQUAL TO STABILIZE ANY EXPOSED SOIL DUE DURATION. TO VEGETATION REMOVALS. h (0.25 ac ro/100 ft) ,1/ 10. ANY SLOPES WITH DISTURBED SOILS OR DENUDED OF VEGETATION MUST BE STABILIZED SO AS TO elm°rihm.. Maximum recommended INHIBIT STAKES (2 PER 1. ACTUAL LAYOUT DETERMINED IN FIELD. G 10" W _G_ a' min NII REMOVE CURB /PLANTER I� PAVE TO PROPERTY LINE ;- ACCESS EASEMENT 15 m (49.2 ft) Min (� or four times the circumference ' ` of the largest construction vehicle tire, Match whichever is greater Existing PLAN WTT Grade _ CONSTRUCTION ENTRANCE SCALE: N.T.S. PLACE WITH POINTED N DIRECTION OF FLOW. LAY 1 ` NEXT BAG ON FLAP, STOMPING EACH BAG INTO PLACE / TO PREVENT SPACES BETWEEN BAGS OR TUCK FLAPS UNDER FILLED PORTION AS SWDWN AT TOP ILUSTRATION. LAY ONE ROW HIGH BEFORE STARTING THE SECOND LAYER. STAGGER THE SECOND LAYER ON THE FIRST ROW. FILL BAGS ONE-HALF FULL .y LIMIT PLACEMENT TO THREE LAYERS UNLESS A BUILDING IS USED AS BACKING OR SANDBAGS A PYRMIDED AS SHOWN. TYPICAL SAND BAG DETAIL SCALE; N.T.S. LATH AND WM-8A FLAGGING 10' ON ALL MIN SANDBI SIDES O O C3 O SANDBAG Crushed aggregate greater than 75 mm 10 ML PLASTIC e Is LINING (3 in) but smaller than 150 mm (6 in) OJ e e e 0 Corrugated steel panels BERM 0 C3 C3 10 ML PLASTIC NOT Original 0 0 NOT TPOSCALE grgde C 300 mm �In) Unless otherwise so so MIN specified by a soils engineer Filter fabric -- NOTE: NOT TO SCALE Crushed aggregate greater than 75 mm Construct sediment barrier 3 in but smaller than 150 ( ) mm 6 in ( ) and crunoff Sediment trapping Filter fabric sedimentent trapping device 2 X 12 ROUGH LINING Original grgde WOOD FRAME PLAN IN FIELD. 300 mm (12 in) Min, unless otherwise TYPE 'BELOW GRADE' SHALL BE INSTALLED WITHIN specified by a soils engineer 30 FT. OF THE TEMPORARY CONCRETE WASHOUT FACILITY. WM-8B 1'>� WOOD POST SECTION ,9e o r 3 6 �� CorrugatedB �B�B steel panels CONCRETE WASHOUT O � I 3 m (9.8 ft) min o or as required t0 accomodate (OR EQUIVALENT) al anticipated �1 STAPLES (2 10 ML PLASTIC BINDING WIRE raffic, whichever iis (� s greater. PER BALE) LINING z N B / W 7.3 m. 24 ft min 1 15 m (49.2 ft) Min (� or four times the circumference ' ` of the largest construction vehicle tire, Match whichever is greater Existing PLAN WTT Grade _ CONSTRUCTION ENTRANCE SCALE: N.T.S. PLACE WITH POINTED N DIRECTION OF FLOW. LAY 1 ` NEXT BAG ON FLAP, STOMPING EACH BAG INTO PLACE / TO PREVENT SPACES BETWEEN BAGS OR TUCK FLAPS UNDER FILLED PORTION AS SWDWN AT TOP ILUSTRATION. LAY ONE ROW HIGH BEFORE STARTING THE SECOND LAYER. STAGGER THE SECOND LAYER ON THE FIRST ROW. FILL BAGS ONE-HALF FULL .y LIMIT PLACEMENT TO THREE LAYERS UNLESS A BUILDING IS USED AS BACKING OR SANDBAGS A PYRMIDED AS SHOWN. TYPICAL SAND BAG DETAIL SCALE; N.T.S. LATH AND WM-8A FLAGGING 10' ON ALL MIN SANDBI SIDES O O C3 O SANDBAG 0 10 ML PLASTIC e Is LINING 0 L OJ e e e 0 O BERM 0 C3 C3 10 ML PLASTIC NOT LINING 0 0 NOT TPOSCALE TYPE "BELOW GRADE' C so so sr� 10' so so MIN "NIN B B -- WOOD FRAME SECURELY w FASTENED AROUND ENTIRE PERIMETER 477.85 INV.-IN(E) WITH TWO STAKES Basan 6' HEIGHT STAKE SECTION B -B (TYP) NOT TO SCALE TWO -STACKED 10 ML PLASTIC NOTES 2 X 12 ROUGH LINING 1. ACTUAL LAYOUT DETERMINED WOOD FRAME PLAN IN FIELD. NOT TO SCALE 2. THE CONCRETE WASHOUT SIGN TYPE 'BELOW GRADE' SHALL BE INSTALLED WITHIN G 30 FT. OF THE TEMPORARY CONCRETE WASHOUT FACILITY. WM-8B 1'>� WOOD POST 10' EVA e n n n e Is Is e e e e e 0 e 0 e e e e 0 0 0 0 0 - - - - - II > so so sr� so so TYPE 'BELOW GRADE" PANTED WHITE SD J.S. -- _- ------------ _______,_..�-_� 1••f� i•••f� ..-JN( Q 477.85 INV.-IN(E) Basan 6' HEIGHT o G MIN e n n n e Is Is e e e e e 0 e 0 e e e e 0 0 0 0 0 0 0 STAKE TYP ( ) B 1/8' DIA�� STEEL a MARE STAPLE DETAIL vatim -na �'' 1 �LLJ�� sures"imams �i% jl ns aem ren m:re Nnaa 18 mmz1amm=udID.T. I.o' whbermiinmr 4commUMe.d za.nale.r. VIC "ioatamvertlan" ended mix d9'apadnA Width=492' Tum last 6.5' of fence up-slope ENTRENCHMENT DETAIL TYPICAL FIBER ROLL INSTALLATION NOTE: N.T.S. N.T.S. Locate sit fence along a level contour. FIBER ROLL DETAILS TYPICAL SILT FENCE LAYOUT SCALE: N.T.S. SCALE: N.T.S. SCALE: N.T.S. KEYNOTES: Q STABIUZED CONSTRUCTION ENTRANCE PER TC -1 W/WASH RACK. Q SILT FENCE ALONG PERIMETER W/FIBER ROLLS PER SE -1, SE -5. Q SEDIMENT TRAP FOR WASH -RACK RUNOFF PER SE -5. ® DESIGNATED AREA FOR MATERIAL STORAGE AND STOCK PILING. Q SANGBAG BARRIERS AROUND STOCKPILE. . 477.81 INV.-0UT 10" W -- 1( 10 ML PLASTIC STRAW BALE (�) 0 - - LINING ELAN PLYWOOD NOT -rff-MALE 48"X24" EX. DRIVEWAY-// RIVEWAY _ TYPE 'BELOW GRADE" PANTED WHITE -- WITH STRAW BALES BLACK LETTERS -�� G Basan 6' HEIGHT ` _ G G 0.5" LAG SCREWS �- n G G A n G_ 1'>� WOOD POST 3'X3"XB' - CONCRETE WASHOUT SIGN DETAIL (OR EQUIVALENT) �1 STAPLES (2 10 ML PLASTIC BINDING WIRE i PER BALE) LINING / 1 V sem. _ - _ �1 Maximum tributary area:1 STRAW BALE �. - 0.3 ha/328' of fence 1 h (0.25 ac ro/100 ft) ,1/ NATIVE MATERIAL N (OPTIONAL) WOOD OR METAL r,°4,' (I " v elm°rihm.. Maximum recommended ' 1 / STAKES (2 PER 1. ACTUAL LAYOUT DETERMINED IN FIELD. U BALE) slope length. c 2. THE CONCRETE WASHOUT SIGN y a 1 SECTION B -B SHALL BE INSTALLED WITHIN ' y rib"rale s„s* / 30 FT. OF THE TEMPORARY y Y y'' �;,• / CONCRETE WASHOUT FACILITY. ('(lAl(`RPTP' 11UACTP' AAANIArPAAPAIT f1PTAll vatim -na �'' 1 �LLJ�� sures"imams �i% jl ns aem ren m:re Nnaa 18 mmz1amm=udID.T. I.o' whbermiinmr 4commUMe.d za.nale.r. VIC "ioatamvertlan" ended mix d9'apadnA Width=492' Tum last 6.5' of fence up-slope ENTRENCHMENT DETAIL TYPICAL FIBER ROLL INSTALLATION NOTE: N.T.S. N.T.S. Locate sit fence along a level contour. FIBER ROLL DETAILS TYPICAL SILT FENCE LAYOUT SCALE: N.T.S. SCALE: N.T.S. SCALE: N.T.S. KEYNOTES: Q STABIUZED CONSTRUCTION ENTRANCE PER TC -1 W/WASH RACK. Q SILT FENCE ALONG PERIMETER W/FIBER ROLLS PER SE -1, SE -5. Q SEDIMENT TRAP FOR WASH -RACK RUNOFF PER SE -5. ® DESIGNATED AREA FOR MATERIAL STORAGE AND STOCK PILING. Q SANGBAG BARRIERS AROUND STOCKPILE. No. C-52531 Eap. 12/31/20 W W\n Z LQ rn / 00 V/ IL JW< E J Z 1 SW O z z< LL J IL a JO0 JNz ZtoaW CL v W 3r, Ir 0 (� q:8 o w iJ a z 0z W o. v ISSUE: CONCEPT DATE: 09/04/19 CHECKED:TL DRAWN: JR DRAWING FILE: PROJECT NO.: LA -701 SHEET NUMBER: 1 OF 1 SHEETS SCALE: AS SHOWN 0 V c S - h of � a � C c W N OJ 0 c m a w v J � Ililllllllll U 'illllllllll'' No. C-52531 Eap. 12/31/20 W W\n Z LQ rn / 00 V/ IL JW< E J Z 1 SW O z z< LL J IL a JO0 JNz ZtoaW CL v W 3r, Ir 0 (� q:8 o w iJ a z 0z W o. v ISSUE: CONCEPT DATE: 09/04/19 CHECKED:TL DRAWN: JR DRAWING FILE: PROJECT NO.: LA -701 SHEET NUMBER: 1 OF 1 SHEETS SCALE: AS SHOWN 1 I VESTING TENTATIVE TRACT MAP 5869 FOR GREEN ISLAND VILLAS IN THE a = SIERRA AVE fl CITY OF MOORPARK, COUNTY OF VENTURA m EVER STATE OF CALIFORNIA W. LOS ANGELES AVE CD I I I w l I I w l 1 W Z 1 I m UNIDOS AVE Lul I I JAMES WEAK AVE s Q I Q I 1R u m I W I I 1 I ���j'�■■■ VILLA CAMPE INA A VICINITY MAP GRAPHIC SCALE SCALE 1"-500• I I 20 0 16 m w 120 ";-----------��-------------------------------_—_--� SITE ADDRESS: CML ENGINEER: UTILJTY COMPANIES �0 SIERRA AVENUE OF (IN1'=) GREEN ISLAND VILLAS LUND AND ASSOCIATES, INC. ELECTRICITY; I J 1 inch = 30 (t, 635 WEST LOS ANGELES AVENUE 23138 GALVA AVE. SOUTHERN CALIFORNIA EDISON MOORPARK, CALIFORNIA 91405 TORRANCE. CALIFORNIA 90505 PO BOX 800 s 'e TEL: (424) 398-0299 ROSEMEAD, CA 91770 w w ral s 4 I s a I I �O♦�� RC51PSl��-� I ARCHITECT: CONTACT: TRACY WIND, P.E. GAS; { PROP 8' HIGH 2 SITE AREA IS 174,469 SQ. FT (4.01 ACRES) NET AND 202,118 SQ. 111 PURPOSE OF PUBLIC UTILITIES AND RIGHTS INCIDENTAL THERETO AS SET 1�1 I 6 ALL THAT PERTAIN REAL PROPERTY SITUATED IN THE COUNTY OF VENTURA, STATE OF CALIFORNIA, DESCRIBED AS 1O '' LOT I PROJECT NO. LA -701 SOUTHERN CALIFORNIA GAS COMPANY 1 AZO.99, 3 SITE IS DESIGNATED COMMERCIAL IN THE MOORPARK GENERAL tD -� FOLLOWS: PLAN AND IS ZONED CPD (COMMERCIAL PLANNED DEVELOPMENT). 7 ALL PARKING AND ACCESS IS KETTER DESIGN PROPOSED SITE TO BE ZONED FOR MULTIFAMILY RESIDENTIAL. i INCIDENTAL THERETO AS SET FORTH IN A DOCUMENT RECORDED APRIL 5, j - -. ___ 1 _ , 14541 DELANO ST.SURVE1fOR: PO BOX 3150 s 1 I— PART OF LOT "P" AS THE SAME IS DESIGNATED AND DELINEATED UPON THAT CERTAIN MAP ENTITLES, "MAP OF A M3_X _ _ _. _ _ _ ___ _ _ _ _ VAN NUYS, CALIFORNIA 91411 SAN DIMAS, CA 91773 _ _ PURPOSE OF PUBLIC UTILITIES AND RIGHTS INCIDENTAL THERETO AS SET PART OF TRACT "L" OF THE RANCHO SIMI, IN THE CITY OF MOORPARK; COUNTY OF VENTURA, STATE OF CALIFORNIA, IN A DOCUMENT RECORDED JULY 25, 2000 AS INSTRUMENT NO. PAVE TO PROPER UNE I I TEL:- (818) 387-8832 DRC ENGINEERING, INC. SHOWING THE TOWN SITE OF MOORPARK AND LANDS OF MADELEINE R. POINDEXTER AND RECORDED IN THE OFFICE OF I EMAIL: BOAZ®KETTERDESIGNS.COM 160 S OLD SPRINGS RD # 210 WATER AND SEWER; I THE COUNTY OF SAID VENTURA COUNTY , IN BOOK 5 OF MISCELLANEOUS RECORDS (MAPS), PAGE 5. ANAHEIM, CA 92808 VENTURA COUNTY WATERWORKS DISTRICT 1 LOT #' # 50 LOT �{ 49 # LOT # 48 LOT # 47 I \ LOT 46 GEOTECH ENGINEER: PHONE: 714-685-6860 PO BOX 250 MOORPARK, CA 93020 471.0• UM 16 17 I 19'-9" LOT 45 \ # CONTACT: PASCAL APOTHELOZ LINT 7 I UNr 0 I Alli I I UNIT 70 LINT 11 I IMT 12 I IRRT��_L_Iur 74 I LINT to I I UN7 la I LINT 10 I IRRT >w I UNIT 21 I UNC M III I ADVANCED GEOTECHNIQUES I F� `� % I r I 3467 OCEAN VIEW BOULEVARD, SUITE C CABLE AND TELEPHONE; V GLENDALE, CALIFORNIA 91208 AT&T C i PROk 8• IGH THE BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE OF LOS ANGELES AVENUE AS SHOWN ON THE MAP OF ® 1 F_r 1 I �1 N 1 H17 I TEL- (818) 549-0330 800-288-2020 s❑ U TRACT NO. 1240, FILED IN BOOK 30, PAGES 56-59 OF MISCELLANEOUS RECORDS, BEING NORTH 89'59.25" WEST. T I I 6' ISON EASEMENT PER T 1240 30 MR 5 59 I I D°G' 1s3s P 222 I I— www.ott.com LEGAL DESCPoPTION ral s s LOT # 51 _ EXISTINGON WALL PROP 8' ,HIGH 1NALL�� U) 0 LOT # 52 M M 0 O Z PROP FENCE UNE-\ EVEREST AVENUE t0 to FC U LOT # 53 < PROP 8 I H MASONRY (SOUND E ) XISTING 6' EDISON ASEMENT PER DOC 0. 1935 PAGE 222 LOT # 54 EXISTING 22' EDISON - EASEMENT DOC NO. 2000-116854 4 I s a I I �O♦�� RC51PSl��-� s ( N I { PROP 8' HIGH 2 SITE AREA IS 174,469 SQ. FT (4.01 ACRES) NET AND 202,118 SQ. 111 PURPOSE OF PUBLIC UTILITIES AND RIGHTS INCIDENTAL THERETO AS SET s LOT # 51 _ EXISTINGON WALL PROP 8' ,HIGH 1NALL�� U) 0 LOT # 52 M M 0 O Z PROP FENCE UNE-\ EVEREST AVENUE t0 to FC U LOT # 53 < PROP 8 I H MASONRY (SOUND E ) XISTING 6' EDISON ASEMENT PER DOC 0. 1935 PAGE 222 LOT # 54 EXISTING 22' EDISON - EASEMENT DOC NO. 2000-116854 IMT 4 UNT 3 UNIT 2 wR 7 B 1 4uWT 4aC UNr 44 BENCH MAW - 1 /YiIY 1 ► LINTY BENCHMARK) sm • ua.'�� �re.��0��ae.�i ���. •La�s�ydN��n-�q�r♦��a��a. eo�re. ••i ��♦�� u�r♦iriei�j,�- ' NORTHWEST CORNEROF • 1 GABBERT ROAD. i0S4�Z� ��♦ cA �d♦� ��� �J�A��� RYAS �� .Y ��Z♦♦ �P�♦ �� �A.♦ �� �� N.f� �Y��.*���� /p� �1� I ANGELES AVENUE, 74 FEET WEST • I ROAD, I ' • 1 • • • • • • •CALIFORNIA1 • • •BUILDING./ S'i I I ► � r CONTOUR INTERVAL=l' LEGEND AND SYMBOLS TFLE EASEMENTS � I p4 rol _ ►� 0 ONE,°0000i�000co� LwT 0 ® UNra 4 ASSESSOR'S PARCEL NUMBER IS 511-0-141-130. UNIT M 14�1� �O♦�� RC51PSl��-� I ►ori PROP 8' HIGH 2 SITE AREA IS 174,469 SQ. FT (4.01 ACRES) NET AND 202,118 SQ. 111 PURPOSE OF PUBLIC UTILITIES AND RIGHTS INCIDENTAL THERETO AS SET 1�1 I 6 ALL THAT PERTAIN REAL PROPERTY SITUATED IN THE COUNTY OF VENTURA, STATE OF CALIFORNIA, DESCRIBED AS 1O MASONRY WALL (TYP.) PROPERTY UNE •5 '20"W AZO.99, 3 SITE IS DESIGNATED COMMERCIAL IN THE MOORPARK GENERAL tD -� FOLLOWS: PLAN AND IS ZONED CPD (COMMERCIAL PLANNED DEVELOPMENT). 7 ALL PARKING AND ACCESS IS JOINT RECIPROCAL. PROPOSED SITE TO BE ZONED FOR MULTIFAMILY RESIDENTIAL. i INCIDENTAL THERETO AS SET FORTH IN A DOCUMENT RECORDED APRIL 5, j - -. ___ 1 1993 AS INSTRUMENT NO. 93-079359 OF OFFICIAL RECORDS. (DENOTED ' - •r,__ I— PART OF LOT "P" AS THE SAME IS DESIGNATED AND DELINEATED UPON THAT CERTAIN MAP ENTITLES, "MAP OF A M3_X _ _ _. _ _ _ ___ _ _ _ _ __ _ _ PURPOSE OF PUBLIC UTILITIES AND RIGHTS INCIDENTAL THERETO AS SET PART OF TRACT "L" OF THE RANCHO SIMI, IN THE CITY OF MOORPARK; COUNTY OF VENTURA, STATE OF CALIFORNIA, IN A DOCUMENT RECORDED JULY 25, 2000 AS INSTRUMENT NO. PAVE TO PROPER UNE EX. STORM 2000-116854 OF OFFICIAL RECORDS. (DENOTED HEREON AS SYMBOL_ACCESSEASEMENT------ SHOWING THE TOWN SITE OF MOORPARK AND LANDS OF MADELEINE R. POINDEXTER AND RECORDED IN THE OFFICE OF THE COUNTY OF SAID VENTURA COUNTY , IN BOOK 5 OF MISCELLANEOUS RECORDS (MAPS), PAGE 5. I 471.0• UM 16 17 I 19'-9" IIHi a I UNIT a I LINT 7 I UNr 0 I Alli I I UNIT 70 LINT 11 I IMT 12 I IRRT��_L_Iur 74 I LINT to I I UN7 la I LINT 10 I IRRT >w I UNIT 21 I UNC M III pREECORRDER BASIS OF BEAPoNGS I F� `� I 1 V C i PROk 8• IGH THE BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE OF LOS ANGELES AVENUE AS SHOWN ON THE MAP OF ® 1 F_r 1 I �1 N 1 H17 ® ® MASONRY W ( .} I U TRACT NO. 1240, FILED IN BOOK 30, PAGES 56-59 OF MISCELLANEOUS RECORDS, BEING NORTH 89'59.25" WEST. IMT 4 UNT 3 UNIT 2 wR 7 B 1 4uWT 4aC UNr 44 BENCH MAW - 1 /YiIY 1 ► LINTY BENCHMARK) sm • ua.'�� �re.��0��ae.�i ���. •La�s�ydN��n-�q�r♦��a��a. eo�re. ••i ��♦�� u�r♦iriei�j,�- ' NORTHWEST CORNEROF • 1 GABBERT ROAD. i0S4�Z� ��♦ cA �d♦� ��� �J�A��� RYAS �� .Y ��Z♦♦ �P�♦ �� �A.♦ �� �� N.f� �Y��.*���� /p� �1� I ANGELES AVENUE, 74 FEET WEST • I ROAD, I ' • 1 • • • • • • •CALIFORNIA1 • • •BUILDING./ S'i I I ► � r CONTOUR INTERVAL=l' LEGEND AND SYMBOLS TFLE EASEMENTS � I p4 rol _ ►� 0 ONE,°0000i�000co� LwT 0 ® UNra STREET A II I SEIM uwr 37 i uwT 21 I 1 36'-0" ( LINT M 4 ASSESSOR'S PARCEL NUMBER IS 511-0-141-130. UNIT M 14�1� �O♦�� RC51PSl��-� �]j O. ►ori ��a� :�uacaris�.��♦iT►�a 2 SITE AREA IS 174,469 SQ. FT (4.01 ACRES) NET AND 202,118 SQ. 111 PURPOSE OF PUBLIC UTILITIES AND RIGHTS INCIDENTAL THERETO AS SET 1�1 I 6 SITE IS IN FLOOD ZONE X ON FIRM PANELS 06111C0819E. REVISED 222 OF OFFICIAL RECORDS. (DENOTED HEREON AS SYMBOL ® ) I 1 3 SITE IS DESIGNATED COMMERCIAL IN THE MOORPARK GENERAL LLI3 C) _ -� PLAN AND IS ZONED CPD (COMMERCIAL PLANNED DEVELOPMENT). 7 ALL PARKING AND ACCESS IS JOINT RECIPROCAL. PROPOSED SITE TO BE ZONED FOR MULTIFAMILY RESIDENTIAL. STREET A II I SEIM uwr 37 i uwT 21 I 1 36'-0" ( LINT M 4 ASSESSOR'S PARCEL NUMBER IS 511-0-141-130. UNIT M LRU 57 A _ _ 11_-1-1 Llmr M 2 SITE AREA IS 174,469 SQ. FT (4.01 ACRES) NET AND 202,118 SQ. :7 �ee� �i �� ��a • ��a�si ��� e�s�.� a �/ PROPOSED GA -- - - --- 25 w 4 s3` -- ---- --- --- --- ---- --- - T _ –W W� W W w.. W--� W W W W,.__w W_ — T= — Q EXISTING 93 B? RM -- s ( EX,. PULL BOX TO BE EXISTING OR TO POGiER a W - -_-- ' RELOCATED BY OTHERS POLE TO BE RELOCATE � i � ,,, [] EASEMENT PER rn � CONTRACTOR TO .�. _ - �'-o REMOVE EXISTING _ s s s s s �� s I s aa�s s 1 s z 52-2 12 W w vV �w w w rn-..� _ r of STREET LIGHT. _ - COORDINATE 1Nlji�g_CF r as PROP SAW -CUT iO --fORRE♦_DIOI�: t3=1.J_ _3 Asp;,. aww, PROP DRIVEWAY PER ----y---_ I ----------------- ---==eaLmANs sTQIPLAN ,a V V LOS ANGELES AVENUE R J MH -- -- 1 SITE IS A 1 LOT TRACT MAP FOR CONDOMINIUM PURPOSES FOR 4 ASSESSOR'S PARCEL NUMBER IS 511-0-141-130. GREEN ISLAND VILLAS. d O 5 LANDSCAPING IS 28081 SQ. FT 16.1 % OF SITE. 2 SITE AREA IS 174,469 SQ. FT (4.01 ACRES) NET AND 202,118 SQ. PURPOSE OF PUBLIC UTILITIES AND RIGHTS INCIDENTAL THERETO AS SET _j J / FT (4.64 ACRES) GROSS. 6 SITE IS IN FLOOD ZONE X ON FIRM PANELS 06111C0819E. REVISED 222 OF OFFICIAL RECORDS. (DENOTED HEREON AS SYMBOL ® ) LOMR CASE NO 10-09-2904P EFF DATE 6/13/2011.. 3 SITE IS DESIGNATED COMMERCIAL IN THE MOORPARK GENERAL LLI3 C) _ -� PLAN AND IS ZONED CPD (COMMERCIAL PLANNED DEVELOPMENT). 7 ALL PARKING AND ACCESS IS JOINT RECIPROCAL. PROPOSED SITE TO BE ZONED FOR MULTIFAMILY RESIDENTIAL. im- -W— Asph. UNE =w MR 29'-10" 11'-11" I15' -0 -•III 1 GARAGE II II FIOOR X - MIN 2 `6" STEP ______ AC PAVEMENT =_= -___ PROP PERMEABLE PAVER W/ -- -- 6"x12' CURB PER STD S-485-0 SECTION A -A TYPICAL DRIVE ALISE SCALE = NTS 27'-8" 10'-10" III^ -II 1I�^I GARAGE II II I °i FLOOR % AIN I I I I MIN I HC RAMP PER AC PAVEMENT ARCH. PLAN PROP PERMEABLE PAVER W/ 6'x12' CURB PER STD S-485-0 SECTION B -B TYPICAL DRIVE ALISE AT HC RAMP SCALE - NTS I It PROP 8' HIGH EX MASONRY WALL WALL 86.08± FF=86.62 6" STEP GROUND SECTION C -C TYPICAL BOUNDARY SECTION SCALE = NTS a�� d O EASEMENT ---------- 2 AN EASEMENT GRANTED TO SOUTHERN CALIFORNIA EDISON COMPANY FOR THE M EL PURPOSE OF PUBLIC UTILITIES AND RIGHTS INCIDENTAL THERETO AS SET _j J / PROJECT BOUNDARY - - FORTH IN A DOCUMENT RECORDED DECEMBER 2, 1960 IN BOOK 1935 PAGE q - W LID 222 OF OFFICIAL RECORDS. (DENOTED HEREON AS SYMBOL ® ) a RIDGE LINE ---R--- - LLI3 C) _ -� AN EASEMENT GRANTED TO THE CITY OF MOORPARK FOR THE PURPOSE OF O_ EXISTING GRADE CONTOUR STORM DRAINAGE AND ALL NECESSARY APPURTENANCES AND RIGHTS INCIDENTAL THERETO AS SET FORTH IN A DOCUMENT RECORDED APRIL 5, j PROPERTY LINE -- 1993 AS INSTRUMENT NO. 93-079359 OF OFFICIAL RECORDS. (DENOTED HEREON SYMBOL Q) - _ EX. WATER 4 AN EASEMENT GRANTED TO SOUTHERN CALIFORNIA EDISON COMPANY FOR THE --------------t--EX. SAN PURPOSE OF PUBLIC UTILITIES AND RIGHTS INCIDENTAL THERETO AS SET �w /PLANTERFORTH IN A DOCUMENT RECORDED JULY 25, 2000 AS INSTRUMENT NO. PAVE TO PROPER UNE EX. STORM 2000-116854 OF OFFICIAL RECORDS. (DENOTED HEREON AS SYMBOL_ACCESSEASEMENT------ Asph. UNE =w MR 29'-10" 11'-11" I15' -0 -•III 1 GARAGE II II FIOOR X - MIN 2 `6" STEP ______ AC PAVEMENT =_= -___ PROP PERMEABLE PAVER W/ -- -- 6"x12' CURB PER STD S-485-0 SECTION A -A TYPICAL DRIVE ALISE SCALE = NTS 27'-8" 10'-10" III^ -II 1I�^I GARAGE II II I °i FLOOR % AIN I I I I MIN I HC RAMP PER AC PAVEMENT ARCH. PLAN PROP PERMEABLE PAVER W/ 6'x12' CURB PER STD S-485-0 SECTION B -B TYPICAL DRIVE ALISE AT HC RAMP SCALE - NTS I It PROP 8' HIGH EX MASONRY WALL WALL 86.08± FF=86.62 6" STEP GROUND SECTION C -C TYPICAL BOUNDARY SECTION SCALE = NTS No. C-52531 Eap. 12/31/20 W '^ ZZ V, 13 JW Q 5Wo LL Z < J Ja OU a J zo MW p z mg 0 Ili zz Uz rcW R v ISSUE: CONCEPT DATE: 09/04/19 CHECKED:TL DRAWN: JR DRAWING FILE: PROJECT NO.: LA -701 SHEET NUMBER: 1 OF 1 SHEETS SCALE: AS SHOWN a V C m = rs a c - c W N OJ N a 0 c - os w V J 'lllllllllul' � No. C-52531 Eap. 12/31/20 W '^ ZZ V, 13 JW Q 5Wo LL Z < J Ja OU a J zo MW p z mg 0 Ili zz Uz rcW R v ISSUE: CONCEPT DATE: 09/04/19 CHECKED:TL DRAWN: JR DRAWING FILE: PROJECT NO.: LA -701 SHEET NUMBER: 1 OF 1 SHEETS SCALE: AS SHOWN 1 I VESTING TENTATIVE TRACT MAP 5869 FOR GREEN ISLAND VILLAS IN THE a = SIERRA AVE fl CITY OF MOORPARK, COUNTY OF VENTURA m EVER STATE OF CALIFORNIA W. LOS ANGELES AVE CD I I I w l I I w l 1 W Z 1 I m UNIDOS AVE Lul I I JAMES WEAK AVE s Q I Q I 1R u m I W I I 1 I ���j'�■■■ VILLA CAMPE INA A VICINITY MAP GRAPHIC SCALE SCALE 1"-500• I I 20 0 16 m w 120 ";-----------��-------------------------------_—_--� SITE ADDRESS: CML ENGINEER: UTILJTY COMPANIES �0 SIERRA AVENUE OF (IN1'=) GREEN ISLAND VILLAS LUND AND ASSOCIATES, INC. ELECTRICITY; I J 1 inch = 30 (t, 635 WEST LOS ANGELES AVENUE 23138 GALVA AVE. SOUTHERN CALIFORNIA EDISON MOORPARK, CALIFORNIA 91405 TORRANCE. CALIFORNIA 90505 PO BOX 800 s 'e TEL: (424) 398-0299 ROSEMEAD, CA 91770 w w ral s 4 I s a I I �O♦�� RC51PSl��-� I ARCHITECT: CONTACT: TRACY WIND, P.E. GAS; { PROP 8' HIGH 2 SITE AREA IS 174,469 SQ. FT (4.01 ACRES) NET AND 202,118 SQ. 111 PURPOSE OF PUBLIC UTILITIES AND RIGHTS INCIDENTAL THERETO AS SET 1�1 I 6 ALL THAT PERTAIN REAL PROPERTY SITUATED IN THE COUNTY OF VENTURA, STATE OF CALIFORNIA, DESCRIBED AS 1O '' LOT I PROJECT NO. LA -701 SOUTHERN CALIFORNIA GAS COMPANY 1 AZO.99, 3 SITE IS DESIGNATED COMMERCIAL IN THE MOORPARK GENERAL tD -� FOLLOWS: PLAN AND IS ZONED CPD (COMMERCIAL PLANNED DEVELOPMENT). 7 ALL PARKING AND ACCESS IS KETTER DESIGN PROPOSED SITE TO BE ZONED FOR MULTIFAMILY RESIDENTIAL. i INCIDENTAL THERETO AS SET FORTH IN A DOCUMENT RECORDED APRIL 5, j - -. ___ 1 _ , 14541 DELANO ST.SURVE1fOR: PO BOX 3150 s 1 I— PART OF LOT "P" AS THE SAME IS DESIGNATED AND DELINEATED UPON THAT CERTAIN MAP ENTITLES, "MAP OF A M3_X _ _ _. _ _ _ ___ _ _ _ _ VAN NUYS, CALIFORNIA 91411 SAN DIMAS, CA 91773 _ _ PURPOSE OF PUBLIC UTILITIES AND RIGHTS INCIDENTAL THERETO AS SET PART OF TRACT "L" OF THE RANCHO SIMI, IN THE CITY OF MOORPARK; COUNTY OF VENTURA, STATE OF CALIFORNIA, IN A DOCUMENT RECORDED JULY 25, 2000 AS INSTRUMENT NO. PAVE TO PROPER UNE I I TEL:- (818) 387-8832 DRC ENGINEERING, INC. SHOWING THE TOWN SITE OF MOORPARK AND LANDS OF MADELEINE R. POINDEXTER AND RECORDED IN THE OFFICE OF I EMAIL: BOAZ®KETTERDESIGNS.COM 160 S OLD SPRINGS RD # 210 WATER AND SEWER; I THE COUNTY OF SAID VENTURA COUNTY , IN BOOK 5 OF MISCELLANEOUS RECORDS (MAPS), PAGE 5. ANAHEIM, CA 92808 VENTURA COUNTY WATERWORKS DISTRICT 1 LOT #' # 50 LOT �{ 49 # LOT # 48 LOT # 47 I \ LOT 46 GEOTECH ENGINEER: PHONE: 714-685-6860 PO BOX 250 MOORPARK, CA 93020 471.0• UM 16 17 I 19'-9" LOT 45 \ # CONTACT: PASCAL APOTHELOZ LINT 7 I UNr 0 I Alli I I UNIT 70 LINT 11 I IMT 12 I IRRT��_L_Iur 74 I LINT to I I UN7 la I LINT 10 I IRRT >w I UNIT 21 I UNC M III I ADVANCED GEOTECHNIQUES I F� `� % I r I 3467 OCEAN VIEW BOULEVARD, SUITE C CABLE AND TELEPHONE; V GLENDALE, CALIFORNIA 91208 AT&T C i PROk 8• IGH THE BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE OF LOS ANGELES AVENUE AS SHOWN ON THE MAP OF ® 1 F_r 1 I �1 N 1 H17 I TEL- (818) 549-0330 800-288-2020 s❑ U TRACT NO. 1240, FILED IN BOOK 30, PAGES 56-59 OF MISCELLANEOUS RECORDS, BEING NORTH 89'59.25" WEST. T I I 6' ISON EASEMENT PER T 1240 30 MR 5 59 I I D°G' 1s3s P 222 I I— www.ott.com LEGAL DESCPoPTION ral s s LOT # 51 _ EXISTINGON WALL PROP 8' ,HIGH 1NALL�� U) 0 LOT # 52 M M 0 O Z PROP FENCE UNE-\ EVEREST AVENUE t0 to FC U LOT # 53 < PROP 8 I H MASONRY (SOUND E ) XISTING 6' EDISON ASEMENT PER DOC 0. 1935 PAGE 222 LOT # 54 EXISTING 22' EDISON - EASEMENT DOC NO. 2000-116854 4 I s a I I �O♦�� RC51PSl��-� s ( N I { PROP 8' HIGH 2 SITE AREA IS 174,469 SQ. FT (4.01 ACRES) NET AND 202,118 SQ. 111 PURPOSE OF PUBLIC UTILITIES AND RIGHTS INCIDENTAL THERETO AS SET s LOT # 51 _ EXISTINGON WALL PROP 8' ,HIGH 1NALL�� U) 0 LOT # 52 M M 0 O Z PROP FENCE UNE-\ EVEREST AVENUE t0 to FC U LOT # 53 < PROP 8 I H MASONRY (SOUND E ) XISTING 6' EDISON ASEMENT PER DOC 0. 1935 PAGE 222 LOT # 54 EXISTING 22' EDISON - EASEMENT DOC NO. 2000-116854 IMT 4 UNT 3 UNIT 2 wR 7 B 1 4uWT 4aC UNr 44 BENCH MAW - 1 /YiIY 1 ► LINTY BENCHMARK) sm • ua.'�� �re.��0��ae.�i ���. •La�s�ydN��n-�q�r♦��a��a. eo�re. ••i ��♦�� u�r♦iriei�j,�- ' NORTHWEST CORNEROF • 1 GABBERT ROAD. i0S4�Z� ��♦ cA �d♦� ��� �J�A��� RYAS �� .Y ��Z♦♦ �P�♦ �� �A.♦ �� �� N.f� �Y��.*���� /p� �1� I ANGELES AVENUE, 74 FEET WEST • I ROAD, I ' • 1 • • • • • • •CALIFORNIA1 • • •BUILDING./ S'i I I ► � r CONTOUR INTERVAL=l' LEGEND AND SYMBOLS TFLE EASEMENTS � I p4 rol _ ►� 0 ONE,°0000i�000co� LwT 0 ® UNra 4 ASSESSOR'S PARCEL NUMBER IS 511-0-141-130. UNIT M 14�1� �O♦�� RC51PSl��-� I ►ori PROP 8' HIGH 2 SITE AREA IS 174,469 SQ. FT (4.01 ACRES) NET AND 202,118 SQ. 111 PURPOSE OF PUBLIC UTILITIES AND RIGHTS INCIDENTAL THERETO AS SET 1�1 I 6 ALL THAT PERTAIN REAL PROPERTY SITUATED IN THE COUNTY OF VENTURA, STATE OF CALIFORNIA, DESCRIBED AS 1O MASONRY WALL (TYP.) PROPERTY UNE •5 '20"W AZO.99, 3 SITE IS DESIGNATED COMMERCIAL IN THE MOORPARK GENERAL tD -� FOLLOWS: PLAN AND IS ZONED CPD (COMMERCIAL PLANNED DEVELOPMENT). 7 ALL PARKING AND ACCESS IS JOINT RECIPROCAL. PROPOSED SITE TO BE ZONED FOR MULTIFAMILY RESIDENTIAL. i INCIDENTAL THERETO AS SET FORTH IN A DOCUMENT RECORDED APRIL 5, j - -. ___ 1 1993 AS INSTRUMENT NO. 93-079359 OF OFFICIAL RECORDS. (DENOTED ' - •r,__ I— PART OF LOT "P" AS THE SAME IS DESIGNATED AND DELINEATED UPON THAT CERTAIN MAP ENTITLES, "MAP OF A M3_X _ _ _. _ _ _ ___ _ _ _ _ __ _ _ PURPOSE OF PUBLIC UTILITIES AND RIGHTS INCIDENTAL THERETO AS SET PART OF TRACT "L" OF THE RANCHO SIMI, IN THE CITY OF MOORPARK; COUNTY OF VENTURA, STATE OF CALIFORNIA, IN A DOCUMENT RECORDED JULY 25, 2000 AS INSTRUMENT NO. PAVE TO PROPER UNE EX. STORM 2000-116854 OF OFFICIAL RECORDS. (DENOTED HEREON AS SYMBOL_ACCESSEASEMENT------ SHOWING THE TOWN SITE OF MOORPARK AND LANDS OF MADELEINE R. POINDEXTER AND RECORDED IN THE OFFICE OF THE COUNTY OF SAID VENTURA COUNTY , IN BOOK 5 OF MISCELLANEOUS RECORDS (MAPS), PAGE 5. I 471.0• UM 16 17 I 19'-9" IIHi a I UNIT a I LINT 7 I UNr 0 I Alli I I UNIT 70 LINT 11 I IMT 12 I IRRT��_L_Iur 74 I LINT to I I UN7 la I LINT 10 I IRRT >w I UNIT 21 I UNC M III pREECORRDER BASIS OF BEAPoNGS I F� `� I 1 V C i PROk 8• IGH THE BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE OF LOS ANGELES AVENUE AS SHOWN ON THE MAP OF ® 1 F_r 1 I �1 N 1 H17 ® ® MASONRY W ( .} I U TRACT NO. 1240, FILED IN BOOK 30, PAGES 56-59 OF MISCELLANEOUS RECORDS, BEING NORTH 89'59.25" WEST. IMT 4 UNT 3 UNIT 2 wR 7 B 1 4uWT 4aC UNr 44 BENCH MAW - 1 /YiIY 1 ► LINTY BENCHMARK) sm • ua.'�� �re.��0��ae.�i ���. •La�s�ydN��n-�q�r♦��a��a. eo�re. ••i ��♦�� u�r♦iriei�j,�- ' NORTHWEST CORNEROF • 1 GABBERT ROAD. i0S4�Z� ��♦ cA �d♦� ��� �J�A��� RYAS �� .Y ��Z♦♦ �P�♦ �� �A.♦ �� �� N.f� �Y��.*���� /p� �1� I ANGELES AVENUE, 74 FEET WEST • I ROAD, I ' • 1 • • • • • • •CALIFORNIA1 • • •BUILDING./ S'i I I ► � r CONTOUR INTERVAL=l' LEGEND AND SYMBOLS TFLE EASEMENTS � I p4 rol _ ►� 0 ONE,°0000i�000co� LwT 0 ® UNra STREET A II I SEIM uwr 37 i uwT 21 I 1 36'-0" ( LINT M 4 ASSESSOR'S PARCEL NUMBER IS 511-0-141-130. UNIT M 14�1� �O♦�� RC51PSl��-� �]j O. ►ori ��a� :�uacaris�.��♦iT►�a 2 SITE AREA IS 174,469 SQ. FT (4.01 ACRES) NET AND 202,118 SQ. 111 PURPOSE OF PUBLIC UTILITIES AND RIGHTS INCIDENTAL THERETO AS SET 1�1 I 6 SITE IS IN FLOOD ZONE X ON FIRM PANELS 06111C0819E. REVISED 222 OF OFFICIAL RECORDS. (DENOTED HEREON AS SYMBOL ® ) I 1 3 SITE IS DESIGNATED COMMERCIAL IN THE MOORPARK GENERAL LLI3 C) _ -� PLAN AND IS ZONED CPD (COMMERCIAL PLANNED DEVELOPMENT). 7 ALL PARKING AND ACCESS IS JOINT RECIPROCAL. PROPOSED SITE TO BE ZONED FOR MULTIFAMILY RESIDENTIAL. STREET A II I SEIM uwr 37 i uwT 21 I 1 36'-0" ( LINT M 4 ASSESSOR'S PARCEL NUMBER IS 511-0-141-130. UNIT M LRU 57 A _ _ 11_-1-1 Llmr M 2 SITE AREA IS 174,469 SQ. FT (4.01 ACRES) NET AND 202,118 SQ. :7 �ee� �i �� ��a • ��a�si ��� e�s�.� a �/ PROPOSED GA -- - - --- 25 w 4 s3` -- ---- --- --- --- ---- --- - T _ –W W� W W w.. W--� W W W W,.__w W_ — T= — Q EXISTING 93 B? RM -- s ( EX,. PULL BOX TO BE EXISTING OR TO POGiER a W - -_-- ' RELOCATED BY OTHERS POLE TO BE RELOCATE � i � ,,, [] EASEMENT PER rn � CONTRACTOR TO .�. _ - �'-o REMOVE EXISTING _ s s s s s �� s I s aa�s s 1 s z 52-2 12 W w vV �w w w rn-..� _ r of STREET LIGHT. _ - COORDINATE 1Nlji�g_CF r as PROP SAW -CUT iO --fORRE♦_DIOI�: t3=1.J_ _3 Asp;,. aww, PROP DRIVEWAY PER ----y---_ I ----------------- ---==eaLmANs sTQIPLAN ,a V V LOS ANGELES AVENUE R J MH -- -- 1 SITE IS A 1 LOT TRACT MAP FOR CONDOMINIUM PURPOSES FOR 4 ASSESSOR'S PARCEL NUMBER IS 511-0-141-130. GREEN ISLAND VILLAS. d O 5 LANDSCAPING IS 28081 SQ. FT 16.1 % OF SITE. 2 SITE AREA IS 174,469 SQ. FT (4.01 ACRES) NET AND 202,118 SQ. PURPOSE OF PUBLIC UTILITIES AND RIGHTS INCIDENTAL THERETO AS SET _j J / FT (4.64 ACRES) GROSS. 6 SITE IS IN FLOOD ZONE X ON FIRM PANELS 06111C0819E. REVISED 222 OF OFFICIAL RECORDS. (DENOTED HEREON AS SYMBOL ® ) LOMR CASE NO 10-09-2904P EFF DATE 6/13/2011.. 3 SITE IS DESIGNATED COMMERCIAL IN THE MOORPARK GENERAL LLI3 C) _ -� PLAN AND IS ZONED CPD (COMMERCIAL PLANNED DEVELOPMENT). 7 ALL PARKING AND ACCESS IS JOINT RECIPROCAL. PROPOSED SITE TO BE ZONED FOR MULTIFAMILY RESIDENTIAL. im- -W— Asph. UNE =w MR 29'-10" 11'-11" I15' -0 -•III 1 GARAGE II II FIOOR X - MIN 2 `6" STEP ______ AC PAVEMENT =_= -___ PROP PERMEABLE PAVER W/ -- -- 6"x12' CURB PER STD S-485-0 SECTION A -A TYPICAL DRIVE ALISE SCALE = NTS 27'-8" 10'-10" III^ -II 1I�^I GARAGE II II I °i FLOOR % AIN I I I I MIN I HC RAMP PER AC PAVEMENT ARCH. PLAN PROP PERMEABLE PAVER W/ 6'x12' CURB PER STD S-485-0 SECTION B -B TYPICAL DRIVE ALISE AT HC RAMP SCALE - NTS I It PROP 8' HIGH EX MASONRY WALL WALL 86.08± FF=86.62 6" STEP GROUND SECTION C -C TYPICAL BOUNDARY SECTION SCALE = NTS a�� d O EASEMENT ---------- 2 AN EASEMENT GRANTED TO SOUTHERN CALIFORNIA EDISON COMPANY FOR THE M EL PURPOSE OF PUBLIC UTILITIES AND RIGHTS INCIDENTAL THERETO AS SET _j J / PROJECT BOUNDARY - - FORTH IN A DOCUMENT RECORDED DECEMBER 2, 1960 IN BOOK 1935 PAGE q - W LID 222 OF OFFICIAL RECORDS. (DENOTED HEREON AS SYMBOL ® ) a RIDGE LINE ---R--- - LLI3 C) _ -� AN EASEMENT GRANTED TO THE CITY OF MOORPARK FOR THE PURPOSE OF O_ EXISTING GRADE CONTOUR STORM DRAINAGE AND ALL NECESSARY APPURTENANCES AND RIGHTS INCIDENTAL THERETO AS SET FORTH IN A DOCUMENT RECORDED APRIL 5, j PROPERTY LINE -- 1993 AS INSTRUMENT NO. 93-079359 OF OFFICIAL RECORDS. (DENOTED HEREON SYMBOL Q) - _ EX. WATER 4 AN EASEMENT GRANTED TO SOUTHERN CALIFORNIA EDISON COMPANY FOR THE --------------t--EX. SAN PURPOSE OF PUBLIC UTILITIES AND RIGHTS INCIDENTAL THERETO AS SET �w /PLANTERFORTH IN A DOCUMENT RECORDED JULY 25, 2000 AS INSTRUMENT NO. PAVE TO PROPER UNE EX. STORM 2000-116854 OF OFFICIAL RECORDS. (DENOTED HEREON AS SYMBOL_ACCESSEASEMENT------ Asph. UNE =w MR 29'-10" 11'-11" I15' -0 -•III 1 GARAGE II II FIOOR X - MIN 2 `6" STEP ______ AC PAVEMENT =_= -___ PROP PERMEABLE PAVER W/ -- -- 6"x12' CURB PER STD S-485-0 SECTION A -A TYPICAL DRIVE ALISE SCALE = NTS 27'-8" 10'-10" III^ -II 1I�^I GARAGE II II I °i FLOOR % AIN I I I I MIN I HC RAMP PER AC PAVEMENT ARCH. PLAN PROP PERMEABLE PAVER W/ 6'x12' CURB PER STD S-485-0 SECTION B -B TYPICAL DRIVE ALISE AT HC RAMP SCALE - NTS I It PROP 8' HIGH EX MASONRY WALL WALL 86.08± FF=86.62 6" STEP GROUND SECTION C -C TYPICAL BOUNDARY SECTION SCALE = NTS No. C-52531 Eap. 12/31/20 W '^ ZZ V, 13 JW Q 5Wo LL Z < J Ja OU a J zo MW p z mg 0 Ili zz Uz rcW R v ISSUE: CONCEPT DATE: 09/04/19 CHECKED:TL DRAWN: JR DRAWING FILE: PROJECT NO.: LA -701 SHEET NUMBER: 1 OF 1 SHEETS SCALE: AS SHOWN a V C m = rs a c - c W N OJ N a 0 c - os w V J 'lllllllllul' � No. C-52531 Eap. 12/31/20 W '^ ZZ V, 13 JW Q 5Wo LL Z < J Ja OU a J zo MW p z mg 0 Ili zz Uz rcW R v ISSUE: CONCEPT DATE: 09/04/19 CHECKED:TL DRAWN: JR DRAWING FILE: PROJECT NO.: LA -701 SHEET NUMBER: 1 OF 1 SHEETS SCALE: AS SHOWN CA N } z In 0 a 0 w a Y U W w U (PU U W W Q ti ti } Q Z m D'• 0 Q0 Z O o 0 0 0 0 0 0 0 NUI}} W NZ}UZ WrfnON rZFmrcO Zp WZ UUZ Za wOWr,,a rFZQDF O wmrr3 Uv oU�ZO,ONWDo<� aJwrc w<F wDp U �` Nw wZpl o�s3iWOFw aal0Wrrz.}.rWNm� 0 N w000 O=Ww>.l z oo, rc }ar aor_ U QaaaOW OQjO¢IWJ¢ Zo oxo>z3°e°w m WowU OWO0rNU)Q Z a Q.KpZp waKrdUp w<J, wigwoz �U °a�aw r<aZDaaooroo w D.00°UW W 0 wo Z�l JW WU'Qr-rzww<WJ .aw _ r,U wU� w z �wr�Qwyi ZWDI w, ralla'(�wa�. r❑ZoDmaoaa3>9m� D' 0 L 0 W U) U) Q a - o _ o W it o � � Z Q Jz N J >J o C)Q Q J o 0 QZ N J UD) � Dw N Q (o < M Q < Q N W � : W� o J Qzu) � Q 0 >- N CN Q (�C�O N � N Q M[�-l11"IT NO. 21 \I/ GUEST 22111, GUEST 23\ I GUEST GUEST IO GUET 9 GUEST WEST 2A1l GUEST 29\II GUEST 90 \II GUEST 91 GUEST 7 4321-011 (450 A 1f%l A All S S ANGELES S S� OEN TRY 1 BLDG —D dJEST 1--� � EST 3 0) _ Gu VI / 731-611 NTRY 2 L _1 7 10 m Z IN VECURB /PLA TO PROPERTY N ER INE ti TO SHOPPING CENTER) S 12605 RIVERSIDE DRIVE-SUITE#100 NORTH HOLLYWOOD, CA. 91411 TEL : (818) 387-8832 E MAIL-BOAZ®KETERDESIGNS.COM aoDtt F.w-'FwZ_ Qj O" 3<- ZQ111OaWp UIw Oa. a.-Ww bo �Ea <°,wWQFQU�w M.F-M 017 NO. i,woLI§WWDF W Fzoo -OwQ� ouw 'LrIo ll a L wLZ< oa�OL� QQTZ, FOQOpIZIx IIIZ ww UF�Wo� 1v 0J�FOrrcOZ Otn Emma UQttx ZOr30mUpmw Zw woQ1'oOZ>Qwzo QD QaU"L RZoW K _w O 0z UW¢aUOaUOoo UNC ZFT TW wa'ZL L�i wU'QF .FZa' QWQIII o w�� o rcW w- Qw,'a - a" �o?o�maoaa3>9mu L020n}Q0113:5 J CA) ff <Cz 1 J VECURB /PLA TO PROPERTY N ER INE ti TO SHOPPING CENTER) S 12605 RIVERSIDE DRIVE-SUITE#100 NORTH HOLLYWOOD, CA. 91411 TEL : (818) 387-8832 E MAIL-BOAZ®KETERDESIGNS.COM m m}wmZ}UZWrmO�^ LZrmaOZEWZUUZZ o. aoDtt F.w-'FwZ_ Qj O" 3<- ZQ111OaWp UIw Oa. a.-Ww ' RM- O-JE_C —r NO. �Ea <°,wWQFQU�w M.F-M 017 NO. i,woLI§WWDF W Fzoo -OwQ� ouw 'LrIo ll a L wLZ< oa�OL� QQTZ, FOQOpIZIx IIIZ ww UF�Wo� 1v 0J�FOrrcOZ Otn Emma UQttx ZOr30mUpmw Zw woQ1'oOZ>Qwzo QD QaU"L RZoW K _w O 0z UW¢aUOaUOoo UNC ZFT TW wa'ZL L�i wU'QF .FZa' QWQIII o w�� o rcW w- Qw,'a - a" �o?o�maoaa3>9mu L020n}Q0113:5 J CA) ff <Cz N J 0 N D0 O N mU d } Q W LL v m N J DY Z N Q NN�Q °J 0 CO > O N Q H o � Q �z � z W H -3 Y W m U Q Z W U W I U < m U 0 w _j v O W :II W O Q ti CII Z } W m �Q z c) QJ oQ < U p1 Oo rn om r` co in v r� c� O S D 2 0 0 0 0 0 0 0 0 0 m m}wmZ}UZWrmO�^ LZrmaOZEWZUUZZ o. aoDtt F.w-'FwZ_ Qj O" 3<- ZQ111OaWp UIw Oa. a.-Ww ' RM- O-JE_C —r NO. �Ea <°,wWQFQU�w M.F-M 017 NO. i,woLI§WWDF IMWIL WO mLOpO'�<IQ Fzoo -OwQ� ouw 'LrIo ll a L wLZ< oa�OL� QQTZ, FOQOpIZIx IIIZ ww UF�Wo� 1v 0J�FOrrcOZ Otn Emma UQttx ZOr30mUpmw Zw woQ1'oOZ>Qwzo QD QaU"L RZoW K _w O 0z UW¢aUOaUOoo UNC ZFT TW wa'ZL L�i wU'QF .FZa' QWQIII o w�� o rcW w- Qw,'a - a" �o?o�maoaa3>9mu L020n}Q0113:5 J DY ff <Cz N J 0 N D0 O N mU d _ Z (A Q W LL v W� N J DY N Q NN�Q °J 0 CO > � N Q H Q �z � z H -3 W m Q W < m 0 _j v W :II O CII Z QH ' RM- O-JE_C —r NO. 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Ll i m W.I.C. a t4 5-n' 1 8'-10" 12'-11'' m - m �q BEDROOM I EDROOM N AM W.I. 1 n o - I I m � , - I W.I.C.0 0 0 0 0 BEOROO _ 1 ------- Jim I IT -TI 0 � I m (7 IN b m r -T ID aV BEDROOM #2 R ?PT 'S� m BALCONY i0 O I W.I. Ofi 6' ( I v BEDROOM #2 C -C Q1 BA M ps.s As.s 1y BALCONY • O m �- 13'-8• 06 ..C.i 0 0 BALCONY m v e -LLL0 �AT o -z II 1 ® Off] g'�• 8' 9'-3• 9'�° 8' e'er° 6'-° 8' W-61 ip i0 BATHRM C7 - 23'-9' 23'-8° 23'-9' O m \ / BALCONY 71' 0. r Jli N HRLW BATH • ip. �' `a BEDROOM #2 A _ _ _ _ _ _ _ _ _ Fa m r -T uu U LTJ J U 1 0 o N BEDR M#1 IL_J V V BEDROOM #2 I 1 6'-4' 13'-B' � D al I I W.I.C. 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BALCONY $ O W.I. m 1p EAT RM I BALCONY CI BEDROOM #2 I ��qq I i 1= BATHRNI - %u I ' ' 1 I ^ BEDROOM #2 m � 1 N I I B i _' m m ® ® ______ __I q � Ad m `m r -T T_ EDROOM #3 ' TMO N H BATHRM BATHRM 1 A- ' W.I.C. W.LC. W.I.I f0 1 m W.LC, I I BEDROOM BEOROO i W.I.C. BEDROOM#1ID DOG 2-ns-n1a-00 ❑ 1 �❑0 B 83 10'-3' BEDROOM#1 wlI _10•o 12._B.14' ' 'i _____ ' m � 1 I BEDROOM p3 BEDROOM #3 BEDROOM Ip 6'-W' I 15 n BEDROOM �' N I___ L__- [71 1� W.I.C. f\ ____ '_---_ BALCONY BALCONY'� N Dqg D. Ll i m W.I.C. a t4 5-n' 1 8'-10" 12'-11'' m - m �q BEDROOM I EDROOM N AM W.I. 1 n o - I I m � , - I W.I.C.0 0 0 0 0 BEOROO _ 1 ------- Jim I IT -TI 0 � I m (7 IN b m r -T ID aV BEDROOM #2 R ?PT 'S� m BALCONY i0 O I W.I. 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WT., Owwior o#T 3r worts ------ W -pWQw OrraO �Uw tt a QaQFoaopT���oQ� -------- ----- LASS "A" ROOFING TILE, BERLAND CLAY TILE; ICBO # 2656P (TYP.) - B -B Abs C -C A6.6 ZwTao FlOoWUzo Qo Q1Ulp r QWZZuoW 1 rc _❑ o omwwow ORz a 0 oa 0 U0 ZrT Tw WR'ZJ �('i w()Qr.rzrc Qw Qm °w o U W6, Uoo wMM rcw w_ iWp WI/1YQrp�p mwa� To O�O�m a0 ua 3>0f/I Ji n 0 iE1 o% 1 <z 1 I TI SO Ti w 0\iJ Q IT L L Q U' } T 1 LL W 1 1 III m I J LOCATION 01 AREA FOR Y,li m LOCATION 01 AREA FOR a- Z N 1 ATTIC ACCEE S 24x24 (TY .) � W ATTIC ACCEE S 24x24 (TY .) Q0 � 0 CO �II ! 1 O N W � - - - - -- II F -F F F � I F F I F F F T � F -F I J L I J I I L J 1 L II 1 d A-- -- 1 IL 1 Ili u BROWN COLOR "HALF BARB L" LT. WT., I I ASS "A" I I _ 1' 18'-10' 11, 7-10' 1' 37-2° 1' e'-10' 37-2" 1' 7-10' 1' 18'-10' 1' 6-6' T 16' 1' 17-6' 1' 10'-61 143'_8• 1' BROWN COLO HALF BARREL LT. WT., ,S 'ER SIZE TO 3 TIMES OF AREA WJ M NG. BROWN COLOR "HALF BARREL' LT. WT., CLASS "A" ROOFING TILE, REDLAND CLAY TILE; ICBO # 2656P (TYP.) 139'-6" T 5-6' 1" 34'-6' T 101-61 T L 34!-6' 1' L 10'-6" 1' 17-6" YL 4 1' 13'-8' 1' B -BB -B BROWN COLOR 11 HALF BA EE" LT. WT., As' CLASS "A" ROOF NO TILE, RL BLAND CLAY TILE; ICBO # 2656P (Y .) MEMO ---- -- I 1' 7-10° t SCUPPER SIZE TO BE MIN. 3 TIMES OF FLOOR DRAIN AREA W/ MIN. 4" OPENING. 73' Im 1 LOCATION OF AREA F ATTIC ACCESt 24.24 W, 01 AREA F ESL 24x24 37_21 (1.( 7'-107,37_2° 139'-8' BROWN COLOR "HALF BARREL" LT. WT., CLASS "A" ROOFING TILE, REDLAND CLAY TILE,_ ICBO # 2656P (TYP.) WAD. 1' 7-10" 1' 37-2' 1' 4'-2' 1' --------- SF-1.11IIi01T NO. 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ELECTRICAL CONTROL KEY 3. 20" HEARTH , CERAMIC TILE 4. FIREPLACE, "BY LENNOX" SERIES: CRESTLINE MODEL 36"LSBV NFI APPROVED DIRECT VENT AND USE SHALL BE IN ACCORDANCE WITH THEIR LISTING PROVIDE SPARK ARRESTER IN CHIMNEYS OF ALL FIRE PLACES WITH OPENINGS NOT TO EXCEED 1/2 INCH. FIRE CODE 11.111. 5. WASHER AND DRYER. TO UNIT VENT DRYER TO OUTSIDE AS PERMANUFACTURER SPEC. B. WATERHEATER 0/18" PLATFORM 7. WAREDROPE WITH ROD AND SHELVES 8. BATHROOM EXHAUST FANS, NOT FUNCTIONING AS A COMPONENT AS A COMPONENT OF A WHOLE HOUSE VENTILATION SYSTEM, MUST BE CONTROLLED BY A HUMIDISTAT WHICH SHALL BE READILY ACCESSIBLE.(4.506.1) 9. 5' SPA TUB 10, 1/4" MIRROR FROM COUNTER SPASH TO CEILING. FIRST FLOOR PLAN—BR- 1/4" = V-0" 11. LINEN CLOSET HARD—WIRED SMOKE DETECTORS WITH CARBON SDMONOXIDE ALARMS AND BATTERY BACKUP SHALL BE INSTALLED MAINTAINED SLEEPING ROOMS. THE CARBON MONOXIDE ALARMS SHALL BE INTERCONNECTED IN A MANNER THAT THE ACTIVATION OF ONE ALARM SHALL ACTIVATE ALL OF THE ALARMS IN THE INDIVIDUAL UNIT. ®12. NEW RESIDENTIAL BUILDINGS WITH COMMON PARKING AREA(S), SHALL PROVIDE ELECTRICAL VEHICLE CHARGING AS FOLLOWS: a. A MINIMUM NUMBER OF 208/ 240 V40 AMP,GROUNDED AC OUTLETS EQUAL TO 5% OF PARKING SPACES. THE OUTLETS SHALL BE LOCATED WITHIN THE PARKING AREA. b. PANEL CAPACITY AND CONDUIT FOR FUTURE INSTALLATION OF ELECTRICAL OUTLETS. THE PANEL CAPACITY AND CONDUIT SIZE SHALL BE DESIGNED TO ACCOMMODATE THE FUTURE INSTALLATION AND ALLOW THE SIMULTANEOUS CHARGING, OF A MINIMUM NUMBER OF 208/240 V40 AMP,GROUNDED. AC OUTLETS, THAT IS EQUAL TO 5% THE TOTAL NUMBERS OF PARKING SPACES, THE CONDUIT SHALL TERMINATE WITHIN THE PARKING AREA. 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D 42.30 2 WEST ELEVATION 3/15" = 1'_0" I LJ I—L__ ADDRESS 4 NORTH ELETATFGH EL 3/16" = 1 '_0" 3 EAST ELEVATION 3/16" = 1 '_0" I![NDISIlmD CLASS "A" ROOFING TILE, REDLAND CLAY TILE; ORO # 2656P (TYP.) EXPOSED WOOD FASCIA 3] SMOOTH EXTERIOR PLASTER OVER PAPER BACKED METAL LATH (TYP) 14 WOOD TRELLIS 151 DECORATIVE W.I. METAL GUARDRAIL © CLEAR GLASS 77] RAISED PLASTER TRIM W/ SMOOTH STEEL TROWEL EXTERIOR PLASTER CHIMNEY WITH FIREPLACE "MARTINS"EP SHROUD ICBG#NERQA-403, UL# 0264, 91 553A AND RAISED EXTERIOR PLASTER TRIM. 1D LINE OF G ROOF TO WALL FLASHING 11 OVERHEAD SECTIONAL GARAGE DOOR. 12 EXTERIOR ENTRY FLOOR DESIGN. 13 OUTDOOR WALL LANTERN. STREET LAMP 12805 RIVERSIDE DRIVE-SURE/100 NORTH HOLLYWOOD. CA. 91411 TEL : (818) 387-8832 E LWL-BOAZOKERERDESIGNS.CON 111111111141111111111111111111- 11111111111111111[111111111111111111111111111 1111111111111111111111:]11111111111111111111111111111[ J �1111111111111111111111114J1111111111111111111111111111111111 1111111111111111111111111111111111111111111111111111111111111111111 J j 11111111:::��111111111G..111111rf11111111111111111.1i11111111�11iN•o�m111111 111111111:�ii111111:��1111111111111n�111111111111111111111111n.�.1�1111111111 �a11111111111111n�!�nnnlr :.annnnslSiiss1mm1ssopirrd 1[1111111111�����p1I11� oaQ w ■■■i lil■i ■iri■li Z J Of r7 aZ w J Q°' 0) JaQ <C (a azcf) Y ca ) w M U L] o g- J N U) N V(O (o :2 W N U m Z ADDRESS 4 NORTH ELETATFGH EL 3/16" = 1 '_0" 3 EAST ELEVATION 3/16" = 1 '_0" I![NDISIlmD CLASS "A" ROOFING TILE, REDLAND CLAY TILE; ORO # 2656P (TYP.) EXPOSED WOOD FASCIA 3] SMOOTH EXTERIOR PLASTER OVER PAPER BACKED METAL LATH (TYP) 14 WOOD TRELLIS 151 DECORATIVE W.I. METAL GUARDRAIL © CLEAR GLASS 77] RAISED PLASTER TRIM W/ SMOOTH STEEL TROWEL EXTERIOR PLASTER CHIMNEY WITH FIREPLACE "MARTINS"EP SHROUD ICBG#NERQA-403, UL# 0264, 91 553A AND RAISED EXTERIOR PLASTER TRIM. 1D LINE OF G ROOF TO WALL FLASHING 11 OVERHEAD SECTIONAL GARAGE DOOR. 12 EXTERIOR ENTRY FLOOR DESIGN. 13 OUTDOOR WALL LANTERN. STREET LAMP 12805 RIVERSIDE DRIVE-SURE/100 NORTH HOLLYWOOD. CA. 91411 TEL : (818) 387-8832 E LWL-BOAZOKERERDESIGNS.CON M wW 2 GGZW MOI fflqOda R�zw .0M{!=1 WF€}1}3ww' 'ORWg�=a2�0�$ << 0 Ow19 €0 .SZO xF 0 I PFp: _ Z_3w=OWGp3 o-Z06Q ;OI 6UIFF<w2ZD OM�WDWwa68ZDUp H-03 a as i uai J � V o ILLO w F u) iluo J w LV o � o •I �n �o Z R M J N J j oaQ w Uoo Z J Of r7 aZ w J Q°' 0) JaQ <C (a azcf) Y ca ) w M U L] o g- J N U) N V(O (o :2 W N U m Z U W d Y 0 W N = UI w 0 w Q 0 I w a XW 9 Z 960 Ir o Q O Z- 0 0 0 0 0 0 0 0 0 m M wW 2 GGZW MOI fflqOda R�zw .0M{!=1 WF€}1}3ww' 'ORWg�=a2�0�$ << 0 Ow19 €0 .SZO xF 0 I PFp: _ Z_3w=OWGp3 o-Z06Q ;OI 6UIFF<w2ZD OM�WDWwa68ZDUp H-03 a as i uai J � V o ILLO w F u) iluo J w LV o � o •I �n �o Z R M N O J N J j oaQ Uoo Z J Of r7 aZ w J Q°' 0) JaQ <C (a azcf) Y ca ) w M U W� o g- J N U) N V(O (o :2 W N U N O SOUTH ELEVATION -A (LOS ANGELES AVE.BUILDING -AR (EAST ELEVATION D N 3/1.5" = 1 -0-- NORTH ELETATFGH EL 3/16" = 1'-0" U.S. ARCHITECTURAL SHEET SIZE. D 42.30 3 WEST ELEVATION 3/16" = 1'-0" 6 L=p A=4 Il1N088t(!mD CLASS "A" ROOFING TILE, REDLAND CLAY TILE; ICBO # 2656P (TYP.) 22 EXPOSED WOOD FASCIA 3 SMOOTH EXTERIOR PLASTER OVER PAPER BACKED METAL LATH (TYP) 14 WOOD TRELLIS 151 DECORATIVE W.I. METAL GUARDRAIL © CLEAR GLASS 77] RAISED PLASTER TRIM Wi SMOOTH STEEL TROWEL EXTERIOR PLASTER CHIMNEY WITH FIREPLACE "MARTINS"F.P SHROUD ICBO#NERQA-403, UL# 0264, 91 5534 AND RAISED EXTERIOR PLASTER TRIM. 10 LINE OF G ROOF TO WALL FLASHING 11 OVERHEAD SECTIONAL GARAGE DOOR. 12 EXTERIOR ENTRY FLOOR DESIGN. 13 OUTDOOR WALL LANTERN. STREET LAMP 12608 RIVERSIDE DBNE-SUITE/100 NORTH HOLLYWOOD, CA. 91411 TEL : (818) 387-8832 E MAIL-130AZOI(Ef1ERDESIGNS.00N o��WOWi a�w�oloq �-sJwOCILW€wF>1>3€wo (y NiF I0�=WWZ=ZOag ow 9 O a.m4O gIE O LL I9 W�p rFpO(OWI FIyJ y1OWK 0 =_lpiFgr0l ZJpp0�0;Z0Z8FF"O <;oI<eVa �<¢p00�g�1 I K .O 0 wiF OLOO FEi ONwwOwwLL�w 000 1w �www�r��oI�g �x!L3 If WIN%d J m 0' O LLw W N w /yW O L � Q .I J :I �o Z M V, J Z N J oaQ IJ moo Z J Of aZ Ld F O 0) 0 0 a a U Q Y w M g Iri W� I I J Na N m V� (o } m N Z O_ W Y 0 W N = W U I O IJ Q I } W 81 Q 2 O 3w oQ 13 aoz�$�i000�000� o��WOWi a�w�oloq �-sJwOCILW€wF>1>3€wo (y NiF I0�=WWZ=ZOag ow 9 O a.m4O gIE O LL I9 W�p rFpO(OWI FIyJ y1OWK 0 =_lpiFgr0l ZJpp0�0;Z0Z8FF"O <;oI<eVa �<¢p00�g�1 I K .O 0 wiF OLOO FEi ONwwOwwLL�w 000 1w �www�r��oI�g �x!L3 If WIN%d J m 0' O LLw W N w /yW O L � Q .I J :I �o Z M V, J Z N J oaQ moo Z J Of aZ Ld 0) 0 0 a a U Q Y w M g Iri W� o J Na N m V� (o :2(n N U N OA 1 r A5.4 t :1i2(T NO_ IL9, --r NO. fn- 1 EAST ELEVATION -(BUILDING -E) 3/16" = 1'-0" 2 SOUTH ELEVATION 3/16" = 1'-O" WEST ELEVATION 3 3/16" = 1.0. 4 WEST ELEVATION 3/16" = 1 '_0" U.S. ARCHRECTLRAL SHEET SIZE. D 42.30 MUNI CLASS "A" ROOFING TILE, REDLAND CLAY TILE; ICBO # 2656P (TYP.) ® EXPOSED WOOD FASCIA 3] SMOOTH EXTERIOR PLASTER OVER PAPER BACKED METAL LATH (TYP) 14 WOOD TRELLIS 151 DECORATIVE W.I. METAL GUARDRAIL IB CLEAR GLASS RAISED PLASTER TRIM WJ SMOOTH STEEL TROWEL EXTERIOR PLASTER CHIMNEY WITH FIREPLACE 91 MAR553AT AND RAISEDOUD EXTERIOR PLASTER OTRIM. L# 0264, 10 LINE OF G ROOF TO WALL FLASHING 1F OVERHEAD SECTIONAL GARAGE DOOR, 12 EXTERIOR ENTRY FLOOR DESIGN. 13 OUTDOOR WALL LANTERN. STREET LAMP 12805 RIVERSIDE DRIVE—SURE/100 NORTH HOLLYWOOD, CA. 91411 TEL : (818) 387-8832 E NAIL—BOAZOKERERDESIGNS.CON M wW 2 GGZW MOI F00 o� WW ZgOO oSpRa��€�� Dia p&zW M{^aw= Mu�WD jj= wwD�€ OQW ON g =a2QR�00p#$ 2� pag p1=OWO3OZ�(FM$ W 00; Ow RozOUp V W0�€ � CW1Z ri�i Z WIoo a I It r'gi 25 FDZo��a�aal<i°q J_ m rc O LLw w N w W o Z o SII va O Z M IN r N J j oaLLIQ W moo Z J O� a Z w J F O 0) JaQ <C (a aY ca ) Wg(ji M U � � m ErN ��RR Vco (o :2W N U m O F w a Y Ir w N = UI w O hl Q I w yy m G Q OW Z 9O O Of OD I� f0 10 Y M N O <0 Z O O O O O O O OO M wW 2 GGZW MOI F00 o� WW ZgOO oSpRa��€�� Dia p&zW M{^aw= Mu�WD jj= wwD�€ OQW ON g =a2QR�00p#$ 2� pag p1=OWO3OZ�(FM$ W 00; Ow RozOUp V W0�€ � CW1Z ri�i Z WIoo a I It r'gi 25 FDZo��a�aal<i°q J_ m rc O LLw w N w W o Z o SII va O Z M IN r N J j oaLLIQ moo Z J O� a Z w J V) 0) JaQ <C (a aY ca ) Wg(ji M U � m ErN ��RR Vco (o :2W N U N 0 r Flw� 2 SOUTH ELEVATION 3/16" = 1'-O" 1 EAST ELEVATION -(BUILDING -ER) - 3/1611 = 1'-0" WEST ELEVATION 3 3/16" = VI WEST ELEVATION 4 N 3/16" = 1'-0" U.S. ARCHRECNRAL SHEET SIZE. D 42230 KWN08S1lmD CLASS "A" ROOFING TILE, REOLAND CLAY LIFE; ICBO # 2656P (TYP.) 2] EXPOSED WOOD FASCIA 3] SMOOTH EXTERIOR PLASTER OVER PAPER BACKED METAL LATH (TY-) [4 WOOD TRELLIS 151 DECORATIVE W.I. METAL GUARDRAIL B CLEAR CLASS [7 RAISED PLASTER TRIM W/ SMOOTH STEEL TROWEL EXTERIOR PLASTER CHIMNEY WITH FIREPLACE "MARTINS"F.P SHROUD ICBG#NERQA-403, UL# 0264, 91 553A AND RAISED EXTERIOR PLASTER TRIM. 10 LINE OF CI ROOF TO WALL FLASHING 11 OVERHEAD SECTIONAL GARAGE DOOR. 12 EXTERIOR ENTRY FLOOR DESIGN. 13 OUTDOOR WALL LANTERN. STREET LAMP 12605 RNERSIDE DRIVE-SUrrE/100 NORTH HOLLYWOOD, CA. 91411 TEL : (818) 387-8832 E MAIL-BOAZOKETTERDESIGNS.CON vJ J Z 04 J OQ aJ o0 Z Of M QZ w J Q°' M CJ aY Wg(ji WEroaN< U) NUVco (o :2 (n N N 0 r A5.8 pr0 wW 2}ZGZpW 90Z1 ZSRZoFLw6Le 0OqW� DGa RcZW yyawmDWOqwo € oooo�8 wo =a 4.( owg H F[�o OIUCF 092 3D-fil /\ 2_�y�j gCC=goft ;omooa ]y��l'ow�Z(o W I 09�il WOW w$68 00 ��?o�� as >-w J_ W F O m rc O ILL13w � w } N m w O � � O O F w a y c Z w N = UI w O hl Q I w yy m G Q OW U Z a3 � m0 <0 Z —0100000000 El vJ J Z 04 J OQ aJ o0 Z Of M QZ w J Q°' M CJ aY Wg(ji WEroaN< U) NUVco (o :2 (n N N 0 r A5.8 pr0 wW 2}ZGZpW 90Z1 ZSRZoFLw6Le 0OqW� DGa RcZW yyawmDWOqwo € oooo�8 wo =a 4.( owg H F[�o OIUCF 092 3D-fil /\ 2_�y�j gCC=goft ;omooa ]y��l'ow�Z(o W I 09�il WOW w$68 00 ��?o�� as >-w J_ m rc O ILL13w w N W w � � O c Z vJ J Z 04 J OQ aJ o0 Z Of M QZ w J Q°' M CJ aY Wg(ji WEroaN< U) NUVco (o :2 (n N N 0 r A5.8 2 SOUTH ELEVATION 3/16" = 1'-0' EAST ELEVATION -(Buil nimrr-Fi 3/16" = 1'-0" NORTH ELEVATION 3 3/16..=1.0. 4 WEST ELEVATION U.S. ARCHREC RAL SHEET SIZE. D 42x30 1 CLASS "A" ROOFING TILE, REDLAND CLAY TLE; ICBO # 2656P (TYP.) F2 EXPOSED WOOD FASCIA 3SMOOTH EXTERIOR PLASTER OVER PAPER BACKED METAL LATH (TYR) E4 WOOD TRELLIS 151 DECORATIVE W.I. METAL GUARDRAIL 18 CLEAR GLASS [7 RAISED PLASTER TRIM W/ SMOOTH STEEL TROWEL 181 EXTERIOR PLASTER CHIMNEY WITH FIREPLACE "MARTINS"F.P SHROUD ICBO#NEROA-403, UL# 0264, 553A AND RAISED EXTERIOR PLASTER TRIM. 10 LINE OF G ROOF TO WALL FLASHING 11 OVERHEAD SECTIONAL GARAGE DOOR. 12 EXTERIOR ENTRY FLOOR DESIGN. 13 OUTDOOR WALL LANTERN. 1L STREET LAMP 12605 RNERSIDE DRIVE-SUrrE#100 NORTH HOLLYWOOD, CA. 91411 TEL : (818) 387-8832 E LVUL-190AMETTERDESIGNS.00M vJ J Z 04 J OQ aJ o0 Z 0_ n aZ w J M CJ aY Wg� W� o � J N am NUV(b (0 :m N 0 WW 2p}ZpZW 90Z1 w2sw Fp@Jo�o4oWWSm�Z�Fy0wS '��UWF� Uc5LLid jp�=WWO 21WL eFF � �W99F W°o0 0 M co Fao�00 �<w ffF[�lwzgEfl LI = 0;13iq vild FU WgCCCCCC=0 O� 01! 2�zols LL It 01 1 V QviWUW C$(je ZUUU °w°°�€° war, ��?o��at>-w J_ W F O m rc O ILL13w � w } N m w O � � O O F �I w a y Z M w N = UI w O hl Q I w yy m G Q OW U Z a3q � O O Of 00 Y M N 0 O <0 Q � Z -0100000000 vJ J Z 04 J OQ aJ o0 Z 0_ n aZ w J M CJ aY Wg� W� o � J N am NUV(b (0 :m N 0 WW 2p}ZpZW 90Z1 w2sw Fp@Jo�o4oWWSm�Z�Fy0wS '��UWF� Uc5LLid jp�=WWO 21WL eFF � �W99F W°o0 0 M co Fao�00 �<w ffF[�lwzgEfl LI = 0;13iq vild FU WgCCCCCC=0 O� 01! 2�zols LL It 01 1 V QviWUW C$(je ZUUU °w°°�€° war, ��?o��at>-w J_ m rc O ILL13w w N W w � � O �I Z M vJ J Z 04 J OQ aJ o0 Z 0_ n aZ w J M CJ aY Wg� W� o � J N am NUV(b (0 :m N 0 I m i ADDRESS I ADDRESS / 1 EAST ELEVATION -(BUILDING -FR) 3/16" = VI 2 SOUTH ELEVATION 3/16" = 1'-0' ADD11ES5 NORTH ELEVATION 3 3/16" = VI 4 WEST ELEVATION 3/16" = VI U.S. ARCHREC AL SHEET SIZE. D 42x30 6 IL= IrY NOISIlmO CLASS "A" ROOFING TILE, REDLAND CLAY TILE; IGBO # 2656P (T(P.) EXPOSED WOOD FASCIA SMOOTH EXTERIOR PLASTER OVER PAPER 131 BACKED METAL LATH (NP) [4 WOOD TRELUS 151 DECORATIVE W.I. METAL GUARDRAIL IB CLEAR GLASS 77] RAISED PLASTER TRIM W1 SMOOTH STEEL TROWEL EXTERIOR PLASTER CHIMNEY WITH RREPIACE "MARTINS"EP SHROUD ICBO#NERQA-403, UL# U264, 553A AND RAISED EXTERIOR PLASTER TRIM. 10 LINE OF G ROOF TO WALL FLASHING 11 OVERHEAD SECTIONAL GARAGE DOOR.. 12 EXTERIOR ENTRY FLOOR DESIGN. 13 OUTDOOR WALL LANTERN. STREET LAMP 12805 RIVERSIDE DRIVE-SI1RE/100 NORTH HOLLYWOOD, CA. 91411 TEL : (818) 387-8832 E MAIL-BOAZOKETTERDESIGNS.CON Y Z MIRO MOZI <0 ;g0 ZSRp@Z Leeo�m50p09 n no9� -r_ -00 0 RED 008 \\\\LLJ\\\\ - d11\JL\1r........r ......................r........ \\\CLW\\\\\\ \\11111111H1111111����1��1�1�11IHI\11\11\11\\111\111111111111111111\111\1111\Ls1\11\IILi1\11\11\\ nLlLnnnmm�nnnnmLLum�m�nnum�m�nnum�nnmynnnnnnlnnnnnnnnnnnl-lnnnnnnnnnnnnnm \LL\111111\LL\LL\LD\LL\LL\LL\L\LL\L\LI\\LL\LL\LL\LL\LL\LL\LL\LL\L\LL\LC\LL\LL\LL\LL\IIL\LL\LL\LL\LL\L\LLI\11111\11\11\11\11\[7\11\11\11\1\11\11 Jifa. o�ooaIR I O x 0910 X03�j:: 0 ZON 3p0Z7(F M$ 1�1 Z�W=OW0 oIi!3OF,LyF�1 00 ;00 LL\LL\LL\LII\LL\LL\LLLJL\LL\LL\LL\L\LL\LL\DILL\LL\LL\LL\LL\LL\LL\LL\L\LL\JL\LL\LL\LL\111\LL\LL\LL\LL\L\\\111\111\LL\LL\LL\LL\LLLJLL\LL\LL\L\LL\LL\LL\L \LL\L\LL\LL\LLIILL\LL\LL\LH\LL\LL\LL\L\LL\LL\LL\LL\1\ILL\LL\LL\LL\LL\LL\L\LL\LF\LL\LL\LL\LL\IIL\LL\LL\LLL.\\L\LL\LLIILL\LL\LL\LL\LL\FJ\LL\LL\LL\L\LL\LL\LL\LL\ IIIIIIIIIIIIIIIIIrI\IIIIIIIIIFi111111111111111111111111111\IIIIIIIIIIIIIIIIIIIIIII111111111111111111111L11\IIIIIIIIIIIIIIIIIIIIIIIIIIIIIN11111111111111111111111111111 O9 kl WO f6eIf Z0 'g lz wad = V L\LL\LL\:A77\\LL\L\rLL\LL\LL\LD\LL\LL\LL\L\LL\L\IILI\\\LL\LL\LLL\\LLL\LL\LL\L\LL\LC\LL\LL\LL\LL\IIL\\\IIL\LL\LL\LL\111\IILL\LL\LL\LL\LL\[1\LL\LL\LL\L\LL\L\\L9\��\LIL\LL\LL L\LL\LL\LI\9\LL\L\L\..9\LL\LL\LL\LLL7L\LL\LL\LLnn\nL\LLnnLnLL\LL\uL.\\LL\LL\L\LLfJL\LL\LL\LLne!L\nLL\LL\L\e\ILL\LL\LrL\\\LL\LL\LL\LLOLL\LL\LL\L\LLI.L�L\LL\LL\7�\\LL\LL\L \LL\LL\L\\L"AL\LL\L\LL\LL\\:9L\LL\LL\L41\LL\LL\L\LpLIL\LL\LL\LL\LL\1\L\L\LL\LL\1\L\L\L\LL\LF\LL\LL\L\LpIL11L\LL\LLL.\LLL\L\LL\LLIILL\1\L\L\LL\LL\LJ\LL\LL\LLI..LiL\L\LL\LL\L\\L\i77L\LL\LL\ J_ w TIMI Iyy - ,MEN IN on �� i■■ loom In on a O rc 1■ ■■ IIS ■■ � IN ■■ 13 LL13w � Mil w N D D I W m w O ADDRESS I ADDRESS / 1 EAST ELEVATION -(BUILDING -FR) 3/16" = VI 2 SOUTH ELEVATION 3/16" = 1'-0' ADD11ES5 NORTH ELEVATION 3 3/16" = VI 4 WEST ELEVATION 3/16" = VI U.S. ARCHREC AL SHEET SIZE. D 42x30 6 IL= IrY NOISIlmO CLASS "A" ROOFING TILE, REDLAND CLAY TILE; IGBO # 2656P (T(P.) EXPOSED WOOD FASCIA SMOOTH EXTERIOR PLASTER OVER PAPER 131 BACKED METAL LATH (NP) [4 WOOD TRELUS 151 DECORATIVE W.I. METAL GUARDRAIL IB CLEAR GLASS 77] RAISED PLASTER TRIM W1 SMOOTH STEEL TROWEL EXTERIOR PLASTER CHIMNEY WITH RREPIACE "MARTINS"EP SHROUD ICBO#NERQA-403, UL# U264, 553A AND RAISED EXTERIOR PLASTER TRIM. 10 LINE OF G ROOF TO WALL FLASHING 11 OVERHEAD SECTIONAL GARAGE DOOR.. 12 EXTERIOR ENTRY FLOOR DESIGN. 13 OUTDOOR WALL LANTERN. 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D 42.30 MUNI CLASS "A" ROOFING TME, REDLANO CLAY TLE; ICBO # 2656P (TYR.) ® EXPOSED WOOD FASCIA 3] SMOOTH EXTERIOR PLASTER OVER PAPER BACKED METAL LATH (THE) 14 WOOD TRELLIS 151 DECORATIVE W.I. METAL GUARDRAIL IB CLEAR CLASS 77] RAISED PLASTER TRIM WJ SMOOTH STEEL TROWEL EXTERIOR PLASTER CHIMNEY WITH FIREPLACE 91 MAR553AT AND RAISEDOUD EXTERIOR PLASTER OTRIM. L# 0264, 10 LINE OF G ROOF TO WALL FLASHING 11 OVERHEAD SECTIONAL GARAGE DOOR, 12 EXTERIOR ENTRY FLOOR. DESIGN. 13 OUTDOOR WALL LANTERN. 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CEILING EL A OUTSIDE DIAMETER CLKG. CAULKING EFF. OFFICE CLO. CLOSET OPNi. OPENING CLR. CLEAR EOPP. OPPOSITE C.O. CASED OPENING PCS, PIECES CO_. COLUMN PRCST. PRE -CAST CONK. CONCRETE PL, PLATE\PROPERTY LIME CONN. CONFECTION R LAM PLASTIC LAMINATE CONSTR. CONSTRUCTION PLAS. PLASTER CONT. CONTINUOUS PLYWD, PLYWOOD CORR. CORRIDOR PNL PANEL C. O. T. G. CLEAN OUT TO GARAGE PR, PAIR CTSK COUNTERSINK PT, POINT CNTR. COUNTER PTK PARTITION CTR. CENTER 0. T. QUARRY TILE D. B. DEAD BOLT R. RISER DBL. DOUBLE RAA RADIUS DEPT' DEPARTMENT R. A ROIF DRAIN D. F. DRINKING FOUNTAIN REF. REFERENCE DET. DETAIL REFR. REFRIGERATOR DIA. DIAMETER RGTR, REGISTER DIM. DIMENSION REINF. REINFORCED DISP. DISPENSER REO, REQUIRED 11. L. DEAD LOCK RESIL RESILIENT DK DOWN RM. ROOM D. O. DOOR OPENING R. A ROUGH OPENING DR. DDDR RVA REDWOOD DWR. DRAWER R. W. L RAIN WATER LEADER IS, DOWNSPOUT/DOUBLE STRENGTH S. SOUTH GLASS, S. C. SOLID CORE D.S.P. DRY STANDPIPE SCHED. SCHEDULE DWG. DRAWING S. A STORM DRAIN E. EAST SECT. SECTION EA EACH S F. SQUARE FEET E. J. EXPANSION JOINT SH SHELF EL ELEVATION SHR. SHOWER ELEC, ELECTRICAL SHT. SHEET ELEV. ELEVATOR SHTG. SHEATHING EMER. EMERGENCY SIK SIMILAR ENOL. ENCLOSURE S. A V. SHOT OFF VALVE E.P. ELECTRICAL PANELBOARD SPEC. SPECIFICATION E0. EQUAL SQ. SQUARE EQPT. EQUIPMENT S. STL STAINLESS STEEL E. W. C. ELECTRIC WATER CLOSET S. SK. SERVICE SINK EXST. EXISTING STA STATION EXPO. EXPOSED STA STANDARD EXP. EXPANSION STL STEEL EXT. EXTERIOR STOR, STORAGE E.G. EXISTING GRADE STRL. STRUCTURAL F. A. FIRE ALARM SUSP. SUSPENDED F. B. FLAT BAR SYR SYMMETRICAL F. D. FLOOR DRAIN S4S. SMOOTH 4 SIDES FBM. FOUNDATION T. THERMOSTAT F. E. FIRE EXTINGUISHER TRA TREAD F. E. C. FIRE EXTINGUISHER CAB T. A TOWEL BAR F. F. FINISH FLOOR T. C. TOP OF CURB/CONCRETE F. G. FINISH GRADE TEL TELEPHONE F. H. FIRE HYDRANT TER. TERRAZZO F. H. C. FIRE HOSE CABINET T. B.G. TONGUE AND GROOVE FIN. FINISH THK. THICK FL FLOOR/FLOW LINE T. P. F. TOP OF PAVEMENT FLASK FLASHING II TELEVISION FLOUR. FLOORESCENT T. W. TOP OF WALL F. O. C. FACE OF CONCRETE TYP, TYPICAL F. 0. F. FACE OF FINISH T. S. TOP OF SLAB F. EL S FACE OF STUDS UNF. UNFINISHED FPRF, FIREPROOF O A K UNLESS OTHERWISE KITED F. S. FULL SIZE/FLOOR SINK I.R. URINAL FT. FODT/FEET UTR. UP THROUGH ROOF FTG. FOOTING V. G. A F. VERTICAL GRAIN DOUGLAS FIR FURR. FURRING V.C.P. VERIFIED CLAY PIPE FUT. FUTURE VERT. VERTICAL F. W. C. EL FINISH WALL CLEAN OUT VEST. VESTIBULE G. GAS V. VENT/VATS GA GAUGE V. T. K VENT THROUGH ROOF GALV. GALVANIZED V. G. VERTICAL GRAIN G. B. GRAB BAR W. VEST GL GLASS WA WITH GNI. CROWD V. C. WATER CLOSET G. P. K GALLONS PER HOW WB, WOOD G. P. K GALLONS PER MINUTE SYMBOLS/ NOTE REFERENCES -. -... ■■■❑■■■■■■■l J■■■■❑■■■■❑■■■■■■■■■■■ ■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■ NOTE APPLIES1. TO WALLS IN BETWEENCOUNTERTOP 2. APPLIES TO WALLS AROUND THE BATHTUB. 3. APPLIES TO FIRST FLOOR LEVEL ONLY. W NO WIDTH HIEGHT ROOM FRAME MATL FRAME FIN GLAZING TYPE MANUFAC. DESCRIPTION REMARKS A 3 -0 2 -0 ENTRANCE AL AL 3 SEE ELEVATION -9----T-0 6 -0 LANG ROOM AL AL 3 C 5'-0"X2'-0" LANG ROOM AL AL 3 D 5'-0"X5'-0" BEDROOM 2-M EDROOM AL AL 1 E 4'-0"X5'-0" BEDROOM #1 AL AL 2 F 2' -6"X2' -B" BATH AL AL 3 TEMPERED GLAZING ROOMI ROOMROOM MECHANICAL ADJ. ADJUSTABLE MEMS, rrr- r - - r GLASS AL ALUMINUM MET METAL AMP. AMPERES MAA, MANUFACTURER APPROX. APPROXIMATE MN, MANHOLE ARCH. ARCHITECTURAL MIK MINIMUM ASB. ASBESTOS (BEDROOM 12) MIRROR BA BOARD MISC. MISCELLANEOUS BITUK BITUMINOUS K EL MASONRY OPENING BLDG. BUILDING HTO. MOUNTED r r� BLOCK r- r r , j"-0�0—U7:1�rp:q:T691U11:[HI!11:4 METAL III BLOCKING MUL MULLION ���Q: BEAM r ••'-0�0—U7:1�$r:q;T691P1C[Y71L11:4 NORTH BOT. BOTTOM K G. NATURAL GRADE B. T. U BRITISH THERMAL UN) K 1. G NOT IN CONTRACT CAB. CABINET NO, /M NUMBER C. B. CATCH BASIN NOK NOMINAL CEM. CEMENT K T. S NOT TO SCALE CER. CERAMIC EL A OVERALL C. I. CAST IRON OBS. OBSCURE GLAZING IN HAZARDOUS LOCATIONS SHALL BE TEMPERED (2406.4) A. INGRESS AND EGRESS DOORS. B. PANELS IN SLIDING OR SWINGING DOORS. C. DOORS AND ENCLOSURE FOR HOT TUB, BATHTUB, SHOWERS (ALSO GLAZING IN WALL ENCLOSING THESE COMPARTMENTS WITHIN 5' OF STANDING SURFACE). 111513.9.8 D. IF WITHIN 2' OF VERTICAL EDGE OF CLOSED DOOR AND WITHIN 5' OF STANDING SURFACE. E. IN WALL ENCLOSING STAIRWAY LANDING. Ld a- 0 2z J U.S. ARCHRECMRAL SHEET SIZE: D 42230 F rF FIX FIX ■ FIX -71 F--F�_ LL—j] FFF ,I LL --J T L -71 J LL—J TYPE 1 TYPE 2 TYPE 3 FIX II F TYPE 4 L F FIX .I L----1 TYPE 5 ABBREVIATIONS X I. BY AND LAA LABORATORY L ANGLE LAM, LAMINATE OQWiWg"01106, 66 00 CENTERLINE LAV, LAVATORY O x 2� wxGW 0 308(N6 DIAMETER OR ROUND LBS. POUNDS r H �•T1.7 L F. �00�•M'— (E) EXISTING L S. LAUNDRY SINK r r � L —00_li•A'— A/C AIR CONDITIONING M. R MACHINE BOLT A. C. ASPHALT CONCRETE L —00�•A'— ACOUS. ACOUSTICAL MAIN DISTRIBUTION ® EZEZUUM� ROOMI ROOMROOM MECHANICAL ADJ. ADJUSTABLE MEMS, rrr- r - - r GLASS AL ALUMINUM MET METAL AMP. AMPERES MAA, MANUFACTURER APPROX. APPROXIMATE MN, MANHOLE ARCH. ARCHITECTURAL MIK MINIMUM ASB. ASBESTOS (BEDROOM 12) MIRROR BA BOARD MISC. MISCELLANEOUS BITUK BITUMINOUS K EL MASONRY OPENING BLDG. BUILDING HTO. MOUNTED r r� BLOCK r- r r , j"-0�0—U7:1�rp:q:T691U11:[HI!11:4 METAL III BLOCKING MUL MULLION ���Q: BEAM r ••'-0�0—U7:1�$r:q;T691P1C[Y71L11:4 NORTH BOT. BOTTOM K G. NATURAL GRADE B. T. U BRITISH THERMAL UN) K 1. G NOT IN CONTRACT CAB. CABINET NO, /M NUMBER C. B. CATCH BASIN NOK NOMINAL CEM. CEMENT K T. S NOT TO SCALE CER. CERAMIC EL A OVERALL C. I. CAST IRON OBS. OBSCURE C. G. CORNER GUARD O. C. ON CENTER CCG. CEILING EL A OUTSIDE DIAMETER CLKG. CAULKING EFF. OFFICE CLO. CLOSET OPNi. OPENING CLR. CLEAR EOPP. OPPOSITE C.O. CASED OPENING PCS, PIECES CO_. COLUMN PRCST. PRE -CAST CONK. CONCRETE PL, PLATE\PROPERTY LIME CONN. CONFECTION R LAM PLASTIC LAMINATE CONSTR. CONSTRUCTION PLAS. PLASTER CONT. CONTINUOUS PLYWD, PLYWOOD CORR. CORRIDOR PNL PANEL C. O. T. G. CLEAN OUT TO GARAGE PR, PAIR CTSK COUNTERSINK PT, POINT CNTR. COUNTER PTK PARTITION CTR. CENTER 0. T. QUARRY TILE GLAZING IN HAZARDOUS LOCATIONS SHALL BE TEMPERED (2406.4) A. INGRESS AND EGRESS DOORS. B. PANELS IN SLIDING OR SWINGING DOORS. C. DOORS AND ENCLOSURE FOR HOT TUB, BATHTUB, SHOWERS (ALSO GLAZING IN WALL ENCLOSING THESE COMPARTMENTS WITHIN 5' OF STANDING SURFACE). 111513.9.8 D. IF WITHIN 2' OF VERTICAL EDGE OF CLOSED DOOR AND WITHIN 5' OF STANDING SURFACE. E. IN WALL ENCLOSING STAIRWAY LANDING. Ld a- 0 2z J U.S. ARCHRECMRAL SHEET SIZE: D 42230 F rF FIX FIX ■ FIX -71 F--F�_ LL—j] FFF ,I LL --J T L -71 J LL—J TYPE 1 TYPE 2 TYPE 3 FIX II F TYPE 4 L F FIX .I L----1 TYPE 5 ABBREVIATIONS X I. BY AND LAA LABORATORY L ANGLE LAM, LAMINATE OQWiWg"01106, 66 00 CENTERLINE LAV, LAVATORY O x 2� wxGW 0 308(N6 DIAMETER OR ROUND LBS. POUNDS LA POUND L F. LINEAL FEET (E) EXISTING L S. LAUNDRY SINK A. B. ANCHOR BOLT LT. MAX, LIGHT MAXIMUM A/C AIR CONDITIONING M. R MACHINE BOLT A. C. ASPHALT CONCRETE K C. MEDICINE CABINET ACOUS. ACOUSTICAL K A P. MAIN DISTRIBUTION A.11 AREA BRAIN NECK MECHANICAL ADJ. ADJUSTABLE MEMS, MEMBRANE AL ALUMINUM MET METAL AMP. AMPERES MAA, MANUFACTURER APPROX. APPROXIMATE MN, MANHOLE ARCH. ARCHITECTURAL MIK MINIMUM ASB. ASBESTOS MIR. MIRROR BA BOARD MISC. MISCELLANEOUS BITUK BITUMINOUS K EL MASONRY OPENING BLDG. BUILDING HTO. MOUNTED III BLOCK MTL METAL III BLOCKING MUL MULLION BK BEAM K NORTH BOT. BOTTOM K G. NATURAL GRADE B. T. U BRITISH THERMAL UN) K 1. G NOT IN CONTRACT CAB. CABINET NO, /M NUMBER C. B. CATCH BASIN NOK NOMINAL CEM. CEMENT K T. S NOT TO SCALE CER. CERAMIC EL A OVERALL C. I. CAST IRON OBS. OBSCURE C. G. CORNER GUARD O. C. ON CENTER CCG. CEILING EL A OUTSIDE DIAMETER CLKG. CAULKING EFF. OFFICE CLO. CLOSET OPNi. OPENING CLR. CLEAR EOPP. OPPOSITE C.O. CASED OPENING PCS, PIECES CO_. COLUMN PRCST. PRE -CAST CONK. CONCRETE PL, PLATE\PROPERTY LIME CONN. CONFECTION R LAM PLASTIC LAMINATE CONSTR. CONSTRUCTION PLAS. PLASTER CONT. CONTINUOUS PLYWD, PLYWOOD CORR. CORRIDOR PNL PANEL C. O. T. G. CLEAN OUT TO GARAGE PR, PAIR CTSK COUNTERSINK PT, POINT CNTR. COUNTER PTK PARTITION CTR. CENTER 0. T. QUARRY TILE D. B. DEAD BOLT R. RISER DBL. DOUBLE RAA RADIUS DEPT' DEPARTMENT R. A ROIF DRAIN D. F. DRINKING FOUNTAIN REF. REFERENCE DET. DETAIL REFR. REFRIGERATOR DIA. DIAMETER RGTR, REGISTER DIM. DIMENSION REINF. REINFORCED DISP. DISPENSER REO, REQUIRED 11. L. DEAD LOCK RESIL RESILIENT DK DOWN RM. ROOM D. O. DOOR OPENING R. A ROUGH OPENING DR. DDDR RVA REDWOOD DWR. DRAWER R. W. L RAIN WATER LEADER IS, DOWNSPOUT/DOUBLE STRENGTH S. SOUTH GLASS, S. C. SOLID CORE D.S.P. DRY STANDPIPE SCHED. SCHEDULE DWG. DRAWING S. A STORM DRAIN E. EAST SECT. SECTION EA EACH S F. SQUARE FEET E. J. EXPANSION JOINT SH SHELF EL ELEVATION SHR. SHOWER ELEC, ELECTRICAL SHT. SHEET ELEV. ELEVATOR SHTG. SHEATHING EMER. EMERGENCY SIK SIMILAR ENOL. ENCLOSURE S. A V. SHOT OFF VALVE E.P. ELECTRICAL PANELBOARD SPEC. SPECIFICATION E0. EQUAL SQ. SQUARE EQPT. EQUIPMENT S. STL STAINLESS STEEL E. W. C. ELECTRIC WATER CLOSET S. SK. SERVICE SINK EXST. EXISTING STA STATION EXPO. EXPOSED STA STANDARD EXP. EXPANSION STL STEEL EXT. EXTERIOR STOR, STORAGE E.G. EXISTING GRADE STRL. STRUCTURAL F. A. FIRE ALARM SUSP. SUSPENDED F. B. FLAT BAR SYR SYMMETRICAL F. D. FLOOR DRAIN S4S. SMOOTH 4 SIDES FBM. FOUNDATION T. THERMOSTAT F. E. FIRE EXTINGUISHER TRA TREAD F. E. C. FIRE EXTINGUISHER CAB T. A TOWEL BAR F. F. FINISH FLOOR T. C. TOP OF CURB/CONCRETE F. G. FINISH GRADE TEL TELEPHONE F. H. FIRE HYDRANT TER. TERRAZZO F. H. C. FIRE HOSE CABINET T. B.G. TONGUE AND GROOVE FIN. FINISH THK. THICK FL FLOOR/FLOW LINE T. P. F. TOP OF PAVEMENT FLASK FLASHING II TELEVISION FLOUR. FLOORESCENT T. W. TOP OF WALL F. O. C. FACE OF CONCRETE TYP, TYPICAL F. 0. F. FACE OF FINISH T. S. TOP OF SLAB F. EL S FACE OF STUDS UNF. UNFINISHED FPRF, FIREPROOF O A K UNLESS OTHERWISE KITED F. S. FULL SIZE/FLOOR SINK I.R. URINAL FT. FODT/FEET UTR. UP THROUGH ROOF FTG. FOOTING V. G. A F. VERTICAL GRAIN DOUGLAS FIR FURR. FURRING V.C.P. VERIFIED CLAY PIPE FUT. FUTURE VERT. VERTICAL F. W. C. EL FINISH WALL CLEAN OUT VEST. VESTIBULE G. GAS V. VENT/VATS GA GAUGE V. T. K VENT THROUGH ROOF GALV. GALVANIZED V. G. VERTICAL GRAIN G. B. GRAB BAR W. VEST GL GLASS WA WITH GNI. CROWD V. C. WATER CLOSET G. P. K GALLONS PER HOW WB, WOOD G. P. K GALLONS PER MINUTE SYMBOLS/ NOTE REFERENCES SYMBOLS SECTION HIS, s A-1 MEET Na NAWLE 1 DETAIL NO AL1 SHEET NA GRANITE AL1 ELEVATION N¢ SHEET N¢ OEMENE PLASTER INTFRIOS 3 ELEVATION 4 SART IIIComIMEIMO rEtGMM --�-- PATCH LINE WOOD FRAN'G [NRIiDPTEO I ® MEMO sTRucTL TBA COUSIN FINISHED MIN WOOD DENITTESPLYY OJENPLYWOODELEVATI IM TA USTICAL ILE D m MASS 7/ DOOe TYPE 6''X6'-' GYPSUM WALLBOARD V INFLATION UWINDOW 1111Sstiu1-t TYPE (BATT) I II I IIT 'iE:TSI ALAT[ REHD VISION KRIGIS A LTA AI+nm METAL EXXIISTING Hal FIRE HR RATED WY O EALL _ FINISN -III11=1-rri-mmllrl GRAD - I TIE=III VIII- PARI WKy DEMffr B Ea 4 COCRETE SEPAMTIOWALL �o 7 10 ODMIES A• 11 PUMPING 1 12 YALL STOE 15 Mitm EEM�WMT ,J 'SD.1ve xAmBtY CENTER uxE PL. PROPERTY LINE BRICK Ex[srIND C000MY PROPOSED CODONS -JISRAMIC TILE AS MONTH I PAAty �T PLANTER DWG. NO. n DRAWING NAME SHEET NO. 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Jj%FO<OW=W �iJ rZr < Z{1Y1 U U z;OIo 1FrF, �O 0F0F1� OaWpOW� ;om ob o3o=iioaoJ¢�ZU<oWyQ 111W W UWaUB ipFaipF gU IJV pU IL�� pWp W0M3�WgOWCJu1W B WWO �o?03�aaai9e rc O in OQ> LL 900 Z -Q JAM w N LLI Q 0) M LLI 0 N C7 m U ZCDaY WAN Wj=�0 U) U) _ JNm (� V � w Co N U Z LL H O Z Wz • • ' FBF C)-Je=- -T NO. VJ MIM -r NO. JZ 1 N in OQ> 900 Z -Q JAM W N LLI Q 0) M LLI 0 U C7 m U ZCDaY WAN Wj=�0 JNm N V � w Co N U • • ' FBF C)-Je=- -T NO. MIM -r NO. 1 m N N C f I SECTION 1402.2 OF THE CODE STATES THAT THE EXTERIOR OPENINGS EXPOSED TO THE WEATHER SHALL BE FLASHED IN SUCH A MANNER AS TO MAKE THEM WEATHERPROOF. SINCE METHODS OF FLASHING ARE NOT SPECIFIC IN THE CODE, THE FOLLOWING PROCEDURE WILL BE CONSIDERED AN ACCEPTABLE METHOD FOR THE FLASHING OF METAL WINDOWS IN WOOD FRAME EXTERIOR WALL CONSTRUCTION IN ALL CASES WHERE THE EXTERIOR WALL FINISH IS APPLIED OTHER BUILDING PAPER OR FELT. THIS PROCEDURE DOES NOT APPLY TO WEATHERPROOF PANEL TYPE SIDING. ROUGH OPENING 12' MIN. z ---- ---- f r. 3. TOP STRIP a }} v � 1 I I I I z VAPOR BARRIER I z IW I wa 0 NAIL GE I = I M 13 2. SIDE— STRIP IDE STRIP I I 1. BOTTOM STRIP �^ z Ls -" 5 VAPOR BARRIER INSTALLATION 1. ATTACH SILL STRIP WITH TOP EDGE LEVEL WITH ROUGH SILL -EXTEND BEYOND EDGE OF ROUGH OPENING AT LEAST 8" SECURE ALL SISAL KRAFT OR SIMILAR APPROVED FLASHING MATERIAL WITH GALVANIZED NAILS OR POWER DRIVEN STAPLES. 2. ATTACH JAMB STRIPS WITH SIDE EDGE EVEN WITH ROUGH JAMB FRAMING START STRIP 1" BELOW LOWER EDGE OF SILL STRIP AND EXTEND 4" ABOVE LOWER EDGE OF LINTEL. 3. APPLY CONTINUOS SEAL TO THE MOUNTING FLANGES AT THE TOP (HEAD) AND SIDES (JAMB) OF WINDOW. INSTALL WINDOW INTO ROUGH OPENING WITH SILL AND JAMB FLANGE OVER PREVIOUSLY INSTALLED FLASHING OVER THE WINDOW FLANGE. 4. APPLY CONTINUOS SEAL ALONG THE TOP (HEAD) MOUNTING FLANGE EMBED BOTTOM OF HEAD FLASHING AGAINST SEALANT (FLASHING GOES OVER SEALANT). C I I � I v I II I I II B IN II Ilr - - - - - - - - - - - - - - A REFER TO NOTE BELOW BUILDING PAPER INSTALLATION 5. COMMENCING AT THE BOTTOM (SOLE PLATE) OF THE WALL LAY BUILDING PAPER UNDER SILL STRIP. NOTE: CUT ANY EXCESS BUILDING PAPER THAT MAY EXTEND ABOVE THE SILL FLANGE LINE ON EACH SIDE OF THE OPENING (SHOWN AS SHORT DASHED LINES). DO NOT SLICE BUILDING PAPER HORIZONTALLY SO THAT THE PAPER WILL LAP OVER THE JAMB STRIPS . INSTALL SUCCESSIVE LINES OF BUILDING PAPER (B.C.D. ETC) OVER JAMB AND HEAD FLANGES, LAPPING EACH COURSE. NOTE: LINE -WIRE, WHEN USED AS BACKING TO SUPPORT BUILDING PAPER BENEATH WIRE LATH (NETTING) FOR PORTLAND CEMENT PLASTER (STUCCO), SHALL BE INSTALLED AS FOLLOWS. 1. WIRE GAUGE, SPACING AND ATTACHMENT SHALL BE IN ACCORDANCE WITH THE BUILDING NEWS ITEMS 47-1. 2. PERIPHERAL FLASHING AT ALL EDGES OF WALL OPENINGS, MUST COVER THE WIRE BACKING. 3. NO ATTACHMENT DEVICES NOR THE WIRE BACKING SHALL COVER OR PENETRATE THE FLASHING MATERIAL. THE ABOVE METHOD APPLIES ONLY TO THE MOST COMMONLY USED TYPE OF METAL AND VINYL FRAMES (SURFACE MOUNTED). FOR OTHER TYPES OF FRAMES, SPECIAL ATTENTION MUST BE PAID TO THE MANUFACTURER'S RECOMMENDATIONS. 10 SCALE: VAPOR BARRIER INSTALLATION 200 M PARTN WIDTH ec snwmi ILED 47 SCALE: Door Jamb 3'-1'-0' Wood Frame 3 1 /2"(KRAFT FACED) THERMARBER SOUND ATTENUATION INSULATION R-11 5/8" TYPE "X" GYPSUM BOARD WOOD CASING DOOR DIMENSION WOOD SHIM head line above ao N �_F__ z C 1/4' PORTLAND CEMENT PLASTER ON METAL LATH 2x WD STUDS WD SCREED WD TRIM WD FRAME 1/4" SHIM 2 1/ 'r7nx, I5/8" TYPE "X" GYPSUM BOARD 1 3/4" SOLID CORE DOOR 2x4 WD. STUDS 0 16" O.C. no JUALL: 3"=1'-0" METAL FRENCH DOOR - W/ SOLID WD. FRAME FINISH FLOOR MATERIAL HRESHOLD BY DOORS MFG. - REF. PLAN FOR DOOR SWING) SILL EXTENSION BLKG. BY DOOR MFG. �FINISH FLOOR_ _ 4 (REF _ EXT. ELEVS.) DEPRESS EXT. CONC. PAD FOR MASONRY FIN. WHERE OCCURS (REF. LANDSCAPE DRWGS) CONCRETE PAD MINERAL IMPREGNATED FIBER EXPANSION STRIP SCALE: N.T.S. oor Jamb RENCH DOOR SILL 2x WOOD STUDS 0 16" OC 2x 6 EXT PORTLAND CEMENT PLASTER OVER PAPER BACKED METAL LATH ALUM SLIDING SCREEN PVC FRAME WITH FIN FOR NAIL ON APPLICATION Ow SCALE: R 13 BATT INSULATION 5/8" TYPE "X" GYPSUM BOARD HEADER SEE STRUCT DWGS OF WALL OND Window Head PROVIDE 4" (MIN.) ALUM SLIDING WINDOW I CONTINUOUS STRIPS OF 28 W/ ONE SLIDING I GA. BOND'D MET. FLASHING PANEL & ONE FIXEDAT ALL SIZES OF DOORS I AND WINDOW ROUGH I OPENING FOR ADDITIONAL I WATERPROOFING ALUM SLIDING SCREEN SEALANT h • 5/8" GYP. BD. SHIP—LAP WR K11___O.C. U.N.O. PAPER—BACK2x4 WD. MTL. LATH ATSTUDS 0 16" MOULDINGS C_ 7/8" THICK R13 INSULATION EXTERIOR (ROLL OR BLANKETS) PORTLAND CEMENT PLYWOOD SHEATHING WHERE REQUIRED AT SHEAR WALLS SEE STRUC. DWGS FOR LOCATION 08-1241 SCALE: Aluminum Sliding 05 0'-3"=1'-0" window Jamb PVC SLIDING WINB@W— WITH SLIDING PANEL 8c ONE FIXED PANEL ALUM. SLIDING 3eIREEI1 I SEALANT I I , I Lq I N (ILCOR NO 66 SHORT FLANGE) EMBEDED IN MAStIC ' 1 I I i I I I I I I : I : I SHIP -LAP WATERS PAPER -BACK i I METAL LATH OUDG I I I I I I I I EXT PORTLAND CEMENT 1 I PLASTER OVER PAPER 1 I BACKED METAL LATH 2 X 4 STUDS AT 16 O.C. PLYWOOD SHEATHING WHERE REQUIRED AT SHEAR WALLS SEE STRUCT. DWGS. R13 INSULATION 08-1512 06 SCALE: Alum. Sliding Window aSill STIFFNNERS AS PER MFG. 18 GA. BONDERIZED & PAINTED BENT PLATE METAL DECORATIVE CHIMEY SCHROUD— APROVED RND. TERM CAP (PAINTED BLACK) FOR USE W/ DECORATIVE CHIMEY SCHROUD 24 G.A SHEET MTL CHASE COVER (SLOPE 1/2" PER FT.) BOLT MTL ASSEMBLY TO WD. FRMG. 3/4" CAP SPACER ELEVATION REFERENCE FLAT BACK SCEED 2X4 HARDI— PLANK TRIM 2X4 STUCCI STOP EXTERIOR PLASTER 0/ 60 MINUTE BUILDING PAPER AND WOVEN WIRE LATH LAP 12" FUTURE FLASH OVER BLDG. PAPER 12 3.5 O MIN TO COMBUST FRAMING 18 GA. BONDERIZED & PAI BENT PLATE METAL DECORATIVE CHIMEY SCHRC BOLT MTL ASSEMBLY TO W 24 G.A SHEET MTL CHASE COVER (SLOPE 1/2" PER APROVED RND. TERM CAP / (PAINTED BLACK) FOR USE W/ DECORATIVE CHIMEY SCHROUD TYP. EAVE - "C" ELEVS. TEL : (81a)sai-e832 " T E AWL-80MOKErrERDE51GN5.00M PARTN WIDTH O WN2 U2W p120Z1 0 Win ow€'zS0 AS SCHEDULED mw osp=�°&Rnmo99aG Odpjp zx fl:0E GYP BD 11/16"X2-1/2 WD HEADER WOOD 4`Z<rR 151O It €2Z;hg 3/8" SHIM ONWIGW pO 3���" SOFFIT WHERE <3o=pd 1 1F5ZZO OCCURS to fU N W016 aii010 METAL TRACK SUSPENSION Z SLIDING W CLOSET DOORS GUIDE TRACK aZ AT FLOOR 01 SCALE: Sliding Door HEAD/SILL N Q�CJ STIFFNNERS AS PER MFG. 18 GA. BONDERIZED & PAINTED BENT PLATE METAL DECORATIVE CHIMEY SCHROUD— APROVED RND. TERM CAP (PAINTED BLACK) FOR USE W/ DECORATIVE CHIMEY SCHROUD 24 G.A SHEET MTL CHASE COVER (SLOPE 1/2" PER FT.) BOLT MTL ASSEMBLY TO WD. FRMG. 3/4" CAP SPACER ELEVATION REFERENCE FLAT BACK SCEED 2X4 HARDI— PLANK TRIM 2X4 STUCCI STOP EXTERIOR PLASTER 0/ 60 MINUTE BUILDING PAPER AND WOVEN WIRE LATH LAP 12" FUTURE FLASH OVER BLDG. PAPER 12 3.5 O MIN TO COMBUST FRAMING 18 GA. BONDERIZED & PAI BENT PLATE METAL DECORATIVE CHIMEY SCHRC BOLT MTL ASSEMBLY TO W 24 G.A SHEET MTL CHASE COVER (SLOPE 1/2" PER APROVED RND. TERM CAP / (PAINTED BLACK) FOR USE W/ DECORATIVE CHIMEY SCHROUD TYP. EAVE - "C" ELEVS. TEL : (81a)sai-e832 " T E AWL-80MOKErrERDE51GN5.00M • O WN2 U2W p120Z1 0 Win ow€'zS0 mw osp=�°&Rnmo99aG Odpjp zx fl:0E 'ref=iO_JE?OT NO. a=0w90��pt3=W0 ISI -111=117 NO. �7ovio>Z p¢¢�&4Fo 0pVfW�� 4`Z<rR 151O It €2Z;hg ONWIGW pO 3���" W a <3o=pd 1 1F5ZZO C .0 O OpFpUp d00F WpF€ WnW< J Xp MILE, N W016 aii010 o: 0 Z 0 W J�o aZ Q N Q�CJ ow O U a Q W w Y W ga vi W��� JNm U) U) O � 0 O 04 r1p N Q V� N (A U (n J_ w a o m Q z N F z i WW y FE W of = V I W 0 w a 0 I W o� Q Z cr a w 96 o a m n m m a M N !�oZ_0o0000000 • O WN2 U2W p120Z1 0 Win ow€'zS0 mw osp=�°&Rnmo99aG Odpjp zx fl:0E 'ref=iO_JE?OT NO. a=0w90��pt3=W0 ISI -111=117 NO. �7ovio>Z p¢¢�&4Fo 0pVfW�� 4`Z<rR 151O It €2Z;hg ONWIGW pO 3���" W a <3o=pd 1 1F5ZZO C .0 O OpFpUp d00F WpF€ WnW< J Xp MILE, N W016 aii010 o: 0 Z 0 J�o aZ Q N Q�CJ ow O U m Q W w Y W ga vi W��� JNm U) U) Ln n 0 O 04 r1p N Q V� N (A U (n J_ w a o Q z N z i • • 'ref=iO_JE?OT NO. Q � ISI -111=117 NO. JZ ;=) W a J 0QwUoN N Z 0 J�o aZ Q N Q�CJ ow O U m Q Z fA Y W ga vi W��� JNm Ln n 0 O 04 r1p N Q V� (A U • • 'ref=iO_JE?OT NO. ISI -111=117 NO. PARTITIONUD BUILT-UP ROOFING REFER TO ALL COMPOSITION TYPE SHT / 2X RAFTER SEE STRUCTURAL PLAN CEILING I \ �(P) /8"GYPSUM BOARD OST ® 16" O.C. ------- \ LL 5/8" GYPSUM BOARD a ------- (TYP.) I �2X BLOCKING 5/8 GYPSUM BOARD CORNER BEAD 5/8" GYPSUM BOARD (TYP.) QSCALE: 1 HOUR FURRED 2)DOWN CEILING ALUM FIXED WINDOW WITH SINGLE OR DOUBLE GLAZING ALUM FRAME WITH FIN FOR NAIL -ON APPLICATION FOR PLASTERING CAULK SHIP -LAP WATER PROOFED PPERBACKED MTL LATH AT MOULDING PROVIDE 4"MIN CONT STRIPS OF 28GA BONDED METAL FLASHING AT ALL OPENINGS FOR ADDITIONAL WATERPROOFING PORTLAND CEMENT PLASTER OVER PAPER BACKED METAL LATH DOOR HEADER SEE STRUC DWGS 5/8" TYPE "X" GYPSUM BOARD 24GA GALV METAL DRIP MOULDING AT SHIPLAP W.P.B.P. AS REQUIRED ALUM FRAME ALUM SLIDING SCREEN ALUM SLIDING WINDOW ff-SCALE: STACK ALUM. DOOR/WINDOW �1/2'�I'-0'� D9 U.S. ARCHITECTURAL SHEET SIZE: D 4223 SEALANT CORNER BEAD CORNER BEAD ti PVC SLIDING DOOR W/ SLIDING PANEL AND ONI PANEL (SINGLE OR DOU GLAZING PER SPECIFICA HORIZONTAL SLIDING PA ALUM. SLIDING SCREEN (HORIZONTAL SLIDING) BEVEL 1:2 MAX ELASTOMERIC DECK—COA VULKEM "227"(TWO—PART/ ELASTOMER, U.S. FEDERAL SPECIFICATION TT—S-00227E, TYPE 2, CLASS A, AND REQUIRES NO PRIMER ON MOST CONSTRUCTION MATER— AILS, MOVEMENT SHOULD NOT EXCEED 257. OF THE MIN. JOINT WIDTH. I I I I I I ..R NAIL— �ONC APPLICATIONF FFRAME WFIN OR PLASTERING CARPET ° a a, PADING W/ WOOD NAILER D a� Wp ° ° W a a 28 GA.(MIN) BONDED 4 METAL FLASHING °zi ° ° a LAP OR SEAM SEALANT FLUID—APPLIED WATER— REINFORCE CONCRETE SLAB OR PROOF MEMBRANE FOUNDATION/PER STRUCTURAL DRAWINGS SCALE: Sliding Door Sill at 07 s'-1'-0' Concrete Floor 1"CEMENT PLASTER ON PAPER BAKED K -LATH 0/ GYP. SHTG. PLYWOOD SHEAT'G WHERE REQUIRED AT SHEAR WALL. SEE STRUCT. DRAW`G FOR LOCATION. WEEP SCREED R-13 BATT INSULATION -TYP- 1/2- GYP PLASTER BASE MOLDING 4" CONCRETE SLAB I` • ' • Z of v m — v m L FIN. GRADE a _ p R, o. — p - c FOR EXPANSIVE REFER TO a = o 2-#4 TOP AND BOTTOM - W/ 24" DEPTH FOOTING VII • • • - COARSE #4 REBAR TOP AND BOTTOM—I_ GRANULAR BASE USCALE: Wall at Foundation O8 1 1/2"=1'-0" 5/8" GYPSUM BD. 4" CONCRETE SLAB VAPOR BARRIER SEE PLANS 0 0 < X X o 0 p +p o F p l o <7 o COARSE GRANULAR BASE SCALE: Foundation —0" -EXT. CEMENT PLASTER OVER PAPER BACKED METAL LATH WEEP SCREED EXISTING UNDISTURB SOIL � z SLOPE 1/4"/1FT. �i FOR ADDITIONAL INFORMATION SEE STRUCT DWGS/DTLS RAKE GABLc CEMENT MC CLAY ROOFING BLDG #30 7S'�FC CEI OVER F 04U'Z �L;ALt: M ww 2 GGZWr�jMOZI —w Z<D 11/204-17 Roof GABLE RIOR PLASTER 0/ IINUTE BUILDING PAPER X 12" CONT. LUAN BOARD 26 GA. G.1. DIATT02.75" BACK SCREED 0.25" CONCRETE TILE ROOFING 0/ FELT UNDERLAYMENT 0/ EXT. PLYWD. SHEATHING EXTEND FELT UNDERLAYMENT UP LUAN BOARD ` SET END TILE IN GROUT WHERE REG'D. FOR TILE SUPPORT CONT. 26 GA. G.I. 0. PAN FLASHING CRIMP DO NOT BEND CRIMPED EDGES �) ROOF TRUSS 05 SCALE: RAKE TO WALL FLASHING N.T.S. 06 SCALE: V NT. S. EXTERIOR PLASTER 0/ 60 MINUTE BUILDING PAPER 1/4"X12" CONT. LUAN BOARD CONT. 26 GA. G.I. DIATTO FLAT BACK SCREED 24 GA. G.I. SADDLE FLASHING BIRD STOP SET IN MASTIC (DO NOT NAIL THROUGH I FLSH'G. ASPHALT SINGLE 0/ FELT UNDERLAYMENT 0/ EX PLYWD 2X4 SHIM RICKET FLASHING 12 SEE STRUCT R-30 INSUL ROOF TILE 5 #30 FELT PLYWOOD SEE STRUCT, PLAN \ BIRD SCREEN T\ / \ 5/8' GYP BD PLASTER SEALANT 2 - 2 x 6 PLYWOOD CORNER BEAD 5/8' GYP BD 2 x @ 16' D.C. BATT INSUL SHEARWALL PANEL'G. WHERE IT OCCURS EXTERIOR PLASTER 02 SCALE: L N.T.S. METAL NAILING CLEATS AT 24" O.C. ROOF TILE `\ PER MFG, f/ ROOF TILE OVER FEL UNDERLAYMENT. FELT UNDERLAYMENT: ROOF SHEATHING— INSTALL HEATHING INSTALL TILE PER MANUF. RECOMMENDATIONS. VENT WHERE OCCURS. METAL GUTTE -G.I. F NG W/6" MIN. SP LAP ROOF SHEATHING PROVIDE 1" V' CRIMP FOR SLOPES LESS THAN 6:12 ALLEY FLASHING IP / RIDGE TILE RIDGE BEAM NG FELT NAILER UNDERLAYMENT. COD SCALE: HIP/ RIDGE DETAIL N.T.S. "i E MNL—BOAZOKERERDESIGNS.COM • M ww 2 GGZWr�jMOZI —w Z<D F �o oSp•--yzlla���oo� 'r'FiR3rlE�OT NO. ,°�Oyww3•�€w0t1: wo�� LLi a ow 0! 0,606b wj 0 11.9 00 m 000 D; O O 6 _;6UFy p3pO�oZply� N Lai °o1GaDwo' zr�gu�'�001 uiwk J W�WF�JWM 8 �GZo�Ioa�aa�i9uai E 0 QZ Q Q rn LLD O C) Q m Q C) J W F of W� 3 a- tY D N a m N N V� (.0 : (n N U - m F o Q N Z O z T w d Y U Ir ILI N = UI w Q w a Q I w c Q OW31 Q Z mg G O Of m n rD Iq Y M N Q a o z 0 0 0 0 0 0 0 0 0 • M ww 2 GGZWr�jMOZI —w Z<D F �o oSp•--yzlla���oo� 'r'FiR3rlE�OT NO. ,°�Oyww3•�€w0t1: wo�� LLi a ow 0! 0,606b wj 0 11.9 00 m 000 D; O O 6 _;6UFy p3pO�oZply� N Lai °o1GaDwo' zr�gu�'�001 uiwk J W�WF�JWM 8 �GZo�Ioa�aa�i9uai E 0 QZ Q Q rn LLD O C) Q m Q C) J W w W� 3 a- tY D N a m N N V� (.0 : (n N U - F o Q N Z z T • • 'r'FiR3rlE�OT NO. J Z LLi a N >> _j �Qw N Lai J D o0 Zp0 JAM QZ Q Q rn c0Q O C) Q m Q C) J W W� 3 a- tY D N a m N V� (.0 : (n N U • • 'r'FiR3rlE�OT NO. EI�iii01T NO. GLASS PORTLAND CEMENT PLASTER OVER PAPER BACKED METAL LATH SPRAYED STUCCO FINISH COLOR PER ARCHITECT SPEC. GLASS rOq j cALE: (FRONT STACK -ALUM. SHEET SIZE. D 42230 12" MAX 1" FROM COMBUSTIBLE MATERIAL, FIRST STUD NOT BEHIND HEATERTYPICAL MIN ENCFICLE TANG OPE FULL WRAF FROM FRONT APD BACK WITH PLUMBER'S TAPE (411"1 O TWAU WATER HEATER PLAN I I I I I I FLEXIBLE WATER CONNECTI Q N'S 3/4" X 24 GAUGE PLUMBER'S TAPE (PERFORATED METAL STRAP,) 1 I I WATER HEATER li li FLEXIBLE WATER CONNECTIONS I I i I CONTROL UNIT it i m ELEVATION Is b07 SCALE: WATER HEATER 1 1/2"1'o„ 10-1153-1 [04 EXT CEM 0/ PAPER MTL LATH PLYWOOD BRICK k/r WITH LA B&SuCODE CALE: FIRE PLACE 1.11-o• ELECTRICAL UNIT RKAQ1101N101it] SOUND ATTENUATION BLANKET 5/8" TYPE "X" GYP. BD. M EXIST'G PAD DIM. I L6 5/8" 3" WALL BRACKETSJ 1 1/4" TO 1 1/2" TUBE RAILING RETURN BOTH ENDS AS SHOWN PLAN r051SCALE: (HANDRAIL AT WOOD STUUD WALL L X V rRLaaUrI IRLRILU KICK PLATE 06-569-1 SCALE: Stair Section 06 11/2'-P-0• At Floor Landing SECTION *A. FIREPLACE BY LENNOX SERIES: CRESTUNE MODEL 36' LSBV NFl APPROVED DIRECT VENT. B. 2X STUDS • 16' O.C. & 2X PLATE 5/8' TYPE 'X' GYP.BD. C. VENT PROPOSED LOCATION. D. HEARTH EXTENTION —shall not be less than 3/8' thick of approved non—combustible material. —seal crocks between fireplace and hearth ext. E. ELECTRICAL CONTROL KEY — SEE MANUFACTURER /INSTALLER FOR LOCATION. 3" SEE FLOOR PLANS FOR FIREPLACE SIZE AND LOCATION. 1 1/2" TUBE RAILING RETURN BOTH ENDS AS SHOWN WALL BRACKETS TYPE "X" GYP. BD. 2'-0' MIN 1 1/4" SUBFLOOR PLYWOOD 3-'0' 'r'FiI[3rlEE1__T NO. FCZIY I yawMewo 13:wwa�€ SHEATING (TYP) °o t9oaxo�8 HANDRAIL Viz% otowx9 €l .SZO x 0{F;Fp� CARPET TYPICAL— GLUE TOP OF PARA N LLID LANDING 3'-0' WALL 2— 5/8" THK. w 0 RUNG, WELD TO SID n FOR AT 12" ON CENTER 1x12 rn LL0 WOOD 12. 201 E- m a U 10' a a W W w w W 12' 12' (n A 3 (1 (Y D BRACE PARAPET ��RR D U) WALL WALL 12' c? in x o 0 �h r Q kOOF LINE I ROOF LINE SIDE VIEW 2X STRINGER W o scALE: ACCESS LADDER 06-1539-4 05 03 SCALE: 10-1153-1 [04 EXT CEM 0/ PAPER MTL LATH PLYWOOD BRICK k/r WITH LA B&SuCODE CALE: FIRE PLACE 1.11-o• ELECTRICAL UNIT RKAQ1101N101it] SOUND ATTENUATION BLANKET 5/8" TYPE "X" GYP. BD. M EXIST'G PAD DIM. I L6 5/8" 3" WALL BRACKETSJ 1 1/4" TO 1 1/2" TUBE RAILING RETURN BOTH ENDS AS SHOWN PLAN r051SCALE: (HANDRAIL AT WOOD STUUD WALL L X V rRLaaUrI IRLRILU KICK PLATE 06-569-1 SCALE: Stair Section 06 11/2'-P-0• At Floor Landing SECTION *A. FIREPLACE BY LENNOX SERIES: CRESTUNE MODEL 36' LSBV NFl APPROVED DIRECT VENT. B. 2X STUDS • 16' O.C. & 2X PLATE 5/8' TYPE 'X' GYP.BD. C. VENT PROPOSED LOCATION. D. HEARTH EXTENTION —shall not be less than 3/8' thick of approved non—combustible material. —seal crocks between fireplace and hearth ext. E. ELECTRICAL CONTROL KEY — SEE MANUFACTURER /INSTALLER FOR LOCATION. 3" SEE FLOOR PLANS FOR FIREPLACE SIZE AND LOCATION. 1 1/2" TUBE RAILING RETURN BOTH ENDS AS SHOWN WALL BRACKETS TYPE "X" GYP. BD. 14541 DELANO ST. VAN NUYS. CALIFORNIA 91411 TEL : (818) 3a7 -a932 E MAIL-BOAZOKEn ERDE.9IGNS.COL1 M w 2Q aZW MOZI Ow -w Z<U 1 1/4" SUBFLOOR PLYWOOD o6pa8FLpa���€ q p -a 'r'FiI[3rlEE1__T NO. FCZIY I yawMewo 13:wwa�€ SHEATING (TYP) °o t9oaxo�8 Viz% otowx9 €l .SZO x 0{F;Fp� CARPET TYPICAL— GLUE x Z� W=OW G p3 N LLID 0;Ox 6U IFF< WOZF( Op 111 a�i1w Vw DOWN INSTALLATION. ZFgape�jpI�FZy e W163za Wab C=WT 2— 5/8" THK. w 0 PLYWOOD AS REQ'D WOOD BASE ®WALL n FOR 1HR CONSTR. 41 1x12 rn LL0 WOOD TRIM m a U 10' a a W W w w W I- oI (n A 3 (1 (Y D N a 07 ��RR D U) N pr) c? in x � (n �h r Q U) 2— 2x HEADER 2X STRINGER W o 1/2" GYPSUM BOARD 06-1539-4 03 SCALE: Stair at Floor Landing 11/2'-P-0' NQ m z 14541 DELANO ST. VAN NUYS. CALIFORNIA 91411 TEL : (818) 3a7 -a932 E MAIL-BOAZOKEn ERDE.9IGNS.COL1 • M w 2Q aZW MOZI Ow -w Z<U o6pa8FLpa���€ q p -a 'r'FiI[3rlEE1__T NO. FCZIY I yawMewo 13:wwa�€ LL) °o t9oaxo�8 Viz% otowx9 €l .SZO x 0{F;Fp� x Z� W=OW G p3 N LLID 0;Ox 6U IFF< WOZF( Op 111 a�i1w Vw J ZFgape�jpI�FZy e W163za Wab C=WT II FOZ031ia9dLL1>gy w 0 III O Of n aZ ¢ 41 Q Na rn LL0 d m a U J Y W I- oI (n W� 3 (1 (Y D N a 07 ��RR D U) N pr) V(0 (0 � (n U U) W o m NQ m z z 0 0 f W a Y rc Id N = U I Id hl Q 0 I Wm c Q 0Lu Z O76 0 of 00 n 0 In Y In N l] <0 Z o 0 0 0 0 0 0 0 0 . • M w 2Q aZW MOZI Ow -w Z<U o6pa8FLpa���€ q p -a 'r'FiI[3rlEE1__T NO. FCZIY I yawMewo 13:wwa�€ LL) °o t9oaxo�8 Viz% otowx9 €l .SZO x 0{F;Fp� x Z� W=OW G p3 N LLID 0;Ox 6U IFF< WOZF( Op 111 a�i1w Vw J ZFgape�jpI�FZy e W163za Wab C=WT II FOZ031ia9dLL1>gy w 0 III O Of n aZ ¢ Q Na rn LL0 d m a U J Y W W (n W� 3 (1 (Y D N a 07 ��RR D U) N pr) V(0 (0 � (n U U) W o NQ m z z • • 'r'FiI[3rlEE1__T NO. J Z LL) N OQ N LLID J o0 Z w 0 J Of n aZ ¢ Q Na rn QNo d m a U J Y W g (n W� 3 (1 (Y D N a 07 ��RR N pr) V(0 (0 � (n U • • 'r'FiI[3rlEE1__T NO. �IHiiiill'T NO. 0 N Cu a L 0 C tl 7 ICC -ES Evaluation Report ESR -2125 RBISaaad July 2016 This report Is whys ct to mpnawal Jury 2017. www.ice-es.om 1 (800) 423-9587 1 1562) 999-0543 ASubsidiary of the International Code Council - DIVISION: 07 00 8 THERMAL AND MOISTURE PROTECTION SeNon: 07 IS 13-0edeetrbn Traffic Coatings REPORT HOLDER: AVM INDUSTRIES, INC. 8245 REMMEr AVENUE CANOGA PARK, CAUFORNIA 91384 (818)888.8050 www.aymirdesionam eam EVALUATION SUBJECT: ELASTO FIBERDECK fee WALKING DECK SYSTEM 1.0 EVALUATION SCOPE Compliance Sol the follosyldlg coda: e 2012, 2009, 20M efflmmiiona BunlJmp Cada (181 e 2012, 2009, 2006 international Raslrlenri i Codes (IRC) e 2013 Abu Dhabi Inmmethei Bwltlme Code (ADIBC)i d rY Rro,l Ye aNYrR rRIM,x�iN�P�IBL mJ! ]em'dn RtemMAl prepecbs watuabwl: • Dul a Fre resistan e, • Fire classification • Wird Reslslances 20 USES s sub for use lto uswmlon Flbedack 100° m 9 Tho Elala Y and mm 1plymyeringo tlaA system for use dlredy over comae and dYi4r�d sumlmsa, 3.0 DESCRIPTION 3.1 Mescals: 3.1,1 Mobil Flooding: Metal fleeing must be a minimum 140. 2B gage (19 mile) 1(0.ot9 Inch (0 453 mmlr mnoalon resisted meal. Flashing$ must be rild enough to avoid exporRow demotion and pording, on most be staidly backed by a plywood or rtd mra subeVate. rOto 3.1.2 AVM Creta old rtum cd AV M: AVM Creta 0400 AVM CYhrent u a fields 7 00 m AVM M mJ Mb 400 am AVM Concrete 5 k9) f AVM Aggregate 40 al e halo d 50 pounds (225 me d AVM Aggregate 400 b 1 pallor {3.7 y d AVM Caarete Addible 7400 3.1.2.1 AVM Aggregate 400: AVM Aggregate 400 Is a dry blend of Portland cement and various aggregate° and is padWgad in 50-cound (22.5 k9) huge. 3.1.2.2 AVM Concrete Additlyo 7400: AVM Concrete Additive 7400 Is a stud polymer to be used wth AVM Aggregate 400, and Is supplied In 1- Ord 5gallea 13.7 add Me L) containers. Shell life is we year when stored in Unopened mmalrem at iemp ichros between 50'F all Wle fell am 32.2°C). 3.1.3 AVM Primer 100: AVM Pointer 100 is a pdmer fog pywood, mmrde end steel surfaces, aril is Supplied In 2. and Soilm (71 and 18.9 1 omuhmm. Shelf life Is ore year when geed In Unto Contmmm a lempaguma between 601 and 90'F (10°C end 32TC). 3.1.4 AVM Met 100: AVM Met 100 Is a muadmckaml. doped.sm" lbakglees m weeding 0.75 Quince pa square Ill (229 gum') 3.4.5 AVM Baa Resin 100: AVM Base Ftenn 100 is a liquid polymer borddif resin, and is supplied In 2- add SgMcn oA and 1&9 L) oanbInem. Shelf Iffe Is me year Mien stored In unopened mr'teimm g tmr4wgums bsiwem GOT and 9OT (I0°C and 322°C). MA AVM Texture 100: AVM Tectum 1001s s Premixed, ready4o-we secure meting• and Is suppBed In 2- and Sgalm (7 a add 18 9 L) mndgnas. Shed Ills is we Yea Main stored In umpaned mntebam am tempamtums berseen fiCT and 90•F nD•C end 32YC). 3.1.7 AVM Top Cog Sager 4100 and 4150: AVM Tap Coal Sol 4100 and 4150 are Irdegrelcdor a di a-IGp- and months system maim, and are Suppled in 2. and Sgollon (7.8 L and 18.9 L) containers, Shelf life Is one year what stored In unapenad consumers st temperatures between 5117 and W'F t10 -C and 32.2•C). 3.1.8 AVM AcrlPatch 5020: AVM AaIPaMh 5020 is a patching compound for ajpiication at Joints, voids rack. and wood wxru, and is available in 2. and Sgallm (7.6 L and 169 U mdeimm. Shell Iib is am year when stored in unopened mmgmm d lempemurea between 50P end 90-F (10•C antl 32.2-C). 3,2 SubsUMN: &2.1 Plywood: Plywnotl mug have a mniniam nckaes e ] I Table with 3 0 or ore r ulnad e ( ) cot, 15,9mm co by d hl ) Me IBC, and nuM m exterior garb rnrplylr9 with U.S. DOC PS -1 orPS-2. 3.2.2 Concrete Customs decks must campy wth (he applicable regmrements of the applicable code end mug I,Y.N'liNWxMlNyev un nWl,Hvie In rvl nnlinv ',4 nl�xev1.1ir-AreA ll ubb iL xrr'IArt r•,mN I•v �� r r�r.veeW yM!Wln+nl l✓ M1r, I^nT ,.^'1° n Mr--mxAY AY'llWwurnW I,. sur :NNl,wrler Mnx,rltr In wirvryI, m.'en16. IMM IvrM •_• -� CaMaFlOMle bC Ereludm Sx,Yn. LLC AI Nrbnrvi4 Pill Manufacmmn ore required to submit samples to certified labs to be mwsural. Tse moluiviry and collectivity values arc measured using ASTM standards. The mull ere reported ro CRRC (Cml R.of Rau. Council). SamPles ads sem m the CRRC-approved rest farm fordime yeacs in order m evaluaae aged ria liar which will eventually be an rhe CRRC wcbsim mgetha Mich the inion desules Note: CRRC is an independent and non-biawd orgenbatio0 due holy esablished a systern for providing building code bodies, energy service providers, architects, epecifiea, pmpary Owners, and community planners with acounte dam on detective turfs efices. This information helps in improve the energy efficiency orbuiwings, while Positively impacdngaur environment. The chart below lists Tide 24 compliant GAF produce for bah low-siopeand sump -slope so fing. Model InitialInlfn fleflectiv EmBnVi 3Yr. RevectWity Syr. I Emieelvly, Aged I SRI Index ORRC Product IDP Rubamitl•Ensur o` 30 FR BBS Memories (whim) 10.8 0.84 0.83 SIN 75 0878.0017 GAfGLASe Enera " BUR MInerl"Irtseed Cap Sheet lwhltel 0.8 0.9 0.63 0 B 76 0576.0021 pubertal EnergyCep"Torch Plus FP (w4shoh 0.8 0.84 0.62 0.84 73 0078.0019 Rutecol Enerol Cas- SBS Heal -Weld Rus FRlogo) 075 0.82 080 0.80 70 05760026 RubemN• EMIgyCap" Tomh Granule FIR (white) 0.84 D.BI 0.70 0.82 84 W&OD25 flucerg0•Enan yCep'"Map FR Iter 74 0784 057• Pending 68 0676.0006 TOPCOATS Surface Sea $8 white) 0.94 0.9 0.59 0.87 71 Cffi TOPCOATS Surface Seal SS over APP Smooth (while) 0.84 0.9 081 0.75 73 0676-0007(I nc. TOPCOAT•Sunc�eSul ISO." APP Grenub(white) 0.84 0.9 Mien the Elasio "bard 100 syslan le applied over a .87 64 0878-0007 (Inc.) TOPCOAT•Basgmerle Simi Membrane white 0.85 0,9 L.jULc Ldsd .88 88 0670-0000 IDPCOAT•EnarpyCote""em"rak coating white 0.91 0.87 ,inside by Ins g ody, or the plywood or concreb root .89 B7 0678-0023 floyalsovo lgn•SOn0lu white 0.27 0.91 Q N IL� Z .84 28 0876 -COM 101 Shinglu(whlle) 0.27 0.91 .81 27 06750035 TlmbeNot0.Series-do01 Mahate Wood 0.28 0.92 1D.780.69 endin 26 00780042 Tlmbarene•CN'Se day- Cool Antique Slate 027 0.92 81 28 067SDO43 Tlmbdlne• Coal Sodas -Cool Barnwood 0.27 0.92 .81 28 087S0041 Tlmudlne*Coll Sides -Cool While 0.26 0.85 .78 28 0678.0031 Timbodines Natural ShadoeA1dlc White 0.20 0.65 N 28 0576.0089 Timberline• HO" Shingles white 0.26 0.85 .078 28 06780030 Threadless Itra HO"SOIn la (white) O28 0.85 0.29 0,78 26 OB78-0092 Evedduad• TPO Ultra(while)0,78 0.9 0.88 0,83 BS 08727-0'027 11 M EverOuare• TPO FB Ultra (tin) 0.85 0.9 O.5B 0.84 71 0878-0028 EverGuard•PVC whtte 0.87 0.95 OBI 0.55 75 0678-0040 EvarGu rds EGO) 0.85 0.86 0.62 0.84 74 0876.0004 EverGuerd•TP0 white 0,76 0.9 O6B 0.83 83 0678-0007 EverGuard•TPO W 0.66 0.9 0.59 0.84 71 1 06780002 ForGuald Fxbeme•TPO still 0.84 0.84 0.65' Pending 77 08713-0088 EverOuard•Steep S12peTPO while 0.76 0.9 0.88 D.83 83 0676.0049 EverGuard•Ftauom` TPO jy 0.76 /.9 0.88 083 83 08750013 EverGuard•Fl uom`TPg n 0.66 0.9 0.59 0.84 71 06780037 Evertsuard•Ener Tan Tpo 1.72 0.89 0.66 0.89 80 05750039 EverGMrd• Energy Stay TPO If 2 0.87 0.513' Pag 66 06750045 �Iovomi.."Tuolla aoswi Apd IRI(ndc N)ealwkrnd talo A�4 RNmluiryer-0In®Ism 'ry. ENERGI BCAMuv.Wu ryProgmn. Te Me ax mm<vbenaJ9R0T6FAR'rryu rtmenu,vltle hrrmm��xx anu4ov7ndendmlwnoorpmduPr_Lrir�wr�roducu TonMax mw4aWrrCARCICaNIIblletlla Gu,ldO wlefirtp,Amv imearg "hap,Nd Lkadprvdum. To seddhesumenikr elprc4umxwn CAt 1'xklud Semmel9a61661r11 m.k,c ti.pyldownkmbcwgPmr4wry99Pl dmo6_Pisd-IWptlf mm''2 So -V12 a rI% U.S. ARCHITECr11RAL SHEET SIZE: D 42.30 cpn'cluz2z EBR4125 I Non Will accepied arta Tmeed have a minimum mnpessive strength of 25W pu (17.2 MPs) ajar a minimum 28 -day sure lives. 3.3 Metal Loch: Mewl lath must be material 25.pound-per-squ-M (1.36 kgml'). galvanced-dlamond+resh. expanded Metal will ASTM 0847, IoM canppag 3.4 Simples: Sbpbs mal We corrabNakbnt M.No. 16 gage lie and hinch inji um1,519 g%rMCMongf 519 mm)al does Van yp 54 mmY 10 INSTALLATION 4.1 Oaeml: The Elsslo Flberdeb 100 walking deck system mug be Installed In accordance In the manufacturers pubelled inalallallal lnatmcbore, the appicaae male and this rami. The manufacturers Installation InaVgctms mug be available on the IobNle during application NI Ilpad materials mug he applied when the ambient t Paature I6 between 50-F add BPF nvC and 32.2C). and the relative tenacity Is between 30 and 85 percent the malalels mug not be applied Mien mkt or dna premetallm Is aspected Of acmning. Subsllatas Inst be structurally $aural, down and dry, and noun m sloped no mass 'tie nommu h requirements of the applil bks owe - 4.2 Prepemtlono/SubVabe: 4.2.1 Plywood: Plywood must he al to hearing to commerce in the requlmmente d the aPPIsi code. All We. mug our blacked. All peagmims through and terminations .1 the shearding turret be Protected with natal neshmg In acwrdane, MIM the remism"h s of IN applicable code and to manufacturer's published 'nslallallm Irelmd,ms. Any Imo Or 811 m enols must be mar roved. and all plywood saams, knot holes am uneven galas must m filed vdh AVM Ac4PSIW 5020. 12.2 Comeau Surfaces meet he dean and dry N holes One sacks most be filled flush with AVM AMPekh 5020, ami all high spol Out « ground off M provwe a smooth, even jIms. Dent must be removed using bah. pressure air. Any foreign material even as paint. grease Or all mug he mmoved by moonshine means New ocnaete must be mechenicMy smriflad prior m Statistician of the system 4.23 Metal Flashing: Ml l wfstis must be daned Of all asst. rral ureas Is lone pails. dc, ensure to a good bond " AVM aiab and meal famous AN ,spied rids must be caulked 13 Walking Cook Covering SYstan: 4,11 Imbllmttm oval Plywood Subababe: Ina substrate must have a minmum sI e Of 4.2(2 Pmn l sope) The plywood must be proposed a noted In Section 4 2 1. NI panmeler edgam. pemargo s, and abutting Smual Surfaces amt be mom and with meal Oashr,g that mdende It minsmum of 2 Inches (51 mm) anis Ins surface. The system mil must be appllert directly to metal goading. AVM Primer 100 is eppied by rolls or brush at a rale of 1 galla per 200 to 300 square led (0 021 to CA4 Uma). This mel mUmM 15 m 45 minute 10 sure; mmPeralare Page 2 O 3 and humidify affect drying rates. The Reared must be reapplied If the AVM Crete S40D Wxiodaynwnl Is rel applied wl 12 hours of the young anoter Impliemen. The primed deck moat be dared, and the meal lain Is faslaud to the plywood using nkmminl No. 18 gage 0.0595 Irish (1.519 .11. 1-trah6ram, (254 mm) farrhrh-Sang (12.7 mm). mrraimassialerd staplesplaced at a density of not hese then 16 sayples pet square fool (172 Suplalmal and LrAwely doodeshad The lath Meet be butt -]doled and tbe )alma must be fastened b the plywood using the above -noted staples at a nedmun, spacing of 1 fad, (25.4 mm) on cedw. Lath Ioina mat be staggered ham PIYwmd Wile. AVM Crete 6400 undaiayment Is mould In accordance ,in the manufacturer, Published Installation Instructions add Section 3.1.2 of M$ roped. antl Is applied by trowel or float over the metal lath. Older all hebs, to a dry thickness of ld4 inch (14 Mdu This mal regwres a minimum of 24 MUM b aha, consensus aid humidity affect drying rates. The cured AVM Crete 6400 sWace, must be Geared. and AVM Printer 100 Is amelled On all sudema to be mabd, d a rale at 1 gotten per 200 square feet (0 021 Uma). The p-Imer must be cawed to sure Ulu dry, which requires approW.Wy 15 to 45 minutes: temperature and humldty affect drying mail. The primer must be mVoied If the AVM ease Reehn 100 Is ml applied vglan 12 hoes of the Initial Primer appiCON" AVM Mal too must m laid In Shingle fashion, with a ilrbrrh (12.7 mm) head lap, to never the deck The Start, drug OVgmp the deck edge a Minimum of 1 Inch nto the myk g, t 1 em.a gig�e Idrain pedometer of the discharge seenlrg. The bbnc mi be kept has of CHIMPS and ereaaes AVM Be" amen 100 mull m appeal over the AVM Mg 100 at Mpp nae of l galled pa 40 b 50 squere fact (I. D3 to 082L, m`), end most m worked Into Me ma( using a miler or bmah, applying mMdml Presque le thoroughly embm gas conn into Ins mat The coal must be alleend Ip dry evemghtand the aaaca Is chOmend for any blemishes Sir pockets or bubble, end any Redia that may have hiscome embedded. If my thom m found mars around Mom el oe on out end filled S San AVM Base Rain too and AVM Mat 100, as domalbed M this seism, AVM sae Resn s lad et II any pinholes so found, app the ata of 1 then per 100 b Ug mulBre foal (0.41 to 0.27 Limit) tali) Ma pinlnles em Baled The most rapers a minimum of 24 hours to cure le rammure and hwndNN affect drying rata The cored base Cal most be peanad, and AVM Texture too Is appltad, at the we of 1 galla per 40 to 5o square fat 10310 0.59 Ur 1. feeing a hopper -pun a a uowen This cog most be ahbwed b cute ual dry, which l WI - hu humidity e m eM m 1 l0 3 Ire2ae 1 Y a ileo nipmatu pPmsi y alfiad drying rales. The ash must be dared, and AVM Tap Cps Sealer 1200Square fee (.14150 is 04';da o 34 Jimhe ratiool This a mussOtom allowed la sure use sty. but under no circumstances Is citing b he less Shan 24 home bmm ngure and hurril IN affect raying miss 4.3.2 Irebllttlon over Concrete Subelmba: Doormats decks mon have a mmlmum slope o1 '1.12 (2 patent ® GAFGLAS(R' CORPORATION M�IA� #75 BASE SHEET 02009 GAF Mai Cedonn on 01/10 41 www.aof.com a 1.800$oCF-All ESR 2125 I sent Widafy Ac pre sed Tou.11d Description Advantages designed to rising the design wind pressures in GAFGLAS#75 Base Sheet Is a Extra strength for excellent 423. AN perimeter edges, pa,arseorse, and ammng a premium doling base shoat nail -holding ability Superb The IntelFlberdeck 100 walking deck system than constructed with a strong g ass tensile arength and resilience Inbmled far dmina9e. The system materials mug be applied Parody to the metal sedlorm Installation over mat that is coated on both sides and no bleed Through, thereby 5.1 Installation must comply vith this report, the 10 asSLre a closed -sheet design rsd.,cing risks of splitting and case of egglations over existing relnbrrotl mnaele slabs To prevent asphalt bleed -trough cracking of membrane manufacturers Whlished Inggoneabdon Inahudims e The sealed sheat also serves • Will not rot, curl, or shrink, 4.3.1, isnot requred. BE an effective flame retarder for dimensionally stable for spas, in areas subled to related chernlcel sainmes, a the application of torch -applied improved membrane I�Wsl modified bitumen membranes performance, aISeclon,4^1,e1t mm a �0aP«ep�a Uses • Cesigned to Treat UL Class me mremam m the 0raremost.. rating and strenght GAFGLA5875 Base Sheet is engE A ratings, walking deck system 15lrelafed must be designm to neared for use In the construction a Rolls out flat for las 0.5 pe -Mur Fire-ralebnca ssbd Floor Assanaay: cf GAFGLAS built-up and Installation.y 5A The AVM products are rnenufxlumd in Canoga Park, wth RUBEROID" mocified bitumen Comform. under a mass mnlml pogrom 15 Base 5ne roofs. It Is suitable for nailable • System guarantees are available ala eT�f specifications, such as plywood, for up to 20 years, ;T5 w -ore bleed -through is Concern over nomimey 2 -by$ jdsts (51 by 203 mail the deagn he line Joists Is Ilmhed to Each bucket m ANA com als bears a label noting the bending stress saggned 75 percent of Me code-Wre bed design values. TM manufacturer's name (AVM ledugrbe, Inc.) and edd.S; umber reduction in bending stress Is net squired I« 2 -by -10 rvteeN ASTM 0400', Type II Roll Sue 3 squares (320,1 grass sgJ:J (29 7M-) data of rrerxlfacwre Eads bag of AVM mal Seem u Fid Approved Roll Leng97.55"(TO) Mien the Elasio "bard 100 syslan le applied over a OC ESRa 1274 Wld:h Roll Witl:h 39:375" (t.Om7 and sups beam Ins sera 18be1, inGudlrg the waluallm Mlaml-Oade Courcy Pleduct Corlml Awroval Approx Mqui -di of the Opplcom code. L.jULc Ldsd Roll Weigh) 69b6 (309kg) 02009 GAF Mai Cedonn on 01/10 41 www.aof.com a 1.800$oCF-All ESR 2125 I sent Widafy Ac pre sed Tou.11d Page 3 of 3 Slope) and must be prapaed in assortmnre wM Section designed to rising the design wind pressures in 4.22 with metal flashing prepared as noted in Section accordance with the applicable code 423. AN perimeter edges, pa,arseorse, and ammng 5.0 CONDITIONS OF USE vessel surfaces must be Covered with metal fleshing that iuof 2 inches (51 mm) onto the vediasi extends a mnimm The IntelFlberdeck 100 walking deck system than solace, women More edges of ancone slabs are in this rail mmdies with, a Ise suNable "1 d W1Vff le is specified in. Ilse codes listed in Social To Or Inbmled far dmina9e. The system materials mug be applied Parody to the metal sedlorm Installation over what this raped, wood to the fdloAYg mreltials: poomme substrates must be as msdiaa0 in Sedum 4.3.1 5.1 Installation must comply vith this report, the win Me exceplon Mm Me metal fall is not dopulrod In Me manufacturer's Published Insetlavon Instructors and case of egglations over existing relnbrrotl mnaele slabs the applicable code. II Mee is a corms between the exceeding 1 Inch (25.4 mm) In Ihidmeas aid heWrg a sbenglh d 2,500 pal (17.2 M e), manufacturers Whlished Inggoneabdon Inahudims e confusion compressive Via appimkan of AVM Crete 5400, as detaled In Sedum this reps, this report governs 4.3.1, isnot requred. 5.2 When Installatlm a ad)acent to $Mmmu19 Peds a reroofing applications as well as spas, in areas subled to related chernlcel sainmes, a 4.4 Method d Raps In samnd applim l of AVM Too Cast Sealer 41DO or The damaged area must be decided of all Sxlsling m WW- 4150 Is required and moat be applied in aaereance dud the )retell. replaced in on. Tremer desalted In aISeclon,4^1,e1t mm a �0aP«ep�a Sodims 4.1. 4.2 am 4.3 Whensumau damage -no est 027U me mremam m the 0raremost.. rating and strenght 5.3 The rad deb on Mich the Elmto F, berdeck 100 propemes must be investigated and the results s wow walking deck system 15lrelafed must be designm to to the code offs l nolle) the design wird pressures of the ap lknabt 0.5 pe -Mur Fire-ralebnca ssbd Floor Assanaay: code. The Elate Fib�deck 100 modest deck system, when 5A The AVM products are rnenufxlumd in Canoga Park, wth Installed over !,handl-Ihib (15.9 mil sder,aegreds Comform. under a mass mnlml pogrom plyvaod wToying with PS.1, Win rarninally, 2 -by -8 by 203 mm) aPaced ata m ,e m Of "Impactions by ICGEs, SUFMTTED ul lief fasts (51 le Inches (406 mm) on miner, and all syvwad loin blocked, is a e for &0 EVIDENCE in _ with the Ii Acceptance Cdleria M Assembly 13 1 Tobe y2 a 1(33)) of the 2011rIBC�ede arWelking Da eeks (AC39), doled Odeberr M13 720.1(3) of the 2009 and 2005 IBC]. )Mien Installation Is 7,0 IDENTIFICATION over nomimey 2 -by$ jdsts (51 by 203 mail the deagn he line Joists Is Ilmhed to Each bucket m ANA com als bears a label noting the bending stress saggned 75 percent of Me code-Wre bed design values. TM manufacturer's name (AVM ledugrbe, Inc.) and edd.S; umber reduction in bending stress Is net squired I« 2 -by -10 Me product penis, the evewel m re0ort (ESR -2125): the shelf Iib; Me halon numberkeyed to the (51 by 254 mm and deeper Idols. data of rrerxlfacwre Eads bag of AVM mal Seem u AB Fine cfaalffcedon: label noting the msnulecluders name (AVM Industries, Mien the Elasio "bard 100 syslan le applied over a Ii and Seeress, the prcdud name and the need, number keyed 11 Ma data m menufadure F_arh pelt m butlkela lmindy"`ck 9 mm), :decor gr2tle pywam eubgretes MIM all edges blocked Me ayetem has a Coss A tool and sups beam Ins sera 18be1, inGudlrg the waluallm �eeam'1 dasafca5m, Prmidetl the slope Is a ddadmum per Inst (2% slope) and meek Ins nainlmum slope raped nummr. Rolle m AVM Met 700 bee a label the co pMny nameI Inevado nista)ion theAVM Mer Mqui -di of the Opplcom code. ung Me 7129). AS MAS M 05147 50 {FSR 4.7 Wind Resistances Law Temperature Flexbbl'y(maxl'F The makmum allowable wind malslarm pmsam 1s -sat strer l (man) Ibl ,inside by Ins g ody, or the plywood or concreb root Dlmerabnal Slablllty (moa) % deck mnstructurn as appixal The rml deck mist m ® RUBEROIDR' �N TORCH GRANULE DeaeTiption Advantages (Cailhwcp„ RUBERCID' TORCH GRANULE • Durable -specially formulated membrane is a tough, resilient modified asphalt for lasting modified bitumen membrane performance, manufactured to stringent • PUBER010 TORCH GRANULE GAF Materials Corporation is backed by GAF Materials specifications. Its core is a strong. Corporation, a company with over resilient, non -woven polyester mat 100 years in to roofing business. that is coated with weather resistant • Available in smooth surface APP polymer modified asphalt. and two granular colors' black Uses and while RUBERCID TORCH GRANULE RGH9319WF5011 - is designed for new roofing are TH6220WF20D6 reroofing applications as well as TH6328; flashings. RUBEROID TORCH THS11ORIODS GRANULE is also an ideal TH632Q 7I-. product for repairs of built-up - roofing membrane or other Mega ASTM 08222, Type I Gown, 0 modified bitumen systems FMAm.9d _ Advantages HUD MeienaLRalataa 01216A • yplcal system guarantees THX9321R50DO available for up to 15 years, Nrare Cade County Frail Control Approval solect system constructions uULLp deka available with up to 20 year 'sae Rutorom ApNlanlonendSpadikellon Manuel UL Dkeoory for guarantee coverage. Or aPvaoddhc eppaval • Cost effective -the installed RTH959r3VJF1003 cost of RUBEROID TORCH RET97ASE1001 is less than most single -ply ' systems on the market today. Pa sna 1 Sol •Lightweight-Instelled roof designs (1065 goal q.If (9 a.) weigh less than 2 pounds per Rol La-Iglh 3z.3' (9.em) Square foot. •Resilient-RUBERCID TORCH'S Rol W To 39-59' I.625m) polyester mat, Core allows Apprpx Roy YValght 99 lea 14b 9kg1 It to regal splits and tears due Its pliabilly and elongation Ptod, Thickness c ted" (ammj. characteristics Thle pmdud meek or endow the INlowhg ASTM 09222. Tyne I. Grasso. mnumumtmQ uR,reme�rb: Tensile Stsrgth Vol (Tin), Ibulo AS MAS M 05147 50 Elongation a 0"F Imod % AS -M D5147 10 Law Temperature Flexbbl'y(maxl'F ASTM O5 t47 32 -sat strer l (man) Ibl ASTM D5147 70 Dlmerabnal Slablllty (moa) % ASTM D5147 <0.5 22009 GAF Materials Carpomnon 01/10 32 wwvril ons a IZOOROOF411 L Plenty of features, One outstanding value. ® ® O EASY TO CONNECT, EASY TO USE Installs just like standard FocusPRO' models, Connects to the Homers existing Wb FI network. REMOTE COMFORT CONTROL VIA COMPUTER, TABLET OR SMARTPHONE Your customers can easily monitor and manage home comfort from any device. anywhere with Honeywell's Total Connect Comfort app, UNIVERSAL APPLICATION ACROSS MORE SYSTEM TYPES The Vi FocusPRO works worth muhtple system ypes, Including heat pump, gas, dl. and electric up to 3Hl2C neat pump and 2H/2C conventional. 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TRuawy,ae P ew Learn More Call mlFirea L600.328-5111 Vlei farwsrdthlnking.honaywall.eons Email Imo6honeywell.com Honeywell To meet the requirements of Joint Appendix JA5 of"the 2016 Tit Commission shall execute declaration under penalty of perjury with the applicable provisions of Joint Appendix 1A5and Title 2z California Energy Commission 2016 Manufacturer Certification for Equip Occupant Controlled Smart Thermostat Declaration L k Vi 9000, Honeywell _ TH9320yVF5003 001 Fi 9000 Hone well TH9320WFV6007 Wn F Fo us PRO 6000, Honeywell_ TH6320,WF Lyric Round, Honeywell THB732WF5018 Lyra Rounds,HaneyWell Lyric Round, Honeywell THS732WFH5002 Lyriq q ;,Honeywell - TH$,7j3v1rP}t�DtU __ Lyric Round, Honeywell RCH930001`50D5 L Ne Ro ;,.oneywPll RCH930 'WF5013 Lyrae Round Honeywell RCH9310Wf 003 Lyrk Aodil ;Npneywell _ _ _ RGH9319WF5011 - LyraT6 Honeywell TH6220WF20D6 Lyr �0%yvv6il - TH6328; Vision PRO 8000 width RedLINK_Honeyywell THS11ORIODS V18)im PR08b09 with RedLINK Honeywell.' TH632Q 7I-. Vnsnon PRO 8000 with RedLINK, Honeywell THS321RIC01 Gateway for Redif NK thermostats, Honeyvre11 _ THM6UODP�Dj G a teway for RedL1 N K the Ones to is, Honeywell THM6000R7001 Prestige with RedLINK, Honeywell _ _ _ THX932TR2pDg _ Prestige with RedLINK, Honeywell THX9321R50DO _ Prestige with Red LINK;' Honeywell THX9421R50dii Prestige with RedLINK, Honeywell THX9421RS013 Prestige with RedLINK Honeywell THX9421R5021 WnR Smart with Voice Control, Honeywell RTH959OWF1011 Win Smart with Voice Control, Honeywell. RTH959r3VJF1003 WHO Smart with Voice Control, Honeywell RET97ASE1001 Wil Smart,Honeywell RTH958OWFtO05 WI Fi Smart, Honeywell RTH958UWFl013 Ai 7 -Day Programmable Touch Screen, Hongypea RTH8580WF1004 .ten H 7 -Day Programmable Touch Screen, Honeywe RTHBSBOWF3007 wil 7 -Day Programmable Touch Screen;Honeywe RET978SD1002 IWIfi 7 -Day Programmable, Honeywell RTH65BOWFI001 14541 DRANO ST. VAN NUYS. CALIFORNIA 91411 TEL : (818) 387-8832 E MAIL-BOAZCKEnERDESIGNS.00gI • Z OzW Mal ori€ 0--`W��T 2<00 Id 0 L WK,® 13:9U z6` M < R ill.oz - 0 C --I --yyIII < (OH OaW3€wFi`=3€wo9F ' FCFAL10-ill NO. EMS_ lin T NO. 0 wig"0 TOMR06 <� Rowx 0 • 2 U V 03 X O � 0 • I _ N o M F NONE DZp� �O 3 qFpp Z_�W QWjI ppZMz0b Q 30="1641-4]yIFH<old F( WO O KZ$(je�jp ZUUpfu ZFIWUW gwMI N�� �a WOW = ffuu 1518 ><< FOZOJIi& aa15:21 w 0 000 Z w I Lou Of LLW Q _ (/7 a Na rn Q No C F O a CJ J U) of�(I W g WW W� N JNa N In � 0 N : (n N U F o SO Q N IL� Z Z UIr W a Y U N = U I W W Q I W y) m U O UJ m ri O O OB OD I� r0 10 f M N � � • Z OzW Mal ori€ 0--`W��T 2<00 Id 0 L WK,® 13:9U z6` M < R ill.oz - 0 C --I --yyIII < (OH OaW3€wFi`=3€wo9F ' FCFAL10-ill NO. EMS_ lin T NO. 0 wig"0 TOMR06 <� Rowx 0 • 2 U V 03 X O � 0 • I _ N o M F NONE DZp� �O 3 qFpp Z_�W QWjI ppZMz0b Q 30="1641-4]yIFH<old F( WO O KZ$(je�jp ZUUpfu ZFIWUW gwMI N�� �a WOW = ffuu 1518 ><< FOZOJIi& aa15:21 w 0 000 Z w I Of LLW Q _ (/7 a Na rn Q No C m a CJ J U) of�(I W g WW W� N JNa N In U0 0 N : (n N U F o Q N IL� Z Z • • ' FCFAL10-ill NO. EMS_ lin T NO. It=4 J Zw .J Q N >J �Q w J 000 Z w I Of Q Z W Q _ (/7 a Na rn Q No C m a CJ J U) of�(I W g WW W� JNa N In U0 0 V� : (n N U • • ' FCFAL10-ill NO. EMS_ lin T NO. 4 m Od N Ol N a L of C of 7 -------------------- GENERAL PLANTING NOTES LANDSCAPE AREAS 18 PRIVATE LANDSCAPE I 7. ALL SOIL PREPARATION SHALL BE INSTALLED AS PERTH E SOIL AGRONOMY REPORT 11. THE PLANTING PITS FOR BOXED TREES SHALL BE EXCAVATED TWICE THE DIAMETER 15. FERTILIZER TABLETS SHALL BE AGRI FORM, 21 GRAM TABLETS (20-10-5) IN QUANTITIES 1. THE CONTRACTOR SHALL MAINTAIN A QUALIFIED SUPERVISOR ON THE SITE AT ALL TIMESTO BE PROVIDED AND PAID FOR BYTHE SUBCONTRACTOR. THE REPORT SHALL BE OF THE ROOTBALL WITH A MAXIMUM OF THE HEIGHT OFTHE ROOTBALL TO THE BOTTOM AS FOLLOWS: DURING CONSTRUCTION THROUGH COMPLETION OF PICK-UP WORK. IMMEDIATELY FORWARDED TO THE LANDSCAPE ARCHITECT UPON COMPLETION. OF THE PLANTING PIT. i GALLON SHRUBS 1 2. THE CONTRACTOR SHALL VERIFYALL PLANT MATERIAL QUANTITIES PRIOR TO 8. THE SOIL AMENDMENTS SPECIFIED ARE FOR BIDDING PURPOSES ONLY. THE DO NOT OVER EXCAVATEIII 5 GALLON SHRUBS 3 15 GALLON. SHRUBS 5 INSTALLATION. PLANT MATERIAL QUANTITIES LISTED FOR CONVENIENCE OF CONTRACTORCONTRACTOR SHALL PROVIDE FOR ASOILS AGRONOMY REPORT FROM WALLACE SOILS @ 18" o.c. W rcEZad€oz,m><Ircmw, OSSEOh a359md ACTUAL NUMBER OF SYMBOLS SHALL HAVE PRIORITY OVER QUANTITY DESIGNATED. LABORATORY(310)615-0116 AND/OR ANYADDITIONAL SPECIFICATION PROVIDED BYTH E THE BACKFILL MIX FOR USE AROUND THE ROOTBALL OF ALL TREES AND SHRUBS SHALL 80XED TREES iPER 4" OF 80X SIZE 218 LANDSCAPE ARCHITECT PRIOR TO INSTALLATION OF PLANT MATERIALS. CONSIST OF THE FOLLOWING FORMULA: III @ 18" o.c. 0 LU PLACE TABLETS AT HALF THE DEPTH OF THE ROOTBALL. 3. THE CONTRACTOR SHALL FURNISH AND PAY FOR ALL CONTAINER GROWN. TREES, Lavandula stoechas / Spanish lavender 6PARTS ON-SITE SOIL 1g SHRU BS AND VINES, INCLUDING SEEDED AND SODDED TU RF, HYDROMULCHES AND 9. FOR BIDDING AREA TO BE LAN DSCAPED, THE FOLLOWING AMENDMENTS SHALL BE 4 PARTS BY VOLUME ORGANIC AMENDMENT PER ABOVE SOIL 16. ALL EXISTING LANDSCAPE AREAS DISTURBED DURING THE CONSTRUCTION PRO= FLATTED GROUNDCOVERS. THE CONTRACTOR SHALL ALSO BE RESPONSIBLE AND PAY FOWSED UNTIL CONTRACTOR IS PROVIDED WITH SOILS AGRONOMY REPORT. AMENDMENTS OLeymus PLANTING OF ALL PLANT MATERIALS; TH E SPECIFIED GUARANTEE OF ALL PLANT SHALL BE UNIFORMLY BROADCAST AN D THOROUGHLY INCORPORATED BY MEANS OF A PREPARATION WILL BE RECON DITIONED TO THEIR ORIGINAL STATE AT NO ADDITIONAL COST TO THE MATERIALS; THE STAKING AND GUYING OF TREES AND THE CONTINUOUS PROTECTION OF ROTOTILLER OR EQUAL. 1 LB./CU.YD. OF MIX 12-12-12 COMMERCIAL FERTILIZER OWNER. M I 2 LBS./CU. YD. OF MIX IRON SULFATE 160 ALL PLANT MATERIALS UPON THEIR ARRIVAL ATTHE SITE. AMOUNT PER 1,000 SQUARE FEET 10 LBS./CU. YD. OF MIX AGRICULTURAL GYPSUM 17. INSTALL 24" DEEP ROOT BARRIER ON ALL TREES WITHIN 4 FEET OF PAVING. 4. ALL PLANT MATERIAL SHALL BE SUBJECT TOAPPROVAL BYTHE LANDSCAPE ARCHITECT 4 CU. YDS. NITROGEN STABILIZED ORGANIC AMENDMENT 12. THIRTY (30) DAYS AFTER INSTALLATION ALL LANDSCAPE SHALL BE FERTILIZED WITH 18. FOR SOILS LESS THAN 6°k ORGANIC MATTER IN THE TOP 6" (SIX INCHES) SOIL, AND OWNER PRIOR TO INSTALLATION. DERIVED FROM REDWOOD SAWDUST, BEST FERTILIZER COMPANY 16-6-8 OR APPROVED EQUAL, APPLIED AT THE RATE OF SIX COMPOST ATA RATE OF A MINIMUM OF FOUR CUBIC YARDS PER 1,000 SQUARE FEET OF FIR SAWDUST OR CEDAR SAWDUST. POUNDS S LBS.) PER 1,000 SQUARE FEET OR PER SOIL AGRONOMY REPORT. FERTILIZER PERMEABLE AREA SHALL BE INCORPORATED TO A DEPTH OF SIX INCHES INTO THE SOIL. 5. ALL BOXED TREES IN PAVING SHALL BE SELECTED AND SPOTTED BYTHE LANDSCAPE o VERIFY SOIL DEPTH IN BOX PRIOR TO EXCAVATION ARCHITECT OR OWNER'S REPRESENTATIVE IN CONJUNCTION WITH PAVING CONTRACTOR 15 LBS. SOIL SULFUR APPLICATION SHALL BE CONTINUED THEREAFTER AT MONTHLY INTERVALS. RECIRCULATING WATER SYSTEMS SHALL BE USED FOR WATER FEATURES. AND GENERAL CONTRACTOR. GENERAL CONTRACTOR TO ASSUME ALL LIABILITY FOR 15 LBS. 12-12-12FERTILIZER19. ° W IL F a Y 0 LJ W 13. FOR ALL STAKED TREES, SEE DETAIL 1, THIS SHEET. ACCURATE PLACEMENT OF TREES. 10. A MINIMUM Y (THREE INCHES) LAYER OF SHREDDED BARK MULCH SHALL BE APPLIED W y LJ I C 6. ALL VINE RUNNERS SHALL BE INSTALLED WITH THE NURSERYSTAKES REMOVED AND ON ALL EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPTTURF AREAS, CREEPING 14. FORALL SHRUBS, SEE DETAIL 2, THIS SHEET. Q VINE RUNNERS SHALL BE ESPALIERED TOTHE ADJACENT WALL OR FENCE. OR ROOTING. GROUNDCOVERS, OR DIRECT SEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED. CONTRACTOR TO SUBMIT 1/2 CU. FT BAGAS SAMPLE FOR APPROVAL U- PRIOR TO INSTALLATION. US ARCHITECTURAL SHEET SIZE. D 4200 1/2 "EQUAL (MAX.)AT EDGES 'INFILL' PLANT, AS REQUIRED TO MAINTAIN SPACING AT IRREGULAR EDGES TYPICAL PLANT, SPACING VARIES - SEE PLANT LEGEND AND PLANS EQUAL EQUAL EDGE OF PLANTING AREA • ( (SHRUBS) 8" 8" (GROUNDCOVER) NOTE: ALL GROUNDCOVER SHALL BE PLANTED AT EQUAL SPACING SEE SPECIFICATIONS FOR FURTHER INFORMATION SHRUB AND GROUNDCOVER SPACING SCALE: N.T.S. I LANDSCAPE AREAS 18 PRIVATE LANDSCAPE I HOA MAINTAINED I I POOL 1 TURF LA N D S C A PE A R C H I T E C T U R E COURTLAND STUDIO, LLC 505 E Colorado Blvd. Mezz C Pasadena CA 91101 P: 818-788-9382 F: 818-788-3217 Lcensetl Landscape Architect#3820 GREEN BUILDING COMPLIANCE I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE WATER EFFICIENT LANDSCAPE ORDINANCE AND SUBMIT A COMPLETE LANDSCAPE DOCUMENTATION PACKAGE. PAUL LEWIS, LANDSCAPE ARCHITECT DATE AREA SUMMARY TOTAL LOT AREA = APPROX. 174,618 SF POTENTIAL LANDSCAPE AREA: TOTAL LOT (174,618 SF) - BUILDING (99,774SF) = 74,844 SF OF POTENTIAL LS AREA LANDSCAPE PROVIDED IN PUBLIC AREA MAINTAINED BY HOA: 14,086 SF LANDSCAPE PROVIDED IN PRIVATE PATIO AREA: 18,590 SF PLANTING LEGEND SymbolBotanical Name/Common Name Quantity Size WUCOLS Remarks ODTREES Cercidiu m 'Desert Museum'/ 20 36" Box VL multi -trunk Thornless Palo Verde Koelreuteria bipinnata / Chinese Flame tree 74 24" Box M Lagerstroemia indica / Crape Myrtle 14 24" Box M Maytenus boaria / Mayten 8 24" Box M Phoenix dactylifera / Date Palm 8 24" Box M 18' min. clear trunk Tristania conferta / Brisbane Box 43 36" Box M LODGEPOLE PINE STAKE TREE TRUNK NOTE: ALL PLANT BASINS SHALL TREE TIE, NAILTO STAKE RECEIVE 4" LAYER OF APPROVED MULCH. o yj TED�DETAILAIL 1 ���111YYY VVV i LODGEPOLE PINE �I STAKESPER TREE 10 FT FOR 36 BOX T 12 FT FOR 48" BOX MAINTAIN TURF FREE CINCH TIE, SECURED AREA 12" FROM TRUNK TO STAKE WITH MIN. MIN. GALVANIZED NAILS 6" BASIN IN G. COVER BACKFILL MIX FI BASIN IN LAWN (SEE SPECS.) FINISH 3" DRAIN CAP GRADE TOP OF SHRUBS Agave attenuata / Agave 18 5g L Echium fastuosum / Pride of Madiera 68 5g L W @ 60" o.c. ¢ z >0°F ° N 3" ABOVE X0� -III—III Gaura lindheimeri / Gaura 110 1g L FINISH @ 18" o.c. W rcEZad€oz,m><Ircmw, OSSEOh a359md Z W Q Juncus patens / California gray rush 218 1g L III @ 18" o.c. 0 LU Q / Lavandula stoechas / Spanish lavender 345 1g L LL @ 18" o.c. OLeymus condensatus'Canyon Prince' / 302 1g L O O Canyon rye grass, @ 30" o.c. Loropetalum chinense'Razzleberri' / 47 5g M I Chinese Fringe Flower, @ 30" o.c. Phlomis fruticosa / Jerusalem sage 160 5g L O @ 36" o.c. Photinia fraseri / Photinia 163 5g M hedge O @ 30" o.c. Xylosma congestum / Shiny xylosma 39 5g L hedge @ 36" o.c. alt. 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Trachelospermum jasminoides / Starjasmine 22 dirt flat M O O 1052 sf @ 12" o.c. = 1052 plants Y PERFORATED Z I Turf- bonsai dwarf fescue 830 sf sod PVC PIPE & SLIP } avail from Pacific Sod J CAP W/GRAVEL PER 2X ROOTBALL j_ Decorative Gravel PLANTING PLAN LODGEPOLE PINE STAKE TREE TRUNK NOTE: ALL PLANT BASINS SHALL TREE TIE, NAILTO STAKE RECEIVE 4" LAYER OF APPROVED MULCH. o yj TED�DETAILAIL 1 ���111YYY VVV i LODGEPOLE PINE �I STAKESPER TREE 10 FT FOR 36 BOX T 12 FT FOR 48" BOX MAINTAIN TURF FREE CINCH TIE, SECURED AREA 12" FROM TRUNK TO STAKE WITH MIN. MIN. GALVANIZED NAILS 6" BASIN IN G. COVER BACKFILL MIX FI BASIN IN LAWN (SEE SPECS.) FINISH 3" DRAIN CAP GRADE TOP OF s" Z amizpwm03<.c Z 1O FF Om 0 Aw0 K Kd' < F'�n 11 00 o_Lzowpi4�w 2w, ROOT BALL ONW I�=p Z< 2z Oo OFIh0P0UIH W ¢ z >0°F ° N 3" ABOVE X0� -III—III ii°Z00�<Lz:.° pF0 aOK�FLO° EZOa]O UUIIII 00 III—III= FINISH �0< W rcEZad€oz,m><Ircmw, OSSEOh a359md Z W Q O GRADEo,m — III 0 LU Q PLANTING TABLETS �D VJZ LL Q (SEE SPECS.) ° N J Lr) O O PLANTING BACKFILL Y PERFORATED Z I W PUDDLEAND SETTLE PVC PIPE & SLIP } TO SET PLANT AT J CAP W/GRAVEL PER 2X ROOTBALL j_ FINISH GRADE PLANTING PLAN m 2 PER TREE DO NOT EXCAVATE DEEPER THAN SOIL IN BOX o VERIFY SOIL DEPTH IN BOX PRIOR TO EXCAVATION DOUBLE STAKED TREE SCALE: N.T.S. SCALE: 1/16"=V-0" 0' 8' 16' 32' ffniR 1.4541 DELANOST. VAN NUYS, CA IFORNIA91411 TEL (818) 387-8832 E MAIL-30AZ@KETTERDESI9NS. 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D 42x30 2019 INCOME LIMITS(Ventura County)Housing and Community Development Department (State)HCD Income LimitsMedian Income: $ 97,8001 person2 persons3 persons4 persons5 persons6 persons7 persons8 personsExtremely Low $22,000 $25,150 $28,300 $31,400 $33,950 $36,450 $39,010 $43,430Very Low Income $36,650 $41,850 $47,100 $52,300 $56,500 $60,700 $64,900 $69,050Low Income $58,600 $67,000 $75,350 $83,700 $90,400 $97,100 $103,800 $110,500Median Income$68,450$78,250$88,000$97,800$105,600$113,450$121,250$129,100Moderate Income $82,150 $93,900 $105,600 $117,350 $126,750 $136,150 $145,500 $154,9003&$77$&+0(17114 N CITY OF MOORPARK 799 Moorpark Avenue, Moorpark, California 93021 Main City Phone Number (805) 517-6200 | Fax (805) 532-2205 | moorpark@moorparkca.gov INITIAL STUDY AND NEGATIVE DECLARATION Green Island Villas This Initial Study has been prepared in accordance with relevant provisions of the California Environmental Quality Act (CEQA) of 1970, as amended, CEQA Guidelines as revised, in accordance with Section 15063(c) of the CEQA Guidelines. Project Entitlements: Residential Planned Development No. 2014-02; Zone Change No. 2014-01; General Planned Amendment No. 2014-01; Vesting Tentative Tract Map No. 5869 for Condominium Purposes; and Development Agreement No. 2014-03 Location/Address: 635 Los Angeles Avenue (north of Los Angeles Avenue, east of Shasta Avenue) Assessor Parcel Number(s): 511-0-141-130 Parcel Size: 4.01 acres Applicant: Manny Kozar for Sky Line 66, LLC Owner: Sky Line 66, LLC Existing General Plan Designation: General Commercial (C-2) Proposed General Plan Designation:Very High Residential Density Residential (VH) Existing Zoning Designation: Commercial Office (C-O) Proposed Zoning Designation:Residential Planned Development (RPD) Responsible or Trustee Agencies: The County of Ventura and California Department of Transportation (CalTrans) Tribal Consultation Requested: YES NO Has any California Native American Tribes traditionally or culturally affiliated with the project area requested consultation pursuant to PRC Section 21080.3.1? 3&$77$&+0(17115 Initial Study Green Island Villas July 30, 2019 Page 2 of 34 Project Description: The project consists of a request to develop 69 multi-family residential condominiums, a two-story recreational center proposed to include a community clubhouse, day-care, fitness center and restrooms, an outdoor swimming pool, dog park and associated landscape and hardscape site improvements on a previously-developed 4.01-acre lot. The project includes 16 two-story residential buildings, with a total of 18 two-bedroom units and 51 three-bedroom units. Each unit will include a two-car garage. A total of 35 surface guest parking spaces will be dispersed throughout the site. Amenities include a tot-lot, recreational center with a multi-purpose room and gymnasium, and a swimming pool. Primary street access to the property is provided by California State Route 118 (Los Angeles Avenue) and residents will have secondary access to the east, through the adjacent Mission Bell Plaza shopping center. Surrounding Land Uses and Setting:The unimproved 4.01-acre lot is located on the north side of Los Angeles Avenue. The Mission Bell Plaza shopping center is located to the east and single-family homes are located to the north and west. The following table provides an overview of existing land use designations on the subject property and vicinity. EXISTING LAND USES Location Existing General Plan Designation Existing Zoning Designation Existing Land Use Site General Commercial (C-2) Commercial Office (C-O)Vacant Lot North Medium Density Residential (4DU/AC) Single Family Residential (R-1-8) Detached Single Family Homes South High Density Residential (7DU/AC) Residential Planned Development (RPD 7U/AC)Vacant Lot East General Commercial (C-2) Commercial Planned Development (CPD) Mission Bell Plaza Shopping Center West Medium Density Residential (4DU/AC) Single Family Residential (R-1-8) Detached Single Family Homes Methodology for Evaluating Cumulative Impacts: The methodology used to analyze the cumulative impacts associated with the proposed project in the Initial Study was the list approach, pursuant to Section 15130(b)(1)(A) of the CEQA Guidelines. The list approach identifies all past, present, and probable future projects contributing to the related or cumulative impacts. The following pending and recently approved projects located within a five-mile radius of the proposed project have been evaluated for this Initial Study. 116 Initial Study Green Island Villas July 30, 2019 Page 3 of 34 Pending and Recently Approved Projects within the City of Moorpark Number Project Land Use Size Status 1 Pacific Communities Single Family Residential 284 Units Approved 2 Hitch Ranch Single Family Residential /Multi-Family Residential 755 Units Proposed 3 Aldersgate Senior Housing Senior Housing Units 390 Units Approved 4 City Ventures Single Family Residential 110 Units Approved 5 John C. Chiu, FLP-N Single Family Residential Condominiums 60 Units Proposed 6 Essex Moorpark Multi-Family Residential 200 Units Approved 7 Birdsall Group, LLC Single Family Residential 21 Units Approved 8 Spring Road, LLC Condominiums 95 Units Approved 9 West Pointe Homes Single Family Residential 133 Units Proposed 10 Moorpark Hospitality (Fairfield Inn) Hotel 108 Rooms Under Construction 11 Triliad Development Movie Studio 37 acres Approved EXHIBIT 1 VICINITY MAP Location Map 117 Initial Study Green Island Villas July 30, 2019 Page 4 of 34 Aerial Map Site Plan 118 Initial Study Green Island Villas July 30, 2019 Page 5 of 34 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a “Potentially Significant Impact” or as indicated by the checklist on the following pages. Aesthetics Agriculture/Forestry Resources Air Quality Biological Resources Cultural Resources Energy Geology/Soils Greenhouse Gas Emissions Hazards & Hazardous Materials Hydrology/Water Quality Land Use/Planning Mineral Resources Noise Population/Housing Public Services Recreation Transportation Tribal Cultural Resources Utilities/Service Systems Wildfire Mandatory Findings of Significance DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation: I find the proposed project COULD NOT have a significant effect on the environment and a NEGATIVE DECLARATION will be prepared. I find that although the project could have a significant effect on the environment there will not be a significant effect in this case because revisions in the project have been made or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a “potentially significant impact” or “potentially significant unless mitigated” impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. ___________________________________ July 30, 2019 Freddy A. Carrillo Associate Planner ll 119 Initial Study Green Island Villas July 30, 2019 Page 6 of 34 Initial Study Checklist I.AESTHETICS Would the project: Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact a) Have a substantial adverse effect on a scenic vista? b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? c) In non-urbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings? In urbanized areas, would the project conflict with applicable zoning and/or other regulations governing scenic quality? d) Create a new source of substantial light or glare that would adversely affect daytime or nighttime views in the area? Discussion: a) The subject property is not located within a scenic viewshed, as identified in Figure 8 of the General Plan Open Space, Conservation and Recreation Element. Furthermore, the project is not located near a horizon line, as identified in General Plan – Horizon Lines (Exhibit 17). Therefore, the project will have no impact on a scenic vista. b) The subject property is not located within a designated state scenic highway. The project will remove 23 mature trees to accommodate the proposed development. Pursuant to City policy and uniformly applied development conditions, a Protected Tree Report prepared by Paul A. Lewis, dated September 15, 2014, was submitted to establish the value and condition of the trees to be removed. Conditions of approval are imposed so that the value of the removed trees will be applied to enlarge the size of proposed landscaping on the project site. Therefore, the project will have a less than significant impact related to scenic resources. c) The project site is located within an urbanized area and complies with all development standards and aesthetic requirements applicable to the proposed RPD zoning designation. Therefore, the project will have no impacts related to scenic quality. d) Uniformly applied conditions of approval will be imposed on the project, including compliance with applicable lighting regulations of the Moorpark Municipal Code (Chapter 17.30). Therefore, the project will have a less than significant impact on daytime or nighttime views in the area. 120 Initial Study Green Island Villas July 30, 2019 Page 7 of 34 Source(s): Project Application and Exhibits (October 14, 2014), General Plan Land Use Element (1992), Moorpark Municipal Code, Title 17, Zoning and General Plan - Horizon Lines (Exhibit 17). II. AGRICULTURAL RESOURCES/FORESTRY Would the project: Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to nonagricultural use? b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code Section 12220(g)); timberland (as defined by Public Resources Code Section 4526); or timberland zoned Timberland Production (as defined by Government Code Section 51104(g))? d) Result in the loss of forest land or conversion of forest land to non-forest use? e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non-forest use? Discussion: a) Pursuant to Exhibit 6 of the General Plan – Important Farmlands Inventory Map and the 2006 Ventura County Important Farmland Map, the subject property and vicinity are not identified as Prime Farmland, Unique Farmland, or Farmland of Statewide. Therefore, the proposed project will have no impacts on agricultural resources. b) The subject property is not zoned for agriculture or commercial farming, nor is it subject to a Williamson Act Agreement. Therefore, the proposed project will have no impacts on any existing agricultural zoning or properties secured by the Williamson Act. c) The subject property is a vacant lot surrounded by urban uses. It is not zoned for forest land or timberland as identified in the Public Resources Code, or timberland production identified in the Government Code. Therefore, the proposed project will have no impacts on forest land or timberland. d) No forest land exists on the project site, therefore no impacts to or conversion of forest land would occur. 121 Initial Study Green Island Villas July 30, 2019 Page 8 of 34 e)Pursuant to Exhibit 6 of the General Plan and the Ventura County Important Farmland Map referenced above, the subject property is surrounded by urban uses and is not within the vicinity of designated farmland or forests. Therefore, the proposed development of the subject property will not result in the conversion of farmland or forests. Source(s): Project Application and Exhibits (October 14, 2014), California Department of Conservation: Ventura County Important Farmland Map (2006). General Plan - Important Farmlands Inventory (Exhibit 6). III. AIR QUALITY The City of Moorpark and the proposed project are located within the jurisdiction of the Ventura County Air Pollution Control District (VCAPCD). The VCAPCD has established significance criteria to evaluate air quality impacts. Would the project: Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact a) Conflict with or obstruct implementation of the applicable air quality plan? b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is nonattainment under an applicable federal or state ambient air quality standard? c) Expose sensitive receptors to substantial pollutant concentrations? d) Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people? Discussion: a) Uniformly applied conditions of approval will be imposed on the project, including compliance with all existing requirements of the VCAPCD. Accordingly, the proposed project will be developed in a manner consistent with the VCAPCD Air Quality Management Plan and will be required to follow the Ventura County Air Pollution Control District (VCAPCD) Rules and Regulations for permitting, development and operation and receive all required permits. Therefore, the proposed project will have no impact on the implementation of the air quality plan. b) Staff consulted with the VCAPCD during review of the entitlement and calculated the projected emissions associated with the project using California Emissions Estimator Model (CalEEMod). Potential impacts to air quality associated with the proposed development are classified as either long-term operational impacts or short-term construction impacts. The VCAPCD establishes thresholds of 25 pounds-per-day (ppd) for emission of reactive organic compounds (ROC) and nitrogen oxides (NOx) for long-term operational impacts. The VCAPCD’s 25 ppd thresholds for ROG and NOx do not apply to construction emissions. An 122 Initial Study Green Island Villas July 30, 2019 Page 9 of 34 analysis of both construction and operational-related impacts associated with the project are provided below: Long-term Operational Impacts: Based on an analysis of operational air quality impacts reported by CalEEMod, The operational emissions resulting from the project is projected to be 4.21 ppd ROC and 2.74 ppd NOx. These modelled emissions do not exceed the threshold and therefore, impacts to air quality anticipated with the project are less than significant. Short-term Construction Impacts: Short-term impacts to air quality will likely result from grading and other construction activities associated with the project (e.g., earth-moving and heavy equipment vehicle operations). According to the VCAPCD, any combustion equipment on-site that is rated at 50 horsepower or greater must have either an APCD Permit to Operate (PTO), or be registered with the California Air Resources Board’s (CARB) Portable Equipment Registration Program (PERP). The applicant is responsible for contacting APCD to verify compliance with any permitting requirements of the APCD. Based on an analysis of air quality impacts reported by CalEEMod, air quality impacts associated with the construction of the project result in maximum daily emissions estimate of 78.93 ppd ROC and 45.62 ppd NOx. As stated previously, the VCAPCD has not established thresholds for construction emissions. Nevertheless, for construction impacts, VCAPCD requires that construction activities minimize fugitive dust through dust control measures required by Rule 55. Rule 55 includes methods such as securing tarps over truck loads and watering to treat bulk material to minimalize fugitive dust. Compliance with Rule 55 would ensure that construction emissions would not be generated in such quantities as to cause injury, detriment, nuisance, or annoyance to any considerable number of persons to the public or that may endanger the comfort, health or safety of any such person or the public. Air quality impacts due to construction emissions would be less than significant. c) The subject property is located approximately 1,200 feet to the southwest of Chaparral Middle School. No other sensitive receptors are located within the vicinity. The Uniformly applied conditions of approval applicable to new developments requires that proposed project comply with the VCAPCD Air Quality Management Plan and VCAPCD Rules and Regulations for permitting, development and operation and receive all required permits. Therefore, the proposed project will have less than significant impact on expose sensitive receptors to substantial pollutant concentrations. d) The proposed multi-family residential development does not include any facilities that are likely to create unusual emissions or odors. Therefore, no impacts related to odors are proposed. Source(s): Ventura County Air Pollution Control District: Ventura County Air Quality Assessment Guidelines (2003), California Air Resources Board, CalEEMod Version 2016.3.2. 123 Initial Study Green Island Villas July 30, 2019 Page 10 of 34 IV. BIOLOGICAL RESOURCES Would the project: Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, and regulations or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on the state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? Discussion: a) Pursuant to Exhibit 18 of the General Plan - Biological Resource Map, there are no sensitive habitat areas identified on or near the subject property. Additionally, the project site is located within an urbanized area and is surrounded by commercial and residential developments. Therefore, the project will not have an impact or substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service. 124 Initial Study Green Island Villas July 30, 2019 Page 11 of 34 b) Pursuant to Exhibit 18 of the General Plan - Biological Resource Map, there are no identified riparian habitats or other sensitive natural communities on or in the vicinity of the subject property. Furthermore, the subject property is not located within the wildlife corridor shown in the County of Ventura Tierra Rejada Critical Wildlife Passage Area Map. Therefore, the project will not have an impact on substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, and regulations or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service. c) The subject property is not located within state or federally protected wetland. Therefore, the project will not have an impact on substantial adverse effect on the state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means. d) Pursuant to Exhibit 18 of the General Plan - Biological Resource Map there are no sensitive natural community or sensitive natural community identified on or near the subject property. Furthermore, the subject property is not located within the wildlife corridor shown in the County of Ventura Tierra Rejada Critical Wildlife Passage Area Map. Therefore, the project will not have an impact with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites. e) Pursuant to Exhibit 18 of the General Plan - Biological Resource Map there are no biological resources located on or in the vicinity of the subject property. 23 mature trees are proposed to be removed to accommodate the proposed development. Pursuant to City policy and uniformly applied development conditions, a Protected Tree Report prepared by Paul A. Lewis, dated September 15, 2014, was submitted to establish the value and condition of the trees to be removed. Conditions of approval are imposed so that the value of the removed trees will be applied to enlarge the size of proposed landscaping on the project site. Therefore, the project is designed and conditioned to comply with all applicable ordinances and policies related to biology and natural resources and would have a less than significant impact. f) The proposed project is not located within the vicinity of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan. Therefore, the proposed project will have no impact on an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan. Source(s): County of Ventura Tierra Rejada Critical Wildlife Passage Area Map (https://docs.vcrma.org/images/pdf/planning/HCWC/Tierra_Rejada_CWPA.pdf). General Plan - Biological Resource Map (Exhibit 18). Protected Tree Report prepared by Paul A. Lewis (Dated September 15, 2014). Natural Community Conservation Plan (https://nrm.dfg.ca.gov/FileHandler.ashx?DocumentID=68626&inline). 125 Initial Study Green Island Villas July 30, 2019 Page 12 of 34 V. CULTURAL RESOURCES Would the project: Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact a) Cause a substantial adverse change in the significance of a historical resource as pursuant to §15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5? c) Disturb any human remains, including those interred outside of formal cemeteries? Discussion: a) The subject property has been previously disturbed and is currently a vacant lot surrounded by urban uses developed within the past 30 years. Furthermore, the subject property is not identified in the Ventura County Historical Landmarks and Point of Interest as historic. Therefore, no impacts to historical resources are proposed. b) The subject property and vicinity are not identified as a unique archaeological resources. However, archaeological and cultural resources have been discovered during other development within the City and uniformly applied conditions of approval will be imposed that require cultural and/or archaeological monitoring of all subsurface work to be performed during grading and earthmoving activities associated with construction of the project. Therefore, the proposed project will have a less than significant impact to any potential archaeological resource pursuant to §15064.5. c) The proposed project is not located within a cemetery. However, archaeological and cultural resources have been discovered during other development within the City and uniformly applied conditions of approval will be imposed that require cultural and/or archaeological monitoring of all subsurface work to be performed during grading and earthmoving activities associated with construction of the project. Therefore, the proposed project will be less than significant impact to any potential human remains on the project site. Sources: Project Application and Exhibits. Ventura County Historical Landmarks and Point of Interest (October 14, 2014). https://docs.vcrma.org/images/pdf/planning/programs/chb/Points_of_Interest.pdf VI. ENERGY Would the project: Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact a) Result in a potentially significant environmental impact due to a wasteful, inefficient, or unnecessary consumption of energy resources, during project construction, or operation? 126 Initial Study Green Island Villas July 30, 2019 Page 13 of 34 VI. ENERGY Would the project: Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact b) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency? Discussion: a) Construction will utilize conventional methods and equipment. The proposed project would result in consumption of fuels from vehicle trips and electricity. Best Management Practices (BMP) would be required to prohibit the entry of pollutants from the construction site into the storm drain system during construction. Therefore, the proposed project will result in less than significant impact regarding consumption of energy resources, during project construction, or operation. b) The proposed project is required to comply with all applicable state and local regulations related to renewable energy and energy efficiency, including Title 24 Building Energy Efficiency Standards of the California Energy Code. Therefore, the proposed project will have a less than significant impact on the state or local plan for renewable energy or energy efficiency. VII.GEOLOGY & SOILS Would the project: Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact a) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist- Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of known fault? ii) Strong seismic ground shaking? iii) Seismic-related ground failure, including liquefaction? iv) Landslides? b) Result in substantial soil erosion, or the loss of topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? 127 Initial Study Green Island Villas July 30, 2019 Page 14 of 34 VII.GEOLOGY & SOILS Would the project: Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? f) Directly or indirectly destroy a unique paleontological resource or site or an unique geologic feature? Discussion: a) (i) Pursuant to Alquist-Priolo Earthquake Fault Zoning Map, the proposed project is not located within a known earthquake fault. Therefore, the proposed project will have no impact or potential adverse effects, including the risk of loss, injury, or death involving an earthquake fault. (ii) Pursuant to the Earthquake Shaking Potential for California map, the proposed project is located between minor and major active earthquake faults that can have an impact on seismic ground shaking. All new construction is required to comply with the California Building Code, which includes measures to minimize damage to structures and occupants related to seismic events. Therefore, the proposed project will have less than a significant impact regarding risk of loss, injury, or death involving seismic ground shaking. (iii) Pursuant to the Earthquake Zones of Required Investigation – Moorpark Quadrangle, the subject project is located within a liquefaction zone. However, based on the Geotech Report, the likelihood that surface effects of liquefaction would occur on the subject property is characterized as very low to non-existent. Therefore, the potential for liquefaction present is less than significant impact. (iv) Pursuant to the Landslide Hazard Mapping for Selected California Highway Corridors Phase 2, the subject property is not located within a landslide zone. Therefore, no impact will result from the proposed project. b) The construction of the project would result in ground surface disturbance during site clearance and grading. Uniformly applied conditions of approval imposed on the project require stockpiles, excavation, and exposed soil to be covered with secured tarps, plastic sheeting, erosion control fabrics, or treated with a bio-degradable soil stabilize. Furthermore, applicant will be required to obtain a California State Water Resources Control Board Construction General Permit, which requires development of a Storm Water Pollution Prevention Plan (SWPPP). Therefore, the subject property will have a less than significant impact on soil erosion, or the loss of topsoil. 128 Initial Study Green Island Villas July 30, 2019 Page 15 of 34 c) Pursuant to the Earthquake Zones of Required Investigation – Moorpark Quadrangle, the subject project is located within a liquefaction zone. Geotechnical measures will be incorporated into the project design as required by the Seismic Hazards Mapping Act as a uniformly applied condition of approval. As a result, development of the subject property will have a less than significant impact on geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse. d) According to the Geotech Report, the proposed project may be located on expansive soil. Therefore, the proposed project will have a less than significant impact on expansive soil. e) The project will be served by existing wastewater facilities and no septic tanks or systems are proposed. Therefore, no impact on the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water. f) The subject property is within a developed, urban area and has previously been disturbed. No existing unique geological features are known to exist on-site. Furthermore, a conditions of approval for new development will require the monitoring of all subsurface work by a qualified archaeologist or Native American monitor and a Paleontological Identification Report be prepared if a resource or feature is identified. Therefore, development of the subject project presents a less than significant impact on directly or indirectly destroying a unique paleontological resource or site or an unique geologic feature. Sources: Project Application and Exhibits (October 14, 2014), Nobel System Geoviewer (City’s GIS), U.S. Quaternary Faults and Folds Database, Alquist-Priolo Earthquake Fault Zoning Map (https://www.conservation.ca.gov/cgs/alquist-priolo). Earthquake Shaking Potential for California Map (https://www.conservation.ca.gov/cgs/Documents/MS_48.pdf ). Earthquake Zones of Required Investigation –Moorpark Quadrangle (http://gmw.consrv.ca.gov/SHP/EZRIM/Maps/MOORPARK_EZRIM.pdf). Landslide Hazard Mapping for Selected California Highway Corridors Phase 2 (ftp://ftp.conservation.ca.gov/pub/dmg/pubs/sr/SR_243/SR_243_sans_Plates.pdf) Advance Geotechniques - Geotech Report for 635 Los Angeles Avenue VIII. GREENHOUSE GAS (GHG) EMISSIONS Would the project: Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? Discussion: a) Potential Carbon Dioxide Equivalent greenhouse gas emissions (CO2e) associated with the project were modeled using CalEEMod. The VCAPCD has not yet adopted a threshold of significance for GHG emissions. To assist in the analysis, the South Coast Air Quality 129 Initial Study Green Island Villas July 30, 2019 Page 16 of 34 Management District (SCAQMD) GHG threshold recommendation was used in this analysis. The most recent proposed thresholds issued in 2008 applicable to this project suggest that it would be appropriate for a lead agency to use a threshold of 3,000 million tons per year (MTPY) of CO2e for stationary sources. CalEEMod modeling of the proposed project estimates a preliminary emissions rate of 229.37 MTPY CO2e for stationary sources. Therefore, the projected impacts to greenhouse gas emissions associated with the project are anticipated to be less than significant. b) The California Air Resources Board Scoping Plan describes the approach California will take to reduce GHGs to achieve the goal of reducing emissions to 1990 levels by 2020. The proposed project will not conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases and therefore would have no impact. Sources: Project Application and Exhibits (October 14, 2014), Ventura County Air Pollution Control District: Ventura County Air Quality Assessment Guidelines (2003). California Air Resources Board, Scoping Plan (https://ww3.arb.ca.gov/cc/scopingplan/scopingplan.htm), South Coast Air Quality Management District – Interim CEQA GHG Significance Threshold for Stationary Sources (2008) (http://www.aqmd.gov/docs/default- source/ceqa/handbook/greenhouse-gases-(ghg)-ceqa-significance- thresholds/ghgboardsynopsis.pdf?sfvrsn=2). IX. HAZARDS & HAZARDOUS MATERIALS Would the project: Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact a) Create a significant hazard to the public or the environment through the routine transport, use or disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area? 130 Initial Study Green Island Villas July 30, 2019 Page 17 of 34 IX. HAZARDS & HAZARDOUS MATERIALS Would the project: Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? g) Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires? Discussion: a) through c) The proposed project consists of 69 townhouse condominium homes and associated site improvements that will not involve the transport, use or disposal of hazardous materials. Therefore, the proposed project will not be releasing hazardous material into the environment nor does it present a hazard to the public or the environment through the routine transport, use or disposal of hazardous materials. d) According to the Department of Toxic Substance Control, the subject property is not identified on any list of hazardous materials sites compiled pursuant to Government Code Section 65962.5. Therefore, no impact will result from the proposed project. e) The proposed project is not located within an airport land use plan, or where such plan has not been adopted, within two miles of a public airport or public use airport. Furthermore, the proposed project site is located within an urban, residential and commercial area and consists of infill development of a vacant lot. Therefore, no impacts will result from the proposed project. f) The subject property is located within an urban, residential and commercial area and consists of infill development of a vacant lot. The project site has direct access along State Highway 118, a five-lane thoroughfare. Therefore, the proposed project will not interfere with an adopted emergency response plan or emergency evacuation plan. g) The subject property is an infill lot surrounded by developed urban uses. Therefore, the proposed project will have no impacts on exposing people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires. Sources: Project Application and Exhibits (October 14, 2014), General Plan Safety Element (2001). Department of Toxic Substance Control – EnviroStor (www.envirostor.dtsc.ca.gov). X. HYDROLOGY & WATER QUALITY Would the project: Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact a) Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or groundwater quality? 131 Initial Study Green Island Villas July 30, 2019 Page 18 of 34 X. HYDROLOGY & WATER QUALITY Would the project: Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would: i) Result in substantial erosion or siltation on- or off-site?; ii) Substantially increase the rate or amount of surface runoff in a manner which would result in flooding on-or off- site?; iii) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff?; iv) impede or redirect flood flows? d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation? e) Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan? Discussion: a-b) Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or groundwater quality because the Federal Water Pollution Prevention and Control Act (i.e., the Clean Water Act or CWA) requires that discharges do not substantially degrade the physical, chemical or biological integrity of the Nation’s waters. Specifically, Section 402 established the National Pollutant Discharge Elimination System (NPDES) Regulations for wastewater and other pollutant discharges. Congress amended the CWA in 1987 to require the implementation of a two-phased program to address storm water discharges. The Phase II regulations became effective on February 7, 2000, and require NPDES permits for storm water discharges from regulated small MS4s and for construction sites disturbing more than 1 acre of land. In addition, Section 401 and 404 established regulations for the discharge of dredged or fill material into waters of the United States and water quality impacts associated with these 132 Initial Study Green Island Villas July 30, 2019 Page 19 of 34 discharges. In California, the Porter-Cologne Water Quality Control Act establishes waste discharge standards pursuant to the Federal NPDES program, and the state has the authority to issue NPDES permits to individuals, businesses, and municipalities. The protection of water quality is under the jurisdiction of the State Water Resources Control Board (SWRCB). The SWRCB is a state regulatory agency whose purpose is to protect the quality of surface and ground water within the region for beneficial uses. In order to address specific issues of the various groundwater basins in the State, the SWRCB is divided into nine Regional Water Quality Control Boards (RWQCBs), one for each of the major groundwater basins/surface water flow systems in the State. The City of Moorpark falls within the jurisdiction of the Los Angeles RWQCB. The RWQCB establishes requirements prescribing the quality of point sources of discharge and establishes water quality objectives through the Water Quality Control Plan for the local basin (Basin Plan). Water quality objectives are established based on the designated beneficial uses for a particular surface water or groundwater basin. There are few uses of groundwater in the City of Moorpark. The development will utilize County water services and therefore, will not adversely impact the groundwater conditions. However, the impact of increased impermeable surface will decrease groundwater recharge. Implementation of the Project would involve clearing, grading, paving, utility installation, building construction, and landscaping activities, which could result in the generation of water quality pollutants such sediment, solid and sanitary waste, concrete truck washout, hydrocarbons, metals, and construction debris. In addition, grading activities loosen and unconsolidated soils, which easily erode and could result the sedimentation of surface waters. Vertical construction and landscaping will general addition pollutants including soluble solids, sediment, nutrients, various toxics, pathogens, thermal stress, oil and grease, and gross pollutants and floatable. These materials have the potential to adversely affect water quality. As such, short-term water quality impacts have the potential to occur during construction of the Project in the absence of any protective or avoidance measures. Additionally, runoff from under post-development conditions could contain pollutants in the absence of protective or avoidance measures. The Project’s potential to violate any water quality standards or waste discharge requirements during short-term construction and/or long-term operational activities can have an adverse impact on- and off-site. Implementation of the State of California Construction General Permit, the County MS4, and the City Grading Ordinance during grading and post construction/LID measures permanently, will reduce the risk to less than significant with mitigation. i-ii) The site mass grading activities, removal of native vegetation, and the increased impervious surfaces will increase the risk of erosion and sedimentation on- and off-site. Uniformly applied conditions of approval require a complete hydrology and hydraulics report as part of the site development in conjunction with a Water Quality Report and approved by the City in order to verify compliance with established criteria and best practices. The reports and plans will include temporary (during construction) and permanent measures with native, drought resistant plants can be implemented based on the State of California Construction General Permit, the County MS4, and the City ordinances and requirements during grading and post construction/ LID measures permanently, that will reduce the risk of erosion and siltation to less than significant with mitigation. 133 Initial Study Green Island Villas July 30, 2019 Page 20 of 34 iii-iv) The proposed project will alter the landform and concentrate drainage to the existing streets and storm drain pipes. The effects of increased impervious surface area will would increase stormwater runoff and potentially result in downstream flooding and degraded water quality. A site-specific hydrology study will be prepared to evaluate whether the Project would result in a substantial change in the rate or amount of runoff exiting the site. An increase in the rate or amount of runoff from the site could result in increased potential for flooding on downstream properties. The site will be required to intercept a 100-year developed flow rate, and provide suitable detention that restricts flows to a undeveloped 10 year event from the site or into the storm drain system. In addition, a dry access lane will be provided in the streets for emergency first responders. Water Quality report will be prepared to address all pollutants of concern and suitable mitigation in accordance with the County MS4 Permit and applicable State requirements. The reports and proposed improvements will demonstrate that historic drainages are not adversely impacted. The reports and plans will identify all associated hazards and appropriate mitigations. The mitigation measures will be implemented based on the State of California Construction General Permit, the County MS4, and the City ordinances and requirements that will reduce the risk of substantial increase in rate or amount of surface runoff as well as adverse impacts of pollutants of concern to less than significant with mitigation. d-e) The Project site is not located within a 100-year flood hazard area. The Project site is; however, located in an area that is between the limits of the 100-year and 500-year floods, also known as the moderate flood hazard area. Sources: Project Application and Exhibits (October 14, 2014), National Flood Hazard Layer FIRMette (FEMA Flood Map). XI. LAND USE & PLANNING Would the project: Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact a) Physically divide an established community? b) Cause a significant impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect? Discussion: a) The subject property is located within an urban, residential and commercial area and consists of infill development of a vacant lot. Therefore, the proposed project will not physically divide an established community and is consistent with adjacent uses. b) Pursuant to Exhibit 4 of the General Plan – Planning Area Land Use Plan, the subject property is vacant. The current zoning of this property is Commercial Office and the General Plan designation is Commercial Office. The proposed project will require a Zone Change (Commercial Office to Residential Planned Development), and General Plan Amendment (Commercial Office to Very High Residential Density). With approval of the general plan amendment and zone changes, the site will comply with all applicable land use regulations and therefore no impact is proposed. 134 Initial Study Green Island Villas July 30, 2019 Page 21 of 34 Sources: Project Application and Exhibits (October 14, 2014), General Plan Land Map and Zoning Map. General Plan – Planning Area Land Use Plan (Exhibit 4) XII.MINERAL RESOURCES Would the project: Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? Discussion a) Pursuant to the Geologic Map of California – Los Angeles Sheet, the subject property has alluvium derived predominantly from sedimentary rocks. The proposed project will not create a unique demand on available mineral resources in the City, since the project site is not located in an area of importance for mineral deposits. Therefore, the proposed project will have no impact on mineral resources. b) Pursuant to the Mineral Land Classification Map, the subject property is not located in a significant mineral deposit area. Therefore, the subject property will have no impact on the loss of availability of a locally important mineral resource. Sources: Project Application and Exhibits (October 14, 2014), General Plan - Open Space, Conservation, and Recreation Element (1986). Mineral Land Classification Map (ftp://ftp.consrv.ca.gov/pub/dmg/pubs/sr/SR_145/SR_145_Plate1-11.pdf), Geologic Map of California (Los Angeles Sheet) (ftp://ftp.consrv.ca.gov/pub/dmg/pubs/gam/GAM_008_Los_Angeles/GAM_008_Map_1969.pdf). XIII. NOISE Would the project result in: Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact a) Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Generation of excessive groundborne vibration or groundborne noise levels? 135 Initial Study Green Island Villas July 30, 2019 Page 22 of 34 XIII. NOISE Would the project result in: Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? Discussion: a) Construction activities would generate ambient noise levels in the vicinity of the project from active construction equipment, haul trucks, and construction worker vehicles. However, all noise sources would be temporary and would cease once construction is completed. All construction activities would be required to comply with the City Noise Ordinance, which allows construction to occur between 7 a.m. to 7:00 p.m. Monday through Saturday. Therefore, the proposed project will have no impact on ambient noise levels in the vicinity of the project. b) Construction activities would generate noise and groundborne vibration from active construction equipment, haul trucks, and construction worker vehicles. However, all noise sources would be temporary and would cease once construction is completed. All construction activities would be required to comply with the City Noise Ordinance, which allows construction to occur between 7 a.m. to 7:00 p.m. Monday through Saturday. Therefore, the proposed project will have no impact on excessive groundborne vibration or groundborne noise levels. c) The proposed project is not located within the vicinity of a private airstrip, or airport land use plan, or where such plan has not been adopted, within two miles of a public airport or public use airport. Furthermore, the proposed project site is located within an urban, residential and commercial area and consists of infill development of a vacant lot. Therefore, no impacts are anticipated from the proposed project. Sources: Project Application and Exhibits (October 14, 2014). City of Moorpark - Noise Ordinance. XIV. POPULATION & HOUSING Would the project: Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact a) Induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through an extension of roads or other infra- structure)? 136 Initial Study Green Island Villas July 30, 2019 Page 23 of 34 XIV. POPULATION & HOUSING Would the project: Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact b) Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere? Discussion: a)According to the California Department of Finance (DOF), the current population of Moorpark is estimated at 37,027 (DOF 2019) with a forecasted population of 43,000 for the year 2040 (SCAG 2016-2040). The proposed project consists of 69 townhouse condominium homes and a recreational facility on a previously developed 4.01 acre lot. Based on the DOF estimate of an average of 3.34 persons per household in the City of Moorpark, the addition of 69 units would generate approximately 230 residents. Therefore, implementation of the proposed project would increase the City’s estimat ed existing population of 37,027 to 37,257, which would still be within SCAG’s 2040 population forecast of 43,000 (SCAG 2040). Impacts relating to substantial population growth would be less than significant. Furthermore, the proposed project will have a beneficial impact of helping to achieve housing goals in support of the Housing Element of the General Plan. Therefore, the proposed project will result less than significant impact on the unplanned population growth in an area, either directly or indirectly. b) The subject property is currently vacant. Therefore, the proposed project will not displace numbers of existing people or housing and no impact would occur. Sources: Project Application and Exhibits (October 14, 2014). Department of Finance (http://www.dof.ca.gov/Forecasting/Demographics/Estimates/e-1/). Southern California Association of Government –2016-2040 Regional Transportation Plan and Sustainable Communities Strategy (http://www.scag.ca.gov/DataAndTools/Pages/GrowthForecasting.aspx). General Plan - Housing Element. XV. PUBLIC SERVICES* Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, or the need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact a) Fire protection? b) Police protection? c) Schools? d) Parks? 137 Initial Study Green Island Villas July 30, 2019 Page 24 of 34 XV. PUBLIC SERVICES* Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, or the need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact e) Other public facilities? Discussion: a) Fire protection services are provided to the City of Moorpark through an agreement with the County of Ventura Fire Protection District. Funds are provided to the district through a fire protection tax on property tax bills. The project site is located approximately 4,050, feet from the nearest fire station (297 High Street). The proposed project would not impact service response time to the point that would require the alteration/expansion of existing fire facilities or the construction of new facilities. Therefore, the proposed project will have a less than significant impact on fire protection services. b) The Moorpark Police provides police services to the City of Moorpark through a contract with the Ventura County Sheriff’s Department. Funds are provided to the property tax and sales revenue. The project site is located approximately 4,730, feet from the police station (610 Spring Road). In order to maintain acceptable service ratios, response times, or other performance objectives, development fees and property taxes will be paid to fund required police protection facilities. Therefore, the proposed project will have a less than significant impact on police protection services. c) The Moorpark Unified School District has 15 school sites within the City of Moorpark, including 4 preschools, 5 elementary schools, 1 K-8 school, 2 middle schools, 2 high schools and 1 alternative to high school. The increase of population may increase student enrollment. Funding for new school facilities generally occurs through the district’s assessment of development fees, which will be paid to the District prior to development. Therefore, the proposed project will be a less than significant impact on school services. d) There are presently 19 parks within the City of Moorpark, totaling 150 acres. Facilities at these sites include picnic areas, ball fields, dog park, skatepark, restrooms and parking. Although on-site amenities, such as a tot-lot, recreational center and a swimming pool are included in the proposal, additional development fees will be paid to fund increase park space and offset impacts to parks and recreation facilities. Therefore, the proposed project will post no impact on park facilities. e) The City of Moorpark has one public library, which is open Monday to Sunday. The project site is approximately 3,340 feet away from the public library (699 Moorpark Avenue). Although the proposed project may increase the use of this facility, additional library fees will be paid to offset any impacts to library services. Therefore, the proposed project will have a less than significant impact on public facilities. 138 Initial Study Green Island Villas July 30, 2019 Page 25 of 34 Sources: Project Application and Exhibits (October 14, 2014). XVI. RECREATION Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment? Discussion: a) There are presently 19 parks within the City of Moorpark, totaling 150 acres. According to the Parks and Recreation Master Plan, Moorpark provides 4.1 acres of park land for every 1,000 residents. Facilities at these sites include picnic areas, ball fields, dog park, skatepark, restrooms and parking. On-site amenities, such as a tot-lot, recreational center and a swimming pool are proposed with the project site and additional development fees will be paid to offset the potential impacts to parks and recreational facilities. Therefore, the proposed project will have a less than significant impact on the use of existing neighborhood and regional parks or other recreational facilities. b) The proposed project includes a tot-lot, recreational center and a swimming pool. The applicant will also be required to pay appropriate parks impact fees. Therefore, the proposed project will have a less than significant impact. Sources: Project Application and Exhibits (October 14, 2014), General Plan Open Space, Conservation, and Recreation Element (1986). Parks and Recreation Master Plan (2019). XVII. TRANSPORTATION Would the project: Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation, including mass transit and non-motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways, and freeways, pedestrian and bicycle paths, and mass transit? 139 Initial Study Green Island Villas July 30, 2019 Page 26 of 34 XVII. TRANSPORTATION Would the project: Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact b) Conflict with an applicable congestion management program, including, but not limited to level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible use (e.g., farm equipment)? e) Result in inadequate emergency access? f) Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise substantially decrease the performance or safety of such facilities? Discussion: a) According to the Circulation Element of the General Plan, the goals and policies emphasize the need for a circulation system that is capable of serving both existing and future residents while preserving community values and character. Pursuant to Figure 2 of the General Plan Circulation Element – Los Angeles Avenue is considered to be a six-lane arterial. The primary access to the site will be provided from Los Angeles Avenue with a secondary access from the Mission Bell Plaza shopping center parking lot. A uniformly applied condition of approval will require the developer to pay Los Angeles Avenue Area of Contribution Fee to fund core improvements to the Los Angeles Avenue corridor, and the Citywide Traffic Mitigation Fee to fund street improvements and offset any potential impacts associated with development of the project. Therefore, a less than significant impact will occur for this project. b) Pursuant to General Plan - Circulation Element; Level of Service (LOS), Policy 2.4: All new development shall participate in a transportation improvement fee program. This fee enables circulation improvements to be funded by new development in a manner that maintains the performance objectives specified in Policy 2.1. The proposed project will not reduce the Level of Service (LOS) of intersections in the area. The primary access to the site will be provided from Los Angeles Avenue (SR 118) with a secondary access from the Mission Bell Plaza shopping center parking lot. A condition of approval will require the developer to pay Traffic Mitigation and Los Angeles Avenue Area of Contribution Fee in effect at the time to fund core improvements to the Los Angeles Avenue corridor, and the Citywide Traffic Mitigation Fee in order to fund street improvements. Therefore, a less than significant impact will occur for this project. 140 Initial Study Green Island Villas July 30, 2019 Page 27 of 34 c) The project is not located within an area regulated by an airport land use plan and therefore will not have an impact to air traffic patterns, traffic levels, nor results in substantial safety risks. Therefore, no impact will occur for the proposed project. d) The project has been designed in a manner that eliminates any potential hazardous design features. In addition, Gibson Transportation Consulting, Inc. conducted a trip generation assessment for this project and concluded a full traffic study would not be needed. Furthermore, uniformly applied conditions of approval will require the California Department of Transportation (CalTrans) to review accessibility to the subject property at Los Angeles Avenue. Therefore, the proposed project will have a less than significant impact in the increase of hazards due to a design feature or incompatible use. e) The circulation plan for the proposed project has been reviewed by the Fire Department and City Engineer to ensure that sufficient access is provided for emergency services. Therefore, a less than significant impact is anticipated from the project. f) As designed and conditioned, the project complies will all applicable policies and plans related to public transit, bicycle, and pedestrian facilities. Pursuant to Figure 2 of the General Plan Circulation Element – Los Angeles Avenue is considered to be a six-lane arterial. The primary access to the site will be provided from Los Angeles Avenue with a secondary access from the Mission Bell Plaza shopping center parking lot. A condition of approval will require the developer to pay Los Angeles Avenue Area of Contribution Fee to fund core improvements to the Los Angeles Avenue corridor, and the Citywide Traffic Mitigation Fee to fund street improvements. Therefore, a less than significant impact will occur for this project. Sources: Project Application and Exhibits (October 14, 2014), General Plan Circulation Element (1992). Gibson Transportation Consulting, Inc. (Trip Generation Assessment for the 635 Los Angeles Avenue Residential Project, 2018). General Plan - Circulation Element. XVIII. TRIBAL CULTURAL RESOURCES Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact Would the project: a) Cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is: i) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k), or 141 Initial Study Green Island Villas July 30, 2019 Page 28 of 34 XVIII. TRIBAL CULTURAL RESOURCES Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact ii) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resources Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. Discussion: a) (i) The subject property is not listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1. Furthermore, the subject property in vicinity is not identified in the Ventura County Historical Landmarks and Point of Interest. Therefore, the proposed project will have no impact on the adverse change in the significance of a tribal cultural resource. (ii) The subject property is not listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1. Furthermore, the subject property in vicinity is not identified in the Ventura County Historical Landmarks and Point of Interest. Therefore, the proposed project will have no impact on the criteria set forth in subdivision (c) of Public Resources Code Section 5024. Sources: California Register of Historical Resources (http://ohp.parks.ca.gov/). XIX. UTILITIES & SERVICE SYSTEMS Would the project: Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact a) Require or result in the relocation or construction of new or expanded water, wastewater treatment, or stormwater drainage, electrical power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? b) Have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry, and multiple dry years? 142 Initial Study Green Island Villas July 30, 2019 Page 29 of 34 XIX. UTILITIES & SERVICE SYSTEMS Would the project: Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact c) Result in a determination by the wastewater treatment provider, which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments? d) Generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals? e) Comply with federal, state, and local waste management and reduction statutes and regulations related to solid waste? Discussion: a) The project will not require construction of any new water or wastewater treatment facilities that will result in a significant impact to the environment. The project site is located in an area planned for residential development and existing water and wastewater treatment facilities have been sized to accommodate the proposed project. Uniformly applied conditions of approval for new development will require the provision of a “Will Serve” letter from both the water and wastewater purveyors. Therefore, the proposed project will have a less than significant impact in the relocation or construction of a new water or wastewater treatment facility. b) Ventura County Waterworks District Number 1 is the agency responsible for providing water to the city. Approximately 75 percent of the water supplied to the district comes from the Calleguas Municipal Water District and the remaining 25 percent comes from local groundwater supplies. Uniformly applied conditions of approval for new development will require the provision of a “Will Serve” letter from both the water and wastewater purveyors. Therefore, the proposed project will have a less than significant impact in water supply. c) The proposed project will be located within an urbanized area and connect to a publicly maintained wastewater treatment system. An uniformly applied conditions of approval will require the applicant to submit a “Will Serve” letter from from both the water and wastewater purveyors 1. Therefore, the proposed project will have a less than significant impact on this project. d) The proposed project consists of 69 townhouse condominium homes and a recreational facility on a previously developed 4.01 acre lot. Therefore, the project will not generate excessive solid waste. e) The proposed project consists of 69 townhouse condominium homes and a recreational facility on a previously developed 4.01 acre lot. The proposed project will comply with federal, 143 Initial Study Green Island Villas July 30, 2019 Page 30 of 34 state, and local waste management and reduction statutes and regulations related to solid waste. Therefore, no impact will result from this project. Sources: Project Application and Exhibits (October 14, 2014), XX. WILDFIRE If project is located in or near a state responsibility areas or lands classified as very high fire hazard severity zones, would the project: Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact a) Substantially impair an adopted emergency response plan or emergency evacuation plan? b) Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire? c) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? d) Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes? Discussion: a) through d) According to the Fire Hazard Severity Zones Map, the subject project is not located in or near a state responsibility areas or lands classified as very high fire hazard severity zones. Therefore, no impacts related to wildfire are will result from development of the proposed project. Sources: Fire Hazard Severity Zones Map (2007) 144 Initial Study Green Island Villas July 30, 2019 Page 31 of 34 XXI. MANDATORY FINDINGS OF SIGNIFICANCE Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact a) Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively considerable? (“Cumulatively considerable” means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) c) Does the project have environmental effects, which will cause substantial adverse effects on human beings, either directly or indirectly? Discussion: a) The proposed project consists of 69 townhouse condominium homes and a recreational facility on a previously developed 4.01 acre lot. The proposed project will not have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory. Therefore, no impact will result from the proposed project. b) The proposed project consists of 69 townhouse condominium homes and a recreational facility on a previously developed 4.01 acre lot. The proposed project will not have impacts that are individually limited or cumulatively considerable. Therefore, no impact will result from the proposed project. c) The proposed project consists of 69 townhouse condominium homes and a recreational facility on a previously developed 4.01 acre lot. The proposed project will not have environmental effects, which will cause substantial adverse effects on human beings, either directly or indirectly. Therefore, no impact will result from the proposed project. 145 Initial Study Green Island Villas July 30, 2019 Page 32 of 34 REFERENCES 1. Alquist-Priolo Earthquake Fault Zoning Map https://www.conservation.ca.gov/cgs/alquist-priolo 2. California Air Resource Board, Scoping Plan (2006) https://ww3.arb.ca.gov/cc/scopingplan/scopingplan.htm 3. California Air Resources Board, CalEEMod Version 2016.3.2 4. California Building Standards Code (2016) 5. California Department of Conservation, Geologic Map of California (Los Angeles sheet) (1981) ftp://ftp.consrv.ca.gov/pub/dmg/pubs/gam/GAM_008_Los_Angeles/GAM_008_Map_19 69.pdf 6. California Department of Conservation, Mineral Land Classification Map (2011) ftp://ftp.consrv.ca.gov/pub/dmg/pubs/sr/SR_145/SR_145_Plate1-11.pdf 7. California Department of Conservation, Ventura County Important Farmland Map (2006). 8. California Department of Conservation, Landslide Hazard Mapping for Selected California Highway Corridors Phase 2 (2019) 9. California Department of Fish and Wildlife, Natural Community Conservation Plan https://nrm.dfg.ca.gov/FileHandler.ashx?DocumentID=68626&inline 10. California, Department of Finance http://www.dof.ca.gov/Forecasting/Demographics/Estimates/e-1/ 11. California Register of Historical Resources http://ohp.parks.ca.gov/ 12. City of Moorpark, General Plan - Biological Resource Map 13. City of Moorpark, General Plan - Circulation Element (1992) 14. City of Moorpark, General Plan – Housing Element (2014) 15. City of Moorpark, General Plan - Land Use Element (1992) 16. City of Moorpark, General Plan - Noise Element (1998) 146 Initial Study Green Island Villas July 30, 2019 Page 33 of 34 17. City of Moorpark, General Plan - Open Space, Conservation, and Recreation Element (1986) 18. City of Moorpark, General Plan - Safety Element (2001) 19. City of Moorpark, Parks and Recreation Master Plan (2019) 20. City of Moorpark, Moorpark Municipal Code 21. City of Moorpark - Noise Ordinance. 22. County of Ventura Tierra Rejada Critical Wildlife Passage Area Map 23. Department of Toxic Substance Control, EnviroStor (Date management system). www.envirostor.dtsc.ca.gov 24. Earthquake Shaking Potential for California Map https://www.conservation.ca.gov/cgs/Documents/MS_48.pdf 25. Earthquake Zones of Required Investigation – Moorpark Quadrangle http://gmw.consrv.ca.gov/SHP/EZRIM/Maps/MOORPARK_EZRIM.pdf 26. Fire Hazard Severity Zones Map (2007) 27. Green Island Villas, Project Application and Exhibits (October 14, 2014) ftp://ftp.conservation.ca.gov/pub/dmg/pubs/sr/SR_243/SR_243_sans_Plates.pdf 28. Gibson Transportation Consulting, Inc., Trip Generation Assessment for the 635 Los Angeles Avenue Residential Project (2018). 29. National Flood Hazard Layer FIRMette (FEMA Flood Map) 30. Southern California Association of Government –2016-2040 Regional Transportation Plan and Sustainable Communities Strategy http://www.scag.ca.gov/DataAndTools/Pages/GrowthForecasting.aspx 31. South Coast Air Quality Management District, Interim CEQA GHG Significance Threshold for Stationary Sources (2008) (http://www.aqmd.gov/docs/default- source/ceqa/handbook/greenhouse-gases-(ghg)-ceqa-significance- thresholds/ghgboardsynopsis.pdf?sfvrsn=2). 32. U.S. Geological Survey, Quarternary Faults and Folds Database 33. U.S. Quaternary Faults and Folds Database 34. Ventura County, Historical Landmarks and Point of Interest (October 14, 2014). https://docs.vcrma.org/images/pdf/planning/programs/chb/Points_of_Interest.pdf 147 Initial Study Green Island Villas July 30, 2019 Page 34 of 34 35. Ventura County Watershed Protection District: Technical Guidance Manual for Storm water Quality Control Measures (2002) 36. Ventura County Air Pollution Control District: Ventura County Air Quality Assessment Guidelines (2003) 148 MEMORANDUM COMMUNITY DEVELOPMENT DEPARTMENT TO: Honorable Planning Commission FROM: Freddy A. Carrillo, Associate Planner Il DATE: October 22, 2019 SUBJECT: Green Island Villas Initial Study and Negative Declaration: Summary of Comments Received and Staff Response The Green Island Villas Initial Study and Negative Declaration was circulated for public review between July 2, 2019 and August 6, 2019. Three comment letters were subsequently received from the Ventura County Air Pollution Control District; California Department of Transportation; and Ventura County Watershed Protection District. None of the comments received resulted in changes to the Initial Study and Negative Declaration (IS/ND). These comments and Staff’s response to each are provided below. Ventura County Air Pollution Control District (VCAPCD) Comment: The environmental document needs to include analysis using the 2016 Ventura County Air Quality Management Plan (AQMP). In addition, include the South Coast Air Quality Management District greenhouse gas numerical threshold for residential sources of 3,000 Metrics Tons per year (MTPY) of carbon dioxide equivalent (CO2e). Lastly, due to the proximity of sensitive receptors and lengthy construction time, VCAPCD recommends all off-road construction equipment to be Tier 3 rating and reactive organic compounds (ROC) content of architectural coating to be used for construction phase to be low to zero-volatile organic compounds (VOC) (0-25 g/L ROC). x The IS/ND did not identify any significant air quality impacts associated with the project, however a condition of approval is included that requires off-road construction equipment to be Tier 3 rating and ROC content of architectural coating to be used for construction phase to be low to zero- VOC (0-25 g/L ROC). The Applicant will also be required to obtain permits from VCAPCD. No changes to the project resulted from this comment. California Department of Transportation (CalTrans) Comment: Caltrans has requested a copy of the revised Trip Generation Assessment report conducted by Gibson Transportation Consulting, Inc., and a site plan showing full details on the driveway layout access to and from Los Angeles Avenue (SR-118). 149 x Staff submitted a copy of the revised Trip Generation Assessment report and site plan showing full details of the driveway layout. The Applicant will also be required to obtain Caltrans permit and design approvals, and submit a Construction Traffic Management Plan (CTMP) for the review and approval of Caltrans. Ventura County Watershed Protection District (VCWPD) Comment: The VCWPD has concerns on the flow of water running into the District’s Moorpark Storm Drain No. 2 red line channel. This storm drain has been identified as having limited flood carrying capacity. Also, the project finding should verify compliance with the VCWPD hydrology data and 2017 Hydrology Manual and follow the Watershed Protection District “Guide for Hydrology and Hydraulic Study Report”. x Staff has added a condition of approval to obtain permits required by the VCWPD prior to issuance of a building permit. No changes to the project are proposed and no significant hydrology/water quality issues have been identified in the IS/ND. 150 VENTURA COUNTY AIR POLLUTION CONTROL DISTRICT Memorandum TO:Freddy Carrillo, City of Moorpark Planning DATE:July 25, 2019 FROM:Nicole Collazo, Planning Division SUBJECT:Public Review Comment for Green Villa Islands Air Pollution Control District (APCD) staff has reviewed the Initial Study and Negative Declaration (IS, ND) for the project referenced above. The proposed project is for a new residential development in previously developed 4.01-acre vacant lot. The project location is 635 Los Angeles Avenue in the City of Moorpark. The Lead Agency for the project is the City of Moorpark. APCD is acting as a Commenting Agency and is providing recommendations and comments to environmental document prepared by the Lead Agency, pursuant to the California CEQA State Guidelines Section 15073 and Section 1.1 of the Ventura County Air Quality Assessment Guidelines (AQAG). GENERAL COMMENTS As a Commenting Agency for the CEQA review of the subject project, APCD concurs with the findings determined in the Air Quality and Greenhouse Gas Emissions Sections of the IS and ND. However, the following sections of the IS checklist require some attention, as listed below. Item 1- Page 8, Item a. The environmental document did not conduct a consistency analysis with the most recent Air Quality Management Plan (AQMP) adopted. The proposed project must address consistency with the APCD Air Quality Management Plan (AQMP) if estimated operational emissions exceed 2 lbs./day or greater for ROG or NOx, as described in the District’s AQAG,Section 4.2, Procedures for Determining Consistency with the AQMP. The 2016 AQMP presents Ventura County’s strategy (including related mandated elements) to attain the 2008 federal 8-hour ozone standard by 2020, as required by the federal Clean Air Act Amendments of 1990 and applicable U.S. EPA clean air regulations. The 2016 AQMP uses an updated 2012 emissions inventory as baseline for forecasting data, SCAG RTP 2016 data, and CARB’s EMFAC2014 emission factors for mobile sources. The 2016 AQMP uses SCAG 2016 RTP population growth projection of 40,806 by 2020 for the City of Moorpark. The latest population estimation for the City of Moorpark was 39,223 (March 2019, County of Ventura RMA). An inconsistency with the AQMP would imply an additional 1,583 residents would relocate to the City of Moorpark as a result of this project alone. Using the proposed number of 3&$77$&+0(17$151 units of the project (69) and the average number of residents per dwelling unit of 3.45 (County RMA March 2019 Jurisdictions Report), and assuming all of the residents of proposed project are not residents of the city, the population will grow by about 238 residents. This projection is less than the amount needed to be inconsistent with the AQMP. Therefore, the project will be consistent with the AQMP and population growth forecasts. Item 2- Page 9, Short-Term Construction Impacts. As previously recommended in an informal consultation with the Lead Agency, due to the proximity of sensitive receptors and lengthy construction time, we recommend all off-road construction equipment to be of Tier 3 rating and ROC content of architectural coatings to be used for the construction phase to be of low to zero- VOC (0-25 g/L ROC); this may reduce your construction emissions by about 85% to below threshold levels and can be remodeled in CalEEMod Version 2016.3.2 for a more accurate mitigation quantification. Additionally, including more accurate information regarding the proposed type and amount of construction equipment into the air emissions model than the default input settings may further reduce the construction emissions. Item 3- Page 16, GHGs. The interim South Coast Air Quality Management District GHG numerical threshold for stationary sources is 10,000 Metric Tons of CO2e per Year (MT/Yr CO2e). The 3,000 MT/Yr CO2e numerical threshold applies to residential/commercial sources. Please make this change in item a. Thank you for the opportunity to review your project’s IS and ND and provide recommendations. If you have any questions, please call me at (805) 645-1426 or email nicole@vcapcd.org. 152 3&$77$&+0(17% 153 STAT E OF CALIFORNIA-CALIFORNIA STATE TRANSPORTATION AGENCY Gavin Newsom , Governor DEPARTMENT OF TRANSPORTATION DISTRICT 7-0FFICE OF REGIONAL PLANNING 100 S . MAIN STREET, SUITE 100 @ . ! . LOS ANGELES, CA 90012 PHON E (213) 897-0067 FAX (213) 897-1337 Making Conservation a California Way of Life . TTY 711 www.dot.ca.gov August 1, 2019 Freddy A. Carrillo City of Moorpark, Community Development Department 799 Moorpark Avenue Moorpark, Californ ia 93021 Dear Freddy A. Carrillo: RE: Initial Study and Negative Declaration (ND) -Green Island Villas SCH# 2019079018 GTS# 07-VEN -2016-00308 Vic. VEN-118/ PM 17.07 Thank you for including the California Department of Transportation (Caltrans) in the environmental review process for the above referenced project. The project consists of a request to develop 69 multi-family residential condominiums, a two-story recreational center proposed to include a community clubhouse, day-care, fitness center and restrooms, an outdoor swimm ing pool, dog park and associated landscape and hardscape site improvements on a previously-· .... developed 4.01-acre lot, at 635 Los Angeles Avenue. A two-car garage will be included with each - unit and a total of 35 surface guest parking spaces will be d ispersed throughout the site for a total of 173 parking spaces. Primary street access to the property is provided by California State Route 118 (Los Angeles Avenue) and re~idents will have secondary access to the east, through the adjacent Mission Bell Plaza shopp ing center. After reviewing the Init ial Study and Negative Declaration, Caltrans has t he following comments: 1. Primary street access to the property is provided by SR-118 (Los Angeles Ave.). which generally runs in an east-west direction and is located just south of the Project Site. SR- 118 (Los Angeles Ave.) is a six-lane arterial; however, the segment of SR-118 adjacent to the project site consists of two travel lanes in each direction. 2. Since the proposed project would incr ease the population at the project site as well as the overall population in Moorpark community, an increase in traffic volume on SR-118 is anticipated. Please include the Trip Generation Assessment conducted by Gibson Transportation Consulting, Inc. referenced in the Initial Study in your response so that it can be reviewed. If the study assumes that occupants of the development will not be using the state transportation system, please provide Caltrans with a more detailed justification on why a full traffic study is not needed. 3. As required by SB 743, Caltrans is moving towards replacing Level of Service (LOS) with Veh icle Miles Traveled (VMT) when evaluating traffic impacts. For any future project we encourage the Lead Agency to develop a verifiable performance-based VMT criteria. "Provide a safe, sustainable, integrated and efficient transportation system to enhance Califomia 's economy and livability" 154 F reddie A C arrillo August 1, 2019 Page 2 of 3 a . Senate Bill 7 43 (2013) mandates that CEQA review of transportation impacts of proposed development be modified by using Vehicle Miles Traveled (VMT) as the primary metrics in identifying impacts for all future development projects. You may reference to The Governor's Office of Plann ing and Research (OPR) for more information: http://opr.ca.gov/ceqa/updates /guidelines/. b . Developing a verifiable performance VMT criteria is critical as the TIS will be based on VMT metrics. 4. There are multiple references to the developer paying into a "Los Angeles Avenue Area of Contribution Fee" throughout the Initial Study. Los Angeles Avenue is a State Route (SR-118) through the project area and within Caltrans ' Right of Way. If these funds are being used to improve the corridor and mitigate transportation impacts, then please share these details with Caltrans, as a high leve l of collaboration will be required for any improvements on SR-118. 5 . Please provide full details on the driveway layout access to and from SR-118. 6. As the project is adjacent to Ca!trans Right of Way and will requ ire driveway construction and access directly onto SR-118, multiple Caltrans permit and design approvals will be required . 7. Any transportation of heavy construction equipment and/or materials which requires use of oversized-transport vehicles on State highways will need a Caltrans transportation permit. We recommend large size truck trips be limited to off-peak commute periods. 8 . Please also provide a Construction Traffic Management Plan (CTMP). C on stru ct io n T raffic Mana gement P lan. Prior to issuance of building or grading permits for the project site , the applicant shall prepare a Construction Traffic Management Plan (CTMP) for review and approval by City staff. The CTMP would include street closure information, detour plans, haul routes, staging plans, parking management plans and traffic control plans. The CTMP would formalize how construction would be carried out and identify specific actions that would be required to reduce adverse effects on the surrounding community. T he CTMP should be based on the nature and timing of the specific construction activities and account for other concurrent construction projects near the project site. The following elements shall be implemented, as appropriate: • Schedule construction activities to reduce the effects on traffic flows on surrounding arterial streets during peak hours. • Obtain the required permits for truck haul routes prior to issuance of any permit for the project. • The project contractor shall identify and enforce truck haul routes deemed acceptable by the City and Caltrans for construction trucks. • Signs shall be posted along roads identifying construction traffic access or flow !imitations due to single lane conditions during periods of truck traffic, if needed. • Accommodate all equipment and worker parking on-site to the extent feasible . • Provide safety precautions for pedestrians and bicyclists through such measures as alternate routing and protection barriers. "Provide a safe, sustainable, integra ted and efficien t transportation system to enhance California's economy and livability" 155 Freddie A. Cani ll o August 1, 2019 Page 3of3 • Provide for temporary traffic control during all construction activities adjacent to the public right-of-way to improve traffic flow on public roadways (e.g., f lag men). • Schedule construction-related deliveries to reduce travel during commuter peak hours. • We recommend approva l from Ca ltrans for any lane closures during construction period. • We recommend the design of all construction underneath the State Route and Caltrans Right of Ways be approved by Caltrans. • Permits from Caltrans will be required for heavy trucks and machinery/vehicles travelling on the State Route . Further information included for your consideration ; Caltrans seeks to promote safe, accessible multimodal transportation. There are multiple methods to reduce pedestrian and bicycl ist exposure to vehicles . These methods include the construction of physically separated facilities such as sidewalks, raised medians, refuge islands, or a reduction in crossing distances through roadway narrowing. Visual indicators such as, but not limited to , pedestrian and bicyclist warning signage, flashing beacons, crosswalks , signage, and striping should be used to indicate to motorists that they can expect to see and yield to pedestrians and peop le on bikes. Visual indicat ion from signage can be reinforced by road design features such as narrow lane widths , landscaping, street furniture, and other design elements. With regards to parking , Ca ltrans supports reducing the amount of parking whenever possib le . Research on park ing suggests that abundant car parking enables and encourages driving . Research looking at the relationship between land-use , parking, and transportation indicates that the amount of car parking supplied can undermine a project's abi lity to encourage public transit use. For any project to better promote pub lic transit and reduce vehicle miles traveled , we recommend the implemeritation of Transportation Demand Management (TOM) strateg ies. If you have any questions , please contact project coordinator Anthony Higgins , at anthony .h ~As ·Cl~t.ca.gov and refer to GTS# 07-VEN-2016-00308 . Si f)_cerel { l, 1 "Provide a safe. s ustainable. i111egrated a11d efficie11t tran sportatio11 system 10 enhance Califom ia 's economy and /i11ab ili~v .. WATERSHED PROTECTION WATERSHED PLANNING AND PERMITS DIVISION 800 South Victoria Avenue, Ventura, California 93009 Sergio Vargas, Deputy Director – (805) 650-4077 M E M O R A N D U M DATE: July 23, 2019 TO: Freddy Carrillo Case Planner City of Moorpark FROM:Nathaniel Summerville, Engineer III-Advanced Planning Section SUBJECT: GREEN ISLAND VILLAS APN(s) 511-0-141-130 ZONE 3 WATERSHED PROTECTION PROJECT NUMBER: WC2019-0052 INCOMPLETE Pursuant to your request dated July 5, 2019, this office has reviewed the submitted materials and provides the following comments: PROJECT LOCATION: 635 Los Angeles Ave., Moorpark, CA PROJECT DESCRIPTION: The project consists of a request to develop 69 multi-family residential condominiums, a two-story recreational center proposed to include a community clubhouse, day- care, fitness center and restrooms, an outdoor swimming pool, dog park and associated landscape and hardscape site improvements on a 4.01-acre unpaved lot, at 635 Los Angeles Avenue. The project would include 16 two-story residential buildings, with a total of 18 two-bedroom units and 51 three-bedroom units. Each unit would include a two-car garage. A total of 35 surface guest parking spaces would be dispersed throughout the site.Amenities would include a recreational center with a multi-purpose room and gymnasium, and a swimming pool. Primary street access to the property would be provided by California State Route 118 (Los Angeles Avenue) and residents would have secondary access to the east, through the adjacentMission BellPlaza shopping center. APPLICATION COMPLETENESS: INCOMPLETE - from our area of concern. WATERSHED PROTECTION DISTRICT COMMENTS: 3&$77$&+0(17& 156 Green Island Villas July 23, 2019 Page 2 of 2 Comments from Advanced Planning Section: The project is located immediately adjacent to Moorpark Storm Drain No. 2, which is a Ventura County Watershed Protection District (District) Jurisdictional redline channel. The project proponent is hereby informed that it is the District's standard that a project cannot impair, divert, impede, or alter the characteristics of the flow of water running in any District jurisdictional red line channel under the requirements of Ordinance WP-2. Please be aware that Moorpark Storm Drain No. 2 has been identified as having limited flood carrying capacity and no increase in peak runoff will be allowed. The Project must provide adequate mitigation measures to comply with the District's standard for peak attenuation, which is that the runoff after development shall not exceed the peak flow under existing conditions for any frequency of event or, alternatively, apply the city standard; whichever is most restrictive shall apply. Analysis should consider the 100-year, 50-year, 25-year, and 10-year design storm frequencies. Additionally, project findings should verify compliance with the Ventura County Watershed Protection District hydrology data and the 2017 Hydrology Manual and follow the Watershed Protection District “Guide for Hydrology and Hydraulic Study Report” found at following website: http://pwaportal.ventura.org/WPD/onestop/guidelines/Guide%20for%20Hydra.pdf Please submit a complete Drainage Report that, at a minimum, includes the following items: x Sign and Seal from Licensed Engineer x Figures/Hydrology Maps x Hydrologic and Hydraulic Calculations x Stormwater Calculations x Mitigation Measures x Offsite Flows x Stormwater Quality Treatment Devices x FEMA Maps x Storm Drainage Plan (showing outlets and complete storm drain network) WATERSHED PROTECTION DISTRICT CONDITIONS: Mitigation:The proposed development shall incorporate mitigation measures to address cumulative impacts due to the proposed increase in imperviousness. Project shall not increase peak storm runoff in any frequency of storm events consistent with District policy and WP-2 Ordinance or, alternatively, apply the city standard; whichever is most restrictive shall apply. END OF TEXT 157 RESOLUTION NO. PC-2019-___ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MOORPARK, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF GENERAL PLAN AMENDMENT NO. 2014-01, ZONE CHANGE NO. 2014-01, RESIDENTIAL PLANNED DEVELOPMENT NO. 2014-02, VESTING TENTATIVE TRACT MAP NO. 5869, AND DEVELOPMENT AGREEMENT NO. 2014-03, AND ADOPTION OF A NEGATIVE DECLARATION IN CONNECTION THEREWITH, FOR A 69 UNIT MULTI- FAMILY RESIDENTIAL CONDOMINIUM, RECREATION CENTER, AND ASSOCIATED SITE IMPROVEMENTS AT 635 LOS ANGELES AVENUE, ON THE APPLICATION OF MENASHE KOZAR FOR SKY LINE 66, LLC WHEREAS, on October 14, 2014, an application for General Plan Amendment No. 2014-01, Zone Change No. 2014-01, Residential Planned Development 2014-02, Vesting Tentative Tract Map No. 5869, and Development Agreement No. 2014-03 was filed by Menashe Kozar for Sky Line 66, LLC, for a request to change the General Plan land use designation from General Commercial (C-2) to Very High Residential Density (VH) and the zoning designation from Commercial Office (C-O) to Residential Planned Development (RPD-17u/ac), located at 635 Los Angeles Avenue; and WHEREAS, at a duly noticed public hearing on October 22, 2019, the Planning Commission considered General Plan Amendment No. 2014-01, Zone Change No. 2014-01, Residential Planned Development 2014-02, Vesting Tentative Tract Map No. 5869, and Development Agreement No. 2014-03; and WHEREAS, at its meeting of October 22, 2019, the Planning Commission considered the agenda report and any supplements thereto and written public comments; opened the public hearing and took and considered public testimony both for and against the proposal; and reached a decision on this matter; and WHEREAS, the Community Development Director has preliminary determined that there is no substantial evidence that the project or any of its aspects may cause a significant effect on the environment and a Negative Declaration has been prepared for this project. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF MOORPARK, DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. ENVIRONMENTAL DOCUMENTATION: The Planning Commission has read, reviewed and considered the Initial Study and Proposed Negative Declaration prepared for the project prior to making a recommendation on the project. The Planning Commission concurs with the Community Development Director that there is no substantial evidence that the project or any of its aspects may cause a significant effect on the environment, and recommends adoption of the Negative Declaration prepared for this project. PC ATTACHMENT 6 158 Green Island Villas Resolution No. PC-2019- Page 2 SECTION 2. GENERAL PLAN AMENDMENT FINDINGS: Based upon the information set forth in the staff report(s), accompanying studies, and oral and written public testimony, the Planning Commission makes the following findings in accordance with the City of Moorpark, Municipal Code Section 17.44.050: A. A commercial demand study was prepared and concluded that commercial use development was not viable, in favor of residential. B. The proposed project will provide a variety of housing types as well as affordable housing in a design that is both comparable in scale with surrounding residential and commercial development. SECTION 3. ZONE CHANGE FINDINGS: Based upon the information set forth in the staff report(s), accompanying studies, and oral and written public testimony, the Planning Commission makes the following findings in accordance with the City of Moorpark, Municipal Code Section 17.44.050: A. The proposed zone change is consistent with the proposed General Plan land use designation. B. The proposed zone change is intended for residential development characterized by multi-family attached units and apartment and condominium buildings. C. The proposed zone change would provide on-site recreational amenities and be located in close proximity to major community facilities, business centers and major arterials. SECTION 4. PLANNED DEVELOPMENT FINDINGS: Based upon the information set forth in the staff report(s), accompanying studies, and oral and written public testimony, the Planning Commission makes the following findings in accordance with City of Moorpark, Municipal Code Section 17.44.040: A. The site design, including structure locations, size, height, setbacks, massing, scale, architectural style and colors, and landscaping, is consistent with the goals and policies of the City's General Plan and Zoning Ordinance as proposed to be amended by General Plan Amendment No. 2014-01 and Zone Change No. 2014-01, in that the proposed project will provide multi-family condominiums as well as deed-restricted affordable housing in a design that is both comparable in scale with surrounding residential and commercial development. B. The site design would not create negative impacts on or impair the utility of properties, structures or uses in the surrounding area in that adequate provision of public access, sanitary services, and emergency services have been ensured in the processing of this request and the use proposed is similar to adjacent uses, and access to or utility of those adjacent uses are not hindered by this 159 Green Island Villas Resolution No. PC-2019- Page 3 project. C. The proposed uses are compatible with existing and permitted uses in the surrounding area in that the project uses landscaped setbacks to isolate it from neighboring properties visually. As a denser, but less-intense category of residential use, it would not tend to create disturbances regardless of the physical context. SECTION 5. VESTING TENTATIVE TRACT MAP FINDINGS. Based upon the information set forth in the staff report(s), accompanying studies, and oral and written public testimony, the Planning Commission makes the following findings: A. The site is physically suitable for the type of development proposed in that the site can be engineered to allow for all required utilities to be brought to the site, adequate ingress and egress can be obtained, and the site can be provided with public and emergency services. B. The site is physically suitable for the proposed intensity of development, in that all City development standards, including access, have been met by the proposed project. C. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental effects, in that an Initial Study was prepared and no significant impacts were found. D. The design of the subdivision is not likely to cause serious public health problems, in that adequate sanitation is both feasible and required as a condition of this development. E. The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large, for access through, or use of the property within the proposed subdivision, in that full access to and from Los Angeles Avenue and Leta Yancy Road has been incorporated in the design of this project. F. There will be no discharge of waste from the proposed subdivision into an existing community sewer system in violation of existing water quality control requirements under Water Code Section 13000 et seq. SECTION 6. DEVELOPMENT AGREEMENT FINDINGS: Based upon the information set forth in the staff report(s), accompanying studies, and oral and written public testimony, the Planning Commission makes the following findings in accordance with City of Moorpark, Municipal Code Section 15.40.100: 160 Green Island Villas Resolution No. PC-2019- Page 4 A. The provisions of the development agreement are consistent with the general plan in that the proposed project will provide for the orderly development of land identified in the City’s General Plan and Zoning Ordinance as appropriate for residential development and the Development Agreement will strengthen the planning process by providing vesting of development rights, addressing timing of development, determining development fees, and providing affordable housing. B. The provisions of the agreement are consistent with Chapter 15.40 of the Moorpark Municipal Code in that the City is authorized to enter into a binding contractual agreement with any person having a legal or equitable interest in real property within its boundaries for the development of such property in order to establish certainty in the development process. SECTION 7. PLANNING COMMISSION RECOMMENDATION: A. The Planning Commission recommends to the City Council approval of General Plan Amendment No. 2014-01, Zone Change No. 2014-01, and Development Agreement No. 2014-03 included in Exhibit F; B. The Planning Commission recommends to the City Council approval of Residential Planned Development No. 2014-02 subject to the Special and Standard Conditions of Approval included in Exhibit E (Special and Standard Conditions of Approval), attached hereto and incorporated herein by reference. C. The Planning Commission recommends to the City Council approval of Vesting Tentative Tract Map No. 5869 subject to the Special and Standard Conditions of Approval included in Exhibit E (Special and Standard Conditions of Approval), attached hereto and incorporated herein by reference. 161 Green Island Villas Resolution No. PC-2019- Page 5 SECTION 8. Filing of Resolution: The Community Development Director shall cause a certified resolution to be filed in the book of original resolutions. The action of the foregoing direction was approved by the following vote: AYES: NOES: ABSTAIN: ABSENT: PASSED, AND ADOPTED this 22nd day of October, 2019. Debra Aquino Chair Karen Vaughn, AICP Community Development Director Attachments: Exhibit A: Existing General Plan Designation Exhibit B: Proposed General Plan Designation Exhibit C: Existing Zoning Designation Exhibit D: Proposed General Plan Designation Exhibit E: Standard and Special Conditions of Approval for Residential Planned Development Permit No. 2014-02 Exhibit F: Draft Development Agreement 162 Green Island Villas Resolution No. PC-2019- Page 6 EXHIBIT A EXISTING GENERAL PLAN DESIGNATION 163 Green Island Villas Resolution No. PC-2019- Page 7 EXHIBIT B PROPOSED GENERAL PLAN DESIGNATION 164 Green Island Villas Resolution No. PC-2019- Page 8 EXHIBIT C EXISTING ZONING DESIGNATION 165 Green Island Villas Resolution No. PC-2019- Page 9 EXHIBIT D PROPOSED ZONING DESIGNATION 166 Green Island Villas Resolution No. PC-2019- Page 10 EXHIBIT E CONDITIONS OF APPROVAL OF RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 2014-02 STANDARD CONDITIONS OF APPROVAL The applicant shall comply with Standard Conditions of Approval for Subdivisions and Planned Developments as adopted by City Council Resolution No. 2009-2799 (Exhibit E), except as modified by the following Special Conditions of Approval. In the event of conflict between a Standard and Special Condition of Approval, the Special Condition shall apply. SPECIAL CONDITIONS FOR RESIDENTIAL PLANNED DEVELOPMENT PERMIT NO. 2014-02 AND VESTING TENTATIVE TRACT MAP NO. 5869: 1. This planned development permit and subdivision will expire two (2) years from the date of its approval unless the use has been inaugurated by issuance of a building permit for construction. The Community Development Director may, at his/her discretion, grant up to two (2) additional one-year extensions for use inauguration of the development permit, if there have been no changes in the adjacent areas and if the applicant can document that he/she has diligently worked towards use inauguration during the initial period of time. The request for extension of this planned development permit shall be made in writing, at least thirty (30) days prior to the expiration date of the permit and shall be accompanied by applicable entitlement processing deposits. 2. The applicant shall provide a development phasing plan for approval by the Community Development Director, prior to the issuance of a Zoning Clearance for Grading. 3. Landscaping must be consistent with the City’s Landscape Guidelines, ensuring plant species are capable of effective screening where appropriate, and suitable to the demands of slope conditions and growth rates. A landscaping and irrigation plan, subject to the review and approval of the Parks and Recreation Director, Police Department, and Community Development Director must be submitted prior to issuance of a Zoning Clearance for grading. 4. Prior to issuance of building permits, developer shall submit an Arborist’s Report to the City identifying all existing trees on-site at the time of the original application for entitlements that will be or have been removed as a result of the proposed development and assessing a value based upon their size and condition. Developer shall revise landscape plans to reflect the manner in which the value of removed trees will be applied to enlarge the size or number of proposed trees on-site, subject to the approval of the Community Development Director. 167 Green Island Villas Resolution No. PC-2019- Page 11 5. Yard trees for the units along the perimeter of the project site are required for purposes of screening view from adjacent properties. These screening trees are required to be maintained by the condominium owner or Homeowner’s Association. Any screening trees proposed to be removed must be replaced with a new tree that will provide equal or better screening than the original tree. 6. An 8-foot high soundwall plan is required to be submitted prior to issuance of a Zoning Clearance for grading. Location, design, material and height of all wall and interior fences shall be approved by the Community Development Director. 7. There shall be no parking on the main driveway, or along interior drive aisles. “No Stopping at Any Time” signs shall be installed or curbs painted red at the sole cost of the applicant to the satisfaction of the Ventura County Fire Prevention District and the City Engineer/Public Works Director. 8. Prior to Final Map approval and recordation, a declaration of Covenant, Conditions and Restrictions (CC&Rs) shall be submitted for the review and approval to the Community Development Director and City Attorney. The CC&Rs shall prohibit residents and guest parking in the adjacent Mission Bell Plaza parking lot. 9. Prior to Final Map approval, a Homeowner’s Association (HOA) with a parking and landscaping maintenance agreement shall be recorded. 10. All remainder areas not designated for resident use or vehicular maneuvering shall be landscaped, irrigated, and maintained by the Facility Operator, Homeowner’s Association as common area subject to the review and approval of the Community Development Director. 11. Final colors and materials must be reviewed and approved by the Community Development Director. 12. Windows facing south and east of the project are required to have a minimum Sound Transmission Class (STC) rating of 40. 13. Durable materials are required for trim on the ground floor levels of the homes, such as wood window trim, or ¼” minimum cementous stucco coat over foam. 14. The upper-level rear elevations of the buildings along the south property line (adjacent to Los Angeles Avenue) shall include finishes and treatments to ensure a high-quality visual aesthetic as viewed from the public right-of-way. This can include trim around windows, color/material changes, etc. Prior to issuance of building permits, Developer shall revise elevations to the satisfaction of the Community Development Director. 168 Green Island Villas Resolution No. PC-2019- Page 12 15. Any proposed change to the Architecture shall be considered by the Community Development Director upon filing of a Permit Adjustment application and payment of the fee in effect at the time of application. 16. LED street lights shall be used within the project, to be owned and maintained by the Facility Operator or Homeowners Association. Design of street lighting shall be to the satisfaction of the Community Development Director and City Engineer/Public Works Director to ensure consistency with future LED street lighting to be used in the City. 17. Prior to issuance of a building permit, the applicant shall submit a lighting plan for review and approval by the Community Development Director and Police Department that demonstrates compliance with the City’s Lighting Ordinance. 18. Prior to Final Map approval, a Homeowner’s Association (HOA) with a parking and landscaping maintenance agreement shall be recorded. 19. Prior to Final Map approval and recordation, a declaration of Covenant, Conditions and Restrictions (CC&Rs) shall be submitted for the review and approval to the Community Development Director and City Attorney. 20. Standards for patio covers and trellises are to be included in the Homeowner’s Association Covenants, Conditions, and Restrictions (CC&R’s). 21. All off-road construction equipment to be Tier 3 rating and reactive organic compound (ROC) content of architectural coating to be used for construction phase to be of low to zero- volatile organic compounds (VOC) (0-25 g/L ROC). 22. Applicant shall prepare a Reciprocal Access Easement, consistent with Section 3 of Easement Agreement between Mission Bell West, LP (“MB”) and the City of Moorpark, dated September 1, 2011 and recorded as Document No. 20111013- 00152643-0 on October 13, 2011 in the Official Records of Ventura County. Effectiveness of the Reciprocal Access Easement shall be conditioned upon the completion of the Mission Bell Easement Improvements as described in Section 4 of the Easement, on or before January 1, 2022 (“Completion Deadline”), or as may be extended. Applicant shall submit the form of easement to MB with a copy to the City for review, and negotiate the terms of it with MB in good faith to the extent any negotiation is necessary. Upon execution by MB or the City of the easement on MB property, Applicant shall execute the easement on the Project site and cause the easement to be recorded. Applicant shall complete the Mission Bell Easement Improvements by the Completion Deadline at Applicant’s cost or reimburse City for completion of said Improvements. Applicant shall defend, indemnify and hold City harmless from and against any and all claims, liabilities, damages, losses, costs and expenses arising from or relating to Applicant’s completion of the Improvements. The 169 Green Island Villas Resolution No. PC-2019- Page 13 foregoing conditions shall be satisfied prior to the recording of the Final Map, subject to the review and approval of the Community Development Director. 23. Prior to issuance of permits for foundation and vertical construction, Developer shall obtain the Community Development Director’s approval of a phasing plan detailing the construction and occupancy schedule for all streets, residential buildings, and common amenities to ensure that adequate facilities are provided for future residents if phased occupancy of the units is proposed. 24. Developer shall provide proof of recordation of the Final Map prior to issuance of a building permit for foundation and vertical construction. 25. Developer shall install and maintain functional fire hydrants on-site prior to the stock or storage of any materials on-site. 26.Developer shall contract with a Native American monitor to be present during all subsurface grading, trenching or construction activities on the project site. A copy of the contract for these services shall be submitted to the Planning Manager for review and approval prior to issuance of any grading permits. The monitoring report(s) shall be provided to the Planning Division prior to approval of final building permit signature. 27. Prior to issuance of grading or building permit, Applicant shall provide a “Will Serve” letter from water and wastewater purveyors. 28. Prior to issuance of a building permit, Applicant shall obtain permits from Ventura County Air Pollution Control District (VCAPCD), Ventura County Watershed Protection District (VCWPD) and California Department of Transportation (CalTrans). Engineering / Public Works 29. Prior to issuance of grading permit, Developer shall revise the grading, street improvements, and drainage plans to the satisfaction of the City Engineer/Public Works Director - END - 170 3&$77$&+0(17171 ITEM 9.B. - CITY O F M OORP.A.R Y-. CALIFORNIA Ci ty Council Mee ting of ~]-2.()1 ~--- ACTION : i!u-LJAW(;(_ lfAt4' MOORPARK CITY COUNCIL tfu1!rd7 AGENDA REPORT av: ~ -4_,,,,_;;t_a_._--- TO: FROM: DATE: Honorable City Council & David A. Bobardt, Community Development Director V jJ August 26, 2016 (CC Meeting of 917/2016) SUBJECT: Consider Moorpark Commercial Market Overview BACKGROUND/DISCUSSION In 2004, Allan D. Kotin and Associates, along with CB Richard Ellis Consulting, prepared a retail market and land use feas ibility study for the City to help understand whether or not certai.n vacant properties planned for commercial uses should be maintained for commercial uses ·or changed to a non-commercial planned land use. The · Retail Study concluded that the City had significant retail leakage that would require several thousand square feet of new commercial development consuming app roximately 50 acres of land over the next 20 years. The Retail Study also revealed that the City does not have a sufficient supply of large sites to accommodate ~rge scale retail development needed to capture the retail leakage. ' From the time of this study to 2008, four new shopping centers (Cam·pus Plaza , Village at Moorpark, Tuscany Squar~fThe Grove at Moorpark, and LA Spring Center) were completed , an existing shopping center (Mountain Meadows Plaza) was expanded , and a stand-alone retail applian·ce showroom and retail building (Warehouse Discount Center) were built, adding over 360 ,000 square feet of re.tail commercial sp.ace. This additional retail space is approximately equivalent to the size of the Moorpark Marketplace shopping center, which wa·s completed in 2003. These new centers , along with some of the previously ~tablished ce.nters in Moorpark , have had noticeable vacancies . In addition , an approved Home Depot project and two new approved offi~ developments on Los Angeles Avenue never were built. One of the office developments that was not built was proposed by developer Grand Moorpark, after its General Plan Amendment pre-screening application to build a residential townhouse deve.lopment was rejected , partially based on the conclusions of the Kotin study, which suggested retaining the site for comm~rcial u.se. 75 172 Honorable City Council September 7, 2016 Page2 The retail industry has changed dramatically and rapidly since the Kotin Study in 2004. Probably the most influential force shaping the retail industry today is the internet. Internet sales have been increasing at a faster pace than brick and mortar sales, but now internet sales are experiencing a shift. Consumers are beginning to shift away from purchasing items on their laptop or desktop and are now buying via phone or tablet. Consumers are increasingly using mobile phones and tablets for product research and online purchasing. This shift to mobile devices is expected to continue in the future and drive the growth of online sales as more consumers have convenient access to the internet. Change:s i.n the demand for commercial spac·e warranted an update to this commercial demand study that would assist in con.s.idering individual projects as. well as updating the Land Use Element of the General Plan . Brick and mortar stores have recognized these trends and offer rapid shipping of internet orders to the stores, which, combined with a·utomated inventory replacement, has substantially reduced the amount of space need~ for inventory. A number of stores, inciuding · Staples, have chosen to focus on internet sales combi.ned with quick delivery and have closed hundreds of stores nationwide. This trend has also been felt locally. On May 21, 2014, the City Council authorized the submittal of a General Plan Amendment application for a proposed change in planned land use from General Commercial to Very High Density Residential on 4.0 vacan.t acres west of the Mission Bell Plaza shopping Center. This authorization was contingent upon the contribution of $20,000.00 to a commercial demand study to help determine the appropriate land use for this properfy. An application by Grand Moorpark for a 66-unit townhouse condominium project was · submitted on October 10, 2014, along with the contribution toward the commercial demand study. On April 15, 2015, the City Council authorized the submi~I of a General Plan Amendment application for a proposed change in plann·ed land use from General Commercial to Very High Density Residential on 7 .8 acres currently us.ed for recreational vehicle storage and two homes at 4875 Spring Road and 384 Los Angeles Avenue . This authorization also was contingent upon the contribution of $20 ,000.00 toward a commercial demand study. An application by Spring Road , LLC, for a 9.5-unrt townhouse condominium project was submitted on November 17, 2015, along with the contribution toward the commercial demand study. On July 1, 2015, the City Council authorized a budget appropriati.on of $40 ,000 .00 to enter into an agreement with Keyser Marston Associates to conduct a retail , office and hotel market study of Moorpark, fully funded by the aforementioned development project proposa.ls. An agreement was executed on October 19 , 2015 to prepare this study. This study was completed in June, 2016, and , after review by staff, distributed to the City Council on July 1, 2016 . Two corrections have been made to this document and are incorporated in the final attached document as follows: 76 173 Honorable City Council September 7, 2016 Page 3 • On Page 11, SCAG Population figures have been updated to reflect the Regional Transportation Plan/Sustainable Communities Strategy adopted in April 2016. • On Page 27, a typo on the land costs in Point No. 4 was corrected. The following is a brief summary of the conclusions of the Keyser Marston study. A complete Executive Summary is included on Pages 3-9 of the attached report. Retail The study documented an excess of retail space in Moorpark, with an estimated 280,000 square feet cu_rren~ly vacant. Given the highly competitive regional and subregional markets with two substantially larger cities bracketing Moorpark and drawing sales to Moorpark residents, the increase in e-commerce, and the l_imited population growth potential within Moorpark, the study projects that demand for retail uses can be accommodated within this existing vacant retail space over the next 20 years. The study also indicates that the City may wis~ to consider converting some. of the less-than-optimal commercial sites to a_ltemative uses to promote a healthier retail environment. Office Given current space allocation trenqs, high vacancy rates in the market area, low population and limited employment base, opportun_ities for office deve.lopment are likely limited to institutional or smaller professional firms . Industrial The regional and subregional market for industrial space is strong with low vacancy rates and high absorption rates. Much of the space is being developed for logistics (warehousing) tenants, where employee counts are limited. Hotel The demand analysis indicates a healthy amou.nt of hotel potential in the Simi Valley/MO:orp_ark market area with the Moorpark Fairfield Inn and a planned Simi Valley Hampton Inn taking up a good share of the near to mid-term demand. STAFF RECOMMENDATION Receive and file. Attachment: City of Moorpark Market Overview, Keyser Marston Associates, August 26, 2016 77 174 ADVISORS IN! R£AL Esr A Til Rf.Of. \IHl.OPMENT Af'FOROAlll.E HovslNO EcoNoM!C 0£V!;LOPMEN'T SAl'I F'RANCISCO A. I EJUlY IC£YSER lMmfy C. KEu v KATE EARi.£ fl-'« Of.Riii£ M. KERN REED T. KAWAHARA o ... V11>DoEz.Ew. LosANCELES IAMlls A . RABE To: From: Date: Subject: KEYS ER MARS TON ASSOCIATES.. A D VI SORS I N r u 11 uc/rR I VA TC R C A L (STAT ( O(V CL OrMC N T MEMORANDUM David Bobardt, Community Development Director City of Moorpark Kevin Engstrom James Rabe August 26, 2016 City of Moorpark ~a.rket Ove:rvi~w GREooRv 0 · soo-Hoo INTRODUCTION KEVlN B. l!NoSTROM JUl.Ql L. R!MEY S 41<Dfl:CO PAUl.C.MAllRA Pursuant to your request, Keyser Marston Associates, Inc. (KMA) prepared a market analysis for the City of Moorpark (City). The analysis estimated the magnitude of the existing commercial development in the City and summarized the market conditions for the City, estimating demand for retail, office, indust rial and hotel development. The main sections of the analysis are summarized below: 1. Socio-Economic Characteristics.! -KMA evaluated the socio-econom.ic characteristics of the three, five and ten-mile market area, City and Ventura County (County). Reviewing the socio-economic characteristics of the market area residents is necessary for the evaluation of potential market opportunities. 2. Employment and Business -Provides a summary of existing employment and businesses. 3 . Commercial Inventory -Working with the City, KMA estimated the amount of commercial development in the City. 1 Socio-Economic characteristics include demographic and economic traits (e.g. population , race, age, education levels, incQme levels etc .) of market area residents . 500 SOUTH GRAND AVENUE, SUITE 1480-, LOS ANGELES, CALIFORNIA 9007 1 ,. PHONE: 213622 8095:.. FAX: 2 13 622 5204 WWW .KEYSERM ARSTON.COM 1604016.MOOR.KEE:envn 16037.001 .001 78 175 To: Subject: David Bobardt, City o_f fi.lloorpar1< City of Moorpark Market Opportunities August 26, 2016 Page2 4. Retail Overview -Includes data from regional brokerage houses, current asking rents, estimates of cu"rrent retail productivity levels, and estimates of the likely supportable retail. 5. Office Overview -This analysis includes data from regional brokerage houses, current asking rents and market demand projections to assess potential opportunities. 6. Industrial Overview -This analysis includes data from regional brokerage houses, current asking rents and market demand projections to assess potential opportunities. 7. Lodging Overview -This analysis includes an evaluation of average daily rates. occupancy and demand in the region. 1604016.MOOR.KEE:elTWTl 16037.001 .001 79 176 To: David Bobardt, City of Moorpark Subject: City of Moorpark Market Opportunities EXECUTIVE SUMMARY The KMA analysis is summarized below: August 26 , 2016 Page 3 1. Socio Economic Characteristics -The three, five and ten-mile market area population is low; however, both the income levels and education levels are much higher than the County average. 2 2 . Employment and Businesses -Employment has steadily increased in Ventura County since 2010. Within the market area , there is a concentration of Finance and Insurance employment, which is good for office demand; however, there are actually fewer businesses. In addition , there is a relatively small share of Real Estate and Professional businesses in the City , which are both office users . 3. Commercial Inventory-Within the City, approximately 16% of the commercial space is vacant. In addition , many centers are relying on non-retail, institutional and service related tenants to fill a major share of their space ( 18% o f the commercial space). Further, nearly one third of the centers that are in good condition and have good locations still have high vacancies . Finally, office development in the City is limited to campus/business park developments , with smaller professional and service related office space found throughout the commercial centers. 4 . Retail -Brokers active in the City indicate an excess of commercial space in the community. The current high vacanc y rates. moderate rental rates and tow productivity levels further substantiate the belief that the City's retail market is soft. The surplus/leakage analysis and review of reta il productivity levels (sales per square foot) indicates a challenging environment, as existing development in surrounding jurisdictions appears to capture local and regional demand. In addition , national retail trends indicate that on-line shopping will continue to impact the brick and mortar space requirements of retailers . The projections herein reflect a relatively conservative impact of this phenomenon; however, if the current growth rate for on-line sales continues, then the impact on brick and mortar retail could be very significant. Citywide demand projections indicate some potential from community residents for local serving apparel stores, foodservice and food & beverage stores . 5 . Office -The office market is still recovering from the recession , as vacancy rates and rents are moving off their 2010-2 012 levels and absorption is still relatively 2 The mar1<et area is measured from the intersection of Moorpark Avenue at Los Angele s Avenue . 16040 16 !.'OOR.KE E·emn 16037.001 .001 8 0 177 To: David Bobardt, City of Moorpark Subject: City of Moorpark ~arket Opportunities August 26, 2016 Page4 slow; therefore, limited offi.ce deve_lop·ment has occurred in Ventura County. In additiO:n, vacancy rates in the Simi Valley/Moorpark market area are higher than the County and the City has a small population and employment base, these factors will all inhibit demand. In addition to these local factors, current trends in the office industry indicate the amount of space required by businesses on a per employee basis is decreasing . Whereas historical precedent saw typical space allocations of 250 square feet per employee, current space allocations now range from 175 to 200 square feet per employee. Technology and improving connectivity, which allow employees to work off-site are a significant factor promoting this reduction. 6 . Industrial -The Southern California industrial market is very healthy. Within Ventura County, the market is strong, with an average vacancy rate of 5 .6% and high absorption levels. In particular, the Simi Valley/Moorpark market ar~a is very healthy with vacancy rates (5.-3%) that are lower than the County and s~rong absorption (377,000 square feet), which accounts for 50% of the co:u·nty total. Regional trend_s indicate a healthy long-term industrial market especially for uses ~ith smaller offices, 'Wit.h much of th_e space is being developed for logistics tenants, which generate limited employee counts. Overall, market demand is likely to be strong in the near-to mid-term. 7. Hotel-Historically, hotels are the most volatile land use, as rooms are "rented" on a nightly basis. This trend will continue in the future, as fluctuations in employment, the economy, and naturaVman-made disasters can all have a significant influence on the hotel industry. Notwithstanding these issues, the hotel market in Southern California is healthy, having improved significantly over / the past five years. The demand analysis indicates a healthy amount of hotel· potential in the Simi Valley/Moorpark market area over the next 20 years. In addition, the nearby Thousand Oaks/Agoura Hills market area is performing very well. Over the past five years, the Simi Valley/Moorpark market area has not seen an increase in hotel room supply. Given the healthy market conditions, a new Hampton Inn & Suites is planned for Simi Valley and a 108-room Fairfield Hotel is planned for Moorpark. If these projects proceed, they will account for a good share of the near to mid-term demand. The key implications of the market analysis are summarized below: 1. The higher income and education levels of City residents are very attractive to retailers; however. the low number of households will offset these attributes, which limits opportunities. 1604016.MOOR.KEE:emm 16037.001.001 81 178 To: Subject: David Bobardt, City of Moorpark City of Moorpark Market Opportunities August 26, 2016 Page 5 2. The City is located in a highly competitive Southern California market area. As such, credit tenants have many choices when making decisions on sites, and the low population densities will hamper the City's attractiveness. This is likely to remain the case, even if regional traffic along Los Angeles Avenue continues to grow. 3. Typic:al retail mark.et areas will extend from one to five miles depending on the establishment type; however, the te.n-mile regional market area and opportunities therein, will still impact site selection de:cisions. 4. The City exists in a highly competitive market area, as it is bracketed by Thousand Oaks and Simi Valley, which are home to strong, regional retail centers. These jurisdictions are capturing and/or are well suited to capture demand from City residents due to agglomeration principles (tenants which attract similar patrons cluster together) and stronger locations. This phenomenon is already occurring with apparel stores, which show a significant amount of demand for the City, but a surplus of sales in the ten-mile market area. 5. In recent years, e-commerce sales have risen nationally at a rate substantially faster than shopping center sales. The Urban Land lnstiMe and International Council of Shopping Centers indicate this trend will continue, with traditional retailers expanding and focusing on their on-line potential. Due to these factors, publ_ications indicate that "shopping online will make retail space dwindle" as on- line sales are projected to approach 30% of total retail sales by 2030. 3 These changes will particularly impact areas that are not considered prime retail locations. 6.· The surplus/leakage a·nalysis for the City shows potential demand for 220,000 square feet of retail. However, this demand is spread across all establishment types. so most opportunities are limited to smaller, locally serving retailers. Further, competition in the five-mile market area is already absorbing much of this demand, particularly for home furnishingS/electr(}nic/appliance st(}res, building materials stores, sporting goods/hobby stores, general merchandise and miscellaneous retailers. When the market area capture of these tenant types is considere~. the potential d_emand is reduced to 140,000 square feet. At 140,000 to 220,000 square feet, the magnitude of this demand is less than the current amount of vacant space in the City. 3 Emerging Trends in Real Estate 2016 and USAA's £-Commerce: Implications for Retail Real Estate. · 1604016.MOOR.KEE:emm 16037.()()1 . 001 82 179 To: Subject: David Bobardt, City of Moorpark City of Moorpark Market Opportunities August 26, 2016 Page6 7 . Population and household growth projections for the market area do not indicate significant growth opportunities. Based on current projections, retail demand through 2035 totals 455,000 square feet; however, much of this demand is currently being absorbed in the market area. In fact, the curren~ s.urplus of sales in the five-mile market area for ho.me furnishings & applian·ce sto:res, ~u.ilding materi.als stores and othf;!r/m.iscenaneous retail is gr~ater than t.he demand projected for the City through 2035. When the market are:a performance for these establi shment types is considered , the supported retail is only 310,000 square feet. Assuming the City captures a share of this demand consistent with current levels, then the potential supported development is approximately 200,000 square feet.4 Assuming the range of retail demand estimated in the sensitivity tes:t (374,000 to 589,000 square feet), the supported retail would be 165,000 to 275,000 square feet. 8. Within the City, approximately 280,000 square feet of commercial space is vacant, so the current amount of vacant space exceeds current demand and the twenty-year demand projections. 9. The City may consider the potential conversion of commercial to alternative land uses. This could promote a healthier retail environment in those areas th:at are more successful. The conversion of und~rpertorming centers to mixed us:e could benefit the City by generating m.ore residents, While at the same time allowin·g land owners to reposition und~rperforming retail. The conversion to single use residential projects would inc.reas¢ the market area buying power. 10. Undeveloped land with free~ay visibility may provide superior long-term retail opportunities than currently developed parcels along secondary and tertiary roads. For instance, the twelve acres south of Moorpark Marketplace may provide an opportunity for new retail development, particularly if a big box retailer opportunity presents itself in the future. Given the current vacancy rates. long- term demand and potential new development opportunities, the City could consider rezoning between 20 and 30 acres of commercial to alternative uses (up to 40 acres may make sens~ if the City rezones a significant share of this land to mixed-use). At a typical floor area ratio (building area divided by land area) of .25, this would equate to a potential loss of 218,000 to 327,000 square feet of existing or tutu.re comm~rcial. Opportunities for this conversion could include retail sites along Spring Road, Moorpark Avenue, commercial centers north of Highway 118 (e.g . Varsity Square Plaza) and mid-block locations along 4 This is particularly true for apparel stores, as the ten-mile market area shows a significant surplus of these sa les . 1604018.MOOR.KEE:emm 16037.001 .001 83 180 To: David Bobardt, City of Moorpark Subject: C ity of Moorpark Market Opportunities August 26, 2016 Page 7 Los Angeles Avenue . For all of these locations, and particularly those along Los Angeles Avenue, the City should consider the potential for mixed use development. For in~tance , Mission Bell Plaza is a large commercial center with significant vacancies, by allowing residential development on the Site, the possibility may exist for an attractive redesign of the property that incorporates modern commercial development and residential. 11 . If the City does proceed to re-entitle commercial property, it should capture a share of the value enhancements (value capture) in the form of community benefits . By changing the zoning of selected commercial properties , the City will likely increase their underlying land values. The City can capture a share of this value by requesting the developer provide community benefits (e.g. parking , site improvements, affordable housing, open space, etc.) 12. It will be very difficult for the City to compete for large-scale national tenants given its small population base and strong competition in the cities of Simi Valley and Thousand Oaks. Understanding this, the City should consider focusing on local and regional commercial tenants, as there is still demand for certain types of uses (e.g. apparel stor~s and food service). / 13. Given the lack of private investment in High Street over the past thirty years , the City could consider exploring methods for stimulating healthy commercial along this corridor, as this area could provide an opportunity for local and regional commercial tenants. Some potential methods to activate the area include : a . Institutional investment -For instance, a new public library can serve as a daytime focal point in a historic core/downtown, as has been done with the new post office, fire station and renovated High Street Arts Center. b. Entertainment anchor - A live action theater or art house cinema can draw patrons to the area in the evening and on weekends. c . Transit oriented development -The possibility exists for a small amount of service development adjacent to the Metrolink Station. Further, residential transit oriented development is becoming very popular in Southern California. d . Municipal programs -Business improvement district formation, development standards that take into consideration remaining development potential (e.g . reduced parking requ irements near the transit 1604016.MOOR .KEE:envn 16037.001 001 84 181 To: David Bobardt, City of Moorpark Subject: City of Moorpark Market Opportunities August 26, 2016 Page8 station), tena:nt improvement loan programs and fa~de improvement programs can be utilized to maintain and update the area. e. Marketing and activities -Activating the area with events such as a farmer's market, car show or other thematic activity can introduce patrons to the area. ln addition, way-finding and promotio·nal activities can highlight the area. 14. Given current space allocation trends, high vacancy rates in the market area, a low population density and a limited employment base in the City, new office development in the City will likely be limited to institutional uses and/or smaller professional firms. The tenants of this space will appreciate the appeal of Moorpark and the surrounding environs. The smaller professional firms will also look for space in commercial centers. 15. The market opportunities for office, industrial and hotels in Moorpark will be s_trongly influenced by competitive sites in Simi Valley and Thousand Oaks. 16. According to the ICSC, offic¢/business park work~rs spending accounts for less than 2% of national retail sales. The City ~rrently has 11,800 employees, as·suming national trends, approximately 20% of these employees are office related (2,400 employees). The expenditures of these employees likely range from $1 O million to $15 million annually. Given the magnitude of these expenditu~es, most retailers rely on market area residents for long-term success, with daytime employment providing an assist towards profitability. 17. Larger scale office demand is likely to be driven by factors outside of normal market conditions (employment growth). as companies will sometimes choose locations based on business decisions (e.g. proximity to decision makers' residences) and not market factors. Further, companies currently in the City may require additional space as their business improves. 18. Demand factors are strong for industrial land uses, particularly for sites offering easy freeway access and adjacency. 19. The successful development of large scale employment generating projects (e.g. the 594,000 square foot motion picture studio project on Los Angeles Avenue) can benefit local retailers as employees will make expenditures near work. However, success for the vast majority of retailers relies on demand from the local population base with daytime employment providing an assist towards 1604016.MOOR.KEE•emm 16037.001 .001 85 182 To: David Bobardt, City of Moorpark Su.bject: City of Moorpark Market Opportunities August26,2016 Page 9 profitability. Employment generated by these large projects could have a healthy impact on hotel room demand in the City. 20. Given th~ modest average daily rate (ADR) in the Simi Valley/Moorpark market area, hotel demand from leisure, corporate and event attendees is likely to continue being focus:ed o.n select service and/or extended stay hotels. Ultimately, the modest RevPAR (Revenue per Available Room) may make it challenging for a hotel to be financially feasible, even though it has market feasibility. If hotel ADRs do continue to climb, freeway adjacent parcels would be the preferred location for this type of hotel. For instance, the site currently leased by The Home Depot south of the Moorpark Marketplace may provide an opportunity for this type of use. SOCIO-ECONOMIC CHARACTERISTICS The socio-economic characteristics of the market area, City and Co.unty are shoYin in Tables 1 -4. The market area and City boundaries are shown in Figure 1. The key variables for the market area are summarized below: 1. The market area is characterized by relatively low population densities, when compared to Los Angeles County (2, 100 persons per square mile) and Orange County (3;200 persons per square mile).5 Population Density (People/Square Mile) 3-Mile Ring 1,370 5-Mile Ring 1,020 10-Mile Ring 1, 150 Moorpark 2,870 Ventura County 460 2. The market area population is comprised of slightly larger households. 3. The median household income level in the City and market area is relatively very high. 5 The market area is defined from the inte:rsecti.on of Moorpark Avenue at Los Angeles Avenue. 1604016.MOORKEE:emm 16037.001 .001 86 183 To: David Bobardt, City of Moorpark Subject: City of Moorpark Market Opportunities August 26, 2016 Page 10 Median Household Income 3-Mile Ring 5-Mile Ring 10-Mile Ring Moorpark Ventura County $97 ,800 $96 ,800 $89,200 $95 ,900 $73 ,000 4 . Within the market area and City, over 23% of the households earn incomes over $150,000 , which is much higher than the County . Household Income Distribution Under $25,000 $25 ,000 to $49,999 $50,000 to $99,999 $100,000 to $150,000+ 5113 Mlle Ring •5 Mile Ring 010 Mile Ring OMoorparl< 11Ventura County J 5. The age distribution in the market area and City are consistent with the County. The median age in the City is 36 years, which is slightly lower than the County average of 37 years 6 . Market area and City residents are higher educated than the County , with over 37% having graduated from college compared to 31 % in the County. 7. Growth projections for the market area are moderate and should be consistent with the County through 2019 . 3-Mile Ring 5-Mile Ring 10-Mile R ing Moorpark Ventura County Household Growth Projections Change 2015 11 ,814 26,451 123,788 10,836 275 ,297 2020 12,300 27,449 128,658 11 ,292 285,729 Total Percent 486 4.1% 998 3.8% 4 ,870 3.9% 456 4 .2% 10,432 3.8% 1604016 MOOR KEE.emm 16037.001 001 87 184 To: Subject: David Bobardt, City of Moorpark City of Moorpark Market Opportunities August 26, 2016 Page 11 8. Growth projections for the City indicate a total of 8,200 persons through 2040, which equates to a .8% compound annual growth rate (CAAG). This is slightly higher than the County average of .5%. SCAG Population Projections 2012-20406 Compound Annual Growth Camarillo City 0.7% Fillmore City 0.5% Moorpark City 0.8% Ojai City 0.4% Oxnard City 0.6% Port Hueneme City 0.1% San Buenaventura City 0.6% Santa Paula City 1.0% Simi Valley City 0.5% Thousand Oaks City 0.1% Unincorporated 0.6% Ventura County 0.5% Gross 13,600 3,000 8,200 900 37,200 600 16,600 9,800 17,300 3,900 16:900 130,000 The socio-economic makeup of the market area will have an impact on retail opportunities. In particular, retailers focus on population density, income levels and education levels. The market area population is not very large; however, both the income levels and education levels are much higher than the County average. The higher income and education levels are very attractive to retailers; however, the low number of households will limit opportunities. El!llPLOYMENT AND BUSINESSES Tables 5 - 7 show the employment and business mix for the m:arket area and County. 1. As shown in Tabl.e 5, employment in Ventura County increased at a steady rate after the 2011 (post-recession). 2. Within the Ci_ty, there is a concentration of employment and businesses in the following industries (Tables 6 and 7): a. Construction b. Manufacturing 6 Source: Southern California Association of Governments (SCAG) and KMA 1604016.MOOR.KEE:arml 16037.001.001 88 185 To: David Bobardt, City of Moorpark Subject: City of Moorpark Market Opportunities c . Wholesale trade d . Administrative/support services e . Educational services f. Finance and insurance (employment only) August 26 , 2016 Page 12 The concentration of Finance and Insurance employment is good for office demand; however, there are actually fewer businesses_ In addition, there is a smaller share of Real Estate and Professional businesses in the City, which are both office users. COMMERCIAL INVENTORY Working with maps provided by the City, KMA prepared an inventory study of the commercially zoned space in Moorpark, which is shown in Figure 1. The results summarized below are estimates of square footage bas~ on an interpretation of satellite imagery via geographic information systems (GIS) software. The results of this analysis were then reviewed through site visits to verify current conditions . 7 1. As shown in Figure 2 and summarized below, the City has approximately 1.8 million square feet of commercial space. Approximately 16% of the total space is vacant. 283,000 square feet. City Commercial Space Occupied Commerc ial Space Vacant Commercial Space Commercial Space Total Total 1,498,600 282.900 1,780,500 Share 84.0% 16.0% 100.0% 2 . As shown in Figure 3 and summarized below, over one-third of the commercial building space in the City is either vacant or occupied by institutional, service or non-retail users. At this level, these tenants/vacancies account for a significant share of the citywide total. Home furnishings, appliance and building materials stores account for the greatest share of the retailers (11.2%), followed by food service and drinking places (10.7%) and miscellaneous store retailers (e.g. florists, sporting good, hobby stores, etc.) at 10.3%. 7As such, these results reflect an orde! of magnitude estimate for the building square footage. 1604016 .MOORKEE:emm 16037.001.001 89 186 To: Subject: David Bobardt, City of Moorpark City of Moorpark Market Opportunities August 26. 2016 Page 13 Distribution of Commercial Space by Type of Establishment Establishment Type Total Share Home Furnishings, Appliances & Building Materials 199,600 11 .2 % Food Service & Drinking Places 191,400 10.7% Miscellaneous Store Retailers 184,000 10.3% Food & Beverage Store 163,100 9 .2% General Merchandise 152,900 8 .6 % Clothing & Clothing Accessories Stores 144,700 8 .1% Motor Vehicle & Parts Dealers 133,900 7.5% Gasoline Station 13,100 0 .7% Non-Retail/lnstitution/Seryice/Other 315,000 17.7% Vacant 2821900 15.9% Total 1,780,500 10010o/o 3 . Shown in Figure 4 and summarized below is the scope of the major commercial centers in the City. A brief description of the centers exceeding 50,000 square feet follows.8 Distribution of Commercial Space by Major Center Establishment Type Total Sha:re Moorpark Marketplace 337,800 1910% Mission Bell Plaza 240,600 1315% Moorpark Town Center 139,200 7 .8% The Village @ Moorpark 128,700 7 .2 % Vons Center 106,700 6.0% Moorpark Plaza Shopping Center 78,800 4 .4% Tuscany Square Shopping Center 73,800 4 11% High Street Corridor 64,200 3.6% Moorpark Campus Plaza 50,200 218% LA Spring Shopping Center 35,200 2 10% Village Retail Shop'ping Center 31,800 1.8% Gateway Plaza 28,200 1.6 % Varsity Park Plaza 21 ,800 1.2 % Miscellaneous Retail9 443,500 24.9% Total 1,780,500 100.0% a. Moorpark Marketplace -Located on Los Angeles and State Route 23, this is the largest center in the City with nearly 340,000 square feet of . 8 The building area of some centers is owned by multiple entities; consequently, the square footage estimates may not correspond d irectly to published sources. 9 Includes the Wa~house Discount Center, which is approximately one-quarter of this space. 1604016.MOOR.KEE:emm 16037.001.<Xl1 90 187 To: David Bobardt, City of Moorpark Subject: City of Moorpark Market Opportunities August 26, 2016 Page 14 leasabte area. This high quality, community retail center with limited vacancies is anchored by Target, Kohl's and T J Maxx. b. Mission Bell Plaza -Located at the intersection of Park Lane and Los Angeles Avenue, this moderate quality, neighborhood retail center has significant vacancies accounting for over 50% of the rentable area. c. Moorpark Town Center-Located on Los Angeles at Moorpark Avenue, this is a large, moderate quality, neighborhood center, anchored by Ralph's, CVS and Goodwill. The center has a modest vacancy rate. wi_th approximately 25% of the space occupied by non-retail (realty firm, bank, etc.) and service (urgent care, wellness center, optometry, etc.) tenants. d . The Village@ Mo.O:rpark-This newer. neighborhood center is located at the intersection of Miller Parkway and Los Angeles. While the center is in good condition, it has significant vacancies, which exceed one-third of its 129,000 square feet. In addition, Dick's Sporting Goods indicates it will be leaving the center in 2017. e. Vons Center -located at the intersection of Tierra Rejada and Mountain Trail, this is a small scale neighborhood shopping center. While the center is anchored by Vons, over one-third of the tenants are non-retail, institutional or service establishments. f. Moorpark Plaza Shopping Center -This moderate quality strip center is occupied by a number of services (e.g. dentistry, orthodontists). Wood Ranch BBQ & Grill and other food service establishments. g. Tuscany Square Shopping Center -This newer, neighborhood center is located at the intersection of Moorpark Avenue and Los Angeles Avenue. The center has approximately 74,000 square feet a!ld is currently anchored by Walgreen's. The center is approximately one third vacant, with the largest space previously occupied by Fresh & Easy. h. High Street10-Approximately 64,000 square feet of eclectic, older commercial space is located along and adjacent to High Street in downtown Moorpark. The commercial has moderate vacancies, with approximately one-quarter of the space occupied by non-retail or service related users. 10 Area bounded by High Street, Moorpar1< Avenue, Charles Street and Spring Road . 1604016. MOOR .KEE:emm 10037.001.001 91 188 To: David Bobardt, City of Moorpa!1( Subject: City of Moorpark Market Opportunities Augus~ 26, 2016 Page 15 i. Moorpa!1( Campus Plaza -Located near the Community College, this moderate quality, unanchored strip center is occupied by a number of office and food service establishments. Immediately adjacent to the center is a gas station and McDonald's. The center has relatively high vacancies. 4. Figure 5 shows the office related space in the City; however. there are limited to no Class A office buildings. Instead, the majority of office space users are located in business park/campus developments along Princeton Avenue and Los Angeles Avenue. Sample tenant types include aerospace firms, electronics manufacturers, real estate services, lenders and software companies. Within the City, there is not a significant concentration of typical office using industries such as real estate, professional services, and information firms. In addition, small professional offices are located throughout the City's commercial centers. Office vac,ancy rates in the market area exceed 20%. Some key findings of the inventory s~udy include: • Approximately 16% of the commercial space in the City is vacant. • Many centers are relying on non-retail, institutional and service related tenants to fill a healthy share of their space. • Centers that have good locations and are in good condition still have high vacancies. • Anchor spaces in some centers are vacant. • Office development in the City is limited to campus/business pa!1( developments. RETAIL OVERVIEW The information compiled for the retail overview can be summarized as follows: 1. As shown in Table 8 , the per capita retail sales are lower in the City ($7,600) than the County ($10,900) and the State ($10,600). In particular, citywide sales are particularly weak for: a . Motor vehicles b . Building materials c . Clothing stores 1604016.MOOR.KEE:emm 16037.001.001 92 189 To: Subject: David Bobardt, City of Moorpark City of Moorpark Market Opportunities August 26, 2016 Page 16 2. As shown in Table 9, the average sales per establishment is lower in the City when compared to the County and State averages. 3. Tables 10 and 11 summarize the current and projected retail surplus and leakage for the City of Moorpark. As shown in the Table 11 , the City could support approximately 220,000 square feet currently and 491 ,000 square feet through 2035. However, it is important to note a number of factors that influence these projections: a. This demand would need to fill existing retail prior to new development occurring . Typically, vacancy rates would need to be approximately 5% for interest in new development to occur. b. E-commerce will have a growing impact on retail sales in Moorpark and the nation. In recent years, e-commerce sales have risen nationally at a rate substantially faster than shopping center sales. According to the U.S. Census Bureau , during the fourth quarter of 2015, e-commerce sales in the U.S. totaled $89.5 billion , or 7.5% of total U.S. retail sales. This represented an extremely robust 15.1 % year-over-year growth in e- commerce sales, as compared to a nominal 1.4% increase in total retail sales during the same time period. According to the Emerging Trends in Real Estate, "shopping online will make retail space dwindle" as many retailers are reduced space and are expanding their on-line offerings .1 1 Further, the Urban Land Institute and International Council of Shopping Centers indicate the same, with traditional retailers expanding and focusing on their on-line potential. According to the USAA Real Estate Company's E-commerce: Implications for Retail Real Estate, on-line retail sales will account for 30% of total retail sales by 2030. To reflect this change in the long-term projections, KMA assumed the share of on- line retail demand for the non-food establishment types would increase 5.0% annually, to approximately 20% of sales.12 c. The real estate needs of tenant types vary significantly. For instance, many general merchandise and building improvement stores are approximately 100,000 square feet (e.g . Target, Costco, Nordstrom 's, The Home Depot, etc.), so the demand shown ~ere is insufficient to support them. 11 Emerging Trends in Real Estate 2016 12 Forrester Research Inc. estimates on-line sales will increase 9 .3% annually through 2020. 16040 16 .MOOR.KEE.emm 16037 001.001 93 190 To: Subject: David Bobardt, City of Moorpark City of Moorpark Market Opportunities August 26, 2016 Page 17 d. Retail trade areas are not determined by City boundaries and are instead created by distance (miles or driving). As shown in Tables 12 and 13, the five-mile market area currently has a surplus of home furnishings & appliances, building materials & garden equipment stores and miscellaneous stores, which will limit opportunities for this type of space in the City. e. The projections assume the existing tenants in the City are operating at acceptable productivity levels; however, the sales per square foot for every establishment type in the City is lower than national averages. As such, existing retailers could potentially absorb a share of this demand. Projected Retail Demand Through 203513 Establishment Type Home Furnishings & Appliances Building Material & Garden Equipment Food & Beverage Stores Clothing & Clothing Accessories General Merchandise Stores Food Services & Drinking Places Other Retail Group Retail Stores Total Demand (SF) 25,100 72,600 86,300 101,200 48,100 74,500 47,000 454,800 4. In addition to the commercial supported by residents, KMA also evaluated the potential retail supported by office/business park workers. According to the International Council of Shopping Centers -Office-Worker Retail Spending in Digital Age, the spending of these workers accounts for less than 2% of national retail sales . Food service (restaurants and food stores) expenditures account for approximately 10% to 15% of worker spending; however, on-line sales (15%) and transportation related expenses (nearly 20%) account for the greatest share of these expenditures.14 The balance of the retail expenditures (approximately 50% of the total) are spent in department stores, warehouse stores, drug stores, electronic stores, personal care stores and other establishment types. Assuming these workers account for 20% of the Moorpark workforce, which is the national average, citywide employees would generate approximately $10 million to $15 million of retail sales annually. Given the magnitude of these expenditures, most 13 Source: SBE and KMA 14 Over 50% of workers do not make any expenditures near their place of work . 1604016 .MOOR.KEE:emm 16037.001.001 94 191 To: Subject: David Bobardt, City of Moorpark City of Moorpark Market Opportunities August 26, 2016 Page 18 retailers re ly on market area residents for long-term success, with daytime employment providing an assist towards profitability. 5 . As shown in T ables 12 and 13, the 10-mi le market area is leaking approximately 900,000 square feet of demand. Approximately 75% of this demand is generated by Food and Beverage and Health & Personal Care stores, which typically only have only a one-to two-mile t r ade area. Further the 10-mile market area shows a surplus of home furnishings & appliances, building materials & garden equipment stores and apparel stores . Market Area Retail Demand15 3 -Mile 5 -Miles 10 -Miles Home Furnishings/Electronic/Ap pl iances 0 0 0 Bui lding Mate ria l, Garden E q u ip Stores 0 0 0 Food and Beverage Store s 123,269 30 7,846 494,741 Health and Personal Ca re Stores 47,578 119 ,61 9 204,311 Cloth ing a nd Clothing Accessori e s Stores 78 ,597 190,674 0 Spo rting Goods, Hobby , B ook, M us ic Stores 0 5 ,443 91 ,206 General Merchandis e Stores 101,9 3 1 18,568 54,463 Miscellaneous Store Retailers 0 0 87, 109 F o odservi ce and Drinking Places Q 118,2Q2 Q Total (Square Feet) 351 ,376 761,052 931,829 6 . As shown in Table 14, the current asking rents in the market area range from $11 .40 to $35.40 per square foot ($.95 to $2 .95 monthly), with an average of $17:00 per square foot ($1 .40 monthly). These rents are relatively low, as the average rent would not be able to support the cost of new retail development. 7 . Working with the City and Hdl, KMA reviewed the productivity level of establishments in the City. The sales per square foot for the City's establishments were then compared to national averages. The review indicates that very few, if any, retail establishments (e.g . apparel, general merchandise, miscellaneous stores, home furn ishings, etc.) in the City are outperforming national and/or regional averages, with many lower than typical.· For restaurants, a handful of operators are generating very healthy sales, with the majority of the establishments generating typical sales volumes. As a cross-check , KMA also estimated productivity levels using the State Board of Equalization sales by establishment type . This review corroborated the Hdl data, indicating low productivity levels for most establishment types . Overall , the low productivity levels indicate existing retailers could absorb a share of the estimated 455,000 1s Source : Claritas and KMA 1604016 MOOR.KEE:enYn 16037.001.001 95 192 To: David Bobardt. City of Moorpark Subject: City of Moorpark Market Opportunities August 26, 2016 Page 19 square feet of long-term demand. Ultimately, this data indicates Moorpark residents are likely meeting their retail needs in other jurisdictions by shopping at preferred tenants and taking advantage of agglomeration principles. 8. KMA prepared a sensitivity test of the retail demand projections. The analysis considered both an increase in productivity by existing establishments and an increase in citywide households. Assuming existing retailers increase sales 15% by capturing more of resident expenditures, then citywide demand would be approximately 374,000 square feet over the next 20 years. Assuming, a 15% increase in citywide household forma~ion over the next 20 years then the retail demand would total 589,000 square feet. 9. KMA also contacted a number of retail brokers that are active in the market area. The salient points from these conversations are provided below: a. Many of the brokers indicated there is too much retail development in the City. Further, the belief exists that some of this retail should be considered excess and converted to residential, which is in high demand. New residential development would benefit the remaining retail centers by increasing the number of households in the City (greater buying power). b. Overall vacancy rates in the City are believed to be very high, with estimates ranging from 10% to 20%. Vacancy rates in the more successful shopping ceriters, of which there is a limited number, are estimated to be 5% or less. c. Rents range considerably with much of the space ranging from $1. 00 to $2.00 per square foot. d . There are limited opportunities for big box r~tailers because the population in the market area is so low. e. Demand may exist for entrepreneurial retail (e.g . "m.om and pop") stores. f . Opportunities and demand are very limited for the Old ToWn/High Street area , as retailers would prefer a location on Los Angeles Avenue. 10. According to City Staff, the City lost Km~·rt, SavOn, Linens N Things, Staples, Big Lots, Do It Center, Fresh n Easy, Albertson's and Radio Shack since 2002. In addition, Dick's Sporting Goods is planning on leaving the City in 2017. Reasons for these departures vary, including: bankruptcies, corporate retrenchment and/or 1604016.MOOR.KEE:emm 16037.001.001 96 193 To: David Bobardt, City of Moorpark Subject: City of Moorpark Market Opportunities August 26, 2016 Page 20 poor performance of the Moorpark establishment. These retailers occupied a significant amount of commercial space, which has been difficult for brokers to fill given the previously discussed reasons. Based the preceding research, the implications for the key establishment types are summarized below: 1. Home Furnishings and Appliances -The City is projected to support a minimal amount of home furnishings, home goods, appliances and electronic stores (25,0QO square feet) through 2035. In addition, the larger market area currently shows a surplus of sales. Given these factors, limited opp<>rtunities for this type of retail likely exist in the near-to mid-term. 2. Building Materials and Garden Equipment -The City is projected to support approximately 73,000 square feet of this type of retail through 2035. However, the market area currently shows a surplus of this type of retail. This would indicate Moorpark residents are meeting their shopping needs outside of the City boundaries. Given the existing market area competition, opportunities for this type of retail may exist in the near-to mid-term for smaller establishments (e.g. Orchard Supply Hardware, Ace Hardware, etc.). Larger format home improvement stores like Home Depot and Lowe's are typically around 100,000 square feet. Demand from City residents would not reach this threshold during the projection period. 3. Fooo and Beverage Stores -The City is projected to support approximately 86,000 square feet of this type of retail through2035. While the market area for these retailers is typically smaller (one to two miles), there is also demand in the greater market area. Current demand in the City is only 32,000 square feet, which is lower than the typical store format size for many food stores (approximately 40,000 square feet); however, sufficient demand may exist for a food store in the near-to mid-term. Given the high income and education levels of City residents, potential tenants could i11clude Pavilions, Whole Foods, SprO:ut's, BevMo, Total Wine and other similar establishments; however, the low population base may cause these retailers to select sites in nearby cities. 4. Apparel Stores -The City is projected to support approximately 101,000 square feet of this type of retail through 2035. In addition, there is demand in the immediate market. However, the larger ten-mile market area shows a surplus of this type of retail, as many apparel stores are located in The Oaks and The Simi Valley Town Center. This level of supply in the market area will likely limit apparel opportunities in Moorpark to local serving establishments. These 1604016.t.IOOR.KEE:e1m1 1'6037.001 .001 97 194 To: David Bobardt, City of Moorpark Subject: City of Moorpark Market Opportunities August 26, 2016 Page 21 establishments would likely include locally owned boutiques. These establishments are likely to be smaller in nature and could fill a modest amount of in-line space in existing shopping centers and/or be potentially viable along High Street. However, there are many challenges for small boutique businesses, so long-term success is not guaranteed for many of these establishments. Ross Dress for Less and Marshall's have outlets in nearby cities, so potential may exist for these retailers. These retailers are similar to T J Maxx, which is already in the City, and would require approximately 25,000 to 30,000 square feet of space. These retailers may be a viable alternative for currently vacant buildings along Los Angeles Avenue. 5. General Merchandise Stores -The City is projected to support approximately 48,000 square feet of this type of retail through 2035. The three-mile market area currently shows a signmcant amount of leakage for this type of retail; however, the larger market area shows only moderate leakage. General merchandise stores include warehouse stores (e.g. Costco and Sam's Club), general retailers (e.g. Wal-Mart, Target and 99 Cents Only Stores) and department stores (e.g. Macy's and JCPenney). Many of these stores are large format and typically exceed 100,000 square f~t. which is greater than the future and regional market area dem.and. In addition, the department stores typ_ically agglomerate in regional and lifestyle retail centers. Given the existing market area competition, limited opp0rtunities for this type of retail may exist in the near- to mid-term for smaller establishments (e.g. 99 Cents Only Stores, Wal-Mart Neighborhood Market, etc.). Demand from City residents is unlikely to meet the . threshold for large format stores during the projection period. 6. Food Service and Drinking Places -The City is projected to support a healthy amount of this retail through (75,000 square feet) through 2035. In addition, office/business park employees spend approximately $3.0 million annually on food, providing additional support to the local restaurant industry. The market area shows fluctuating demand depending on the trade area; however, the trade area for many food service and drinking spaces is typically less than three miles. Food service tenants are typically smaller in nature, occupying in-line retail spaces and pad sites. As such, this potential would be well suited for opportunities in existing centers or along High Street in the near-to mid-term. Further, these tenants can be good tenants for mixed-use, commercial/residential developments. 7. Other Retail Group-This group includes small retailers such as books stores, hobby stores, florists and other similar retailers. The City is proj~ted to support a reasonable amount of this retail through (47,000 square feet) through 2035. 1004016.MOOR .KEE:emm 16037.001 .001 98 195 To: David Bobardt, City of Moorpark Subject: City of Moorpark Market Opportunities August26,2016 Page 22 However, the three-and five-mile market areas show a surplus of these types of stores. Given the current market area surplus, demand for this space is likely to be limited in the near-to mid-term. Similar to food-services, these tenants are typically smaller in nature, occupying in-line retail spaces. As such , the mid-to long-term potential for this space would be well suited for opportun~ies in existing centers or along High street. Further. these tenants can be good tenants for mixed-use. commercial/residential developments. Brokers active in the City indicate an excess of c()mmercial spac¢ in the community. The current vacancy rates, rental rates and productivity levels further substantiate the belief that the City's re.tail market is soft. The current surpluslleaka·ge analysis indicates support for 220,000 square feet of retail. However, the distribution of dema·nd across establishment types makes it insufficient to support many tenant types. In addition, the five-mile market area is already absorbing much of this demand, particularly for home furnishings/electronic/appliance stores. building materials stores, sporting goods/hobby stores, general merchandise and miscellaneous retailers. When the market area capture of these tenant types is considered, the potential demand is only 140,000 square feet. Based on ~urrent projections, citywide retail demand through 2035 totals 455,000 square feet; however, much of this demand is currently being absorbed in the market area due to agglomeration principles and stronger locations. In fact, the current surplus of sales in the five-mile market area for home furnishings & appliance stores, building materials stores and other/miscellaneous retail is greater than the demand projected for the City through 2035. When the productivity level of the market area establishments is considered, the supported retail is only 310,000 square feet. Assuming the City captures a share of this demand consistent with current levels, then the potential supported development is approxi.ma~ely 200,000 squ·are fe¢t. Assuming the range of retail demand estimated in the sensitivity test (374,000 to 589,000 square feet), th¢ s.u·pported retail would be 165,000 to 275,000 square feet. 16 The limited demand and current vacancies of 283,000 square feet, corroborate the broker comments about an excess of retail space in the City. As such. the City may consider the potential conversion of commercial in less desirable areas. This wo.uld promote a healthier retail environment in those areas that are more successful. Specifically, if the City were to prom:o.te the conversion of lesser performing commercial 16 This is particularly true for a·pparel stores , as the ten-mile market area shows a significant surp lus of these sales. 1604016.MOOR KEE:emm 16037.001 .001 99 196 To: Oavid Bobardt, City of Moorpark Subject: City of Moorpark Market Opportunities August 26, 2016 Page 23 centers to residential and/or mixed use, this would increase the buying power of the market and benefit retailers. OFFICE OVERVIEW The information compiled for the office overview can be summarized as follows: 1. As shown in Table 15, office vacancy rates are approximately 14.4% in Ventura County. Over the past year, there has been limited new construction and only modest absorption. Within the Simi Valley/Moorpark market area, the vacancy rate is 20.3% and rents are $1.82 per square foot compared to the County average of $1.97 per square foot. 2. As shown in Table 16, rents in the City range from $.75 to $2.85 per square foot. The 'Neighte:d average is $2.11 per square foot These rents are higher than the market area average. 3. Table 17 shows office demand projections for a five-mile market area, which indicates support for 325,000 square feet of office through 2035 (20 years) based on employment growth. This support would include filling existing, proposed and future office developments. Cumulative Office Demand Cumulative Office Demand (Square Feet) 2015-2020 71,200 2015-2025 2015-2030 2015-203'5 148, 700 233, 100 325,200 Overall, th.e office market is still re·covering from the recession, as vacancy rates and rents are moving off their 2010-2012 levels and absorption is still relatively slow; therefore, limited office development has occurred in Ventura County over the past year. Further. it should be noted that th~ current plans for many businesses is to reduce the amount of office space required per employee. When designing buildings, architects historically es.timated up to 250 S:quare feet of space per employee; however, many are now using the 200 square feet per employee assumed he:rein and some design firms are going as low as 175 square feet per employee. Th¢se changes reflect the continuing evolution of technology and its ability to free employees from a desk by working off-site, working at home and/or hoteling. Given these factors, the higher vacancy rates in the market area and the small population and employment base in the City, market opportunities are anticipated to be limited in the near-to mid-term to smaller professional space or institutional development. Larger scale office demand is likely to be driven by factors outside of normal market conditions (employment growth), as companies will 1604016.MOOR.KEE:emm 16037.001.001 100 197 To: Subject: Oavid Bobardt, City of Moorpark City of Moorpark Market Opportunities August 26, 2016 Page 24 sometimes choos~ l_o~tions based on business decisions (e.g . proximity to decision makers' residences) and not market factors . Additional demand may also result from the expansion of a specific business that exceeds the anticipated growth within its industry. INDUSTRIAL OVERVIEW The information compiled for the industrial overview can be summarized as follows : 1. As shown in Table 18, industrial vacancy rates are approximately 5.6% in Ventura County. Over the past year, there has been limited new construction ; however, absorption has been very healthy. Within the Simi Valley/Moorpark market area, the vacancy rate is 5.3% and the area accounts for 50% of the countywide absorptions. Market area rents are $.60 per square foot compa_red to the County average of $.65 per square foot. 2. As shown in Table 19, rents in the City range from $.40 to $1.00 per square foot The 'Neighted average is $.41 p_er square foot. These rents are lower than the market area average. The Southern California industrial market is very healthy. Within Ventura County, the market is strong , with an average vacancy rate 5.6% and high absorption levels. In particular, the local market area is very healthy with vacancy rates that are lower than the County (5.3%) and strong absorption (377,000 square feet), which account for 50% of the County total. Given these factors , market demand is likely to be strong in the near-to mid-term, particularly for logistics related industrial development. However, industrial development is unlikely to have a significant impact on the success of the C ity's retailers, as the typical employee to space ratio in these buildings ranges from 1,000 to 2,000 square feet per employee. LODGING OVERVIEW The lodging market conditions are summarized below. The analysis herein relies on data provided by PKF Consulting, which is a leading hotel market data firm . Moorpark is included in their Simi Valley market area; however, the City is also located near Thousand Oaks. This is an important point of distinction , as the Thousand Oaks/Agoura Hills hotels generate much higher Average Daily Rates (ADR) and occupancy levels than Simi Valley, due to its location on U.S . Route 101 and prevalence of ~igh tech and biotech companies, which are significant demand stimulators. For the purposes of this study, KMA has shown the lodging performance factors for the Simi Valley market area, with the Thousand Oaks and Camarillo market area·s provided for context. 1604016.MOOR .KEE-emm 16037.001 .001 101 198 To: Subject: David Bobardt, C ity of Moorpark City of Moorpark Market Opportunities August 26, 2016 Page 25 1. As shown in Table 20, the hotel market has steadily improved since 2010 throughout Ventura County. This improvement is consistent with patterns in California and across the country. Historic occupancy rates for the Simi Valley, Thousand Oaks/Agoura Hills and Camarillo market areas have trended above than the County average, with the Simi Valley market a.rea projected to achieve a 76.7% occupancy level in 2016. Projected Averag·e Occupancy -201617 Simi Valley Market Area Camarillo Market Area Thousand Oaks Market Area Ventura County 76.7% 75.2% 78.8 % 74.5 % 2. As shown in Table 21, the ADR for Simi Valley and Camarillo market areas are lower than the County average; however, Thousand Oaks/Agoura Hill~ is significantly higher: Projected Average Daily Rate -20169 Simi Valley Matket Area Camarillo Market Area Thousa·nd Oaks Market Area Ventura County $108.68 $114.55 $164.14 $124.52 3 . As shown in Table 22, the lower ADR results in a relatively low Revenue per Available Room (RevPAR -ADR • Occupancy) for Simi Valley and Camarillo when compared to Thousand Oaks/Agoura Hills and the County. Projected RevPAR-20169 Simi Valley Market Area Camarillo Market Area Thousand Oaks Market Area Ventura County $83.36 $86.14 $129.34 $92 .77 4 . As shown in Table 23 , th:e c:Ompound annual change in demand for the regional markets and the County. As summarized below, demand increased at a much 17 Source:_PKF 2016 Soutnern CalifO:rnia Lodging Forecast 1604016.MOOR.KEE:emm 16037.001 001 102 199 To: Subject: David Bobardt, City of Moorpark City of Moorpark Market Opportunities August 26, 2016 Page 26 faster rate in the Camarillo and Thousand Oaks/Agoura Hills market area:s when compared to the Simi Valley market area. Demand Change - (CAAG) 2010-2016 Simi Valley Market Area Camarillo Market Area Thousand Oaks Market Area Ventura County 1 .80% 3 .29% 2 .97% 2 .38% 5 . Given the hotel market conditions, KMA estimated hotel demand in the Si.m.i Valley market area over the next 20 years. The analysis is sum:marized in Table 24, which shows poten~ial demand for 356 to 556 hotel rooms in the m·a·rket area duri.ng this period . The Simi Valley market area ha·s npt seen an increa_se in the number of hotel rooms over the pa·st five years. However, a new Hampton Inn & Suites is planned for Simi Valley on the 2500 block of Cochran Street and a 108-room Fairfield Hotel is planned for Moorpark. 18 Further, the lodging performance of the Thousand Oaks/Agoura Hills market area shows very healthy demand and rates. The demand analysis indicates a healthy amount of hotel potential over the next 20 years. For this reason, the two new hotel projects are currently being considered in the market area. If these projects proceed, they will account for a healthy share of the local near to mid-term demand. However, the healthy demand and rates in the Thousand Oaks/Agoura Hills market area may provide additional opportunities for Moorpark. It is important to note, that the ADR and occupancy levels in the Simi Valley market area modest. Therefore. even if a hotel has market feasibility, it may be difficult to achieve financial feasibility because the RevPAR is unable to support acquisition and construction costs. BUILDING AND LAND COMPS Over the past two years relatively few commercial land and building sales have occurred in the City. 1. As shown in Table 25, the average price for retail buildings was $.240 per square foot, with an imputed land value of $25 per square foot. The.se transacti.ons include the sales of Mission Bell Plaza and Moorpark Town Center. 18 Source: PKF Southern California Lodging Forecast 1604016.MOOR.KEE:amm 16037.001 .001 103 200 To: David Bobardt, City of Moorpark Subject: City of Moorpark Market Opportunities Augu:st 26, 2016 Page 27 2 . As shown in Table 26, only one office build_ing sale occurred during this period . The small, 2,000 square foot building sold for $350 per square foot. 3. As shown i_n Table 27, five indu:strial buildings sold during this period for an average price per square too~ of $140 and an imputed rand value of $50 per square foot. 4 . As shown in Table 28, only one commercial land sale occurred during this period. The 62,300 square foot site on Los Angeles Avenue sold for $1 .6 million, $26 per square foot. There are improvements on this property, but the value was based unimproved land due to the obsolescence of the structures. 1604016.MOOR .KE E:emm 16037.0(>1 .001 104 201 To: David Bobardt, City of Moorpark Subject: City of Moorpark Market Opportunities LIMITING CONDITIONS August26,2016 Page 28 1. The analysis contained in this document is based, in part, on data from secondary sources such as state and local government, planning agencies, real estate brokers, and other third parties. While KMA believes that these sources are reliable, we cannot guarantee their accuracy. 2. The analysis assumes that neither the local nor national economy will experience a major recession. If an unforeseen change occurs in the economy, the conclusions contained herein may no longer be valid. 3. The findings are based on economic rather than pol.itical consideration.s. Therefore, they should be construed neither as a representa~ion nor opinion that government approvals for development can be secured. 4. Market feasibility is not equivalent to financial feasibility; other factors apart from th:e level of demand for a land use are of crucial importance in determining feasibility. These factors include the cost of acquiring sites, relocation burdens, traffic impacts, remediation of toxics (if any), and mitigation measures required through the approval process. 5. Development opportunities are assumed to be achievable during the specified time frame. A change in development schedule requires that the conclusions contained herein be reviewed for validity. 6. The analysis, opinions, recommendations and conclusions of this document are KMA's informed judgment based on market and economic conditions as of the date of this report. Due to the volatility of market conditions and complex dynamics influencing the economic conditions of the building and development industry, conclusions and recommended actions contained herein should not be relied upon as sole input for final business decisions regarding current and future I development and planning. 1604016.MOORKEE:emm 16037.001.001 105 202 TABLE 1 2015 SOCIO-ECONOMIC CHARACTERISTICS MOORPARK MARKET OPPORTUNITITES MOORPARK, CALIFORNIA Population 3 Mile Ring 5 Mile Ring 10 Mile Ring Moorpark Ventura County Households 3 Mile Ring 5Mile Ring 10 Mile Ring Moorpark Ventura County 38 ,700 80,100 361 ,200 35 ,700 849,600 11,800 26,500 123,800 10,800 275,300 Average Persons Per Hhold 3 Mile Ring 3.27 5 Mile Ring 2.97 10 Mile Ring 2.89 Moorpark 3.30 Ventura County 3.05 Source: Claritas Population 500,000 .,..----------------------------, 4 00 ,000 +---------------------------l 300,000 -t------------------ 200,000 100,000 +-------------------- 0 4-_J ...... L_---,.-~ 3 Mile Ring 5 Mile Ring 10 Mile Ring Households 150.000 ..------------------------~ 120,000 +------------------- 90,000 .,_ _________________ _ 60,000 -t-------------------- 30,000 +----------- 0 .l--------.---3 Mile Ring 5 Mile Ring 10 Mile Ring Average Persons Per Household 4.00 ..---------------------------~ 3.00 2 .00 1.00 0.00 3 Mile Ring 5 Mile Ring 10 Mile Ring Moorpark Ventura County Prepared by: Ke yser Marston Associates, Inc. Filename: Moorpark Market Tables-v4: 1: 812512016 Page 1 of 33 106 203 APPENDIX 1-TABLE1 (Continued) 2015 SOCIO-ECONOMIC CHARACTERISTICS MOORPARK MARKET OPPORTUNITITES MOORPARK CALIFORNIA Average Household Income 3 Mile Ring $122 ,600 Average Household Income 5 Mile Ring $123 ,300 $150,000 r--------------------------, 10 Mile Ring $115 ,100 Moorpark $117,600 Ventura County $96,700 Median Household Income $120,000 $90,000 $60,000 $30,000 $0 3 Mile Ring 5 Mile Ring 10 Mile Ring Moorpari( Ventura County Median Household Income 3 Mile Ring $97 ,775 5 Mile Ring $96,821 $125,000 ~-----------------------~ 10 Mile Ring $89,211 $100,000 $75,000 $50,000 $25,000 Moorpark $95,878 Ventura County $73 ,044 $0 Household Income Distribution 3 Mlle Ring 5 Mlle Ring 10 Mlle Ring Moorpark Ventura County Under $25,000 !5,000 to $49,999 8.48% 12.15% 10.02% 12.99% 11 .86% 15.24% 8.59% 12.52% 15.27% 18.56% 3 Mile Ring 5 Mile Ring 10 Mile Ring $50,000 to $99,999 30.78% 28.80% 28.93% 31 .56% 31.57% $100,000 to $149,999 23.38% 21.66% 20.31% 23.98% 17.51% Household Income Distribution Moorpari( Ventura County $150,00<>+ 25.22% 26.54% 23.66% 23.35% 17.09% Under $25,000 $25,000 to $49,999 $50,000 to $99,999 $100,000 to $149 ,999 $150.000+ Cl 3 Mile Ring •S Mile Ring 010 Mile Ring llMoo!parX llVentura County Source : Claritas Prepared by: Keyser Marston Associates , Inc. Filename: Moorpark Market Tables-v4; 1; 8/25/2016 Page 2 of 33 107 204 APPENDIX 1-TABLE1 (Continued) 2015 SOCIO-ECONOMIC CHARACTERISTICS MOORPARK MARKET OPPORTUNITlTES MOORPARK, CALIFORNIA Age D istributi on Under 18 18 to 34 3 Mile Ring 24.87% 23.77% 5 Mi le Ring 22.62% 22.84% 10 Mile Ring . 22.84% 21.07% Moorpark 25.31% 24.06% Ventura County 24.42% 23.02% 35 to 54 55 to 64 Over65 27.16% 14.1 4 % 10.09% 26.39% 14.23% 13.93% 27.35% 13.85% 14.89% 27.51% 13.61% 9.50% 26 .56% 12.57% 13.42% Age Distribution I 11111 11111 ~ Under 18 18 to 34 B 3 Mlle Ring •5 Mile Ring Educati on Level of Residents Over 25 Years 3 Mlle Ring 5 Mile Ring 10 Mile Ring Moorpark Ventura County No HS Degree HS Degree 11 .36% 16.60% 8.74% 15.93% 9.38% 16.7 1% 12.00% 16.96% 17.40% 18.39% 35 to 5" D 10 Mile Ring Some College 33.05% 31.84% 32.81% 33.42% 32.78% 55 to 6'I a Moorpark •Ventura County College Grad. 38.98% 43.50% 41 .1 0% 37.62% 31.43% Education Level of Residents Over 25 Years Over65 45.00% ~-~ 1::::1111111 m.---rrrrrfl111111Pft__j• 111111 lliJ No HS Degree HS Degree g 3 Mile Ring •5 Mile Ring Sou rce: Claritas Prepared by: Keyser Marston Associ ates, Inc. Filename: Moorpark Market Tables-v4; 1; 8125/20 16 Some Co llege College Grad. D 10 Mile Ring DMoorpark •Ventura County Page 3 of33 10 8 205 APPENDIX 1-TABLE1 (Continued) 2015 SOCIO-ECONOMIC CHARACTERISTICS MOORPARK MARKET OPPORTUNITITES MOORPARK CALIFORNIA Race Classification White Black 3 Mile Ring 75.27% 1.52% 5 Mile Ring 78.18% 1.56% 10 Mile Ring 74.no/o 1.48% Moorpark 74.62% 1.54% Ventura County 67.20% 1.87% American Indian Asian and Pl Other Hispanic* 0.84% 6.78% 15.58% 31.68% 0.65% 7.15% 12 .45% 24.63% 0.59% 8.94% 14.23% 25.43% 0.86% 6.85% 16.14% 33.16% 1.02% 7.27% 22.63% 42.30% Race Classlflcatlon ~~ 11111,..1----------D-l-llM--Ei'-d-ll~-, -.--IJ~ VVhite Black American Indian Asian and Pl Other Hispanic* 113 Mlle Ring •5 Mile Ring 010 Mile Ring a Moorpark IJVentura County • Hispanic population percentage calculated separately from other races. In the 200 US Census, census takers were first asked to identify their race as VVhite , Black, Ameircan Indian, Asian, Pacific Islander, or Other; and then asked if1hey identify as Hispanic/Latino or Non- Hispanic/Latino. Source: Claritas Prepared by: Keyser Marston Associates . Inc. Filename: Moorpark Market Tables-v4; 1; 8125/2016 Page 4 of 33 109 206 TABLE 2 MARKET AREA POPULATION & HOUSEHOLD ESTIMATES MOORPARK MARKET OPPORTUNmTES MOORPARK, CALIFORNIA 2015 3 Mile Ring 38,676 5 Mile Ring 80,069 10 Mile Ring 361, 190 Moorpark 35,735 Ventura County 849,566 2015 3 Mile Ring 11,814 5 Mile Ring 26,451 10 Mile Ring 123,788 Moorpark 10,836 Ventura County 275,297 Source: Claritas Prepared by: Keyser Marston Associates . Inc. Filename: Moorpark Marl!.et Tables-v4 ; 2; 812512016 POPULATION Change 2020 Total Percent 40,176 1,500 3.9% 82,800 2 ,731 3.4% 374,768 13,578 3.8% 37,168 1,433 4 .0% 880,563 30,997 3.6% HOUSEHOLDS Change 2020 Total Percent 12,300 486 4.1% 27,449 998 3.8% 128,658 4,870 3.9% 11,292 456 4.2% 285,729 10,432 3.8% Page 5 of 33 110 207 TABLE 3 SCAG POPULATION, HOUSEHOLD & EMPLOYMENT PROJECTIONS MOORPARK MARKET OPPORnJNlllTES MOORPARK, CALIFORNIA 2012 Camarino city 66,300 Fillmore city 18,800 Moorpark city 34,800 Ojai city 7,500 Oxnard city 200,100 Port Hueneme city 21 ,800 San Buenaventura 106,700 Santa Paula city 29,800 S imi Valley city 12 5, 100 Thousand Oak s city 127.800 Unincorporated ~ Ventura County 835,400 2012 Camarillo city 24.800 Fillmore city 5,200 Moorpark city 10,600 Ojai city 3 ,100 Oxnard city 50,100 Port Hueneme city 7, 100 San Buenaventura 40,700 Santa Paula city 8,500 Simi Valley city 41 ,300 Thousand Oaks city 45,900 Unincorporated 32.100 Ventura County 269,400 1ill Camarillo city 35,800 Fillmore city 3,000 Moorpark city 11,300 Ojai city 5,100 Oxnard city 58,100 Port Hueneme c ity 6 ,400 San Buenaventura 60,700 S anta Paula city 7,800 Simi Valley city 44,000 Thousand Oaks city 68,200 Unincorporated 31,800 Ventura County 332,200 Source: SCAG Prepared by: Keyser Marston Associates. Inc. Filename: Moorparl< Marke t Tables-v4: 3; 8/2512016 Po!!ulation 2020 69,500 20,000 39,000 7,700 220,200 22, 100 112,500 34,400 129,200 129,8 00 102 .000 886,400 Households 2020 26,000 5,700 12,000 3,200 55,100 7,300 42.700 9,900 42,900 46,600 33.900 285,300 Em!!lol!!!ent 2020 40,500 4 ,100 14,300 5,100 68,000 6 ,600 62,7 00 9 ,900 53,700 73,700 35,700 374,300 2040 79,900 21,800 43,000 8,400 237,300 22,400 125,300 39,600 142,400 131 ,700 113.600 965,400 2040 30,200 6,300 13,100 3 ,300 60, 100 7,300 48,400 11,500 47,400 47.200 37,500 312,300 2040 47,300 5,300 16,600 5 ,300 79 ,200 6 ,700 66,000 11 ,700 61,100 81,900 38.700 419,800 Page 6 of 33 111 208 TABLE4 SCAG POPULATION, HOUSEHOLD & EMPLOYMENT PROJECTION CHANGES MOORPARK MARKET OPPORTUNITITES MOORPARK,CALFORNIA 2012-2020 Change ~ ~ CamarlUo city 0.6% 3.ioo Fillmore city 0.8% 1,200 Moorpartc city 1.4% 4,200 Ojai city 0.3°A. 200 Oxnard city 1.2% 20,100 Port Hueneme city 0.2% 300 San Buenaventura 0.7% 5,800 Santa Paula city 1.8% 4 ,600 Simi Valley city 0.4% 4 ,100 Thousand Oaks city 0.2% 2 ,000 Unincorporated 0 .7% 5,300 VentUl'a County 0 .7% 51 ,000 2012-2020 Cl\ange CAAG ~ CamarlUo city 0.6% 1,200 Fillmore city 1.2% 500 Moorpartc city 1.6% 1,400 Ojai city 0.4% 100 Oxnard city 1.2% 5,00.0 Port Hueneme city 0.3% 200 San Buenaventura 0.6% 2,000 Santa Paula city 1.9% 1 ,400 Simi Valley city 0.5% 1,600 Thousand Oaks city 0.2% 700 Unincorporated 0.7% 1.800 Ventura County 0.7% 15.900 2012-2020 Change £Mg 1imn Car_narlUo city 1.6% 4 ,700 Fillmore city 4.0% 1.100 Moorpark city 3.0% 3,000 Ojai city 0.0% 0 Oxnard city 2.0% 9,900 Port Hileneme city 0.4% 200 San Buenaventura 0.4% 2,000 Sama Paula city 3.0% 2 ,100 Simi Valley city 2.5% 9~700 Thousand Oaks city 1.0% 5,500 Unincorporated 1.5% 3,900 Ventura Coooty 1.5% 42,100 Source: SCAG . KMA Prepared by: Keyser Marston Associates, Inc. Filename: Moorpark Market Tables-v4; 4 ; 8/25/2016 Poeulatlon 2020-2040 CAAG Gross --0.7% 10,400 0.4% 1,800 0.5% 4,000 0.4% 700 0.4% 17,100 0 .1% 300 0 .5% 12.800 0 .7% 5.200 0.5% 13,200 0 .1% 1,900 0.5% 11 ,600 0 .4% 79,000 Households 2020-2040 ~ ~ 0.8% • 4,200 0 .5% 600 OA"A. 1,100 0.2% 100 0.4% 5,000 0.0% 0 0 .6% 5,700 0 .8% 1 ,600 0.5% 4 ,500 0.1% 600 0 .5% 3,600 0.5% 27,000 Emf!!2~8nt 2020-2040 ~ ~ 0 .8% 6 ,800 1.3% 1,200 0.7% 2,300 0 .2% 200 0 .8% 11,200 0 .1°,(, 100 0 .3% 3,300 0.8% 1,800 0.6% 7,400 0.5% 8 ,200 0.4% 3,000 0 .6 % 45,500 i!Ui-~~ CAAG ~ 0 .7% 13,600 0.5% 3,000 0.8% 8,200 0.4% 900 0 .6% 37,200 0 .1% 600 0 .6% 1.8 .600 1.0% 9 ,800 0 .5% 17,300 0 .1% 3 ,900 0 .6% 16,900 0.5% 1~0,000 2012-29'0 ~ ~ 0 .7% 5,400 0 .7% 1,100 o.s•J. 2,500 0.2% 200 0 .7% 10,000 0.1 % 200 0 .6% 7 ,700 1.1% 3 ,000 0 .5% 6 ,100 0 .1% 1,300 0 .6% 5,400 0 .5% 42,900 ig1£agg CAAG gmy 1.0% 11,500 2.1% 2,300 1.4% 5,300 0 .1% 200 1.1% 21.100 0 .2% 300 0 .3% 5 ,300 1.5% 3 ,900 1.2% 17, 100 0 .7% 13.700 0 .7% 6 ,900 0.8% 87,600 Page 7 of 33 112 209 I--' I--' w TABLE 5 HISTORIC EMPLOYMENT FIGURES ·VENTURA COUNTY MOORPARK MARKET OPPORTUNITITES MOORPARK, CALIFORNIA Labor Force Employment Total Change Total 1995 378,800 350,700 1996 376,600 (2,200) 349,400 1997 378,600 2,000 353,500 1998 385,700 7,100 364,300 1999 I 394,300 8,600 375,300 2000 393,000 (1,300} 375,200 2001 399,000 6,000 379,600 2002 406,100 7,100 382,800 2003 409,700 3,600 386,200 2004 412,300 2,600 390,300 2005 416,000 3,700 396,200 2006 419,600 3,600 401,500 2007 423,100 3,500 402,400 2008 428,800 5,700 401.800 2009 430,300 1,500 388,800 2010 430,400 100 383,800 2011 432,200 1,800 388,000 2012 435,900 3,700 396,200 2013 434,300 (1.600} 400,100 2014 431,500 (2,800) 402,700 Source: California Employment Development Department, KMA Prepared by: Keyser Maf$ton Associates, Inc. Filename: Moorpark Market Tables-v4; 5; 8/25/2016 Change (1,300) 4,100 10,800 11,000 (100) 4,400 3,200 3,400 4,100 5,900 5,300 900 (600) (13,000) (5,000} 4,200 8,200 3,900 2,600 Unemployment Unemployment Rate Total Change Total Change 28,100 7.42% 27,200 (900) 7.22% -0.2% 25, 100 (2, 100) 6.63% -0.6% 21,400 (3,700) 5.55% -1.1% 19,000 (2.400) 4.82% -0.7% 17,800 (1,200) 4.53% -0.3% 19,400 1,600 4.86% 0.3% 23,300 3,900 5.74% 0.9% 23,500 200 5.74% 0.0% 22,000 (1.500) 5.34% -0.4% 19,800 (2,200) 4.76% -0.6% 18, 100 (1,700) 4.31% -0.4% 20,700 2,600 4.89% 0.6% 27,000 6,300 6.30% 1.4% 41,500 14,500 9.64% 3.3% 46,600 5,100 10.83% 1.2% 44,200 (2,400) 10.23% -0.6% 39,700 (4,500) 9.11% -1.1% 34,200 (5.500) 7.87% -1.2% 28,800 (5,400) 6.67% -1.2% Page 8 of 33 210TABLE 6 MARKET AREA EMPLOYMENT & BUSINESSES MOORPARK MARKET OPPORTUNITITES MOORPARK, CALIFORNIA I Bus. Agriculture 8 Mining 0 Utilities 0 Construction 135 Manufacturing 61 Wholesale Trade 52 Transportation & Warehousing 16 lnfonnatlon 25 Real Eatate/RentaULeaslng 49 ProfesalonaUScl/Tech Services 103 Management of Companies 0 Administrative/Support Services 71 Educational Services 28 Healthcare & Social Assistance 109 Arts, Entertainment, Recreation 24 Retail Trade 152 Motor Vehicle & Parts Dealers 12 Furniture/Home Furnishings 9 ElectronicJAppliance Stores 23 Building Material/Garden 24 Food & Beverage Stores 17 Heallth & Personal Care Stores 13 Gasoline Stations 5 Clothing & Accessories Stores 9 Sport/Hobby/Music/Book Stores 5 General Merchandise Stores 8 Miscellaneous Retail Stores 23 Nonstore Retailers 4 Finance & Insurance 69 Monetary Authorities 0 CrediUlntermediation Ac1ivities 26 Sec/Comm Contracts & Fin. Inv 12 Insurance Carriers 29 FundsfTrusts & Other Finance 2 Accomodatlon & Food Services 77 Accomodation 3 Food Services & Drinking Places 74 Other Services (Non Public Ad.) 114 Repair & Maintenance 40 Pesonal & Laundry Serv. 46 Religious/GranUCivic Org. 26 Public Administration 11 Total . 1104 Source. Clantas Prepared by: Keyser Mar11ton Associates, Inc. Filename: Moorpark Market Tables-v4; 6; 8/25/2016 3 Mlle Ring Emp. PopJBua. Emp./Bua. Bua. 24 5,022 3.0 15 0 NA NA 1 0 NA NA 1 916 298 6.8 272 1,283 659 21.0 123 993 773 19.1 100 79 2,511 4.9 27 342 1,607 13.7 47 318 820 6.5 99 458 390 4.4 233 0 NA NA 1 556 566 7.8 136 1,194 1,435 42.6 54 610 369 5.6 327 223 1,674 9.3 43 1,846 264 12.1 330 89 3,348 7.4 31 31 4,464 3.4 20 215 1,747 9.3 45 185 1,674 7.7 61 198 2,363 11.6 26 77 3,090 5.9 29 32 8,035 6.4 11 30 4,464 3.3 17 200 8,035 40.0 18 147 5,022 18.4 15 635 1,747 27.6 47 7 10,044 1.8 10 1,135 582 16.4 132 0 NA NA 0 78 1,545 3.0 42 234 3,348 19.5 19 97 1,385 3.3 69 726 20,088 363.0 2 1, 109 522 14.4 113 9 13,392 3.0 6 1,100 543 14.9 107 543 352 4.8 229 188 1,004 4.7 99 238 837 5.0 83 117 1,545 4.5 47 357 3,652 32.5 20 11,986 36 10.9 2,303 5 Mlle Ring 10 Mlle Ring Emp. Pop./Bua. Emp./Bus. Bua. Emp. Pop./Bua. Emp./Bus. 62 5,520 4.1 68 420 5,511 6.2 46 82,800 46.0 5 99 74,954 19.8 44 82,800 44.0 8 116 46,846 14.5 1,606 304 5.9 1,426 7,689 263 5.4 2,344 673 19.1 571 17,781 656 31.1 1,405 828 14.1 537 8,443 698 15.7 185 3,067 6.9 159 1,381 2,357 8.7 640 1,762 13.6 277 5,879 1,353 21.2 634 836 6.4 729 4,065 514 5.6 1,085 355 4.7 1,886 9,772 199 5.2 2 82,800 2.0 7 18 53,538 2.6 1,000 609 7.4· 704 4,519 532 6.4 2,350 1,533 43.5 307 8,983 1,221 29.3 2,035 253 6.2 2,680 17,053 140 6.4 396 1,926 9.2 296 3,307 1,266 11.2 4,183 251 12.7 2, 111 24,839 178 11.8 684 2,671 22.1 183 3,279 2,048 17.9 70 4.140 3.5 116 1,026 3,231 8.8 515 1,840 11.4 235 2,163 1,595 9.2 481 1,357 7.9 304 3,368 1,233 11.1 312 3, 185 12.0 183 3,853 2,048 21.1 167 2,855 5.8 187 1,601 2,004 8.6 50 7,527 4.5 66 266 5,678 4.0 58 4,871 3.4 258 1,877 1,453 7.3 284 4,600 15.6 140 1,194 2,677 6.5 586 5,520 39.1 82 3,603 4,570 43.9 953 1,762 20.3 304 2,331 1,233 7.7 23 8,280 2.3 53 258 7,071 4.9 1,336 627 10.1 1,257 8,702 298 6.9 0 NA NA 0 0 NA NA 115 1,971 2.7 402 1,942 932 4.8 250 4,358 13.2 240 1,283 1,562 5.3 245 1,200 3.6 601 4,689 624 7.8 726 41,400 363.0 14 788 26,769 56.3 1,736 733 15.4 697 11,003 538 15.8 189 13,800 31.5 39 1,155 9,609 29.6 1,547 774 14.5 658 9,848 570 15.0 1,088 362 4.8 1,369 11,251 274 8.2 436 836 4.4 502 6,473 747 12.9 372 998 4.5 572 2,867 655 5.0 280 1,762 6.0 295 1,911 1,270 6.5 953 4,140 47.7 128 3,905 2,928 30.5 23,130 36 10.0 15,222 149,225 25 9.8 Page 9 of 33 211TABLE 6 MARKET AREA EMPLOYMENT & BUSll MOORPARK MARKET OPPORTUNITITI MOORPARK CALIFORNIA oorpa Bus. Em. Po ./Bus. Em ./Bus. Em JBua. Agriculture 10 3,7 7 4. 3, . 18.1 Mining 0 0 NA NA 32 393 27,518 12.3 Utllltlea 0 0 NA NA 52 588 16,934 10.9 Construction 127 892 293 7.0 2,624 14,585 336 5.6 Manufacturing 53 1,233 701 23.3 1,153 30,072 764 26.1 Wholesale Trade 52 974 715 18.7 1,091 18,830 807 17.1 Transportation & Warehousing 15 75 2,478 5.0 434 4,127 2,029 9.5 lnfonnatton 24 344 1,649 14.3 513 7,924 1,716 15.4 Real Estate/Rentalll.easlng 49 309 759 6.3 1,581 8,752 557 5.5 Professlonal/Scl/Tech Services 94 478 395 5.1 3,476 17,952 253 5.2 Management of Companies 0 0 NA NA 11 42 80;051 3.8 Administrative/Support Services 63 611 590 8.1 1,401 10,228 629 7.3 Educational Services 28 1,259 1,327 45.0 657 19,691 1,340 30.0 Healthcare & Soclal Assistance 108 601 344 5.6 5,122 36,865 172 7.2 Arts, Entertainment, Recreation 20 216 1,858 10.8 571 6,077 1,542 10.6 Retail Trade 141 1,737 264 12.3 4,429 49,115 199 11.1 Motor Vehicle & Parts Dealers 12 85 3,097 7.1 437 6,785 2,015 15.5 Furniture/Home Furnishings 6 26 6,195 4.3 228 1,666 3,862 7.3 Electronic/Appliance Stores 21 207 1,770 9.9 400 3,678 2,201 9.2 Building Material/Garden 23 175 1,616 7.6 521 5,542 1,690 10.6 Food & Beverage Stores 17 147 2.186 8.6 504 7,558 1,747 15.0 Heallth & Personal Care Stores 11 75 3,379 6.8 364 4,933 2,419 13.6 Gasoline Stations 6 31 6,195 5.2 173 820 5,090 4.7 Clothing & Accessories Stores 8 30 4,646 3.8 561 4,569 1,570 8.1 Sport/Hobby/Music/Book Stores 5 194 7,434 38.8 295 2,144 2,985 7.3 General Merchandise Stores 8 147 4,646 18.4 185 6,470 4,760 35.0 Miscellaneous Retail Stores 21 613 1,770 29.2 661 4,523 1,332 6.8 Nonstore Retailers 3 7 12,389 2.3 100 427 8,806 4.3 Finance & Insurance 64 1,083 581 18.9 2,182 12,161 404 5.6 Monetary Authorities 0 0 NA NA 0 0 NA NA Credit/Intermediation Activities 24 75 1,549 3.1 811 3.426 1,086 4.2 Sec/Comm Contracts & Fin. Inv 10 220 3,717 22.0 345 1,722 2,552 5.0 Insurance Carriers 27 94 1,377 3.5 1,016 6,254 867 6.2 Funds/Trusts & Other Finance 3 694 12,389 231.3 10 759 88,056 75.9 Accomodatlon & Food Services 72 1,071 516 14.9 1,626 24,897 542 15.3 Accomodation 2 8 18,584 4.0 132 3,737 6,671 28.3 Food Services & Drinking Places 70 1,063 531 15.2 1,494 21,160 589 14.2 Other Services (Non Public Ad.) 114 599 326 5.3 3,117 19,109 283 6;1 Repair & Maintenance 38 177 978 4.7 1,084 8,700 812 8.0 Pesonal & Laundry Serv. 49 235 759 4.8 1,255 5,514 702 4.4 Religious/GranUCivic Org. 27 187 1,377 6.9 778 4,895 1,132 6.3 Publlc Administration 13 350 2,859 26.9 472 30,171 1,866 83.9 Total 1,047 1t 772 35 11.2 30 740 314,500 29 10.2 Source: Claritas I-' Prepared by: Keyser Marston Associates, Inc. I-' Filename: Moorpark Market Tables-v4; 6; 8125/2016 Page 10 of 33 lJ1 212 TABLE7 SHARE OF TOTAL BUSINESSES & EMPLOYMENT MOORPARK MARKET OPPORTUNITITES MOORPARK CALIFORNIA 3 Mile Ring Bus. Emp. Agriculture 0.7o/o 0.2% Mining O.Oo/. o.o% Utilities 0.0% 0.0% Construction 12.2% 7.6% Manufacturing 5.5% 10.7% Wholesale Trade 4.r;. 8.3% Transportatlo.n & Warehousing 1.4°.4 0.7% lnfonnatlon 2.3"!. 2.9% Real Estata/RentaUleaslng 4.4% 2.7% ProfesslonaL'ScVTech Services 9.3% 3.8% Management of Companies 0.0-.4 0.0% Administrative/Support Services 6.4% 4.6% Educational Services 2.5'.!. .10.0% Healthcare & Soclal ~lsta".'ce 9.9% 5.1% Arts, Entertainment, Recreation 2.2% 1.9% RetallTrade 13.8% 15.41/. Motor Vehicle & Parts Dealers 1.1% 0.7% Furniture/Home Furnishings 0.8% 0.3% Electronic/Appliance Stores 2.1% 1.8% Building Material/Garden 2.2% 1.5% Food & Beverage Stores 1.5% 1.7% Healltf'I & Personal Care Stores 1.2% 0 .6% Gasoline Stations 0.5% 0.3% Clothing & Accessories stores 0.8% 0.3% Sport/Hobby/MusicJBook Stores 0.5% 1.7% General Merchandise Stores 0.7% 1.2% Misoetlaneous Retail Stores 2.1% 5.3% Nonstore Retailers 0.4% 0.1% Finance & Insurance 6.3% 9.5% Monetary Authorities 0.0% 0 .0% Credit/Intermediation Activities 2.4% 0.7% Sec/Comm Contracts & Fin. Inv 1.1% 2 .0% Insurance Carriers 2.6% 0.8% FundsfTrusts & other Finance 0.2% 6.1% Accomodatlon & Food Services 7.0".!. 9.3% Accomodation 0.3% 0.1% Food Services & Drinking Places 6.7% 9.2% Other Servlc" (Non Public Ad.I 10.3% 4.5% Repair & Maintenance 3 .6% 1.6% Pesonal & Laundry Serv. 4.3% 2.0% Rellglous/Grant/Civic Org. 2.4% 1.0% Public Administration 1.0-1. 3.0"Ai Total Businesses 100.0% 100.0'Ai Source: Claritas; Keyser Marston Associates Prepared by: Keyser Marston Associates, Inc . Filename: Moorpark Market Tables-v4; 7; 8/2512016 SMiie Ring Bus. Emp. 0.7% 0.3% o.o·~ 0.2% 0.0% 0.2% 11.e•1. 6.9% S.3".4 10.1% 4.3% 6.1% 1.2% 0.8°.4 2.0% 2.8% 4.31~ 2.7"/o 10.1°!. 4.7"1. 0.0% 0.0% 5.9% 4.3o/o 2.3°.4 10.2'/. 14.2% 8.8% 1.9% 1.7% 14.3% 18.1'% 1.3% 3.0% 0.9% 0.3% 2.0% 2.2% 2.6% 2.1% 1.1% 1.3% 1.3% 0.7% 0.5% 0.2% 0.7% 0 .3% 0.8% 1.2% 0.7% 2.5% 2.0% 4.1% 0.4% 0 .1% 5.7% 5.8% 0 .0% 0 .0% 1.8% 0.5% 0 .8% 1.1% 3 .0% 1.1% 0.1% 3.1% 4.9% 7.5% 0 .3% 0 .8% 4.6% 6.7% 9.9% 4.7"!. 4.3% 1.9% 3 .6% 1.6% 2 .0% 1.2% 0.9"!. 4.1% 100.0% 100.00A. 10Mlle Ring Moorparil Ventura County Bus. Emp. Bus. Emp. Bus. Emp. 0.4°.4 0.3°1. 0.4% 0.6% 1.0% 0.0°.4 0.1% 0.0% 0.0"!. 0.1% 0.1% 0.1°.4 0.1o/. o.o•4 0.0".4 o.r1. 0.2% 9.4% 5.2°!. 12.111. 7.6% 8.5'/i 4.6% 3.8% 11.9% 5.1% 10.5". 3.8'!. 9.6% 3.5% s.r.t. 5.0% 8.3% 3.5'.4 5.9% 1.0% O.t•J. 1.4% 0.6% 1.4% 1.3% 1.8% 3.9% 2.3% 2.9% 1.7".4 2.5% U% 2.r1. 4.7% 2.6% 5.1°!. 2.8"!. 12.4o/o 6.5% 9.0% 4.0% 11.3°.4 5.7". 0.0% 0.0% 0.0% 0.0% 0.0•1. 0.0% 4.6% 3.0% 6.0% 4.3% 4.6% 3.3% 2.0•;. 6.0-/. 2.7% 10.7% 2.1°.4 6.3% 17.6'.4 11.4°.4 10.3°.4 5.1% 16.7'!. 11.7'.4 1.9% 2.2•1. 1.9% 1 .. 8°!. 1.9°1. 1.9% 13.9% 16.6% 13.5% 14.8% 14.4% 15.6% 1.2% 2 .2% 1.1% 0 .7% 1 .4% 2 .2% 0.8% 0.7% 0.6% 0.2% 0.7% 0.5% 1.5% 1.4% 2.0% 1.8% 1.3% 1.2% 2.0% 2.3% 2.2% 1.5% 1.7% 1.8% 1.2% 2.6% 1.6% 1.2% 1.6% 2.4% 1.2% 1.1% 1.1% 0.6% 1.2% 1.6% 0.4% 0.2% 0.6% 0.3% 0.6% 0.3% 1.7% 1.3% 0.8% 0.3% 1 .6% 1.5% 0.9% 0.8% 0.5% 1.6% 1.0% 0.7% 0 .5% 2.4% 0.8% 1.2% 0.6% 2.1% 2.0% 1.6% 2.0% ~.2% 2.2% 1.4% o.3% 0.2% 0.3% 0.1% 0.3% 0.1% 8.3% 5.8% 6.1% 9.2% 7.1% 3.9% 0.0% 0.0% 0.0% 0.0% 0 .0% 0.0% 2.6% 1.3% 2.3% 0.6% 2.6% 1.1% 1 .6% 0 .9% 1.0% 1.9% 1.1% 0 .5% 3 .9% 3.1% 2.6% 0.8% 3.3% 2.0% 0.1% 0.5% 0.3% 5.9% 0.0% 0.2% 4.6% 7.4% &.9% 9.1% 5.3% 7 .t"!. 0 .3% 0 .8% 0.2% 0 .1% 0 .4% 1.2% 4.3% 6.6% 6.7% 9.0% 4.9% 6.7% 9.0% 7.5% 10.9% 5.1% 10.1% 6.1% 3.3% 4.3% 3.6% 1.5% 3.5% 2.8% 3.8%· 1.9% 4.7% 2.0% 4.1% 1.8% 1.9% 1.3% 2.6% 1.6% 2.5% 1.6% 0.8% 2.6% 1.2% 3.0% 1.5% 9.6% 100:0% 100.0% 100.0% 100.0% 100.0% 100.0% Page 11of33 116 213 1--' 1--' -.....] TABLE 8 TOTAL & PER CAPITA RETAIL SALES MOORPARK MARKET OPPORTUNITITES MOORPARK, CALIFORNIA Motor Vehicles and Parts Dlrs Home Furnishings & Appliances Building Material & Garden Eqpmt Food & Beverage Stores Gasoline Stations Clothing & Clothing Accessories General Merchandise Stores Food Services & Drinking Pies Other Retail Group Retail Stores Total Total Taxable Sales ($000s)---------2013 Thousand Regional Moorpark Simi Valley Oaks Market $25,876 $210,744 $590,071 $826,691 16,940 42,954 126,369 186,263 7,909 112,635 102,852 223,396 19,299 84,638 131,701 235,638 54,102 188,048 213,546 455,696 13,496 36,670 183,509 233,675 42,687 282,581 151,083 476,351 46, 165 176,700 294,673 517,538 38,365 108,238 235,601 382,204 $264,839 $1,243,208 $2,029,405 $3,537,452 ------------------···---Per Capita Taxable Sales-------------------------Population 34,970 125,774 Moorpark Simi Valley Motor Vehicles and Parts Dlrs $740 $1,676 Home Furnishings & Appliances 484 342 Building Material & Garden Eqpmt 226 896 Food & Beverage Stores 552 673 Gasoline Stations 1,547 1,495 Clothing & Clothing Accessories 386 292 General Merchandise Stores 1,221 2,247 Food Services & Drinking Pies 1,320 1,405 Other Retail Group 1,097 861 Retail Stores Total $7,573 $9 884 Source: California Stale Board of EqualizaUon: and Cal~omia State Department of Final'lce 1 Per the CA State Board ot Equalization. for tl\OSe categories listed as"-". 111• sales are included in the "Other Retail Stores" category. Prepared by: Keyser Marston Associates, Inc. Filename: Moorpark Market Tables-v4; 8; 8/25/2016 2013 128,356 289,100 Thousand Regional Oaks Market $4,597 $2,860 985 644 801 773 1,026 815 1,664 1,576 1,430 808 1, 177 1,648 2,296 1,790 1,836 1,322 $15,811 $12,236 Ventura State of County California $1,838,612 $67,986,436 479,315 25,411,008 684,286 29,680,053 573,417 25,289,203 1,208,107 56,860,585 907,628 34,918,036 1,136,487 51,431,094 1,250,942 62,776,359 1,022,643 48,086,943 $9, 101,437 $402,439,717 836,864 38,030,609 Ventura State of County California $2, 197 $1,788 573 668 818 780 685 665 1,444 1,495 1,085 918 1,358 1,352 1,495 1,651 1,222 1,264 $10,876 $10 582 Page 12 of 33 214 TABLE9 TOTAL PERMITS & SALES PER RETAIL PERMIT MOORPARK MARKET OPPORTUNITITES MOORPARK, CALIFORNIA MOO!]:!ark Moto.r Vehicles and Parts Dlrs 22 Home Furnishings & Appliances 19 Building Material & Garden Eqpmt 16 Food & Beverage Stores 25 Gasoline Stations 8 Clothing & Clothing Accessories 21 General Merchandise Stores 7 Food Services & Drinking Pies 78 Other Retail Group 282 Retail Stores Total 478 I MOO!]!!rk Motor Vehicles and Parts Dlrs $1,176,182 Home Furnishings & Appliances 891,579 Building Material & Garden Eqpmt 494,313 Food & Beverage Stores 771,960 Gasoline Stations 6,762,750 Clothing & ciothing Accessories . 642,667 General Merchandise Stores 6,098,143 Food Services & Drinking Pies 591,859 Other Retail Group 136,046 Retail Stores Averaoe $554 056 Total Pennits 2013 Thousand Regional Simi Valleir: Oaks Market 85 108 215 84 161 264 45 41 102 81 85 191 29 30 67 122 231 374 38 51 96 266 337 681 1.042 1.460 2,784 1,792 2,504 4 ,774 Taxable Sales Per Permit 2013 Thousand Regional Simi Valleir: Oaks Market $2,479,341 $5,463,620 $3,845,074 511,357 784,901 705,542 2,503,()00 2.508,585 2, 190,157 1,044,914 1,549,424 1,233,707 6,484,414 7,118,200 6,801,433 300,574 794,411 624,799 7,436,342 2 ,962.412 4,961,990 664,286 874,401 759,968 103,875 161 ,371 . 137,286 S693 754 $810 465 $740983 "'ermits Der 1,000 Residents 2013 Population 34,970 125,774 128,356 289,100 Thousand Regio·nal Moorpark Simi Valley Oaks Market Motor Vehicles and Parts Dlrs 0.6.3 0.68 0 .84 0 .74 Home Furnishings & Appliances 0.54 0.67 1.25 0.91 Building Material & Garden Eqpm~ 0.46 0.36 0.32 0.35 Food & Beverage Stores 0 .71 0.64 0 .66 0.66 Gasoline S_tati.ons 0 .23 0.23 0.23 0 .23 Clothing & Clothing Accessories 0 .60 0.97 1.80 1.29 General Merchandise Stores 0 .20 0 .30 0 .40 0.33 Food Services & Drinking Pies 2.23 2 .11 2.63 2.36 Other Retail G roop 8.06 8 .28 11 .37 9.63 Reta~ Stores Average 13.67 14.25 19.51 16.51 Source: CaJifomi• State Board of Equalization ; and California State Department of Fi nance ' Per !he CA Stale Board Of Equalization, tor !hose categories listed as "SO", !he sales &Ill induded in the "Other Retall Stor..s" e&tegory. Prepared by: Keyser Marston Associates, Inc. Filename: Moorpark Market Tables-v4;9;8/25/2016 Ventur1 State of County California 586 32,324 676 38,164 353 16,323 644 31,132 187 9 ,798 1,085 62,164 307 15,031 1,900 96,594 ~ 363,749 14,285 665,279 Ventura State of ~ Calif om la $3,137,563 $2,103,280 709,046 665,837 1,938,487 1,818,296 890,399 812,322 6,46o,465 5,803,285 836,524 561 ,708 3,701,912 3,421,668 658,391 64_9,899 119,649 1321198 $637132 $604,919 836,864 38,030,609 .Ventura State of County California 0 .70 0.85 0 .81 1.00 0 .42 0.43 0 .77 0 .82 0 .22 0 .26 1.30 1.63 0.37 0.40 2.27 2 .54 10.21 9 .56 17.07 17.49 Page 13okl 8 215TABLE:10 ESTIMATED MARKET POTENTIAL ·EXISTING CONDITIONS MOORPARK MARKET OPPORTUNITITES MOORPARK; CALIFORNIA Households in City 1 Average HH Income 1 Gross Market Area Income City Salta Eatabllahment Type t.2.illl Home Furnishings & Appliances 16,940,000 Building Material & Garden Eqpmt 7,909,000 Food & Beverage Stores 48,247,500 Clothing & Clothing Accessories 13,496,000 General Merchandise Stores 44,933,700 Food Services & Drinking Pies 46, 165,000 Other Retail Group 38,3651000 Retail Stores Total $216,056,200 10,800 $117,600 $1,270,080,000 City City City Sales Potential Surplus/ Wl§l.2 {W!l (Leakage) $17, 162, 100 $20, 732,000 ($3,569,900) 8,012,700 29,597,000 (21,584,300) 48,880,000 62,885,000 (14,005,000) 13,672,900 39,257,000 (25,584, 100) 45,522,800 51,743,000 (6,220,200) 46,770,200 54,875,000 (8, 104,800) 38,868,000 44,232,000 {5,3641000l $218;888,700 $303,321,000 ($84,432,300) Source: California State Board of Equalization; Bureau of Labor Statistics-CPI (Los Angeles-Riverside-Orange County; All items): DOF; CES and Claritas. 1 Based on estimates from Claritas. 2 Sales In 2015 aHume annual rate of change between 2013 and 2015 for the CPI {Los Angeles-Riverside-Orange County) during this period. 3 Assumes food store sales are 40% taxable. 4 Assumes general merchandise store sales are 95% taxable. 1--' t-f>repared by: Keyser Marston Associates, Inc. i..cfilename: Moorpark Markel Tables-v4; 10; 8/2512016 Typical Supported Productivity Development $350 10,200 $400 54,000 $450 31,100 $350 73,100 $400 15,600 $400 20,300 $350 15,300 219,600 Page 14 of 33 216TABLE 11 PROJECTED RETAIL DEMAND MOORPARK MARKET OPPORTUNITITES MOORPARK, CALIFORNIA 2015 10,800 $117,600 Households in City 1 Average HH Income 1 Gross Market Area Income $1,270,080,000 Establishment Type Horne Furnishings & Appliances Building Material & Garden Eqprnt Food & Beverage Stores Clothing & Clothing Accessories General Merchandise Stores Food Services & Drinking Pies Other Retail Group Retail Stores Total Incremental Demand Home Furnishings & Appliances Building Material & Garden Eqpmt Food & Beverage Stores Clothing & Clothing Accessories General Merchandise Stores Food Services & Drinking Pies Other Retail Group Retail Stores Total Cumulative Retail Demand City Demand 2015 $20,732,000 29,597,000 62,885,000 39,257,000 51,743,000 54,875,000 ~44,232,000 $303,321,000 10,200 . 54,000 31, 100 73.100 15,600 20,300 15,30Q 219,600 219,600 2020 11,300 $125,500 $1,418,150,000 City Demand ill2 $22,669,000 32,363,000 70,216,000 42,926,000 56,578,000 61,272,000 ~8.~§~,000 $334,389,000 5,200 6,500 15,300 9,800 11,300 15,000 11...!QQ 74,200 293,800 2025 2030 11,600 11,900 $133,900 $142,900 $1,553,240,000 $1,700,510,000 City ·City Demand Demand 2025 m-2 $24, 172,000 $25,570,000 34,508,000 36,505,000 76,905,000 84, 196,000 45,771,000 48,420,000 60,329,000 63,820,000 67, 109,000 73,472,000 ~51,571,000 ~54,555,000 . $360,365,000 $386, 538, 000 3,800 3,300 4,700 4,100 13,000 13,300 7,100 6,200 8,200 7,200 12,800 13.100 8.QOO 7,000 57,600 54,200 351,400 405,600 Source: California State Board of Equalization: Bureau of Labor Statistics-CPI (Los Angeles-Riverside-Orange County; All items); DOF; CES and Claritas. 1 Based on estimates from Claritas. Population growth projections based CA DOF estimates for Ventura County. 2 Sales in 2015 assume annual rate of change between 2010 and 2015 for the CPI (Los Angeles-Riverside-Orange County) during this period. 3 Assumes food store sales are 35% taxable. 4 Assumes general merchandise store sales are 95% taxable. ~repared by: Keyser Marston Associates, Inc. d)ilename: Moorpark Market Tables-v4; 11; 8/25/2016 2035 12,200 $152,500 $1,860,500,000 City Demand 2035 $26, 771,000 38,219,000 92, 118,000 50,693,000 66,816,000 80,384,000 ~57,117 QOQ $412, 118,000 2,600 3,300 13,600 5,000 5,800 13,300 MQQ 49,200 454,800 Page 15 of 33 217TABLE 12 MARKET AREA RETAIL SALES SURPLUS/LEAKAGE DATA SUMMARY MOORPARK MARKET OPPORTUNITITES MOORPARK, CALIFORNIA Three-Mlle Market Area Expenditures Motor Vehicle and Parts Dealers $147,085,461 Home Furnishings/Electronic/Appliances 25, 137,145 Building Material, Garden Equip Stores 75,489,805 Food and Beverage Stores 83,842,817 Health and Personal Care Stores 34,935,328 Gasoline Stations 61,417,850 Clothing and Clothing Accessories Stores 36,270,886 Sporting Goods, Hobby, Book, Music Stores 13,528,513 General Merchandise Stores 81,323,175 Miscellaneous Store Retailers 17,622,098 Non-Store Retailers 80,222,370 Foodservice and Drinkina Places Total Retail Sales Incl Eating and Drinking Places $72 9601561 $7oi,836,009 Five-Mlle Market Area Expenditures Motor Vehicle and Parts Dealers $322,831,746 Home Furnishings/Electronic/Appliances 56,850,755 Building Material, Garden Equip Stores 169,064,597 Food and Beverage Stores 187,996,461 Health and Personal Care Stores 79,667,978 Gasoline Stations 136i047,651 Clothing and Clothing Accessories Stores 80,371,499 Sporting Goods, Hobby, Book, Music Stores 30,527,573 General Merchandise Stores 179,125.775 Miscellaneous Store Retailers 40,042,598 Non-Store Retailers 137,444.100 Foodservice and Drinking Places Total Retail Sales Incl Eating and Drinking Places $16614151313 $1,686,386,046 ........ N Prepared by: Keyser Marston Associates, Inc. 1--' Filename: Moorpar1c: Mer1c:et Tables-v4: 12: 812512016 Sal ea $30,832,241 27,263,328 105, 153, 164 28;371,555 15,904,101 4;040,257 8,781,897 16,697,613 40;550,815 32,357,661 12,550,081 $8614711237 $408,953,950 Sales $309,084,383 75;865;758 250,215,438 49,465;909 31,820,251 52,390;736 13,635,512 28,350,515 171;698;697 57,422,699 85,028,460 $11818541443 $1,243,832,801 Opportunity Typlcal Gap/Surplus Salee PSF Potential (SF) $116,253,220 NA NA (2,126,183) $350 0 (29,663,359) $400 0 55,471;262 $450 123,269 19,031,227 $400 47,578 57,377,593 NA NA 27,508,989 $350 78,597 (3, 169, 100) $400 0 40,772,360 $400 101,931 (14,735,563) $350 0 47,672,289 NA NA ~130510,676g $400 0 36 ,882,05 351,376 Opportunity Typical Gap/Surplus Sales PSF Potential (SF) $13,747,363 NA NA (19,015,003) $350 0 (81, 150,841) $400 0 138,530,552 $450 307,846 47,847,727 $400 119,619 83,656,915 NA NA 66,735,987 $350 190.674 2,177,058 $400 ·5,443 7,427,078 $400 18,568 (17,380,101) $350 0 52,415,640 NA NA $471560,870 $400 118,902 $342,653,245 761,052 Page 16 of 33 218TABLE 12 MARKET AREA RETAIL SALES SURPLUS/LEAKAGE DATA SUMMARY MOORPARK MARKET OPPORTUNITITES MOORPARK, CALIFORNIA Ten-Mlle Market Area Motor Vehicle and Parts Dealers Home Furnishings/Electronic/Appliances Building Material, Garden Equip Stores Food and Beverage Stores Health and Personal Care Stores Gasoline Stations Clothing and Clothing Accessories Stores Sporting Goods, Hobby, Book, Music Stores General Merchandise Stores Miscellaneous Store Retailers Non-Store Retailers Foodservice and Drinking Places Total Retail Sales Incl Eating and Drinking Places Source: Claritas; KMA Prepared by: Keyser Marston Associates, Inc. Filename: Moorpark Market Tables-v4; 12; 8/25/2016 Expenditures $1,384,945,511 248,400,892 742,207, 757 835,317,084 357,344,733 601,342,325 347,200,010 130,781,547 789,334,897 173,985,978 597,427,201 $728,877,171 $6,937,165,106 Salas $1,490,515,570 542,845, 140 826, 162,328 612,683,728 275,620, 177 330,078,866 403, 115,215 94,299,252 767,549,895 143,497,927 1,207,773,929 $780,273,671 $7,474,415,698 Opportunity Typical Gap/Surplus Sales PSF Potential (SF) ($105,570,059) NA NA (294,444,248) $350 0 (83,954,571) $400 0 222,633,356 $450 494,741 81,724,556 $400 204,311 271,263,459 NA NA (55,915,205) $350 0 36,482,295 $400 91,206 21,785,002 $400 54,463 ,30,488,051 $350 87, 109 (610,346,728) NA NA t$51,396,500) $400 0 ( 537,250,592) 931,829 Page 17 of 33 219 TABLE 13 ESTIMATED RETAIL DEMAND (SQUARE FEET OF SUPPORTABLE DEVELOPMENT) MOORPARK MARKET OPPORTUNITITES MOORPARK, CALIFORNIA Home Fumishings/Electronic/Appliances Building Material. Garden Equip Stores Food and Beverage Stores Health and Personal Care Stores Clothing and Clothing Accessories Stores Sporting Goods, Hobby, Book, Music Stores General Merchandise Stores Miscellaneous Store Retailers Foodservice and Drinking Places Total (Squal"8 Feet) Source: Claritas; KMA Prepared by: Keyser Marston Associates. Inc. Filename: Moorpark Market Tables-v4: 13; 8125/2016 3 ·Mlle 0 0 123,269 47,578 78,597 0 101,931 0 Q 351,376 5 -Miles 0 0 307,846 119,619 190,674 5,443 18,568 0 118.902 761,052 10 -Miles 0 0 494,741 204,311 0 91,206 54,463 87,109 Q 931,829 Page 18 o!32 3 220 TABLE14 MARKET AREA RETAIL LEASE RATE COMPARABLES MOORPARK MARKET OPPORTUN.ITTTES MOORPARK, CALIFORNIA No. Addre8s City -1-888 New Los Angeles 2 252 E. Los Angeles 3 302 W. Los Angeles 4 525 Los Angeles 5 476 Los Angeles 6 5!t3 W. Los Angeles 7 6591 Collins Drive 8 7 42 New Los Angeles 9 706-790 Los Angeles 10 14701 Princeton 11 530 E. Los Angeles 12 111-165 Poindexter 13 209 W. Los Angeles 14 4215 Tierra Rejada 15 481 E. High St. 16 14711 Princeton 17 14721 Princeton 18 142·144 W. Los Angeles 19 706 Los Angeles Lease Rate Range Weighted Average Lease Rate Source: LocipNet.com 2015 Prepared by: Keyser Marston Associates, Inc. Filename: Moorpark Market Tables-V4 ; 14; 812512016 Moorpark Moorpark Moorpark Moorpark Moorpark Moorpark Moorpark Moorpark Moorpark Moorpark Moorpark Moorpark Moorpark Moorpad< Moorpark Moorpark Moorpark Moorpark Moorpark SF Property Type Asking Type Available Neighborhood Ctr. $27.00 NNN 2,748 Retail $24.00 NNN 900 Strip Retail $35.35 NNN 975 Community Ctr. $27.00 NNN 2,816 Retail $19.20 MG 1,935 Community Ctr. $17.40 NNN 4,995 $19.80 NNN 4,~50 $24.00 NNN 1,011 $21.00 NNN 1, 170 $24.00 NNN 1, 122 $24.00 NNN 2,244 Neighborhood Ctr. $18.00 NNN 9,154 Community Ctr. Neg. NNN 20,721 Community Ctr. $21.00 MG 23,224 Strip Center $15.00 NNN 6,340 Street Retail $24.00 NNN 6,240 $21.00 NNN 2,800 Retail $11 .40 NNN 1,000 $12.00 NNN 1,000 Power Center $21.60 NNN 1,033 Community Ctr. $17.88 NNN 1,394 $21.00 NNN 1,382 $23.40 NNN 1,471 Street Retail $18.00 NNN 960 Neighborhood Ctr. $15.00 NNN 7,242 Neighborhood Ctr. $15.00 NNN 1,760 Strip Center $30.00 NNN 3,940 Anchor $18.00 NNN 45.022 $11.40 • $35.35 $16.93 Page 19 of 33 124 221TABLE15 3rd QUARTER 2015 OFFICE MARKET-VENTURA COUNTY MARKET AREA MOORPARK MARKET OPPORTUNITITES MOORPARK, CALIFORNIA Square Feet Submarket (Total Inventory) Agoura Hills 1,752,700 Camarillo 2,351,600 Conejo Valley 7,358,200 Oxnard/Port Hueneme 2,541,400 Simi Valley/Moorpark 2,359,300 Ventura 3,371,100 Central County Total 19,734,300 (1) PSF Per Month. Full Service Gross (FSG). Source: Lee & Associates Prepared by: Keyser Marston Associates, Inc. Fiiename: Moorpark Market Tables-v4; 15; 8/25/2016 Square Feet Vacant 403,121 507,946 816,760 335,465 478,938 289,915 2,832, 144 Vacancy Rate 23.0% 21.6% 11.1% 13.2% 20.3% 8.6% 14.4% Net Absorption Under Average Asking Change from YTD Construction Rent 1 Previous Qtr (81,200) $2.03 -0.1% (102,800) $1.64 -5.7% 292, 100 120,900 $2.12 2.0% 29, 100 $2.07 0.8% (256,300) $1.82 -0.1% 95,600 $1.68 1.2% (23,500) 120,900 $1.97 0.7% Page 20 of 33 222 TABLE 16 MARKET AREA OFFICE LEASE RATE COMPARABLES MOORPARK MARKET OPPORTUNITITES MOORPARK, CALIFORNIA No. Address City 1 530 Moorpark 2 5285 Kazuko Ct 3 209 W. Los Anglees 4 5301 N. Commerce 5 635 Los Angeles 6 301 Science Dr. 7 301 Science Dr. 8 5069 Maureen Ln 9 14711 Princeton 10 14701 Princeton 11 484 E. Los Angeles 12 609 Science Dr. 13 646 Flinn Ave. Lease Rate Range Wei!lhted AVera~e lease Rate Source: LoopNet.com Prepared by : Keyser Marston Associates, Inc. Filename : Moorpark Market Tables-v4; 16 ; 8125/2016 Moorpark Moorpark Moorpark Moorpark Moorpark Moorpark Moorpark Moorpark Moorpark Moorpark Moorpark Moorpark Moorpark Asking Property Type Rate Type SF Available Office $21.00 MG 3,570 Office $11.40 IG 800 Office $21.60 NNN 1,033 Office $14.40 MG 550 Medical Office $34.20 FSG 75,082 Office $22.20 FSG 2,938 Office $26.09 FSG 736 Office $15.00 MG 5,384 Office $15.00 NNN 7,242 Medical Office $15.00 NNN 3,832 Office $21.00 MG 2,049 Office $9.00 MG 22,100 Office $10.68 MG 4,924 $9.00 -$34.20 $25.40 Page 21of33 126 223 TABLE 17 POTENTIAL OFFICE DEMAND WITHIN A FIVE MILE RADIUS MOORPARK MARKET OPPORTUNITITES MOORPARK, CALIFORNIA 2015 Real Estate/RentaULeasing Employment 634 Change Office Employment Percentage Square Feet/Employee Total Square Footage Professional & Busineaa Services Employment 2,087 Change Office Employment Percentage Square Feet/Employee Total Square Footage Finance & Insurance Employment 1,336 Change Office Employment Percentage Square Feet/Employee Total Square Footage Balance of Employment Employment 19,073 Change Office Employment Percentage Square Feet/Employee Total Square Footage Total Employment 23, 130 Change Total Square Footage Total Square Footage Through Term of Projection --Estimated Office Demand-- 2020 2025 2030 2035 671 709 751 794 37 39 41 43 80% 80% 80% 80% 200 200 200 201 5,900 6,200 6,600 7,000 2,306 2,549 2,817 3, 113 219 242 268 2~ 80% 80% 80% 80% 200 200 20o 201 35,100 38,800 42,900 47,600 1,436 1,544 1,660 1,785 100 108 116 125 80o/o 80% 8.0% 80% 200 200 200 200 16,100 17,300 18,600 19,900 20,485 22,002 23,632 25,382 1,412 1,517 1,629 1,750 5•1o 5% 5% 5% 200 200 200 201 14, 100 15,200 16,300 17,600 24,899 26,805 28,859 31,073 1,769 1,906 2,054 2,214 71 ,200 77,500 84,400 J 92,100 71,200 148,700 233, 100 325,200 Source: Projections based on CaJffomia EDD employment projections (2012-2022) for Ventura County . Employment Percentage and square footage assumptions m·ade by KMA. Prepared by: Keyser Marston Associates, Inc. Filename: Moorpark Market Tables-v4; 17; 812512016 Page 22 of 33 127 224TABLE 18 3rd QUARTER 2015 INDUSTRIAL MARKET· VENTURA COUNTY MARKET AREA MOORPARK MARKET OPPORTUNITITES MOORPARK, CALIFORNIA Square Feet Submarket (Total Inventory} Agoura Hills/Westlake Village 2,683,900 Calabasas 632,600 Camarillo 11,535,000 Fillmore/Santa Paula 2,369,900 Newbury Park/Thousand Oaks 7,953,000 Oxnard/Port Hueneme 23,383,700 Simi Valley/Moorpark 12,081,600 Ventura 11,219,800 Central County Total 71,859,500 (1) PSF Per Month. Triple Net (NNN). Source: Lee & Associates ...... N 00 Prepared by: Keyser Marston Associates. Inc . Filename: Moorpark Market Tables-v4; 18; 812512016 Square Feet Vacant 115,408 135,376 1,199,640 94,796 254,496 1,215,952 640,325 336,594 3,992,587 Vacancy Net Absorption Under Completed Average Asking Rate YTD Construction YTD Rent 1 4.3% 99,400 $0.93 21.4% 6,400 $1.35 10.4% 37,400 92,700 $0.58 4.0% 2,600 $0.54 3.2% 216,200 $0.76 5.2% 51,500 28,000 $0.63 5.3% 377,000 $0.60 3.0% (56,300) $0.63 5.6% 734,200 28,000 92,700 $0.65 Page 23 of33 225 TABLE19 MARKET AREA INDUSTRIAL LEASE RA TE COMP ARABLES MOORPARK MARKET OPPORTUNITITES MOORPARK, CALIFORNIA Asking No. Address City Property T}'pe Rate 1 31 Poindexter 2 5146 Commerce 3 11953 Challenger Ct. 4 555 Spring Rd. 5 650 Flinn Ave. 6 709 Science 7 700 Science Dr. 8 353 Scie_nce Dr. 9 646 Fl inn Ave. Lease Rate Range Weiahted Averaae Lease Rate Source: LoopNet.c om Prepared by: Keyser Marston Associates. Inc. Filename: Moorpark Market Tables-v4; 19; 8/2512016 Moorpark Industrial Neg Moorpark Industrial $11 .04 Moorpark Industrial $10.20 Moorpark Industrial $8.40 Moorpark Industrial $1 2.00 Moorpark Industrial $4.68 Moorpark Industrial $4.68 Moorpark Industrial $1°0.80 Moorpark Industrial $10.68 $4.68 -$12.00 $.t.93 rype SF Available IG 16,383 MG 3,606 MG 11,397 NNN 3,900 MG 1,400 NNN 253,479 NNN 152,786 IG 8,470 MG 4 ,924 Page 24 of 33 129 226 TABLE20 ( REGIONAL HOTEL OCCUPANCY RA TES1 MOORPARK MARKET OPPORTUNITITES MOORPARK, CALIFORNIA 2010 2011 2012 2013 2014 2015 E 2016 F E-Estimate F -Forecast Simi Valley 68.9% 70.1% 71.2% 71.7% 72.2% 75.9% 76.7% Average Camarillo 61.8% 64.0% 67.6% 67.8% 74.1% 74.3% 75.2% 68.3% (1) Source: PKF "The 2016 Southern California Lodging Forecast" Prepared by: Keyser Marston Associates, Inc. Filename: Moorpark Market Tables-v4 ; 20; 8/2512016 Thousand Oaks/ Agoura Hills Ventura County 66.2% 64.5% 72.9% 64.4% 74.5% 66.7% 74.6~o 68.0% 77.8% 72.3% 78.4% 73.7% 78.8% 74.5% 74.1% 68.3°k Page 25 of 33 1 3 0 227 TABLE 21 REGIONAL HOTEL AVERAGE DAILY RA TE1 MOORPARK MARKET OPPORTUNITITES MOORPARK, CALIFORNIA 2010 2011 2012 2013 2014 2015 E 2016 F Average E . Estimate F ·Forecast Simi Valley $90.04 $92.31 $93.38 $96.47 $97.73 $104.00 $108.68 $97.52 Camarillo $88.30 $89.93 $90.82 $95.40 $105.24 $110.15 $114.55 $99.20 (1) Source: PKF "The 2016 Southern CaNfomia Lodging Forecast" Prepared by: Keyser Marston Associates, Inc. Filename: Moorpark Markel Tables-v4; 21 ; 81251201 6 Thousand Oaks/ Agoura Hills Ventura County $119.49 $98.21 $121 .30 $98.07 $126.11 $100.03 $132.26 $101 .71 $143.56 $109.43 $154.56 $118.26 $164.14 $124.52 $137.35 $107.18 Page 26 of 33 131 228 TABLE 22 REGIONAL HOTEL ANNUAL REVPAR (occupancy x room rate) MOORPARK MARKET OPPORTUNITITES MOORPARK, CALIFORNIA Thousand Oaks/ Simi Valley Camarillo Agoura Hills Ventura County 2010 2011 2012 2013 2014 2015 E 2016 F Average E-Estimate F -Forecast $62.01 $54.56 $64.70 $57.52 $66.53 $61.35 $69.17 $64.65 $70.61 $78.03 $78.95 $81.82 $83.33 $86.15 $70.76 $69.15 (1) Source: PKF "The 2016 Southern California Lodging Forecast• Prepared by: Keyser Marston Associates, Inc. Filename: Moorpark Market Tables-v4; 22; 8125/2016 $79.07 $63.34 $88.42 $63.20 $93.99 $66.69 $98.66 $69.16 $111.66 $79.17 $121.46 $87.16 $129.40 $92.81 $103.24 $74.50 Page 27 of33 13 2 229 TABLE23 REGIONAL HOTEL MARKET PERFORMANCE1 MooRPARK MARKET OPPORTUNITITES MOORPARK, CALIFORNIA Occupied Occupied Average Annual Room Nights Room Nights Rev Par Occupancy Daily Rate ~ Per Year Change RevPar Change Simi Valley 2010 68.9% $90.04 207,320 142,791 $62.04 2011 70.1% $92.31 207 ,320 145,319 1.8% $64.71 4.3% 2012 71 .2% $93.38 207,320 147,701 1.6 % $66.49 2.7% 2013 71 .7% $96.47 207,320 148,657 0.6% $69.17 4 .0% 2014 72.2% $9 7.73 207,320 149,787 0 .8 % $70.56 2.0 % 2015 E 75.9% $104.00 2 07,320 157,388 5.1 % $78.94 11 .9% 2016 F 76.7% $108.68 207,320 158,962 1.0 % $83.36 5.6% CAC 2010-2016 3 .19% 0 .00% 1.80% 5 .05% Camarillo 2010 61 .8% $~.30 317,550 196,213 $54.57 2011 64.0% $89.93 317,550 203,130 3 .5% $57.56 5.5% 2012 67.6% $90.82 317,550 214,529 5 .6 % $61.39 6.7% 2013 67.8% $95.40 317,550 215,199 0 .3% $64.68 5.4% 2014 74.1% $105.24 317,550 235,427 9 .4 % $77.98 20.6% 2015 E 74.3% $110.15 317,556 235,900 0 .2% $81.84 4 .9% 2016 F 75.2% $114.55 316,820 238,258 1.0 % $86.14 5.3% CAC 2010..2016 4 .43% -0.04% 3.29% 7 .91 % Thousand Oaks/Agoura Hills 2010 66.2% $119.49 664,300 439,555 $79.10 2 011 72.9% $121.30 664,300 484,218 10.2% $88.43 11 .8% 2012 74.5% $126.1 1 664,300 495,145 2 .3% $93.95 6.2% 2013 74.6 % $132.26 664,665 495,800 0 .1% $98.67 5.0% 2014 77.8 % $143.56 664,665 516,984 4 .3 % $1 11.69 13.2% 2015 E 78.4% $154.56 664,665 521 ,37 1 0 .8% $121.18 8.5% 2016 F 78.8% $164.14 664,665 523,978 0 .5 % $129.34 6 .7% CAC 2010-2016 5.43% 0.01 % "" 2.97% 8 .54% Ventura County 2010 64.5% $98.21 1,658,195 1,069,444 $63.35 2011 64.4% $98.07 1,67 3,890 1 ,078,694 0 .9 % $63.16 -0.3% 2012 66.7% $100.03 1,673,890 1,115,862 3.4% $66.72 5.6% 2013 68.0% $101 .71 1,673,890 1, 1.38,217 2.0% $69.1 6 3.7 % 2014 72 .3% $109.43 1,673,525 1,210,688 6 .4 % $79.12 14 .4% 2015 E 73.7% $118.26 1,670,058 1,230,818 1 .7 o/o $87.16 10.2% 2016F 74.5% $124.52 1,651 ,990 1;231,286 0 .0 % $92.77 6 .4% CAC 2010-2016 4 .04% -0.06% 2.38% 6.56% E -Estimate F -Forecast (1) Source: PKF "The 2016 Sout~em C.alifomia Lodging Forecast" Prepared by: Keyser Marston Associates. Inc. Filename: Moorpar1c Mar1cet Tables-v4; 23; 812512016 Page}&)>833 230 TABLE24 PROJECTED MARKET AREA HOTEL DEMAND MOORPARK MARKET OPPORTUNITITES MOORPARK, CALIFORNIA Potential Demand Simi Valley Market Area -2.0% Annual Increase Market Area Annual 2.0% Existing Target Occupancy -70% Demand Room Night Occupancy Available Cumulative Increase Supp!y1 Level Room Nights Rooms 2016 158,962 207,320 76.7% 227,089 54 2021 175,507 207,320 84.7% 250,724 119 2026 193,774 207,320 93.5% 276,820 190 2031 213,942 207.320 103.2% 305,631 269 2036 236.209 207,320 113.9% 337,442 356 Potential Demand Simi Valley Market Area-3.0% Annual Increase Annual3.0~ Existing Demand Room Night Occupancy Increase Supply' Level 2016 158,9Ei2 207,320 76.7% 2021 184,281 207,3.20 88.9% 2026 213,632 207,320 .103.0% 2031 247,658 207,320 119.5% 2036 287, 103 207,320 138.5% (1) Source: PKF 'The 2016 Southern California Lodging Forecast" Prepared by: Keyser Marston Associates, In c. Filename:Moorpark Market Tables-v4; 24; 812512016 Market Area Target Occupancy -70% Available Cumulative Room Nights Rooms 227,089 54 263,258 153 305,188 268 353,797 401 410,147 556 Page 29 of 33 1 3 4 231TABLE 25 RETAIL BUILDING SALES -CITY OF MOORPARK (2014-2016) MOORPARK MARKET OPPORTUNITITES MOORPARK, CALIFORNIA No. Building Type Address 1 Restaurant 255 High Street 2 Retail Storefront 11-17 East High Street 3 Freestanding Retail 213 East High Street 4 Service Station 550 West Los Angeles Avenue 5 Retail (LA Spring Center) 525, 537, 549 Los Anglees 6 Retail (Moorpark Town Center) 1, 5, 101-275, 165, 125 Los Angeles 7 Retail (Mission Bell Plaza}1 301-593 Los Angeles Sale Date 1/22/2016 11/18/2014 6/16/2014 8/7/2014 1/16/2015 12/3/2014 9/2/2015 1 Includes sale of buildings and ground leases. This was an off-marl<et transactions. Year Built 1935 1975/2005 1935 1998 2005 1984-1986 1993-1996 Price Per Sales Price RBA (SF) Price/SF Land (SF) SF Land $615,000 1,950 $315.38 14,985 $41.04 $845,000 4,500 $187.78 7,492 $112.79 $475,000 1,572 $302.16 7,405 $64.15 $2,700,000 9,551 $282.69 54,886 $49.19 $10,280,000 21,561 $476.79 97,574 $105.36 $27,250,000 139,740 $195.01 1,302,361 $20.92 $28,600,000 NA NA 1,378,922 $20.74 Weighted Average $235.72 $24.71 Note: Sales data from 412212014 -412212016; Sales covering the City of Moorpark; Multi-property sales, non-arms length transactions and transactions without a sales price were excluded. Source: Costar: 4/2016 f-" w Prepared by: Keyser Marston Associates, Inc. l11 Filename: Moorpark Market Tables-v4; 25; 8/25/2016 232TABLE 26 OFFICE BUILDING SALES -CITY OF MOORPARK (2014-2016) MOORPARK MARKET OPPORTUNITITES MOORPARK, CALIFORNIA No. Building Type Address Class C Medical Office 724 Moorpark Avenue Sale Date 8/31/2015 Price Per Year Built Sales Price RBA (SF) Price/SF Land (SFl SF Land 1985 $725,000 2,080 $348.56 8,782 $82.56 Note: Sales data from 412212014 -412212016; Sales covering the City of Moorpark; Multi-property sales, non-arms length transactions and transactions without a sales price were excluded. Source: Costar: 4/2016 ~ Prepared by: Keyser Marston Associates, Inc. °' Filename: Moorpark Market Tables-v4; 26; 8/25/2016 233TABLE 27 INDUSTRIAL BUILDING SALES· CITY OF MOOPARK (2014-2016) MOORPARK MARKET OPPORTUNITITES MOORPARK, CALIFORNIA No. Building Type Address 1 Class C Manufacturing 11969 Challenger Court 2 Class 8 Manufacturing 5360 Commerce Avenue 3 Class C Warehouse 588 Flinn Avenue 4 Class B Manufacturing 5155 Goldman Avenue 5 Class C Distribution 5530 Tech Circle Sale Date Year Built 6/9/2014 1990 3118/2016 1984 10/15/2015 1977 11/13/2015 1986/2011 11/20/2015 1986 Price Per Sales Price RBA (SF) Price/SF Land (SF) SF Land $1,500,000 11,555 $129.81 21,780 $68.87 $4,375,000 26,982 $162.15 121.968 $35.87 $800,000 1,800 $444.44 23,087 $34.65 $6,756,500 54,052 $125.00 , 11,078 $60.83 $1, 150,500 9,591 $119.96 21,349 $53.89 Weighted Avera11e $140.24 $48.73 Note: Sales data from 412212014 -412212016; Sales covering the City of Moorpark; Multi-property sales, non-arms length transactions and transactions without a sales price were excluded. Source: Costar: 4/2016 ~ . w Prepared by: Keyser Marston Associates, Inc . .......i Filename: Moorpark Market Tables-v4, 27, 812512016 234 I-' w 00 TABL628 COMMERCIAL AND INDUSTRIAL LAND SALES -CITY OF MOORPARK (2014-2016) MOORPARK MARKET OPPORTUNITITES MOORPARK, CALIFORNIA Land Use Commercial Address 384 E. Los Angeles Ave Sale Date 9/4/2015 Size {AC) 1.43 Size (SF) 62,291 Sales Price $1,600,000 Price Per SF $25.69 Note: Sales data from 4122/2014 -4122/2016; Sales covering the City of Moopark; Multi-property sales, non-anns length transactions and transactions without a sales price were excluded. Source: Costar: 412016 Prepared by: Keyser Marston Associates, Inc. Filename: Moorpark Market Tables-v4; 28; trb 3&$77$&+0(17235 RECORDING REQUESTED BY AND WHEN RECORDED, MAIL TO: City of Moorpark 799 Moorpark Avenue Moorpark, California 93021 Attn.: City Clerk Exempt recording per Government Code Sec. 6103 · 1111~111111111111~1~111~ Im 1101111 20111013-00152643-0 1/14 Ventura County Clerk and Recorder MARK A. LUNN 10/13/2011 10:08 :25 AM 656269 s .oo co (Space Above Line For Recorder's Use Only) EASEMENT AGREEMENT This Easement Agreement (the "Agreement") is entered into as of September 1, 2011, by and between MISSION BELL WEST, LP , a California limited partnership ("Mission Bell"), and the CITY OF MOORPARK, a municipal corporation (the "City"), who agree as follows: 1. Recitals. This Agreement is made with reference to the following facts and circumstances: (a) Mission Bell is the owner of certain property located in the City of Moorpark , California, and more particularly described on Exhibit A attached hereto (the "Mission Bell Property"). (b) The Mission Bell Property abuts certain property consisting of approximately 4 acres which is located to the west of the Mission Bell Property along Los Angeles A venue (State Route 118) and which abutting property is more particularly described on Exhibit B attached hereto (the "Abutting Property"). (c) The City, the Redevelopment Agency of the City of Moorpark. Mission Bell, and certain other parties have entere~ into th~r cei:tain ,Settlement Agreement and Mutual Release (the "Settle•ent Agreement"), dated as of September l, 2011, and as a material inducement ~o and consideration fc;>r the entry by the City into the Settlement Agreement, Mission Bell has agreed to grant to the City a non-exclusive easement on , over and across a portion of the Mission Bell Property, and has agreed that the City may assign such easement to the owner of the Abutting Property, all as provided in and subject to the terms and conditions contained in this Agreement 2. Grant and Tenns of Easement. For good and valuable consideration, the receipt and sufficiency of which is acknowledged by Mission Bell, from and after the .date the Mission Bell Easement Improvements (as hereinafter defined) are completed by City (or its duly authorized agent pursuant to Section 4 below), Mission Bell gnmts to the City, for the sole benefit of its assigns (to the extent pennitted under this Agreement), an easement (the "Mission Bell Property Access Easement") for the sole purpose of pedestrian, bicycle, and vehicular access, ingress and egress to and from Los Angeles A venue and on, over and across a portion of the Mission Bell Property to and from the Abutting Property (the "Easement Property"), which Easement LA #4848 -5021..0~14 v8 236 Property and the Mission Bell Property Access Easement are depicted and generally identified on the Site Pl~ ("Site Plan") attached hereto as Exhibit C. Only except as reas9nably required in connection with the construction of the Mission Bell Easement Improvements (as described in Section 4), the Mission Bell Property Access Easement may not be used for the passage of City's (or its duly authorized agents') or the Abutting Property owne.r's construction and/or maintenance vehicles. The Mission Bell Property Access Easement granted in this Section 2 is non-exclusive, and 1'4ission Bell reserves the right to make any use of the Easement Property that does not materially interfere with City's free use and enjoyment of the Mission Bell Property Access Easement. Mission Bell agrees that no trees, shrubs or other vegetation, buildings, fences, walls or other structures or similar obstructions of any kind will be installed, constructed, erected, placed, planted or maintained on the Miss ion Bell Property Access Easement without the prior written consent of City or the owner of the Abutting Property (whichever party then holds the subject easement rights under this Agreement), which shall not be unreasonably withheld, conditioned or delayed. Mission Bell shall at all times, and at it sole expense (except as provided in Section 2(a) below), keep and main~ the Easement Property -~ good condition and repaj.r!' }n~ludi.ng, without limitation, the making of any . nece~sary (as -determined by the owner of, the Mi$sion . Bell property)· pavement repairs~ resurfacing or replacements. Unless construction of the Mission Bell Easement Improvements (as described in Section 4) has been completed on or before December 31, 2016, the Mission Bell Property Access Easement shall be null and void and of no force or effect whatsoever. (a) Notwithstanding the foregoing or any other provision in this Agreement to the contrary, Mission Bell shall have the right to excavate or conduct construction activities upon the Mission Bell Property Access Easement and Easement Property in connection with the installation, operation, maintenance, repair, replacement, relocation and/or removal of any utility or service facilities affecting or · impacting the Mission Bell Property, in which event such excavation or construction activities shall be prosecuted diligently to completion; and further provided that Mission Bell shall provide advance notice of such work to City (or its assign). The person causing such excavation or construction activities to be made shall forthwith, upon completion thereof, restore any portion of the Mission Bell Property Access Easement affected thereby to the same condition as existed prior to the commencement of .such installation or construction activities using the same type and qualitY of materials as previously used. During any such excavation or construction activities, pedestrian, bicycle, and vehicular access, ingress and egress to and from Los Angeles A v_enue and the Abutting Property, through a lane at least fourteen (14) feet wide, shall be maintained across the Mission Bell Property whether through the Easement Property or other portions of the Mission Bell Property. · (b) Commencing upon the completion of the Mis sion Bell Easement Improvements, the City or the owner of the Abutting Property (whichever party .then bolds the subject easement rights under this Agreem~nt) sh@ ·pay to the owner of1he Mission Bell Property $2,400.00 per year a$ its share (tlie · '"Abutting Owner's 'Share of Maintenance Costs") of the costs for maintaining, repairing and replacing the ·improvements on the ~sion Beli Property Access Easement; which amount shall be paid by such party to the owner of the Mission Bell Property within ten (IO) days .following the completion of the Mission Bell Easement Improvements, and on or before each anniversary of such date thereafter. The Abutting Owner's Share of Maintenance Costs shall increase by 15% of the amount of such costs then in effect on every 5 year anniversary of the date the Mission Bell Easement Improvements were initially completed . LA #4348-5021-0314 v8 . 2 237 .... , . In the event the City or the owner of the Abutting Property (whichever party then holds the subject easement rights under this Agreement) fails to timely pay the futr amount of the Abutting Owner's Share of Maintenance Costs under this Agreement, and such failure continues for more than thirty (30) days following written notice ·to both the owner of the Abutting Property and the City (even follow~ng assignment of the Mission Bell Property Access Easement pursuant to paragraph 3 hereof), then the City or the owner of the Abutting Property (whichever party then holds the subject easement rights under this Agreement) shall be considered to be in default under this Agreement (an "Abutting Owner Default"). In such event, the owner of the Mission Bell Property shall have the right, in its sole and absolute discretion, to terminate this Agreement and the easements hereunder upon written notice to City or the owner of the Abutting Property (whichever party then holds the subject easement rights over the Mission Bell Property under this Agreement), in which event, upon such notice, this Agreement and the easements contained herein (including the Abutting Property Access Easement desc;ribed in Section 3) shall be null and void and of no further force or effect whatsoever. 3. City's Right to Assign Easement Except as provided in this Section 3, the Mission Bell Property Access Easement may not be assigned or otherwise transferred by the City. The Mission Bell Property Acces~ Easement may be assigned by the City only to the owner of the Abutting Property (whereupon it will become an easement ·appurtenant to the Abutting Property) and onlf if the owiler'of the Abutting Property concurrently' grants ·to-Mission Bell a reciprocal, np~::-exclusive easement (the '~'Abutting ·Property Access'·Easetnent") for vehicular a-ccess;· ingress and ·egress to· and from .Los '.Angeles· Avenue and on~ ·over and across a portion of the Abutting Property ·~o a,nd from the Mission Bell Pioperty, ·which easement is appurtenant to the Mission . Bell Property. The Abutting Property Access Easement ~hall be set forth in a reeomable agreement re_asonabJy satisfactory to the , owner of the Mission Bell Property and containing provislo:OS-"sub~umtially similar (as they pertain to the use and management of the Abutting Property Access Easement) as are · contained in this Agreement, and the Abutting Property Access Easement: (a) Must be 28 feet wide at the common property line between the Abutting Property and the Mission Bell Property. (b) Shall be connected to the Mission Bell Property Access Easement at the common property line as depicted on Exhibit D attached hereto. (c) Shall provide that the owner of the Abutting Property restricts itself from making use of the Abutting Property Access Easement in a manner that materially interferes with Mission Bell's free use and enjoyment of the Abutting Property Access Easement. and also provides that no trees, shrubs or other vegetation, buildings, fences, walls or other structures or similar obstructions of any kind will be installed, constructed, erected, placed, planted or maintained on the Abutting Property Access Easement without the prior written consent of Mission Bell, which consent shall not be unreasonably withheld, conditioned or delayed. Such provisions shall be substantially similar to the provisions applicable to Mission Bell with respect to the Mission Bell Property Access Easement. · (d) Shall provide that the owner of the Abutting Property will keep and maintain the Abutting Property Access Easement in good condition and repair, including, without limitation, LA #4848-5021-0314 v8 3 238 the making of any necessary pavement repairs, resurfacing or replacements (as determined by the owner of the Abutting Property). (e) Shall provide that the Abutting Property Access Easement not be used for the parking of vehicles. 4. Easement Improvements. Subject to the further provisions of this Section 4, the City, or its duly authorized agents, will perform all work necessary to construct and install common area/parking lot improvements to connect the existing improved portions of the Mission Bell J>.roperty Access Easement through to the end of the Mission Bell Property Access Easement that currently does not contain such improvements (!&, to the property line with the Abutting Property), open the wall between the Mission Bell Property and the Abutting Property and to join together the Mission Bell Property Access Easement and the Abutting Property Access Easement in the area marked on the Site Plan as "Location of Proposed Driveway Extension", as follows: remove existing improvements in the Location of Proposed Driveway Extension, including, but not limited to, block wall, planters, curbing, irrigation and landscaping, and replace with new curbing, irrigation tie-ins, and asphalt (collectively, the ''Mission Bell Easement Improvements"). (a) Notwithstanding anything to the contrary contained in this Agreement, the Mission Bell Easement Improvements shall b~ performed in strict accordance with detailed plans and specifications prepared by the City (or its duly authorized agents) and· approved in advanGe, in writing, by the owner of the Mission Bell Property, which approval shall not be unreasonably withheld, conditioned or delayed. All expenses of constructing the Mission Bell Easement Improvements shall be borne by the City, including, without limitation, landscaping, plan preparation, permit fees, and engineering expenses. Construction of the Mission Bell Easement Improvements within the Mission Bell Property shall be completed in a timely manner (pursuant to a schedule mutually approved by the City and the owner of the Mission Bell Property, which approval shall not be unreasonably withheld, conditioned or delayed), and shall be performed by duly licensed and bonded contractors. (b) All construction activities within the Mission Bell Property shall be performed in a good and workmanlike manner, using first class materials, and in compliance with all laws, rules, regulations, orders and ordinances of the city, county, state and federal governments, or any department or agency thereof, having jurisdiction over the Mission Bell Property. (c) All such construction activities shall be performed so. as not to unreasonably interfere with any construction work being performed on the remainder of the Mission Bell Property, cir any part thereof and so as not to unreaso·nably interfere with the use, occupancy or enjoyment of the remainder of the Mission Bell Property, or any part thereof or the business conducted by any occupant thereof. All staging in connection With the performance of the work for the Mission Bell Easement Improvements shall be on the Abutting Property or, if permitted by the owner of the Mission Bell Property (which permission shall be granted or denied in such owner's sole and absolute discretion) in an area of the Mission Bell Property designated by s uch owner (in such owner's sole and absolute discretion). Notwithstanding the foregoing, prior to an assignment of the ~ssion Bell Property Access Easement pursuant to paragraph 3 hereof, any staging in connection with the performance of the work for the Mission Bell Easement LA #4848 ·5021-0314 v8 4 239 Improvements by the City or its duly authorized agents shali be permitted by the owner of the Mission Bell Property in a reasonably proximate area of the Mission Bell Property designated by such owner and such permission and designation shall not be unreasonably withheld, conditioned or delayed. Any such staging area on the Mission Bell Property shall be available only during such time as the Mission Bell Easement Improvements are being constructed and the owner of the Mission Bell Property so permits. (d) City shall diligently complete all construction activities and other work related to the Mission Bell Easement Improvements as quickly as reasonably possible (and, in all events, no later than as provided in the mutually-approved construction schedule referenced in Section 4(a) above), shall regularly clean the roadways and driveways used by its construction vehicles of mud, dirt and construction debris, and upon completion of all construction activities shall promptly restore such affected roadways and driveways to a condition which is equal to or better than the condition which existed prior to the commencement of such work. (e) City shall indemnify, defend and hold hannless the owner of the Mission Bell Property and all occupants thereof from and against any and all claims, losses, damages, liabilities, injuries, costs and expenses, including, without limitation, reasonable attorneys fees, because of personal injury or death of persons or destruction of property arising from or as a result of construction by City (or its authorized agents) in connection with the construction of the Mission Bell Easement Improvements, except for claims to the extent caused by the negligence or willful misconduct of the indemnified party. 5. Notices. Any notice, demand, request or other communication required or permitted to be given to another hereunder shall be in writing, signed by the party giving the notice, and shall be given by delivering the same in person, by a recognized overnight courier service which maintains delivery records (such as Federal Express) or by depositing the same in the United States mail, registered or certified, return receipt requested, first class postage, and postage prepaid. Personal service and service by recognized overnight courier service will be deemed to be complete upon receipt, and service by mail will be deemed complete upon the date the return receipt is signed by the addressee. All notices shall be sent to the respective mailing addresses of the parties hereto at the following addresses, until such addresses are changed as hereinafter provided: Mission Bell: City: LA #4848-5021-0314 v8 Mission Bell West, LP 1850 S. Sepulveda Boulevard Los Angeles, California 90025 City of Moorpark Attn: City ,Manager 799 Moorpark A venue Moorpark CA 93021 5 240 Any party may change its mailing address at any time by giving written notice of such change to the other parties in the manner provided herein at least ten ( 10) days prior to the date such change is effective. 6. No Dedication to Public. Nothing herein contained shall be deemed to be a gift or dedication of any portion of the Mission Bell Property or the Abutting Property to the general public or for the general public or for any public purposes whatsoever, it being the intention of the parties hereto that this Agreement shall be strictly limited to and for the purposes herein expressed . 7. Attorneys Fees. In the event that, at any time after the date of this Agreement, any party hereunder shall institute any action or proceeding against the other relating to the provisions of this Agreement or any default hereunder, the party not prevailing in such action or proceeding shall reimburse the prevailing party for its reasonable attorneys' fees, and all fees, costs and expenses incurred in connection with such action or proceeding, including , without limitation, any post-judgment fees , costs or expenses incurred on any appeal or in collection of any judgment. 8. Additional Provisions. This Agreement constitutes the entire agreement and understanding of the parties with respect to its subject matter and it supersedes all prior or contemporaneous agreements and understandings, whether written or oral, of the parties with respect to its subject matter. This Agreement is to be construed and enforced in accordance with the internal laws of the State of California, without regard to principles of conflicts of law. This Agreement is binding upon and inures to the benefit of the successors and assigns of the parties. The parties have executed this Agreement as of the date first set forth above. MISSION BELL WEST, L.P., a California limited partnership By: Safco Holding Corporation a California corporation its general partner THE CITY OF MOO RP ARK By: ___________ _ Name: Steven Kueny Title: City Manager [SIGNATURES MUST BE NOTARIZED] LA #4848-5021-0314 v8 6 241 Any party may change its m~ling address at any time by giving \Vritten notice of such ch ange to the other parties in the manner provided herein at least ten (10) days prior to the date such change is effective. 6. No Dedication to Public. Nothing herein contai'n.ed shall be deemed to be a gift or dedication of any portion of the Mission Bell Property or the Abutting Property to the general public or for the general public or for any public purposes whatsoever, it being the intention of the parties hereto that this Agreement shall be strictly limited to and for the purposes herein expressed. 7. Attorneys Fees. In the event that, at any time after the date of this Agreement, any party hereunder shall institute any action or .proceeding against the other relating to the provisions of this Agreement or any default hereunder, the party not prevailing in such action or proceeding shall reimburse the prevailing party for its reasonable attorneys' fees, and all fees, costs and expenses incurred in connection with such action or proceeding, including, without limitation, · any post-judgment fees, costs or expenses incurred on any appeal or in collection of any judgment. 8. Additional Provisions . This Agreement constitutes the entire agreement and understanding of the parties with respect to its subject matter and it supersedes all prior or contemporaneous agreements and understandings, whether written or oral, of the parties with respect to its subject matter. This Agreement is to be construed and enforced in accordance with the internal laws of the State of California, without regard to principles of conflicts of law. Thi s Agreement is binding upon and inures to the benefit of the successors and assigns of the parties. The parties have executed this Agreement as of the date first set forth above. MISSION BELL WEST, L.P., a California limited partnership By: Safco Holding Corporation a California corporation its general partner By: ______ _ Name: John Safi Its: President THE CITY OF MOORPARK By: ~f~ Name: Steven Kueny Title: City Manager [SIGNATURES MUST BE NOTARIZED] LA #4848-S021-0314 v8 6 242 CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT CML CODE§ 1189 State of California County of k.s. ~E ~ personally appeared } Name(•) of Slgner(s) who proved to me on the basis of satisfactory evidence to be the perso~ whose name(i-) is/aire- subscribed to the within instrument and acknowledged to me th~t he/~~ executed the same in his/bef/tJ:leir authorized capacity(iest and that by his/hefltl}eir signature($f on the instrument the person'* or the entity upon behalf of which the persorU:wracted, executed the instrument I ce rtify under PENA L TY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature: # f" cf'•~ Place Notary Seal Atxwe !£.. Signalllre ol Notary Public ~~~~~~~~~~o~nONAL~--'--~~~~~~~~~ Though the information below is not required by law, it may prove valuable to persons relying on the document and could prevent fraudulent removal and reattachment of this form to another document. Description of Attached Document Title or Type of Document: ~~ lr<Ci~'e ~ Document Date: ~W~ l, ~·f I ~ Number of Pages : a.t.V€ JJ Signer(s) Other Than Named Above: _ _.Ut~,___,.~+--"---~-1-~_Af.t_l(.;>.-__________ _ Capacity(les) Claimed by Signer(s) Signer's Name : ------------ 0 Corporate Officer -Title(s): ------- 0 Individual RIGHT THUrc1BPR'NT OF SIGNER 0 Partner -0 Li mited 0 General Top of thumb here 0 Attorney in Fact 0 Trustee 0 Guardian or Conservator 0 Other:-------- Signer Is Representing: ___ _ Signer's Nam e:------------ 0 Corporate Officer -Tltle(s): ______ _ 0 Individual RIGHT THU!\1BPRINT OF SIGNER 0 Partner -0 Limited 0 General Top of thumb here 0 Attorney in Fact O Trustee 0 Guardian or Conservator 0 Other.-------- Signer Is Representin g: __ _ C 2010 National Notary AMoclation • NatlonalNotary.org • 1·800-US NOTARY (1-800-878-6827) Item #5907 243 ,, Ct& ef 5/Woopark 799 Moo rpark Ave nue Moorpark , California 93021 (805) 517 -6200 fax (805) 532-2520 PUBLIC AGENCY FORM OF ACKNOWLEDGMENT STATE OF CALIFORNIA) COUNTY OF VENTURA ) ss. CITY OF MOORPARK On this 26th day of September in the year 2011, before me, Blanca Garza, Deputy City Clerk of the City of Moorpark, personally appeared Steven Kueny, who proved to me on t he basis of satisfactory evidence to be t he person whose name is subscribed to the within instrument and who is personally known to me to be the person whose name is subscribed to the within instrument and ac~nowledged to me that he executed the sam e in his authorized capacity as the City Manager of the City of Moorpark, and that by his signature on the instrument, acknowledged to me that the City executed the instrument. I certify under PENAL TY OF PERJURY under the laws of the St ate of California that the foregoi ng parag raph is true and correct . Wrtness my hand and Official Seal Blanca Garza Deputy City C lerk JANICE S. PARVIN Mayor KEI TH F. MILLHO USE Mayor Pro Tern ROSEANN MIKOS Council member DAVID POLLOCK Council member MARK VANDAM Councilmember 244 EXIIlBITB Legal Description of Abutting Property All that certain real property situated in the County of Ventura, State of California, described as follows: Part of Lot "P" as the same is designated. and delineated upon that certain Map entitled, "Map of a part of Tract "L" of the Rancho Simi, in the City of Moorpark, County of Ventura, State of California, showing the Townsite of Moorpark and lands of Madeleine R. Poindexter and recorded in the Office of the County Recorder of said Ventura County, in Book 5 of Miscellaneous Records (Maps), Page 5 and more particularly described as follows: Beginning at the intersection of the Southerly prolongation of the most Easterly line of Tract No. 1240; according to the Map thereof recorded in Book 30 Page 56 of Maps with the Centerline of Los Angeles A venue, 60 feet wide, as said A venue is shown on la~t mentioned Map; thence along said Southerly prolongation. 1st: NQrth 0° 04' East 429.99 feet more or less to the Southeasterly comer of said Tract No. 1240, being ·the Southeasterly corner of Lot 44 of said Tract No. 1240; thence along the Southerly line o_f said tract, · 2nd: North 89° 59' 15" West 470.67 feet to the Northeasterly comer of Lot 51 ·of said Tract No. 1240; thence along the Easterly line and Southerly prolongation theroof. 3rd: South 0° 04' West 429.99 feet to the said Centerline of Los Angeles Avenue; thence along said Centerline, · 4th: South 89° 59' 15" East 470.67 feet to the point of beginning. Except therefrom the Interest conveyed to the County of Ventura by deed recorded June 6, 1889 in Book 28 Page 190 of Deeds, and by deed recorded November 8, 1900 in Book 68 Page 316 of Deeds. Also except therefrom that portion of said land described in a deed to the City of Moorpark, recorded August 12, 1988 as Instrument No. 88-115140 of Official Records. LA #4848 -5021-0314 vs B-1 245 EXIUBITC Site Plan -------··-.. -·. ·-·. Site Plan LA #4848-5021--0314 v8 C-1 246 EXIIlBITD Easement Improvements 32'-0" 2J'·O· LA #4848-5021-0314 v8 D-1 247 'l Ct& ef !lYoopark 799 Moorpa rk Avenue Moo rpark , California 93021 (805) 517-6200 fax {805) 532-2520 CERTIFICATE OF ACCEPTANCE NOTICE IS HEREBY given by the City of Moorpark in the County of Ventura, State of California, as follows: 1. That on the 26th day of September 2011, the interest in real property conveyed by the Easement Agreement dated September 1, 2011, from Mission Bell West , LP , a California limited partnership, to the City of Moorpark, a municipal corporation, is hereby accepted by the undersigned officer on behalf of the City of Moorpark pursuant to the authority conferred by Resolution No . 85 -163 of the City of Moorpark, adopted by the City Council of said City on February 4, 1985, and the grantee consents to the recordation thereof by its duly authorized officer. 2 That the name of the political subdivision accepting said interest in real property conveyed by the Easement Agreement is the CITY OF MOORPARK, in the County of Ventura, State of California , whose address is 799 Moorpark Avenue , Moorpark, California 93021. JANICE S. PARVIN Mayor KEITH F. MILLHOUSE Mayor Pro Tern CITY OF MOORPARK Blanca Garza, Deputy City Clerk ROSEANN MIKOS Councilmember DAVID POLLOCK Councilmember MARK VANDAM Councilmembe r