CC_08132024_Exhibit_3_9a — Glendale City Council, August 13, 2024

CITY OF GLENDALE, CA

DESIGN REVIEW STAFF REPORT – SINGLE FAMILY

April 18, 2024 1239 Rossmoyne Avenue, CA 91207
Decision Date Address

Historic Preservation Commission 5646-002-008
Review Type APN

PDR-003119-2024 Edgar Markosyan, ArcSTEM Inc.

Case Number Applicant

Eric Ji Ani Malkhasyan
Case Planner Owner

Project Summary
The applicant is proposing a two-story addition at the rear façade and the enclosure of a balcony at the front façade. A total of 489 square feet (SF) will be added to the first floor and 599 SF at the second floor. The two-story single family house was built in 1927 and contains 2,413 SF. The 10,920 SF lot is zoned R1-HD (Floor Area District II). The project also includes a 377 SF addition to the existing detached two-car garage, a new detached covered patio, and a 62 SF detached accessory building. The property is identified as a contributor to the Rossmoyne Historic District.

Environmental Review
The project is exempt from CEQA review as a Class 1 “Existing Facilities” exemption pursuant to Section 15301 of the State CEQA Guidelines because it is a minor addition to an existing building. It is also exempt as a Class 31 “Historic Restoration or Rehabilitation" pursuant to Section 15331 of the State CEQA Guidelines because the project, if approved by the Historic Preservation Commission (HPC), will remain a contributor to the North Cumberland Heights Historic District.

Existing Property/Background
The project site is a 10,920 SF, irregularly shaped interior lot with frontage on Rossmoyne Avenue. Originally developed in 1927, the site currently features a two-story, 2,413 SF single-family dwelling with a 363 SF detached, two-car garage. In 1977 a 238 SF 2-story addition was approved at the rear. The project site is accessed via an existing driveway along Rossmoyne Avenue that will be maintained.

The subject property is a contributor to Rossmoyne Historic District. It retains many of its original character-defining features and maintains high historic integrity.

EXHIBIT 3
2 Staff Recommendation
Approve with Conditions
________________________________________________________________________

Last Date Reviewed / Decision
First time submittal for final review.

Zone: RI FAR District: II
Although this design review does not convey final zoning approval, the project has been reviewed for consistency with the applicable Codes and no inconsistencies have been identified.

Active/Pending Permits and Approvals
None.

Site Slope and Grading
None proposed.

Neighborhood Survey

DESIGN ANALYSIS
________________________________________________________________________ Site Planning
Are the following items satisfactory and compatible with the project site and surrounding area?

Building Location
܈yes ܆n/a ܆no

If “no” select from below and explain:
տ Setbacks of buildings on site
܆Prevailing setbacks on the street
տ Building and decks follow topography

Garage Location and Driveway
܆yes ܆n/a ܈no

If “no” select from below and explain:
տ Predominant pattern on block
Average of
Properties within 300
linear feet of subject
property
Range of Properties
within 300 linear feet
of subject property
Subject Property
Proposal
Lot size 7,557 SF 5,760 – 12,288 SF 10,920 SF
Setback 28’ 20’ – 57’ 25’-10”
House size 2,272 SF 1,569 SF – 3,283 SF 3,603 SF
Floor Area Ratio 30% 25% - 26% 33%
Number of stories
1-2 1 – 2
(6 one-story houses,
11 two-story houses)
2-stories
EXHIBIT 3
3 ܈Compatible with primary structure
տ Permeable paving material
տ Decorative paving
The pavers for the driveway and front walkway are not appropriate to the style and period of the house. The existing “Hollywood” driveway is damaged but should be either repaired or replaced in kind to maintain the early appearance of the house.

Landscape Design
܆yes ܈n/a ܆no

If “no” select from below and explain:
܆Complementary to building design
տ Maintains existing trees when possible
տ Maximizes permeable surfaces
܆Appropriately sized and located

Walls and Fences
܆yes ܈n/a ܆no

If “no” select from below and explain:
տ Appropriate style/color/material
տ Perimeter walls treated at both sides
տ Retaining walls minimized
տ Appropriately sized and located

Determination of Compatibility: Site Planning

The proposed site planning is appropriate, as modified by any proposed conditions, to the site and its surroundings for the following reasons:

 Overall, the site planning is appropriate with the two-story addition appropriately setback from the interior property lines. The expanded garage footprint, new covered patio and accessory buildings will be located at the rear behind the existing house. The property will remain accessible from Rossmoyne Avenue and the main entrance will remain as-is.
 The placement of the addition at the rear façade is in keeping with the recommendations of the Historic District Design Guidelines.  The existing detached two-car garage will be extended towards the rear to accommodate the zoning code required third parking space. The addition will not be visible from the street and the garage form, location and overall design will be preserved.
 The existing landscaping is proposed to remain and the partially enclosed patio at the rear, new swimming pool, and garage extension creates a courtyard landscape that complements the Spanish Colonial Revival style of the house

EXHIBIT 3
4 __________________________________________________________________ Massing and Scale
Are the following items satisfactory and compatible with the project site and surrounding area?

Building Relates to its Surrounding Context
܈yes ܆n/a ܆no

If “no” select from below and explain:
܆Appropriate proportions and transitions
܆Relates to predominant pattern
܆Impact of larger building minimized

Building Relates to Existing Topography
܈yes ܆n/a ܆no

If “no” select from below and explain:
տ Form and profile follow topography
տ Alteration of existing land form minimized
տ Retaining walls terrace with slope

Consistent Architectural Concept
܈yes ܆n/a ܆no

If “no” select from below and explain:
տ Concept governs massing and height

Scale and Proportion
܈yes ܆n/a ܆no

If “no” select from below and explain:
܆Scale and proportion fit context
܆Articulation avoids overbearing forms
܆Appropriate solid/void relationships
տ Entry and major features well located
܆Avoids sense of monumentality

Roof Forms
܈yes ܆n/a ܆no

If “no” select from below and explain:
܆Roof reinforces design concept
܆Configuration appropriate to context

Determination of Compatibility: Mass and Scale

The proposed massing and scale are appropriate, as modified by any proposed conditions, to the site and its surroundings for the following reasons:

 The immediate neighborhood surrounding the subject property features one- and two- story homes. The existing residence is two stories and the applicant’s proposal EXHIBIT 3
5 to expand the existing two-story house is consistent with the neighborhood and existing conditions of the site.
 At the first floor, the addition is proposed to be built in line with the existing walls.

The new two-story addition at the rear portion of the house will extend towards the north. The massing will be broken up using recessed building forms, with the second-floor setback approximately 1 foot from the first floor along the east and west facades. A new shed roof is also proposed that visually breaks up the massing of the first and second floor addition.
 The addition will feature gabled roof forms that match the existing single-family residence and the use of a 4:12 roof pitch is consistent throughout. ___________________________________________________________________ Design and Detailing
Are the following items satisfactory and compatible with the project site and surrounding area?

Overall Design and Detailing
܆yes ܆n/a ܈no

If “no” select from below and explain:
܈Consistent architectural concept
܆Proportions appropriate to project and surrounding neighborhood ܆Appropriate solid/void relationships

The project plan proposes the enclosure of the existing second story balcony facing Rossmoyne Avenue to create a sunroom. As this area appears to have originally been an uncovered terrace, with a tile-clad roof added at a later date, its further modification to create a feature that was never part of this house does not meet the Secretary of the Interior’s Standards for Rehabilitation or the district design guidelines and this portion of the project should not be approved. The plan also proposes the covering of the existing decorative vents on the front and side wall. Staff is recommending a condition that the enclosure of the second-floor balcony be omitted and the vents be retained.

Entryway
܆yes ܈n/a ܆no

If “no” select from below and explain:
տ Well integrated into design
տ Avoids sense of monumentality
տ Design provides appropriate focal point
܆Doors appropriate to design

Windows
܈yes ܆n/a ܈no

If “no” select from below and explain:
܆Appropriate to overall design
܆Placement appropriate to style
܆Recessed in wall, when appropriate
The proposed aluminum-clad wood windows may be appropriate for replacing the existing wood windows but the drawings to not provide enough information to determine how closely they replicate the appearance of the existing. Alternatively, the Commission may consider requiring that the existing wood windows at the front, and EXHIBIT 3
6 portions of the side, façade be retained and the proposed windows be used only at more distant side façade openings and at the addition.

Privacy
܈yes ܆n/a ܆no

If “no” select from below and explain:
տ Consideration of views from “public” rooms and balconies/decks տ Avoid windows facing adjacent windows

Finish Materials and Color
܈yes ܆n/a ܆no

If “no” select from below and explain:
܆Textures and colors reinforce design
տ High-quality, especially facing the street
܆Respect articulation and façade hierarchy
տ Wrap corners and terminate appropriately

Paving Materials
܆yes ܆n/a ܈no

If “no” select from below and explain:
܆Decorative material at entries/driveways
܆Permeable paving when possible
܆Material and color related to design

As noted above, the proposed pavers at the driveway and front walkway are not appropriate.

Lighting, Equipment, Trash, and Drainage
܆yes ܆n/a ܈no

If “no” select from below and explain:
܆Light fixtures appropriately located/avoid spillover and over-lit facades ܆Light fixture design appropriate to project
܆Equipment screened and well located
տ Trash storage out of public view
܆Downspouts appropriately located
܈Vents, utility connections integrated with design, avoid primary facades The project plan proposes to cover the existing decorative vents on the front and side wall visible from Rossmoyne Avenue. Staff is recommending a condition of approval to omit this from the scope and preserve these character defining features when they are visible from the street.

Ancillary Structures
܈yes ܆n/a ܆no

If “no” select from below and explain:
տ Design consistent with primary structure
տ Design and materials of gates complement primary structure

EXHIBIT 3
7 Determination of Compatibility: Design and Detailing

The proposed design and detailing are appropriate, as modified by any proposed conditions, to the site and its surroundings for the following reasons:

 The proposed addition will be in keeping with the existing design and details including the use of red mission clay tiles, exposed rafter tails, decorative vents, smooth stucco in with a color that matches the existing house, and aluminum gutters and downspouts in bronze.
 The new windows will be bronze, aluminum-clad wood with a block frame installation and external grids. A condition is recommended calling for dimensioned drawings of the existing windows to allow staff to verify that the proposed will closely match the existing.
 Staff recommends an added condition to delete the front façade balcony enclosure unless the Commission finds that this work could mitigate the awkward appearance of the existing, likely non-original, roof structure above the balcony. Staff also recommends that the existing decorative gable vents be retained. ________________________________________________________________________________ Glendale Historic District Design Guidelines and Rehabilitation Standards Analysis

Glendale Historic District Design Guidelines Analysis
Staff believes that the proposed project can meet the Historic District Design Guidelines if the recommended conditions are imposed. With regard to the two-story rear addition, the Massing & Additions section for Spanish Colonial Revival style properties suggests that the addition is appropriately located at the rear of the property and away from the primary façade. The asymmetrical rear volumes, gabled roof forms, and exposed rafter tails are in keeping with the existing house. The guidelines support staff’s recommendation that the existing front balcony not be enclosed, going so far as to say that balconies that have been enclosed should be restored back to their open state. Depending on the Commission’s decision regarding the proposed windows, staff will ensure that windows at all locations will match the existing wood windows as closely as possible.

Secretary of the Interior’s Standards for Rehabilitation Analysis Staff believes the proposed work can comply with the Rehabilitation Standards if the recommended conditions are imposed, as follows:

1. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment.  The property was developed as a single-family residence and will remain a single- family residence.

2. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided.
 If the recommended conditions are approved, the proposed changes at the front balcony and gable vents will be deleted from the proposal and the character of the front façade will be retained. If the Commission choses to call for the existing wood windows to be retained at specific locations, this standard will be better met.

EXHIBIT 3
8 3. Each property shall be recognized as a physical record of its time, place, and use.

Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken.  The addition will be a straightforward design and will read as an addition because of the offset side walls. Enclosing the front balcony would violate this standard by adding a conjectural feature; staff’s recommendation to not approve the enclosure design would avoid this.

4. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved.  It appears that the roof structures at the front entry and the second floor balcony are not original and staff believes they have not acquired significance over the years.

They were, however, in place when the historic district survey consultant determined the property to be a contributor, so their presence does not diminish the overall historic character of the property.

5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a property shall be preserved.
 If the recommended conditions are approved, staff believes that the property’s character-defining features will largely be retained at a level that allows for ongoing contributing status if the historic district is approved.

6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials.

Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence.
 Keeping the wood windows at the front and partial side elevations will help better meet this standard.

7. Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible.
 Not applicable.

8. Significant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken.  Not applicable.

9. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment.  The construction of the two-story addition will not cause any character-defining features or materials that characterize the property to be destroyed or removed. The existing massing will obviously be altered and the addition will be visible when viewed from the side. The second-floor offset of the addition will allow the original rear corners of the house to remain exposed and provide a subtle marker indicating the addition is not an original feature of the property.

EXHIBIT 3
9 10. New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.
 The single-family residence could be returned to its original size and shape in the future. The two-story addition at the rear could be removed and, with the reconstruction of the rear facade, the existing condition could be restored.

________________________________________________________________________

Recommendation / Draft Record of Decision
Based on the above analysis, staff recommends Approval with Conditions. This determination is based on the implementation of the following recommended conditions:

Conditions

1. The enclosure of the second-floor balcony and removal of the existing decorative vents should be omitted from the proposal.

2. The proposed driveway and front walkway pavers are not appropriate to the style and period of the house. The damaged “Hollywood” driveway should be either repaired or replaced in kind. The existing front walkway is not original but can be retained due to its unobtrusive visual character.

3. Provide additional information, including dimensioned drawings of the existing windows for staff verification regarding the closeness of their appearance. The Commission may also consider requiring that the wood windows at the front façade and side facades that are closer to the street be retained, and that the new windows be limited to the addition and less visible portions of the side facades. ________________________________________________________________________

Attachments

1. Submitted Plans

2. Photos of Existing Property

3. Location Map

4. Neighborhood Survey

5. DPR Survey Form

EXHIBIT 3

ANNOTATION SYMBOLS
0 1 1t
1t
F
KE
PL
A101
1 SIM
A101
1 Ref
1 Ref 1
Ref
1 Ref
Name
Elevation
1 A101
SIM
S

STROM DRAIN FLOW
WITH 2% SLOPE
1 View Name
1/8" = 1'-0"
101
150 SF

REVISION CLOUD /

REVISION NUMBER

ARCHITECTURAL NORTH /

TRUE NORTH
N

ELEVATION SYMBOL

SHEET NUMBER

DRAWING NUMBER

ELEVATION INDICATOIN

LEVEL INIDCATOR

LEVEL NAME

ELEVATION HEIGHT
100'
ROOF

VIEW TITLE

VIEW NAME

VIEW SCALE

DETAIL VIEW REFERANCE

VIEW NUMBER

SHEET NUMBER

SECTION

VIEW NUMBER

SHEET NUMBER

ROOM TAG

ROOM NAME

ROOM SQUARE

FOOTAGE

GRID LINES

GRID NAME

STORM DRAIN FLOW

DIRECTION

WINDOW TAG

DOOR TAG
SMOKE DETECTOR / CO2
COMBO

EXHAUST FAN ENERGY

STAR WITH HUMIDISTAT

DUCKED TO TERMINATE

OUTSIDE OF THE BUILDING
#34. 50 CFM

KITCHEN EXHAUST

PROPERTY LINE

LOT TIE
Drawn By:

Checked By:

Project
Number:

Date:

OWNER:

The drawings and
specifications and designs
represented hereby are
and shall remain the
property of the ARCSTEM,
and no part thereof shall
be used or reproduced
for any purpose other
than the specified project
for which they have been
prepared and developed
without the written
consent of the ARCSTEM.

Written dimensions shall
have precedence over
scaled dimensions. The
Contractor shall verify
and be responsiible for
all dimensions and
conditions on the jobsite
and report any
discrepencies to
ARCSTEM.

PROJECT TITLE:

PAGE TITLE:

EDGAR MARKOSYAN
818-288-8682
225 E Broadway Unit 102B
GLENDALE, CA 91205
WWW.ARCSTEM.COM
[email protected]
A-00
Checker
Author
03/19/2024
0000099

COVER SHEET

ADDITION/

ALTERATION

LERMONT AKOPYAN
1239 ROSSMOYNE AVE,
GLENDALE, CA 91207

PROJECT RENDERING / VICINITY MAP

1. PROVIDE EACH BEDROOM, BASEMENT, AND HABITABLE ATTICS WITH A MINIMUM OF ONE EXTERIOR WINDOW WITH A 44” MAXIMUM CLEAR OPENING HEIGHT, 5.7 SQ. FT. MINIMUM CLEAR OPENABLE AREA (MINIMUM 5.0 SQ. FT. AT GRADE FLOOR OPENINGS), 24” MINIMUM CLEAR OPENABLE HEIGHT AND 20” MINIMUM CLEAR WIDTH, OR AN OPENABLE EXTERIOR EXIT DOOR. (CRC R310.2.1 AND CRC R310.2.2) WINDOW WELLS, LADDERS, AND STEPS SHALL COMPLY WITH CRC R310.2.3.

BARS, GRILLES, COVERS, ANDS SCREENS SHALL BE RELEASABLE OR REMOVABLE FROM THE INSIDE WITHOUT THE USE OF A KEY, TOOL, SPECIAL KNOWLEDGE, OR FORCE GREATER THAN 15LBS TO OPERATE THE EMERGENCY ESCAPE AND RESCUE OPENINGS. (CRC R310.4) PHOTOVOLTAIC PANELS & MODULES SHALL NOT BE BELOW AN EMERGENCY ESCAPE AND RESCUE OPENING WITHIN 36”. (R324.6.2.2)

2. EACH BATHROOM CONTAINING A BATHTUB, SHOWER OR TUB/SHOWER COMBINATION SHALL BE MECHANICALLY VENTILATED WITH ENERGY STAR APPROVED EQUIPMENT (MINIMUM 50CFM) WITH AN INTEGRAL HUMIDISTAT INSTALLED. (CRC R303.3.1)

3. PROVIDE ATTIC CROSS VENTILATION: 1/150 OF ATTIC AREA OR 1/300WITH AT LEAST 40% BUT NOT MORE THAN 50% OF VENTS ARE A MAXIMUM 3 FT. BELOW THE RIDGE OR HIGHEST SPACE IN THE

ATTIC AND THE BALANCE IS PROVIDED IN THE LOWER THIRD OF THE ATTIC SPACE (NOT LIMITED TO EAVES OR CORNICE VENTS). AS AN ALTERNATIVE IN CLIMATE ZONE 16 (TRUCKEE REGION), THE NET AREA MAY BE REDUCED TO 1/300 WHEN A CLASS I OR II VAPOR BARRIER IS INSTALLEDON THE WARM-IN-WINTER SIDE OF THE CEILING. BAFFLES ARE REQUIRED AT VENTS FOR INSULATION. PROVIDE MINIMUM OF 1” INCH OF AIR SPACE BETWEEN INSULATION AND ROOF SHEATHING.
(CRC R806)

4. ENCLOSED RAFTER SPACES SHALL HAVE A 1-INCH CLEAR CROSS VENTILATION. (PROPERLY SIZED RAFTERS FOR INSULATION) (CRC R806.3)

5. UNDER FLOOR CROSS VENTILATION: MINIMUM 1.0 SQ. FT. FOR EACH 150 SQ. FT. OF UNDER FLOOR AREA. WHEN A CLASS 1 VAPOR RETARDER IS INSTALLED ON THE GROUND SURFACE THE MINIMUM AREA OF VENTILATION MAY BE LIMITED TO 1SQ.FT FOR EACH 1,500 SQUARE FEET OF UNDER-FLOOR SPACE. ONE VENTILATION OPENING SHALL BE WITHIN THREE (3) FEET OFEACH CORNER OF THE BUILDING (CRC R408.1). UNVENTED CRAWL SPACES SHALL COMPLY WITH CRC R408.3. UNVENTED CRAWL SPACE ADDED OPTION FOR DEHUMIDIFICATION OF 70 PINTS MOISTURE PER DAY PER 1,000 SF TO REQUIREMENT FOR EXEMPTION. (R408.3)

6. EXTERIOR BALCONIES AND ELEVATED WALKING SURFACES EXPOSED TO WATER, WHERE

STRUCTURAL FRAMING IS PROTECTED BY AN IMPERVIOUS MOISTURE BARRIER REQUIRE CONSTRUCTION DOCUMENTS WITH MANUFACTURER’S INSTALLATION INSTRUCTIONS (R106.1.5). MUST BE INSPECTED AND APPROVED BEFORE CONCEALING BARRIER. (R109.1.5.3)

7. ENCLOSED FRAMING IN EXTERIOR BALCONIES AND ELEVATED WALKING SURFACES EXPOSED TO RAIN,

SNOW OR DRAINAGE FROM IRRIGATION SHALL BE PROVIDED WITH CROSSVENTILATION AREA OF AT LEAST 1/150. (R317.1.6)

8. PROVIDE LANDINGS AND A PORCH LIGHT AT ALL EXTERIOR DOORS. LANDINGS ARE TO BE MINIMUM 3 FT DEEP X WIDTH OF DOOR. LANDINGS AT REQUIRED EGRESS DOORS MAY STEP DOWN A MAXIMUM OF 7.75 INCHES WHEN THE DOOR DOES NOT SWING OVER THE LANDING AND1.5 INCHES WHEN DOOR SWINGS ONTO THE LANDING. OTHER THAN REQUIRED EXTERIOR EXIT DOORS MAY HAVE A THRESHOLD OF 7.75 INCHES MAXIMUM; A LANDING IS NOT REQUIRED IF ASTAIR WITH TWO OR FEWER RISERS IS LOCATED ON THE EXTERIOR SIDE AND THE DOOR DOES NOT SWING OVERTHE STAIRWAY. (CRC R311.3-R311.3.2)

9. MEZZANINES SHALL NOT BE GREATER THAN 1/3 OF THE STORY UNLESS FIRE SPRINKLERS ARE INSTALLED THEN THE AREA CAN BE ½ OF THE STORY. (R325.3)

10. THE FOLLOWING WINDOWS SHALL BE FULLY TEMPERED: (CRC R308.4) • SLIDING/SWINGING GLASS DOORS
• GLAZING IN WALLS AND ENCLOSURES FACING HOT TUBS, SPAS, WHIRLPOOLS, SAUNAS, STEAM ROOMS, BATHTUBS, SHOWERS AND SWIMMING POOLS WHERE THE GLAZING ISLESS THAN 60 INCHES ABOVE THE STANDING SURFACE WITHIN THE COMPARTMENT AND WITHIN 60 INCHESHORIZONTALLY OF THE WATER’S EDGE (CRC R308.4.5)
• GLAZING WITHIN A 24” ARC OF A DOOR THAT IS LESS THAN 60 INCHES ABOVE THE FLOOR. SAFETY GLAZING REQUIRED ON A WALL LESS THAN 180 DEGREES FROM THE PLANE OF THE DOOR IN A CLOSED POSITION AND WITHIN 24” OF HINGE SIDE OF AN IN-SWING DOOR. (R308.4.2) • GLAZING WHERE THE EXPOSED AREA IS GREATER THAN 9SQ.FT, BOTTOM IS LESS THAN 18 IN. AND AT LEAST 36 IN. ABOVE THE FLOOR, AND ADJACENT TO A WALKING SURFACE • WITHIN 60IN. OF THE BOTTOM TREAD OF A STAIRWAY AND LESS THAN 36IN. ABOVE THE LANDING • GLAZING IN GUARDS AND RAILINGS
• GLAZING ADJACENT TO STAIRWAYS, LANDINGS, AND RAMPS WITHIN 36IN.HORIZONTALLY OF THE WALKING SURFACE LESS THAN 36IN. ABOVE THE WALKING SURFACE

FOUNDATIONS & CONCRETE SLABS

1. SLOPE DRAINAGE 6” WITHIN THE FIRST 10FT. FROM THE FOUNDATION WALL. IF PHYSICAL OBSTRUCTIONS OR LOT LINES PROHIBIT THE 10FT DISTANCE, A 2-5 PERCENT SLOPE SHALL BE PROVIDED TO AN APPROVED ALTERNATIVE METHOD OF DIVERTING THE WATER AWAY FROM THEFOUNDATION. IMPERVIOUS SURFACES SHALL ALSO BE SLOPED A MINIMUM OF 2 PERCENT FOR 10FT AWAY FROM STRUCTURES TO AN APPROVED DRAINAGE WAY. (CRC R401.3)

2. FOOTINGS SHALL EXTEND AT LEAST 12 INCHES INTO THE UNDISTURBEDGROUND SURFACE. (CRC R403.1.4) UNLESS ERECTED ON SOLID ROCK, TO PROTECT AGAINST FROSTAND FREEZING, THE MINIMUM FOUNDATION DEPTH IS 18 INCHES BELOW GRADE IF BETWEEN 4,000-7,000 FOOT ELEVATION AND 24 INCHES BELOW GRADE FOR 7,000 FOOT ELEVATION AND ABOVE. EXCEPTION: INTERIOR FOOTINGS SHALL BE A MINIMUM OF 12 INCHES BELOW GRADE. (L-V 3.14)

3. STEPPED FOOTINGS SHALL BE USED WHEN SLOPE OF FOOTING BOTTOM IS GREATER THAN 1 IN 10 (V: H). STEP FOOTING DETAIL SHALL BE SHOWN ON BUILDING ELEVATIONS AND FOUNDATION PLAN. (CRC R403.1.5)

4. CONCRETE SLABS: 3 ½” MINIMUM (CRC R506.1). SLABS UNDER LIVING AREAS AND GARAGES SHALL BE REINFORCED WITH WIRE 6” X 6”, 10 GAUGE X 10 GAUGE WELDED MESH OR EQUIVALENT STEEL REINFORCEMENT AND 4” THICKNESS OF 3/8 MINIMUM GRAVEL UNDER THE CONCRETE SLAB.

SEPARATE FROM SOIL WITH A 6 MIL POLYETHYLENE VAPOR RETARDER WITHJOINTS LAPPED NOT LESS THAN 6 INCHES IN LIVING AREAS. A CAPILLARY BREAK SHALL BE INSTALLED WHEN A VAPOR RETARDER IS REQUIRED.

5. PROVIDE AN 18” X 24” UNDER-FLOOR ACCESS, UNOBSTRUCTED BY PIPES OR DUCTS AND WITHIN 5’

OF EACH UNDER-FLOOR PLUMBING CLEANOUT AND NOT LOCATED UNDER A DOOR TO THE RESIDENCE, IS REQUIRED. PROVIDE A SOLID COVER OR SCREEN. (CRC 408.4 & CPC 707.9)

6. MINIMUM SILL BOLTING: ½” ANCHOR BOLTS OR APPROVED ANCHORS AT 6 FT. O.C. MAXIMUM FOR ONE-STORY. (CRC R403.1.6) USE ANCHOR BOLTS AT 4 FT. O.C. MAXIMUMFOR THREE STORY CONSTRUCTION.

EMBED BOLTS 7” MINIMUM. THE ANCHOR BOLTS SHALL BE PLACED IN THE MIDDLE THIRD OF THE WIDTH OF THE PLATE. LOCATE END BOLTS NOT LESS THAN 7 BOLT DIAMETERS, NOR MORE THAN 12” FROM ENDS OF SILL MEMBERS. IN SDC D0 AND ABOVE: PROVIDE 3”X3”X0.229

PLATE WASHERS ON EACH BOLT AT BRACED OR SHEAR WALL LOCATIONS, STANDARD CUT WASHERS SHALL BE PERMITTED FOR ANCHOR BOLTS NOT LOCATED IN BRACED/SHEAR WALL LINES. (CRC R403.1.6.1 & R602.11.1)

CLEARANCES AND TREATMENT FOR WOOD FRAMING

1. WEATHER EXPOSED GLU-LAM, BEAMS AND POSTS SHALL BE PRESSURE TREATED OR SHALL BE WOOD OF NATURAL RESISTANCE TO DECAY (CRC R317.1.3 & 5)

2. COLUMNS EXPOSED TO THE WEATHER OR IN BASEMENTS WHEN SUPPORTEDON CONCRETE PIER OR

METAL PEDESTALS SHALL BE PRESSURE TREATED OR NATURAL RESISTANCE TO DECAY UNLESS THE PIER/PEDESTALS PROJECT 1” ABOVE CONCRETE OR 6” ABOVE EARTH AND THE EARTH IS COVERED BY AN APPROVED IMPERVIOUS MOISTURE BARRIER. (CRC R317.1.4 EXC. 1)

3. COLUMNS IN ENCLOSED CRAWL SPACES OR UNEXCAVATED AREAS LOCATEDWITHIN THE PERIPHERY

OF THE BUILDING SHALL BE PRESSURE TREATED OR NATURAL RESISTANCE TO DECAY UNLESS THE COLUMN IS SUPPORTED BY A CONCRETE PIER OR METAL PEDESTAL OF A HEIGHT 8” OR MORE AND THE EARTH IS COVERED BY AN IMPERVIOUS MOISTURE BARRIER. (CRC R317.1.4 EXC. 2)

4. DECK POSTS SUPPORTED BY CONCRETE PIERS OR METAL PEDESTALS PROJECTING NOT LESS THAN 1” ABOVE A CONCRETE FLOOR OR 6” ABOVE EXPOSED EARTH. (CRC R317.1.4 EXC. 3) FLOORS

1. UNDER-FLOOR AREAS WITH STORAGE, FUEL-FIRED EQUIPMENT OR ELECTRIC-POWERED EQUIPMENT WITH LESS THAN 2X10 SOLID JOISTS SHALL BE PROTECTED ON THE UNDERSIDE BY HALF-INCH SHEETROCK OR A SPRINKLER SYSTEM. (R302.13

2. BALCONIES MUST BE DESIGNED FOR A MINIMUM LIVE LOAD OF 60LBS PER SQUARE FOOT. (CRC TR301.5) WALLS

1. POSITIVE CONNECTION SHALL BE PROVIDED TO ENSURE AGAINST UPLIFT AND LATERAL DISPLACEMENT. (CRC R502.9 & CBC 2304.10.7)

2. ALL FASTENERS USED FOR ATTACHMENT OF SIDING & INTO PRESSURE TREATED LUMBER SHALL BE OF A CORROSION RESISTANT TYPE. (CRC R317.3)

3. FIRE-BLOCK IN CONCEALED SPACES OF STUD WALLS/PARTITIONS, VERTICALLY AT CEILING/FLOOR LEVELS, & HORIZONTALLY AT 10FT. INTERVALS. FIRE-BLOCK AT SOFFITS, DROP CEILINGS/SIMILAR LOCATIONS & IN CONCEALED SPACES AT THE TOP/BOTTOM OF STAIR STRINGERS. (CRC R302.11)

4. PROVIDE APPROVED BUILDING PAPER UNDER THE BUILDING SIDING ANDAPPROVED FLASHING AT EXTERIOR OPENINGS. (CRC R703.2) SPECIFY A MINIMUM OF 2 LAYERS OFGRADE D PAPER UNDER STUCCO AND 2 LAYERS OF 15LB FELT (OR EQUIVALENT) UNDER STONE VENEER.

5. STUCCO SHALL HAVE A MINIMUM CLEARANCE TO EARTH OF 4 INCHES AND 2 INCHES TO PAVED SURFACES WITH AN APPROVED WEEP SCREED. (CRC R703.7.2.1) MASONRY STONE VENEER SHALL

BE FLASHED BENEATH THE FIRST COURSE OF MASONRY AND PROVIDED WITHWEEP HOLES IMMEDIATELY ABOVE THE FLASHING. (CRC R703.8.5 AND R703.8.6)
ROOF

1. ROOF SHEATHING CAN ONLY CANTILEVER 9 INCHES BEYOND A GABLE END WALL UNLESS SUPPORTED BY OVERHANG FRAMING. (R802.5.2.1)

2. PROVIDE A MINIMUM 22” X 30” ACCESS OPENING TO ATTIC (CRC R807); MAY BE REQUIRED TO BE 30”X30” TO REMOVE THE LARGEST PIECE OF MECHANICAL EQUIPMENT PER THE CALIFORNIA MECHANICAL CODE.

3. ROOF DRAINS/GUTTERS REQUIRED TO BE INSTALLED PER THE CALIFORNIA PLUMBING CODE WITH LEAF/ DEBRIS PROTECTION ALSO INSTALLED.
• OUTSIDE OF EACH SEPARATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF BEDROOMS • ON EVERY LEVEL OF A DWELLING UNIT INCLUDING BASEMENTS • ALTERATIONS, REPAIRS, OR ADDITIONS EXCEEDING 1,000 DOLLARS (MAYBE BATTERY OPERATED)

19. SMOKE ALARMS SHALL BE INSTALLED (CRC (R314):
• IN EACH ROOM USED FOR SLEEPING PURPOSES.
• OUTSIDE OF EACH SEPARATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF BEDROOMS. • IN EACH STORY, INCLUDING BASEMENTS.

20. AT THE TOP OF STAIRWAYS BETWEEN HABITABLE FLOORS WHERE AN INTERVENING DOOR OR OBSTRUCTION PREVENTS SMOKE FROM REACHING THE SMOKE DETECTOR.

21. SHALL NOT BE INSTALLED WITHIN 20FT HORIZONTALLY OF COOKING APPLIANCES AND NO CLOSER THAN 3FT TO MECHANICAL REGISTERS, CEILING FANS AND BATHROOM DOORS WITH A BATHTUB OR SHOWER UNLESS THIS WOULD PREVENT PLACEMENT OF A SMOKE DETECTOR (314.3(4)).

22. ALTERATIONS, REPAIRS, OR ADDITIONS EXCEEDING 1,000 DOLLARS. (MAY BE BATTERY OPERATED.)

23. ALL SMOKE AND CARBON-MONOXIDE ALARMS SHALL BE HARDWIRED WITHA BATTERY BACKUP (SMOKE ALARMS SHALL HAVE A 10-YEAR SEALED BATTERY). (CRC R314.4 & R315.1.2)

24. SMOKE DETECTORS WITHIN 10 FEET TO 20 FEET OF THE STOVE SHALLBE IONIZATION TYPE WITH ALARM SILENCING SWITCH. CRC R314.3.3.

25. ALL 15/20 AMPERE RECEPTACLES IN WET LOCATIONS SHALL HAVE IN-USE (BUBBLE) COVERS INSTALLED.

ALL RECEPTACLES IN WET LOCATIONS SHALL ALSO BE LISTED WEATHER-RESISTANT TYPE. (CEC 406.9(B)(1))

PLUMBING

1. UNDERFLOOR CLEANOUTS SHALL NOT BE MORE THAN 5’FROM AN UNDERFLOOR ACCESS, ACCESS DOOR OR TRAP DOOR. (CPC 707.9)

2. ABS PIPING SHALL NOT BE EXPOSED TO DIRECT SUNLIGHT UNLESS PROTECTED BY WATER BASED SYNTHETIC LATEX PAINTS. (CPC 312.13)

3. PVC PIPING SHALL NOT BE EXPOSED TO DIRECT SUNLIGHT UNLESS PROTECTED BY WATER BASED SYNTHETIC LATEX PAINT, .04” THICK WRAP OR OTHERWISE PROTECTED FROM UV DEGRADATION. (CPC 312.14)

4. UNDERGROUND WATER SUPPLY LINES SHALL HAVE A 14 AWG BLUE TRACER WIRE. (CPC 604.10.1)

5. THE ADJACENT SPACE NEXT TO SHOWERS WITHOUT THRESHOLDS SHALL BE CONSIDERED A “WET LOCATION” WHEN USING THE CRC, CBC, AND THE CEC. (CPC 408.5)

6. SHOWER COMPARTMENTS, REGARDLESS OF SHAPE, SHALL HAVE A MINIMUM FINISHED INTERIOR OF 1024 SQUARE INCHES (32” BY 32”) AND SHALL ALSO BE CAPABLE OF ENCOMPASSING A 30” CIRCLE. THE REQUIRED AREA AND DIMENSIONS SHALL BE MEASURED AT AHEIGHT EQUAL TO THE TOP OF THE THRESHOLD AND SHALL BE MAINTAINED TO A POINT OF NOT LESS THAN 70” ABOVE THE SHOWER DRAIN OUTLET. (CPC 408.6) PROVIDE CURTAIN ROD OR DOOR A MINIMUM OF 22” IN WIDTH. (CPC 408.5) SHOWERS AND TUBS WITH SHOWERS REQUIRE A NONABSORBENT SURFACE UP TO 6’ABOVE THE FLOOR. (CRC R307.2) MINIMUM SHOWER RECEPTOR SLOPE IS 1/8” PER FOOT. (408.5)

7. SHOW LOCATION AND SIZE OF THE WATER HEATER ON PLANS. PROVIDE PRESSURE RELIEF VALVE WITH DRAIN TO OUTSIDE FOR WATER HEATER. (CPC 504.6) PROVIDE SEISMIC STRAPPING IN THE UPPER & LOWER THIRD OF THE WATER HEATER A MINIMUM OF 4” ABOVE CONTROLS. (CPC 507.2) THE WATER HEATER SHALL BE OF AN INSTANTANEOUS TYPE OR THEFOLLOWING SHALL BE PROVIDED (NEW CONSTRUCTION ONLY) (CEC 150(N)):
• A 120V RECEPTACLES PROVIDED WITHIN 3FT
• A CATEGORY III OR IV VENT, OR A STRAIGHT (WITHOUT BENDS) TYPE BVENT • CONDENSATE DRAIN THAT IS NO MORE THAN 2 INCHES HIGHER THAN THE BASE OF THE WATER HEATER
• GAS SUPPLY LINE WITH A MINIMUM 200,000 BTU/HR DEDICATED CAPACITY FOR THE WATER HEATER
• A DEDICATED 120/240, 3 WIRE CIRCUIT WITH 10AWG WIRE TO A RECEPTACLE OUTLET WITHIN 3’OF THE WATER HEATER. THE UNUSED CONDUCTOR SHALL BE ELECTRICALLY ISOLATED AND HAVE A RESERVED CIRCUIT BREAKER SPACE. BOTH ENDS OF THE
CONDUCTOR SHALL BE LABELED “SPARE” AND BE ELECTRICALLY ISOLATED. A RESERVE SINGLE-POLE CIRCUIT BREAKER SPACE NEAR THIS CIRCUIT LABELED “FUTURE 240V USE.” (CEC 150.0(N))

8. DOMESTIC HOT WATER LINES SHALL BE INSULATED. INSULATION SHALLBE THE THICKNESS OF THE PIPE DIAMETER UP TO 2” IN SIZE AND MINIMUM 2” THICKNESS FOR PIPES LARGER THAN 2” IN DIAMETER. (CPC 609.11)

9. A 3-INCH GRAVITY DRAIN SHALL BE PROVIDED AT THE LOW POINT OF THE SPACE, INSTALLED WHICH PROVIDES 1/4-INCH PER FOOT GRADE AND TERMINATE AT AN EXTERIOR POINT OF THE BUILDING PROTECTED FROM BLOCKAGE. THE OPENING SHALL BE SCREENED WITH A CORROSIONRESISTANT WIRE MESH WITH MESH OPENINGS OF 1/4-INCH IN DIMENSION. LENGTHS OF THE GRAVITY DRAINS OVER 10 FEET IN LENGTH SHALL BE FIRST APPROVED BYTHE BUILDING OFFICIAL. (L-V 8.8)

GENERAL NOTES

1. DO NOT SCALE THE DRAWINGS. FIGURED DIMENSIONS TAKE
PREFERENCE OVER SCALED DIMENSIONS.

2. THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS RELATED TO

THE WORK AND NOTIFY THE ARCHITECT OF ANY DISCREPANCIES

BEFORE PROCEEDING WITH EITHER FABRICATION OR
INSTALLATION OF THE WORK.

3. THE CONTRACTOR SHALL NOTIFY THE ARCHITECT IMMEDIATELY

SHOULD EXISTING CONDITIONS PROHIBIT EXECUTION OF THE
DESIGN INTENT OF THE DRAWINGS. ANY ADDITIONAL WORK,

INCLUDING DEMOLITION AND REMOVAL RESULTING FROM THE

FAILURE TO NOTIFY THE ARCHITECT, WILL BE AT THE
CONTRACTOR’S EXPENSE.

4. IN THE EVENT OF A CONFLICT OR DISCREPANCIES IN THE
DRAWINGS, THE PRIORITY OF INTERPRETATION SHALL BE:

SCHEDULES, NOTES, LARGE SCALE DRAWINGS (IE: DETAILS),
SMALL SCALE DRAWINGS (IE: FLOOR PLANS, ELEVATIONS).

5. ARCHITECTURAL DRAWINGS SHALL HAVE PRECEDENT OVER ALL OTHER DRAWINGS UNLESS NOTICE IS GIVEN BY THE ARCHITECT.

THE ORDER OF PRECEDENCE SHALL BE: ARCHITECTURAL,
STRUCTURAL, MECHANICAL, PLUMBING, ELECTRICAL.

DRAWING NOTES

SHEET LIST
Sheet Number Sheet Name
A-00 COVER SHEET
A-01 SCHEDULES
A-01.1 WINDOW ELEVATIONS
A-02 SITE PLAN
A-02.1 SITE SURVEY
A-03 ROOF / POOL PLAN(S)
A-03.1 ROOF DEMO PLAN(S)
A-04 (E) FLOOR PLAN(S)
A-04.1 DEMO PLAN
A-04.2 (E) FLOOR PLAN(S)
A-04.3 DEMO PLAN
A-04.4 (N) FLOOR PLAN
A-04.5 (N) FLOOR PLAN
A-05 (E) ELEVATIONS
A-05.1 (E) ELEVATIONS DEMO
A-06 (N) ELEVATIONS
A-07 COLORED ELEVATIONS
A-08 SECTIONS
A-09 TYP DETAILS
A-10 COLORED MATERIAL BOARD
A-11 COLORED SITE PLAN
A-12 RENDERED PERSPECTIVES
A-12.1 RENDERED PERSPECTIVES
A-13 PHOTOGRAPHS

PROJECT DESCRIPTION

LEGAL DESCRIPTION
(N) 1,087.54 SQ.FT. ADDITION TO (E) 2,413.0 SQ.FT. TWO STORY SFD. (N) 377 SQ.FT. ADDTION TO (E) 363.0 SQ.FT. GARGE
(N) 540 SQ.FT. COVERED PATIO WITH 62 SQ.FT. ATTACHED BATHROOM AND (N) 648 SF POOL AND SPA Tract: ROSSMOYNE Lot: 8 Block: 21
ZONING ----------------------------------------------------R1- II - HD

TYPE OF DWELLING ----------------------------------------- VB STORIES -----------------------------------------------------------2 APN # --------------------------------------------- 5646-002-008 LOT AREA ---------------------------------------- 10,920.0 SQ. FT. (E) LEVEL 1 1,335.38 SQ.FT.
(E) LEVEL 2 +1,077.62 SQ.FT.
(E) TOTAL 2,413.0 SQ. FT.
(E) LEVEL 1 1,335.38 SQ.FT.
(N) LEVEL 1 ADDITION +489.0 SQ.FT.
(N) LEVEL 1 TOTAL 1,824.38 SQ.FT.
(E) LEVEL 2 1,077.62 SQ.FT.
(N) LEVEL 2 ADDITION +598.54 SQ.FT.
(N) LEVEL 2 TOTAL 1,676.16 SQ.FT.
(N) SFD TOTAL 3,500.54 SQ.FT.

MAX FAR ALLOWED ------------------------------ 4,092.0 SQ. FT.

MAX LOT COVERAGE ---------------------------- 4,368.0 SQ.FT.

LANDSCAPE REQ. --------------------------------- 4,368.0 SQ.FT. (E) GARAGE: 363.0 SQ.FT. DETACHED (EXEMPT)
(E) PORTE COCHERE: 189.0 SQ.FT.
(E) PORCH: 136.25 SQ.FT.
(E) PAVED AREA: 4,550.0 SQ.FT.
(E) LANDSCAPE AREA: 6,370.0 SQ.FT. > 4,368.0 SQ.FT.
(N) PAVED AREA: 5,315.0 SQ.FT.
(N) LANDSCAPE AREA: 5,605 > 4,368.0 SQ.FT.
(N) ADDITION: 1,087.54 SQ.FT.
(N) COVERED PATIO: 540.0 SQ.FT.
(N) ATTACHED OUTDOOR BATHROOM: 62 SQ.FT.
(N) GARAGE ADDITION: 377.0 SQ.FT. TOTAL GARAGE IS 740 SF (700 SF EXEMPT) NEW FAR: 2,413.0 SQ.FT.+1,087.54 SQ.FT.+40 SQ.FT. (FROM GARAGE)+62 SQ.FT. (OUTDOOR BATHROOM) = 3,602.54 SQ. FT.

NEW LOT COVERAGE:
(E) LEVEL 1 1335.38 SQ.FT.
(N) LEVEL 1 ADDITION +489.00 SQ.FT.
(E) PORCH +136.25 SQ.FT.
(E) PORTE COCHERE +189.00 SQ.FT.
(E) GARAGE +363.00 SQ.FT.
(N) GARAGE ADDITION +377.00 SQ.FT.
(N) COVERED PATIO +540.00 SQ.FT.
(N) ATTACHED OUTDOOR BATHROOM +62.00 SQ.FT.

TOTAL (N) LOT COVERAGE =3,764.63 SQ.FT.
(E) BUILDING HEIGHT --------------------------------- 22' - 8"

TWO STORY
(N) BUILDING HEIGHT --------------------------------- 22' - 8"

TWO STORY
SPRINKLER: NO

REVISIONS REFERANCES / PERMIT NUMBER / CASE NUMBER
2022 CBC, 2022 CPC, 2022 CMC,
2022 CEC, 2022 CEnC, 2023 CGSBC, and 2023 GBSC (Glendale Building Code)

STRUCTURAL DESIGN AND DETAILS FULLY CONFORM

TO ALL APPROPRIATE REQUIREMENTS OF THE

CALIFORNIA RESIDENTIAL CODE AND CALIFORNIA
BUILDING CODE.

APPLICABLE CODES

10. WATER HEATERS LOCATED IN ATTICS, CEILING ASSEMBLIES AND RAISED FLOOR ASSEMBLIES SHALL SHOW A WATER-TIGHT CORROSION RESISTANT MINIMUM 1 ½” DEEP PAN UNDER THE WATER HEATER WITH A MINIMUM ¾ INCH DRAIN TO THE EXTERIOR OF THE BUILDING. (CPC 507.5)

11. WATER CLOSET SHALL BE LOCATED IN A SPACE NOT LESS THAN 30” IN WIDTH (15” ON EACH SIDE) AND 24” MINIMUM CLEARANCE IN FRONT. (CPC 402.5)

12. INDICATE ON THE PLANS THAT THE MAXIMUM HOT WATER TEMPERATUREDISCHARGING FROM A BATHTUB OR WHIRLPOOL BATHTUB FILLER SHALL NOT EXCEED 120 DEGREESF. (CPC 408.3)

13. PROVIDE ANTI-SIPHON VALVES ON ALL HOSE BIBS. (CPC 603.5.7)

14. FLOOR DRAINS SHALL BE PROVIDED WITH A TRAP PRIMER. (CPC 1007)

15. CLEARLY LABEL ON THE PLANS THE MAXIMUM WATER FLOW RATES PER THE (CGBSC 4.303.1):
• WATER CLOSETS: 1.28GPF
• URINALS: .125GPF
• KITCHEN FAUCETS: 1.8GPM @ 60PSI
• LAVATORY FAUCETS: 1.2GPM @ 60PSI
• SHOWERHEADS: 1.8GPM

MECHANICAL

1. ALL NEWLY INSTALLED GAS FIREPLACES SHALL BE DIRECT VENT AND SEALED-COMBUSTION TYPE. (CMC 912.2)

2. ANY INSTALLED WOOD STOVE OR PELLET STOVE SHALL MEET THE U.S. EPA NEW SOURCE PERFORMANCE

STANDARD EMISSION LIMITS AND SHALL HAVE A PERMANENT LABEL CERTIFYING EMISSION LIMITS.

3. TOP CHIMNEY MUST EXTEND A MINIMUM OF 2 FT. ABOVE ANY PART OF THE BUILDING WITHIN 10 FT. (CMC 802.5.4)

4. FIREPLACES SHALL HAVE CLOSABLE METAL OR GLASS DOORS, HAVE COMBUSTION AIR INTAKE DRAWN FROM THE OUTSIDE AND HAVE A READILY ACCESSIBLE FLUE DAMPENER CONTROL. CONTINUOUS BURNING PILOT LIGHTS ARE PROHIBITED. (CEC 150.0(E))

5. PROVIDE COMBUSTION AIR FOR ALL GAS FIRED APPLIANCES PER CMC CHAPTER 7.

6. GAS VENTS PASSING THROUGH AN INSULATED ASSEMBLY SHALL HAVE A METAL INSULATION SHIELD A MINIMUM 2” ABOVE INSULATION. (CMC 509.6.2.7)

7. GAS WATER HEATER AND FURNACE ARE NOT ALLOWED IN AREAS OPENINGINTO BATHROOMS,

CLOSETS OR BEDROOMS UNLESS INSTALLED IN A CLOSET EQUIPPED WITH ALISTED GASKETED

DOOR ASSEMBLY AND A LISTED SELF-CLOSING DEVICE WITH ALL COMBUSTION AIR OBTAINED FROM THE OUTDOORS. (CPC 504)

8. ROOF TOP EQUIPMENT ON ROOFS WITH OVER 4/12 SLOPE SHALL HAVE ALEVEL 30”X30” WORKING PLATFORM. (CMC 304.2)

9. EXHAUST OPENINGS TERMINATING TO THE OUTDOORS SHALL BE COVEREDWITH A CORROSION RESISTANT SCREEN ¼”-1/2” IN OPENING SIZE (NOT REQUIRED FOR CLOTHES DRYERS). (CMC 502.1)

10. VENT DRYER TO OUTSIDE OF BUILDING (NOT TO UNDER-FLOOR AREA).VENT LENGTH SHALL BE 14 FT. MAXIMUM. SHALL TERMINATE A MINIMUM OF 3’FROM THE PROPERTY LINE AND ANY OPENING INTO THE BUILDING. (CMC 504.4.2)

11. ENVIRONMENTAL AIR DUCTS SHALL NOT TERMINATE LESS THAN 3’TO A PROPERTY LINE, 10’TO A FORCED AIR INLET, 3’TO OPENINGS INTO THE BUILDING AND SHALL NOT DISCHARGE ON TO A PUBLIC WAY. (CMC 502.2.1)

12. PROVIDE MINIMUM 100 SQUARE INCHES MAKE-UP AIR FOR CLOTHES DRYERS INSTALLED IN CLOSETS. (CMC 504.4.1(1))

13. HEATING SYSTEM IS REQUIRED TO MAINTAIN 68 DEGREES AT 3 FT. ABOVE FLOOR LEVEL AND 2FT FROM EXTERIOR WALLS IN ALL HABITABLE ROOMS. (CRC R303.10)

14. WOOD BURNING APPLIANCES SHALL NOT BE INSTALLED IN A NEW OR EXISTING PROJECT THAT IS NOT ONE OF THE FOLLOWING:
• A PELLET-FUELED WOOD BURNING HEATER.
• A U.S. EPA PHASE II CERTIFIED WOOD BURNING HEATER.
• AN APPLIANCE OR FIREPLACE DETERMINED TO MEET THE U.S. EPA PARTICULATE MATTER EMISSION STANDARD OF LESS THAN 7.5 GRAMS PER HOUR FOR A NON-CATALYTIC WOOD FIRED APPLIANCE OR 4.1

GRAMS PER HOUR FOR A CATALYTIC WOOD FIRED APPLIANCE AND IS APPROVED IN WRITING BY THE APCO.

TITLE 24 ENERGY

1. ALL DUCTS IN CONDITIONED SPACES MUST INCLUDE R-4.2 INSULATION. (150.1(C)9) MINI4. ROOF CONSTRUCTION AND COVERINGS SHALL COMPLY WITH CRC CHAPTERS 8, 9 AND LOCAL ORDINANCE. ALL ROOFING SHALL BE TESTED/LISTED CLASS A MINIMUM.

5. ASPHALT SHINGLES WITH SLOPED ROOFS 2/12 TO <4/12 SHALL HAVE TWO LAYERS OF UNDERLAYMENT APPLIED PER CRC R905.2.2.

GARAGE AND CARPORT

1. GARAGE SHALL BE SEPARATED FROM THE DWELLING UNIT & ATTIC AREABY ½ INCH GYPSUM BOARD APPLIED TO THE GARAGE SIDE. GARAGE BENEATH HABITABLE ROOMSSHALL BE SEPARATED BY NOT LESS THAN 5/8” TYPE X GYPSUM BOARD. STRUCTURE SUPPORTING FLOOR/CEILING ASSEMBLIES USED FOR REQUIRED SEPARATIONS SHALL HAVE ½” GYPSUM BOARD INSTALLED MINIMUM. DOOR

OPENINGS FROM THE GARAGE TO THE DWELLING SHALL BE SOLID WOOD/STEEL DOORS OR HONEYCOMB STEEL DOORS NOT LESS THAN 1 3/8” THICK OR A 20-MINUTE RATED FIRE DOOR.

DOORS SHALL BE SELF-CLOSING & SELF-LATCHING. NO OPENINGS DIRECTLY INTO A SLEEPING ROOM FROM THE GARAGE. WHEN THE DWELLING AND GARAGE HAS FIRE SPRINKLERS INSTALLED PER R309.6 AND R313, DOORS INTO THE DWELLING UNIT FROM THE GARAGE ONLY NEED TO BE SELFCLOSING AND SELF-LATCHING. (CRC R302.5.1 & T-R302.6)

2. DUCTS PENETRATING THE GARAGE TO DWELLING SEPARATION SHALL BE A MINIMUM OF 26 GAUGE WITH NO OPENINGS INTO THE GARAGE. (CRC R302.5.2)

3. PENETRATIONS THROUGH THE GARAGE TO DWELLING SEPARATION WALL (OTHER THAN DUCTS AS LISTED ABOVE) SHALL BE FIRE-BLOCKED PER CRC SECTION R302.11, ITEM #4.

4. GARAGE AND CARPORT FLOOR SURFACES SHALL BE NON-COMBUSTIBLE MATERIAL AND SLOPE TO DRAIN TOWARDS THE GARAGE DOOR OPENING. (CRC R309.1)

5. APPLIANCES AND RECEPTACLES INSTALLED IN GARAGE GENERATING A GLOW, SPARK OR FLAME SHALL BE LOCATED 18” ABOVE FLOOR UNLESS IT IS LISTED AS FLAMMABLE VAPOR IGNITION RESISTANT. (CMC 305.1) PROVIDE PROTECTIVE POST OR OTHER IMPACT BARRIER FROMVEHICLES. (CMC 305.1.1)

6. APPLIANCES IN PRIVATE GARAGES AND CARPORTS SHALL BE INSTALLEDWITH A MINIMUM CLEARANCE OF 6FT ABOVE THE FLOOR UNLESS THEY ARE PROTECTED FROM VEHICULAR IMPACT. (CBC 406.2.9.3)

STAIRWAYS & RAMPS

1. STAIR LANDINGS REQUIRED EVERY 12’7” OF VERTICAL RISE. (CRC R311.7.3)

2. EXTERIOR STAIR STRINGERS MUST BE NATURALLY RESISTANT TO DECAYOR PRESSURE TREATED. (CRC R317.1)

3. RISE SHALL BE MAXIMUM 7.75”; RUN SHALL BE 10” MINIMUM; HEADROOM 6’-8” MINIMUM; WIDTH 36” MINIMUM, 31.5” BETWEEN A HANDRAIL ON ONE SIDE AND 27” WITH HANDRAILS ON TWO SIDES. VARIATION BETWEEN RISER HEIGHTS 3/8” MAXIMUM. A NOSING NOT LESS THAN .75 INCHES BUT NOT MORE THAN 1.25 INCHES SHALL BE PROVIDED ON STAIRWAYS WITH SOLID RISERS WHERE THE TREAD DEPTH IS LESS THAN 11 INCHES. THE LEADING EDGE OF TREADS SHALL PROJECT NOT MORE THAN 1.25 INCHES BEYOND THE TREAD BELOW. OPEN RISERS ARE

PERMITTED, PROVIDED THE OPENING BETWEEN THE TREADS DOES NOT PERMIT THE PASSAGE OF A 4” SPHERE. (OPENINGS ARE NOT LIMITED WHEN THE STAIR HAS A RISE OF 30” OR LESS). (CRC R311.7)

4. STAIRWAYS WITH 4 OR MORE RISERS SHALL HAVE A HANDRAIL ON ONE SIDE 34” TO 38” ABOVE THE TREAD NOSING. CIRCULAR HANDRAILS SHALL HAVE AN OUTSIDE DIAMETER OF 1.25”-2”; IF NOT CIRCULAR, IT SHALL HAVE A PERIMETER DIMENSION OF 4”-6.25” WITH A MAXIMUM CROSSSECTIONAL DIMENSION OF 2.25”. SEE R311.7.8.3 ITEM# 2 FOR TYPE II HANDRAILS WITH A PARAMETER OVER 6.25”. A MINIMUM CLEARANCE OF 1.5” SHALL BE MAINTAINED FROM THE WALL OR OTHER SURFACE. HANDRAILS SHALL BE RETURNED, TERMINATE INNEWEL POSTS, OR SAFETY TERMINALS. (CRC R311.7.8.2)

5. GUARDS SHALL BE 42” MINIMUM HEIGHT (UNLESS ACTING AS A HANDRAIL/GUARD FOR A STAIRWAY; THE GUARD HEIGHT MAY BE 34”-38” IN HEIGHT), WITH OPENINGS LESS THAN 4” INCHES CLEAR (GUARDS ON THE OPEN SIDES OF STAIRS MAY HAVE 4 3/8” OPENINGS). (CRC R312)

6. PROVIDE LANDINGS AT THE TOP/BOTTOM OF THE STAIRWAY THE WIDTH OF THE STAIRWAY. THE DEPTH OF THE LANDING SHALL BE 36” MINIMUM. (SEE CRC R311.7.6 FOR EXCEPTIONS).

7. USABLE SPACES UNDERNEATH ENCLOSED/UNENCLOSED STAIRWAYS SHALL BE PROTECTED BY A MINIMUM OF ½” GYPSUM BOARD. (CRC R302.7)

8. RAMPS SERVING THE EGRESS DOOR SHALL HAVE A SLOPE OF NOT MORE THAN 1 UNIT VERTICAL IN 12 UNITS HORIZONTAL (8.3-PERCENT SLOPE). ALL OTHER RAMPS SHALL HAVE A MAXIMUM SLOPE OF 1 UNIT VERTICAL IN 8 UNITS HORIZONTAL (12.5-PERCENT SLOPE). EXCEPTION: WHERE IT IS

TECHNICALLY INFEASIBLE TO COMPLY BECAUSE OF SITE CONSTRAINTS, RAMPS SHALL HAVE A SLOPE OF NOT MORE THAN 1 UNIT VERTICAL IN 8 UNITS HORIZONTAL (12.5-PERCENT SLOPE) (CRC R311.8.1). PROVIDE 3’X3’LANDINGS AT THE TOP AND BOTTOM OF RAMPS, WHERE DOORS OPEN ONTO RAMPS, AND WHERE RAMPS CHANGE DIRECTIONS. (CRC R311.8.2) DECKS

1. GUARDS ARE REQUIRED IF DECK OR FLOOR IS OVER 30” ABOVE GRADE, MINIMUM 42” HIGH, WITH OPENINGS LESS THAN 4” (CRC R312). GUARDRAILS SHALL BE DESIGNED AND DETAILED FOR LATERAL FORCES ACCORDING TO CRC TABLE 301.5.

2. PROVIDE DECK LATERAL LOAD CONNECTIONS AT EACH END OF THE DECKAND AT DECK INTERSECTIONS PER CRC R507.9.2. SPECIFY CONNECTORS WITH A MINIMUM ALLOWABLE STRESS DESIGN CAPACITY OF 1,500LBS AND INSTALL WITH 24” OF THE END OF THE DECK. 750LB RATED DEVICES ARE ALLOWED (DTT1Z AS EXAMPLE) IF LOCATED AT 4 POINTS ALONG THE DECK.

3. POSTS/COLUMNS SHALL BE RETRAINED AT THE BOTTOM END TO PREVENTLATERAL DISPLACEMENT; CLEARLY SHOW APPROVED POST BASES, STRAPS, ETC TO ACHIEVE THIS PER CRC R407.3

4. JOISTS, GIRDERS, STRUCTURAL BLOCKING AND SUPPORT POSTS SHALL BE WOOD OF NATURAL RESISTANCE

TO DECAY OR PRESSURE-TREATED LUMBER WHEN EXPOSED TO THE WEATHER. (CRC R317.1.3)

ELECTRICAL

1. NO ELECTRICAL PANELS IN CLOSETS OF BATHROOMS. MAINTAIN A CLEARANCE OF 36” INCHES IN FRONT OF PANELS, 30” WIDE OR WIDTH OF EQUIPMENT AND 6’-6” HIGH FOR HEADROOM. (CEC 110.26)

2. PROVIDE A MINIMUM 3 LUG INTERSYSTEM BONDING BUSBAR AT THE MAIN ELECTRICAL SERVICE. (CEC 250.94)

3. ALL AUTOMATIC GARAGE DOOR OPENERS THAT ARE INSTALLED IN A RESIDENCE SHALL

HAVE A BATTERY BACKUP FUNCTION THAT IS DESIGNED TO OPERATE WHEN ACTIVATED BECAUSE OF AN ELECTRICAL OUTAGE. (CBC 406.2.1)

4. A CONCRETE-ENCASED ELECTRODE (UFER) CONSISTING OF 20’OF REBAR OR #4 COPPER WIRE PLACED IN THE BOTTOM OF A FOOTING IS REQUIRED FOR ALL NEW CONSTRUCTION. (CEC 250.52(A) (3)) BOND ALL METAL GAS AND WATER PIPES TO GROUND. ALL GROUND CLAMPS SHALL BE ACCESSIBLE AND OF AN APPROVED TYPE. (CEC 250.104)

5. ALL 15/20 AMPERE RECEPTACLES INSTALLED PER CEC 210.52 SHALL BE LISTED TAMPER-RESISTANT RECEPTACLES. (CEC 406.12)

6. ALL BRANCH CIRCUITS SUPPLYING 15/20 AMPERE OUTLETS IN FAMILY ROOMS, DINING ROOMS,

LIVING ROOMS, PARLORS, LIBRARIES, DENS, BEDROOMS, SUNROOMS, RECREATION ROOMS, CLOSETS,

HALLWAYS, KITCHENS, LAUNDRY ROOM OR SIMILAR ROOMS/AREAS SHALL BEPROTECTED BY A LISTED COMBINATION TYPE ARC-FAULT CIRCUIT INTERRUPTER. (CEC 210.12)

7. PROVIDE A MINIMUM OF ONE 20A CIRCUIT TO BE USED FOR THE LAUNDRY RECEPTACLE. (CEC 210.11(C)(2)) PROVIDE A MINIMUM OF ONE 20A CIRCUIT FOR BATHROOM RECEPTACLE OUTLETS. (CEC 210.11(C)(3)

8. PROVIDE AT LEAST 1 OUTLET IN BASEMENTS, GARAGES, LAUNDRY ROOMS, DECKS, BALCONIES, PORCHES AND WITHIN 3’OF THE OUTSIDE OF EACH BATHROOM BASIN. (CEC 210.52 (D), (F) & (G))

9. FURNACES INSTALLED IN ATTICS AND CRAWL SPACES SHALL HAVE AN ACCESS PLATFORM (CATWALK IN ATTICS), LIGHT SWITCH AND RECEPTACLE IN THE SPACE. PROVIDE A SERVICE RECEPTACLE FOR THE FURNACE. (CEC 210.63)

10. ALL DWELLINGS MUST HAVE ONE EXTERIOR OUTLET AT THE FRONT ANDTHE BACK OF THE DWELLING. (CEC 210.52(E))

11. GARAGE RECEPTACLES SHALL NOT SERVE OUTLETS OUTSIDE THE GARAGE. EXCEPTION: GARAGE CIRCUIT MAY SERVE READILY ACCESSIBLE OUTDOOR RECEPTACLE OUTLETS.((CEC 210.11 (C)(4)) A MINIMUM OF 1 RECEPTACLE SHALL BE PROVIDED FOR EACH CARSPACE. (210.52(G) (1))

12. AT LEAST ONE WALL SWITCHED LIGHTING OUTLET OR FIXTURE SHALL BE INSTALLED IN EVERY HABITABLE

ROOM, BATHROOM, HALLWAYS, STAIRWAYS, ATTACHED GARAGES AND DETACHED GARAGES WITH ELECTRICAL POWER, EQUIPMENT SPACES (ATTICS, BASEMENTS, ETC). (CEC 210.70)

13. KITCHENS, DINING ROOMS, PANTRIES, BREAKFAST NOOKS, AND SIMILAR AREAS MUST HAVE A MINIMUM OF TWO 20A CIRCUITS. KITCHEN, PANTRY, BREAKFAST NOOKS, DINING ROOMS, WORK

SURFACES AND SIMILAR AREAS COUNTER OUTLETS MUST BE INSTALLED IN EVERY COUNTER SPACE 12” INCHES OR WIDER, NOT GREATER THAN 4’O.C., WITHIN 24” INCHES OF THE END OF ANY COUNTER SPACE AND NOT HIGHER THAN 20” ABOVE COUNTER. (CEC 210.52 (C)) ISLAND COUNTER SPACES SHALL HAVE AT LEAST 1 RECEPTACLE OUTLET UNLESS A RANGE TOP OR SINK IS INSTALLED THAN 2 RECEPTACLES MAY BE REQUIRED. 1 RECEPTACLE IS REQUIRED FOR PENINSULAR COUNTER SPACES. RECEPTACLES SHALL BE LOCATED BEHIND KITCHEN SINKS IF THE COUNTER AREA DEPTH BEHIND THE SINK IS MORE THAN 12” FOR STRAIGHT COUNTERS AND 18” FOR CORNER INSTALLATIONS. (CEC FIGURE 210.52(C)(1))

14. RECEPTACLES SHALL BE INSTALLED AT 12’O.C. MAXIMUM IN WALLS STARTING AT 6’MAXIMUM FROM THE WALL END. WALLS LONGER THAN TWO FEET SHALL HAVE A RECEPTACLE. HALLWAY WALLS LONGER THAN 10 FT SHALL HAVE A RECEPTACLE IN HALLWAYS. (CEC 210.52(A))

15. RECEPTACLES SHALL NOT BE INSTALLED WITHIN OR DIRECTLY OVER ABATHTUB OR SHOWER STALL. (CEC 406.9(C) LIGHT PENDANTS, CEILING FANS, LIGHTING TRACKS, ETCSHALL NOT BE LOCATED WITHIN 3FT HORIZONTALLY AND 8FT VERTICALLY ABOVE A SHOWER AND/ORBATHTUB THRESHOLD. (CEC 410.10(D))

16. ALL LIGHTING/FAN FIXTURES LOCATED IN WET OR DAMP LOCATIONS SHALL BE RATED FOR THE APPLICATION. (CEC 410.10)

17. GFCI OUTLETS ARE REQUIRED: FOR ALL KITCHEN RECEPTACLES THAT ARE DESIGNED TO SERVE

COUNTERTOP SURFACES, DISHWASHERS, BATHROOMS, IN UNDER-FLOOR SPACES OR BELOW GRADE LEVEL, IN UNFINISHED BASEMENTS, CRAWL SPACE LIGHTING OUTLETS, IN EXTERIOR OUTLETS, WITHIN 6’OF

A LAUNDRY/UTILITY/WET BAR SINKS, LAUNDRY AREAS, AND IN ALL GARAGE OUTLETS INCLUDING OUTLETS DEDICATED TO A SINGLE DEVICE OR GARAGE DOOR OPENER. (CEC 210.8)

18. CARBON-MONOXIDE ALARMS SHALL BE INSTALLED IN DWELLING UNITS WITH FUEL-BURNING APPLIANCES OR WITH ATTACHED GARAGES (CRC R315):

MUM HEATING AND COOLING FILTER RATINGS SHALL BE MRV 13 (150.0(M)12)

2. ISOLATION WATER VALVES REQUIRED FOR INSTANTANEOUS WATER HEATERS 6.8KBTU/HR AND ABOVE. VALVES SHALL BE INSTALLED ON BOTH COLD AND HOT WATER LINES. EACH VALVE WILL

NEED A HOSE BIB OR OTHER FITTING ALLOWING FOR FLUSHING THE WATERHEATER WHEN THE VALVES ARE CLOSED. (CEC 110.3(C)6)

3. ALL LUMINAIRES MUST BE HIGH EFFICACY (150.0(K)1A)
• LUMINARIES RECESSED IN INSULATED CEILINGS MUST MEET FIVE REQUIREMENTS (150.0(K) 1C):
• THEY MUST BE RATED FOR DIRECT INSULATION CONTACT (IC). • THEY MUST BE CERTIFIED AS AIRTIGHT (AT) CONSTRUCTION. • THEY MUST HAVE A SEALED GASKET OR CAULKING BETWEEN THE HOUSING AND CEILING TO PREVENT FLOW OF HEATED OR COOLED AIR OUT OF LIVING AREAS AND INTO THE CEILING CAVITY. • THEY MAY NOT CONTAIN A SCREW BASE SOCKETS
• THEY SHALL CONTAIN A JA8 COMPLIANT LIGHT SOURCE

5. IN BATHROOMS, GARAGES, LAUNDRY ROOMS, AND UTILITY ROOMS, AT LEAST ON LUMINAIRE IN

EACH OF THESE SPACES SHALL BE CONTROLLED BY A VACANCY SENSOR OR OCCUPANT SENSOR

PROVIDED THE OCCUPANT SENSOR IS INITIALLY PROGRAMMED LIKE A VACANCY SENSOR (MANUAL-ON OPERATION). (150.0(K)2I)

6. JOINT APPENDIX A (JA8) CERTIFIED LAMPS SHALL BE CONSIDERED HIGH EFFICACY. JA8 COMPLIANT LIGHT SOURCES SHALL BE CONTROLLED BY A VACANCY SENSOR OR DIMMER. (EXCEPTION:
<70SF CLOSETS AND HALLWAY) (150.0(K)2K)

7. UNDER-CABINET LIGHTING SHALL BE SWITCHED SEPARATELY FROM OTHER LIGHTING SYSTEMS. (150.0(K)2L)

8. ALL EXTERIOR LIGHTING SHALL BE HIGH EFFICACY, BE CONTROLLED BY A MANUAL ON/OFF SWITCH

AND HAVE ONE OF THE FOLLOWING CONTROLS (THE MANUAL SWITCH SHALL NOT OVERRIDE THE AUTOMATIC CONTROL DEVICE): (150.0(K)3A)
• PHOTO-CONTROL AND MOTION SENSOR
• PHOTO-CONTROL AND AUTOMATIC TIME SWITCH CONTROL
• ASTRONOMICAL TIME CLOCK CONTROL TURNING LIGHTS OFF DURING THE DAY

9. ALL HIGH EFFICACY LIGHT FIXTURES SHALL BE CERTIFIED AS “HIGH-EFFICACY” LIGHT FIXTURES BY THE CALIFORNIA ENERGY COMMISSION.

10. CONTRACTOR SHALL PROVIDE THE HOMEOWNER WITH A LUMINAIRE SCHEDULE GIVING THE LAMPS USED IN THE LUMINAIRES INSTALLED. (10-103(B))

11. THE NUMBER OF BLANK ELECTRICAL BOXES MORE THAN 5 FEET ABOVE THE FINISHED FLOOR SHALL NOT BE GREATER THAN THE NUMBER OF BEDROOMS. THESE ELECTRICAL BOXES MUST BE SERVED BY A DIMMER, VACANCY SENSOR, OR FAN SPEED CONTROL. (150(K)1B)

12. PROVIDE A GASKET/ INSULATION ON ALL INTERIOR ATTIC/UNDER-FLOOR ACCESSES. (110.7)

13. PROVIDE VERIFICATION ON THE PLANS HOW THE BUILDING WILL MEETTHE MINIMUM VENTILATION AND ACCEPTABLE INDOOR AIR QUALITY REQUIREMENTS PER ASHRAE STANDARD 62.2. WINDOW OPERATION IS NOT A PERMISSIBLE METHOD OF PROVIDING THE WHOLE BUILDING VENTILATION AIRFLOW REQUIRED. THIS IS SUBJECT TO HERS TESTING. THE FOLLOWING LABEL MUST BE ATTACHED TO THE FAN SWITCH: “TO MAINTAIN MINIMUM LEVELS OF OUTSIDE AIR VENTILATION

REQUIRED FOR GOOD HEALTH, THE FAN CONTROL SHOULD BE ON AT ALL TIMES WHEN THE BUILDING IS OCCUPIED, UNLESS THERE IS SEVERE OUTDOOR AIR CONTAMINATION.” (CALIFORNIA ENERGY CODE 150.0(O)) A MINIMUM 100 CFM INDOOR AIR QUALITY FAN IS REQUIRED IN THE KITCHEN AND SHALL BE HERS VERIFIED.

WILDLAND URBAN INTERFACE (WUI)

1. EXTERIOR WALL COVERINGS SHALL BE NONCOMBUSTIBLE, IGNITION RESISTANT, HEAVY TIMBER, LOG WALL OR FIRE RESISTIVE CONSTRUCTION. (CRC R337.7)

2. EXTERIOR WALL COVERINGS SHALL EXTEND FROM THE FOUNDATION TO THE ROOF AND TERMINATE AT 2 INCH NOMINAL SOLID BLOCKING BETWEEN RAFTERS AND OVERHANGS. (CRC R337.7.3.2)

3. OPEN/ENCLOSED ROOF EAVES AND SOFFITS, EXTERIOR PORCH CEILINGS, FLOOR PROJECTIONS, UNDER-

FLOOR AREAS AND UNDERSIDES OF APPENDAGES TO COMPLY WITH IGNITIONRESISTANT CONSTRUCTION REQUIREMENTS. (CRC R337.5-9)

4. SPACES CREATED BETWEEN ROOF COVERINGS AND ROOF DECKING SHALL BE FIRE STOPPED BY APPROVED MATERIALS OR HAVE ONE LAYER OF MINIMUM 72LB MINERAL SURFACED NONPERFORATED CAP SHEET COMPLYING WITH ASTM D 3909. (CRC R337.5.2)

5. INDICATE ON THE PLANS WHERE VALLEY FLASHING IS INSTALLED, THEFLASHING SHALL BE NOT LESS THAN 26AWG AND INSTALLED OVER NOT LESS THAN ONE LAYER OF MINIMUM72LB MINERAL SURFACED NON-PERFORATED CAP SHEET COMPLYING WITH ASTM D 3909 ANDAT LEAST 36 INCHES WIDE RUNNING THE FULL LENGTH. (CRC R337.5.3)

6. ATTIC GABLE AND EAVES ABOVE 12FT AND UNDER-FLOOR VENTILATION SHALL BE PROVIDED WITH FULLY COVERED METAL WIRE MESH, VENTS, OR OTHER MATERIALS THAT HAVE A MINIMUM 1/16 INCH AND MAXIMUM 1/8 INCH OPENINGS, NON-COMBUSTIBLE AND CORROSION RESISTANT.

ALL OTHER EAVE VENTS SHALL BE LISTED/APPROVED TO RESIST THE INTRUSION OF FLAME AND BURNING EMBERS. (CRC R337.6)

7. INDICATE ON PLANS EXTERIOR GLAZING SHALL HAVE A MINIMUM OF ONE-TEMPERED PANE, GLASS BLOCK, HAVE A FIRE RESISTIVE RATING OF 20 MINUTES OR BE TESTED TO MEET PERFORMANCE REQUIREMENTS OF SFM STANDARD 12-7A-2. (CRC R337.8.2)

8. OPERABLE SKYLIGHTS SHALL BE PROTECTED BY A NONCOMBUSTIBLE MESH SCREEN 1/8” MAX OPENINGS (R337.8.2.2

9. EXTERIOR DOORS INCLUDING GARAGE DOORS SHALL BE NONCOMBUSTIBLE, IGNITION RESISTANT MATERIAL, MINIMUM 1 3/8 INCH SOLID CORE, MINIMUM 20 MINUTE FIRE RESISTIVE RATING OR SHALL BE TESTED TO MEET THE PERFORMANCE REQUIREMENTS OF SFM STANDARD 12-7A-1. (CRC R337.8.3)

10. GARAGE DOOR PERIMETER GAP MAXIMUM 1/8”. METAL FLASHING, JAMB AND

HEADER OVERLAP, AND WEATHER-STRIPPING MEETING SECTION REQUIREMENTS ARE PERMITTED. (R337.8.4)

11. THE WALKING SURFACE MATERIAL OF DECKS, PORCHES, BALCONIES AND STAIRS WITHIN 10FT OF

GRADE LEVEL SHALL BE IGNITION RESISTANT MATERIAL, EXTERIOR FIRE-RETARDANT TREATED WOOD OR NONCOMBUSTIBLE MATERIAL. (CRC R337.9)

GREEN BUILDING

1. PROJECTS WHICH DISTURB LESS THAN ONE ACRE OF SOIL AND ARE NOTPART OF A LARGER COMMON

PLAN OF DEVELOPMENT WHICH IN TOTAL DISTURBS ONE ACRE OR MORE, SHALL MANAGE

STORM WATER DRAINAGE DURING CONSTRUCTION, ONE OR MORE OF THE FOLLOWING MEASURES

SHALL BE IMPLEMENTED TO PREVENT FLOODING OF ADJACENT PROPERTY, PREVENT EROSION AND RETAIN SOIL RUNOFF ON THE SITE (CGBSC 4.106.2):
• RETENTION BASINS OF SUFFICIENT SIZE SHALL BE UTILIZED TO RETAINSTORM WATER ON SITE • WHERE STORM WATER IS CONVEYED TO A PUBLIC DRAINAGE SYSTEM, COLLECTION POINT, GUTTER, OR

SIMILAR DISPOSAL METHOD, WATER SHALL BE FILTERED BY USE OF A BARRIER SYSTEM, WATTLE OR OTHER METHOD APPROVED BY THE ENFORCING AGENCY.

2. ALL NEW RESIDENTIAL CONSTRUCTION WITH ATTACHED PRIVATE GARAGES SHALL HAVE THE FOLLOWING FOR ELECTRIC VEHICLE (EV) CHARGING STATIONS (CGBSC 4.106.4):

3. INSTALL A MINIMUM 1-INCH CONDUIT CAPABLE OF SUPPLYING A 208/240V BRANCH CIRCUIT TO A SUITABLE BOX LOCATION FOR EV CHARGING. THE OTHER END SHALL TERMINATE TO THE MAIN SERVICE AND/OR SUBPANEL.

4. THE MAIN PANEL AND/OR SUBPANEL SHALL BE OF SUFFICIENT SIZE TOINSTALL A 40-AMPERE DEDICATED BRANCH CIRCUIT. THE DEDICATED OVERCURRENT PROTECTION SPACE SHALL BE LABELED “EV CAPABLE”.

5. MULTIPLE SHOWER HEADS SERVING A SINGLE SHOWER SHALL HAVE A COMBINED FLOW RATE OF

1.8 GPM OR THE SHOWER SHALL BE DESIGNED TO ALLOW ONLY ONE SHOWEROUTLET TO BE IN OPERATION AT A TIME. (CGBSC 4.303.1.3.2)

6. RESIDENTIAL PROJECTS WITH AN AGGREGATE LANDSCAPE AREA EQUAL TO OR GREATER THAN 500

SQUARE FEET SHALL COMPLY WITH EITHER A LOCAL WATER EFFICIENT LANDSCAPE ORDINANCE OR THE CURRENT CALIFORNIA DEPARTMENT OF WATER RESOURCES’MODEL WATER EFFICIENT LANDSCAPE ORDINANCE (MWELO), WHICHEVER IS MORE STRINGENT. AUTOMATIC IRRIGATION SYSTEM CONTROLLERS

INSTALLED AT TIME OF FINAL INSPECTION SHALL HAVE WEATHER OR SOILBASED CONTROLLERS AND/OR WEATHER BASED CONTROLLERS WITH RAIN SENSORS. SOIL MOISTURE BASED CONTROLLERS ARE NOT REQUIRED TO HAVE RAIN SENSOR INPUT. (CGBSC 4.304)

7. RECYCLE AND/OR REUSE A MINIMUM OF 65 PERCENT OF NONHAZARDOUS CONSTRUCTION AND DEMOLITION WASTE. (CGBSC 4.408.2)

8. (CLEARLY NOTE ON THE PLANS) AT TIME OF FINAL INSPECTION, A BUILDING OPERATION AND MAINTENANCE MANUAL, COMPACT DISC, ETC SHALL BE PROVIDED CONTAINING THE FOLLOWING:
(CGBSC 4.410)
• DIRECTIONS THAT MANUAL SHALL REMAIN ONSITE FOR THE LIFE OF THE BUILDING • OPERATION AND MAINTENANCE INSTRUCTIONS FOR EQUIPMENT, APPLIANCES, ROOF/YARD DRAINAGE, IRRIGATION SYSTEMS, ETC.
• INFORMATION FROM LOCAL UTILITY, WATER AND WASTE RECOVERY PROVIDERS • PUBLIC TRANSPORTATION AND CARPOOL OPTIONS
• MATERIAL REGARDING IMPORTANCE OF KEEPING HUMIDITY LEVELS BETWEEN 30-60 PERCENT • INFORMATION REGARDING ROUTINE MAINTENANCE PROCEDURES
• STATE SOLAR ENERGY INCENTIVE PROGRAM INFORMATION
• A COPY OF ANY REQUIRED SPECIAL INSPECTION VERIFICATIONS THAT WERE REQUIRED (IF ANY)

9. THE PROJECT SHALL MEET MINIMUM POLLUTANT CONTROL REQUIREMENTSFOR ADHESIVES, SEALANTS, CAULKS, PAINTS, CARPET, RESILIENT FLOORING SYSTEMS, ETC. (CGBSC 4.504)

10. DUCT OPENINGS RELATED TO HVAC SYSTEMS SHALL BE COVERED WITH TAPE, PLASTIC, SHEET

METAL OR OTHER METHODS TO REDUCE THE AMOUNT OF WATER, DUST AND DEBRIS WHICH MAY ENTER THE SYSTEM. (CGBSC 4.504.1)
EXHIBIT 3

O PEN I N G A RC HED Q UA RTER A RC HED

O UTSI D E I N SI D E
M IN . 3 " REC ESSED
Drawn By:

Checked By:

Project
Number:

Date:

OWNER:

PROJECT TITLE:

PAGE TITLE:

EDGAR MARKOSYAN
818-288-8682
225 E Broadway Unit 102B
GLENDALE, CA 91205
WWW.ARCSTEM.COM
[email protected]
A-01
Chec ker
Author
03/ 19/ 2024
0000099

SC HED ULES

ADDIT ION/

A LTERA TI O N

LERM O NT A KO PYA N
1239 ROS S MOYNE AVE ,
GLENDALE, CA 91207

WINDOW SCHEDULE
Window
Number
Existing Width
x Height New Width x Height
Phase
Created Quantity
Existing
Material New Material
Visible from
the street Operation New Frame Type
External
Grid (SDL)
Keep
Existing
Sill &
Frame
Build New Sill &
Frame
Existing / New
Edge Detail Bedroom
Energy
Efficient
Temp
ered
Glass
Fire Hazard
Zone
Window within
18" of floor or 40"
of door
1 24" x 36" NO CHANGE Existing 1 WOOD ALUMINU CLAD W/ WOOD YES Window-Casement-Single_Right BLOCK FRAME YES YES STUCCO YES YES NO 2 24" x 72" NO CHANGE Existing 1 WOOD ALUMINU CLAD W/ WOOD YES Window-Casement-Single_Left BLOCK FRAME YES YES STUCCO YES YES NO 3 24" x 72" NO CHANGE Existing 1 WOOD ALUMINU CLAD W/ WOOD YES Window-Casement-Single_Right BLOCK FRAME YES YES STUCCO YES YES NO 4 18" x 54" NO CHANGE Existing 1 WOOD ALUMINU CLAD W/ WOOD NO Window-Casement-Single_Left BLOCK FRAME YES YES STUCCO YES YES NO 5 18" x 54" REMOVED Existing 1 WOOD ALUMINU CLAD W/ WOOD NO Window-Casement-Single_Right BLOCK FRAME YES NEW YES STUCCO YES YES NO 8 42" x 72" NO CHANGE Existing 2 WOOD ALUMINU CLAD W/ W OOD YES Window-Casement-Double BLOCK FRAME YES YES STUCCO YES YES NO 9 18" x 36" NO CHANGE Existing 2 WOOD ALUMINU CLAD W/ W OOD NO Window-Single-Hung BLOCK FRAME YES YES YES STUCCO YES YES NO 10 39" x 54" NO CHANGE Existing 2 WOOD ALUMINU CLAD W/ WOOD NO Window-Casement-Double BLOCK FRAME YES YES YES STUCCO YES YES NO YES 11 24" x 54" NO CHANGE Existing 2 WOOD ALUMINU CLAD W/ WOOD YES Window-Casement-Single_Left BLOCK FRAME YES YES YES STUCCO YES YES YES NO 12 24" x 54" NO CHANGE Existing 1 WOOD ALUMINU CLAD W/ WOOD YES Window-Casement-Single_Right BLOCK FRAME YES YES STUCCO YES YES YES NO 13 36" x 72" NO CHANGE Existing 1 WOOD ALUMINU CLAD W/ WOOD YES Window-Casement-Double BLOCK FRAME YES YES STUCCO YES YES YES NO 14 42" x 54" NO CHANGE Existing 2 WOOD ALUMINU CLAD W/ WOOD YES Window-Casement-Double BLOCK FRAME YES YES STUCCO YES YES YES NO 15 12" x 24" REMOVED Existing 1 WOOD ALUMINU CLAD W/ WOOD YES Window-Casement-Single_Right BLOCK FRAME YES N/A STUCCO YES YES NO 16 12" x 24" REMOVED Existing 1 WOOD ALUMINU CLAD W/ WOOD YES Window-Casement-Single_Left BLOCK FRAME YES N/A STUCCO YES YES NO 17 44" x 44" REMOVED Existing 2 WOOD ALUMINU CLAD W/ WOOD NO Window-Casement-Double BLOCK FRAME YES N/A STUCCO YES YES NO 18 14" x 34" REMOVED Existing 4 WOOD ALUMINU CLAD W/ W OOD YES Window-Single-Hung BLOCK FRAME YES N/A STUCCO YES YES NO 19 36" x 84" NO CHANGE Existing 1 WOOD ALUMINU CLAD W/ WOOD YES Window-Arch-Head BLOCK FRAME YES YES STUCCO YES YES NO 20 48" x 36" x 18" REMOVED Existing 1 WOOD ALUMI NU CLAD W/ WOOD NO Window-Bay-Casement-45_Degree_Angle BLOCK FRAME YES N/A STUCCO YES YES NO 21 58" x 48" REMOVED Existing 1 WOOD ALUMINU CLAD W/ WOOD NO Window-Casement-Triple BLOCK FRAME YES N/A STUCCO YES YES NO 22 36" x 48" REMOVED Existing 1 WOOD ALUMINU CLAD W/ WOOD NO Window-Casement-Double BLOCK FRAME YES N/A STUCCO YES YES NO 23 44" x 31" REMOVED Existing 1 WOOD ALUMINU CLAD W/ W OOD NO Window-Single-Hung BLOCK FRAME YES N/A STUCCO YES YES NO 24 42" x 48" REMOVED Existing 2 WOOD ALUMINU CLAD W/ WOOD NO Window-Casement-Double BLOCK FRAME YES YES STUCCO YES YES NO Grand total: 32

DOOR SCHEDULE
Type Mark Type Count Family Width Height P hase Created Phase Demolished Tempered 1 40" x 80" 1 40x80Arched_Wood_amp_Iron_Entry_Door_11390 3' - 4" 6' - 8" Existing None 2 30" x 80" 6 Single-Flush 2' - 6" 6' - 8" Existing New Construction 3 34" x 80" 1 Single-Flush 2' - 10" 6' - 8" Existing None 3 32" x 84" 9 Single-Flush 2' - 8" 7' - 0" New Construction None 4 30" x 80" 2 Door-Opening 0' - 0" 0' - 0" Existing New Construction 5 60" x 80" 1 Door-Opening ARCHED quarter 0' - 0" 0' - 0" Existing New Construction 6 51" x 80" 1 Door-Opening ARCHED quarter 0' - 0" 0' - 0" Existing New Construction 7 33" x 80" 1 Door-Opening ARCHED quarter 0' - 0" 0' - 0" Existing New Construction 8 30" x 80" 1 Door-Interior-Single-Full Glass-Wood 2' - 6" 6' - 8" Existing New Construction 8 32" x 80" 1 Single-Flush 2' - 8" 6' - 8" New Construction None 9 24" x 80" 5 Single-Flush 2' - 0" 6' - 8" Existing New Construction 10 138" x 84" 1 Door-Opening 0' - 0" 0' - 0" Existing New Construction 11 36" x 80" 1 Door-Exterior-Single-Entry-Half Flat Glass-Wood_Clad 3' - 0" 6' - 8" Existing None 11 36" x 80" 1 Door-Exterior-Single-Entry-Half Flat Glass-Wood_Clad 3' - 0" 6' - 8" New Construction None 12 30" x 80" 1 Door-Exterior-Single-Entry-Half Flat Glass-Wood_Clad 2' - 6" 6' - 8" Existing New Construction 13 28" x 80" 7 Single-Flush 2' - 4" 6' - 8" Existing New Construction 14 68" x 80" 1 Door-Double-Sliding 5' - 8" 6' - 8" Existing New Construction 15 178" x 84" 1 Door-Garage-Flush_Panel 14' - 10" 7' - 0" Existing None 16 32" x 72" 1 Door-Interior-Single-Full Glass-Wood 2' - 8" 6' - 0" Existing New Construction 17 48" x 80" 1 Door-Interior-Double-Sliding-2_Panel-Wood 4' - 0" 6' - 8" Existing New Construction 18 72" x 80" 1 Door-Interior-Double-Sliding-2_Panel-Wood 6' - 0" 6' - 8" Existing New Construction 19 30" x 72" 1 Door-Interior-Single-Full Glass-Wood 2' - 6" 6' - 0" Existing New Construction 20 168" x 96" 1 Door-French-PlyGem_Mira-Quad_Inswing 14' - 0" 8' - 0" New Construction None 21 48" x 96" 1 Door-Interior-Double-Full Glass-Wood 4' - 0" 8' - 0" New Construction None 22 96" x 90" 1 Door-Interior-Double-Sliding-1 Panel-Wood Without Trip 8' - 0" 7' - 6" New Construction None 23 144" x 96" 1 Door-Opening 0' - 0" 0' - 0" New Construction None 24 30" x 80" 2 Door-Interior-Single-Full Glass-Wood SINGLE LINE 2' - 6" 6' - 8" Existing None 25 68" x 82" 1 Door-Opening ARCHED quarter 0' - 0" 0' - 0" Existing New Construction 25 68" x 82" 2 Door-Opening ARCHED quarter 0' - 0" 0' - 0" New Construction None 26 60" x 82" 2 Door-Opening ARCHED quarter 0' - 0" 0' - 0" New Construction None 27 72" x 84" 2 Door-Interior-Double-Full Glass-Wood 6' - 0" 7' - 0" New Construction None 28 32" x 84" 1 Door-Interior-Single-Full Glass-Wood 2' - 8" 7' - 0" New Construction None 29 32" x 96" 3 Single-Flush 2' - 8" 8' - 0" New Construction None Grand total: 63
1/2" = 1'-0"

OPENINGS
1/2" = 1'-0"1 WINDOW SECTION 2

WINDOW SCHEDULE (N) WINDOWS
Window
Number
New Width x
Height Phase Created Quantity
Existing
Material New Material
Visible from
the street Operation New Frame Type
External
Grid (SDL)
Keep Existing Sill &
Frame
Build New Sill &
Frame
Existing / New Edge
Detail Bedroom
Energy
Efficient
Temp
ered
Glass Fire Hazard Zone
Window within 18" of
floor or 40" of door
5 18" x 54" New Construction 1 ALUMINU CLAD W/ WOOD NO Window-Casement-Single_Right BLOCK FRAME YES YES YES STUCCO YES YES NO 6 18" x 48" New Construction 1 ALUMINU CLAD W/ WOOD NO Window-Casement-Single_Left BLOCK FRAME YES YES YES STUCCO YES YES NO 7 18" x 48" New Construction 1 ALUMINU CLAD W/ WOOD NO Window-Casement-Single_Right BLOCK FRAME YES NEW YES STUCCO YES YES NO 10 39" x 54" New Construction 3 ALUMINU CLAD W/ WOOD NO Window-Casement-Double BLOCK FRAME YES YES YES STUCCO YES YES NO YES 24 42" x 48" New Construction 5 ALUMINU CLAD W/ WOOD NO Window-Casement-Double BLOCK FRAME YES NEW YES STUCCO YES YES NO 25 24" x 48" New Construction 1 ALUMINU CLAD W/ WOOD YES Wind ow-Casement-Single_Right BLOCK FRAME YES NEW YES STUCCO YES YES YES NO 26 77" x 48" New Construction 1 ALUMINU CLAD W/ WOOD YES Window-Casement-Double BLOCK FRAME YES NEW YES STUCCO YES YES NO 27 117" x 48" New Construction 1 ALUMINU CLAD W/ WOOD YES Window-Casement-Triple BLOCK FRAME YES NEW YES STUCCO YES YES NO 28 18" x 36" New Construction 1 ALUMINU CLAD W/ WOOD NO Window-Casement-Single_Left BLOCK FRAME YES NEW YES STUCCO YES YES NO Grand total: 15
N O TE: A LL N EW WI N DO WS V I SI BLE FRO M STREET TO BE M A DE O F STYLE A S EX I STI N G .

EXHIBIT 3
# 19
#1
# 2&3 #8 # 11&12 # 13 # 14
# 25 NEW # 26 NEW # 27 NEW
3' - 0"
2' - 0"
6' - 0"
2' - 0"
6' - 0"
3' - 6"
4' - 6"
2' - 0"
3' - 0"
6' - 0"
3' - 6"
4' - 6"
2' - 0" 6' - 5" 9' - 9"
3' - 0"
7' - 0"
4' - 0"
4' - 0"
4' - 0"
0' - 3"
0' - 2" 3/ 4"
3/ 4"
1' - 0"
0' - 3"
0' - 2"
1' - 2" 3/ 4"
0' - 9"
3/ 4"
0' - 2" 0' - 3"1' - 2" 3/ 4"
0' - 2" 3/ 4"
0' - 11"
0' - 2" 0' - 3"
0' - 2"
1' - 3" 3/ 4"
3/ 4"
0' - 9"
1' - 1"
0' - 3"
0' - 2"
1' - 1" 3/ 4"
0' - 9"
3/ 4"
0' - 2"
0' - 3"1' - 1" 3/ 4"
0' - 2"
0' - 8"
3/ 4"
0' - 2"
0' - 2" 0' - 3"
0' - 2"
0' - 9"
3/ 4"
1' - 0" 3/ 4"
0' - 2"
0' - 3"
0' - 2"
0' - 2" 1' - 1" 3/ 4"
3/ 4"
0' - 6"
0' - 2"
0' - 8"
3/ 4"
0' - 3"1' - 0" 3/ 4"0' - 2"
1' - 0"
0' - 11"
0' - 3"
0' - 2"
1' - 2" 3/ 4"0' - 2"
0' - 11"
3/ 4"
0' - 1"
0' - 1"
0' - 1"
0' - 1"
0' - 1"
0' - 1"
0' - 1"
0' - 1"
0' - 1"
0' - 2"
0' - 2"
0' - 2"
0' - 2"
0' - 2"
0' - 2"
0' - 2"
0' - 2"
0' - 2"
0' - 2"
0' - 2" 0' - 2" 0' - 2" 0' - 2" 0' - 2" 0' - 2"
0' - 2" 0' - 2" 0' - 2"
Drawn By:

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PAGE TITLE:

EDGAR MARKOSYAN
818-288-8682
225 E Broadway Unit 102B
GLENDALE, CA 91205
WWW.ARCSTEM.COM
[email protected]
A-01.1
Chec ker
Author
03/ 19/ 2024
0000099
WINDOW

ELEV A TIO N S

ADDIT ION/

A LTERA TI O N

LERM O NT A KO PYA N
1239 ROS S MOYNE AVE ,
GLENDALE, CA 91207
3/4" = 1'-0"

WINDOW ELEVATIONS
N O TE: SPEC S FO R A LL WI N DO WS EX SI TI N G A N D N EW WINDOW T RIM - 2" AL L AR OU ND
WINDOW SASH - TO P A N D SI D ES 2 " , 3 " A T TH E BO TTO M M UN TI N W I D TH 3 / 4 " ,
WINDOW SILL 1"
EXHIBIT 3
R
25'-0"
(E) 225 S F PAT IO
TO BE

D EM O LI SHED
450 S F PAVED
(E) D RIV EWA Y
76SF(E)PAVED
PATHW
AY
(E ) LANDS CAPE
(E ) LANDS CAPE
(E ) LANDS CAPE
(E ) LANDS CAPE
(E ) LANDS CAPE
(E ) LANDS CAPE
(E ) LANDS CAPE
420 S F PAVED
(E) D RIV EWA Y
(E) 363 S F
2 CAR GAR AGE
(E ) 189 S F

P OR T E COCHE R E
(E) 2,413 S F
2 STO RY
SFD
PL147.37'
PL85.00'
PL70.98'
PL

57.10'
PL

40.60'
( E) SI D EW A LK
25' - 10"
27' - 2"29' - 7"8' - 6"13' - 8"15' - 0"53' - 5"
11'-9"14'-5"25'-11"
16' - 10" 20' - 1" 35' - 2" 15' - 7" 5' - 2" 8' - 7"
11'-9"7'-6"11'-0"6'-3"
15'-0"
15'-7"
18'-2"

STROM DRAIN FLOW
WITH 2% SLOPE

STROM DRAIN FLOW
WITH 2% SLOPE
5' - 7" 2' - 11"

BUILDING FOOT PRINT

BUILDING FOOT PRINT
5'-0"13'-11"

RO SSM O YN E A V E
(E) 675 SF PA V ED
A REA
40'-4"
( E) PEC A N TREE
( E) O LI V E TREES

TO BE REM O V ED
( E) D I N A M I TE TREE

TO BE REM O V ED
4'-4"
(E ) 6' VINYL F E NCE
(E ) 6' VINYL F E NCE
(E ) 6' VINYL F E NCE
(E) C M U WA LL(E) TRA SH A REA
(E) ELEC TRIC

PA N EL
TO BE

RELO C A TED
(E ) HVAC

L OCAT ION
(E) G A S M ETER
( E) PI LA STERS
( E) LEV EL 1
1,335.38 S F
(E ) 136.25 S F

P OR CH
9'-1"

BUILDING FOOT PRINT

STO RM DRA IN FLO W

NEW ADDIT ION

LEG EN D

S OLAR DE DICAT E D AR E A

LANDS CAPE D ARE A

PAVE D AR E A
R
25'-0"
450 S F PAVED
(E) D RIV EWA Y

TO BE REPA V ED W/

BELG A RD M O N TEC ITO

PAVE R S
76SF(E)PAVED
PATHW
AY
TO

BEREPAVED
W
/
BELG
ARD
M

ONTECITO
PAVERS
(E ) LANDS CAPE
(E ) LANDS CAPE
(E ) LANDS CAPE
(E ) LANDS CAPE
(E ) LANDS CAPE
(E ) LANDS CAPE
420 S F PAVED
(E) D RIV EWA Y

TO BE REPA V ED W/

BELG A RD M O N TEC ITO

PAVE R S
(E) 363 S F
2 CAR GAR AGE
(E ) 189 S F

P OR T E COCHE R E
(N) 1,087 S F

ADDIT ION T O
2,413 S F
2 STO RY
SFD
PL147.37'
PL85.00'
PL70.98'
PL

57.10'
PL

40.60'
( E) SI D EW A LK
27' - 2"29' - 7"8' - 6"10' - 6"71' - 7"
35' - 2" 15' - 7" 5' - 2" 8' - 7" 25' - 10"
18'-2"

STROM DRAIN FLOW
WITH 2% SLOPE

STROM DRAIN FLOW
WITH 2% SLOPE
(N) 598.54 S F
2ND F L OOR

ADDIT ION
(N) 489 S F
1 ST FLO O R

ADDIT ION

BUILDING FOOT PRINT

BUILDING FOOT PRINT
BUILDING FOOT PRINT 2ND FLOOR
365 S F T O BE PAVED W/

BE LGAR D MONT E CIT O

PAVE R S
24'-10"
16'-0"
7' - 4"
5'-0"
10'-9"
3' - 0"

31.5 S F (N) PAVE D PAT HWAY

O BE REPA V ED W/

BE LGAR D MONT E CIT O

PAVE R S

RO SSM O YN E A V E
( N ) SO LA R

D ED IC A TED
A REA
7'-3"
( E) PEC A N TREE
BUILDING FOOT PRINT 2ND FLOOR
BUILDING FOOT PRINT 2ND FLOOR
11'-9"14'-5"25'-11"13'-11"
6'-6"
7'-6"
10' - 6"
3' - 3"
27' - 10"
19' - 0"
1'-0"
1'-0"
1'-0"
13'-11"
PL42.18'
4'-4"
18'-2" (N) 377 S F

GAR AGE ADDT ION
40' - 6"
6'-0"
6'-0"
10'-8"
25'-6"
3'-4"
5'-0"
(N) 540 S F

C O V ERED PA TI O
(N) 62 S F

OUT DOOR

BA TH RO O M
(N) PO O L/ SPA
17' - 6"
29'-6"
7' - 8"
7'-11"

BUILDING FOOT PRINT

BUILDING FOOT PRINT
1/4" / 1'-0"
20' - 9"

N EW RO O F TO M A TC H EXI STI N G
5'-3"
7'-8"
5' - 3"
36' - 0"
18'-0"
7' - 0"
7'-0"
3' - 0"
618 S F PAVED
A REA
(E ) 136.25 S F

P OR CH
(E ) 6' VINYL F E NCE
(E ) 6' VINYL F E NCE
(E ) 6' VINYL F E NCE
(E) C M U WA LL
(E) TRA SH A REA
(E ) HVAC

L OCAT ION
(E) G A S M ETER
(N) P OOL

EQ UIPM EN T

L OCAT ION
(E) PILA STERS
( N ) LEV EL 1
1,824.38 S F
( N ) ELEC TRI C

PA NEL LO C A TIO N
10'-0"
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EDGAR MARKOSYAN
818-288-8682
225 E Broadway Unit 102B
GLENDALE, CA 91205
WWW.ARCSTEM.COM
[email protected]
A-02
Chec ker
Author
03/ 19/ 2024
0000099

SI TE PLA N

ADDIT ION/

A LTERA TI O N

LERM O NT A KO PYA N
1239 ROS S MOYNE AVE ,
GLENDALE, CA 91207
1/8" = 1'-0"1SITE PLAN (E)
1/8" = 1'-0"2SITE PLAN (N)
EXHIBIT 3
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EDGAR MARKOSYAN
818-288-8682
225 E Broadway Unit 102B
GLENDALE, CA 91205
WWW.ARCSTEM.COM
[email protected]
A-02.1
Chec ker
Author
03/ 19/ 2024
0000099

SI TE SURV EY

ADDIT ION/

A LTERA TI O N

LERM O NT A KO PYA N
1239 ROS S MOYNE AVE ,
GLENDALE, CA 91207
EXHIBIT 3
(E ) 189 S F

PO RTE C O C HERE
(E ) 2,413 S F
2 STO RY
SFD
29' - 7"8' - 6"
12' - 2" 14' - 5" 25' - 11"
15' - 7" 5' - 2" 8' - 7"
12' - 2" 7' - 6" 11' - 0" 6' - 3"
15' - 7" 5' - 7" 2' - 11"
4" / 1'-0" 4" / 1'-0"
4" / 1'-0"
2 1/8" / 1'-0"
1 7/8" / 1'-0"
4" / 1'-0"4" / 1'-0"
1/2" / 1'-0"
4" / 1'-0"4" / 1'-0"
4" / 1'-0" 4" / 1'-0"
( E) C LA Y BA RREL RO O F
( E) C LA Y BA RREL RO O F
( E) C LA Y BA RREL RO O F
( E) C LA Y BA RREL RO O F
( E) C LA Y BA RREL RO O F
( E) A SPH A LT M EM BRA N E
( E) C LA Y BA RREL RO O F
1' - 0"
(E ) 189 S F

PO RTE C O C HERE
(N) 1,096 S F

A D D I TI O N TO
( E) 2 , 4 1 3 SF
2 STO RY
SFD
48' - 7"
12' - 2" 14' - 5" 25' - 11"
15' - 7" 5' - 2" 8' - 7"
4" / 1'-0" 4" / 1'-0"
4" / 1'-0"
2 1/8" / 1'-0"
1 7/8" / 1'-0"
4" / 1'-0"4" / 1'-0"
( E) C LA Y BA RREL RO O F
( N ) C LA Y BA RREL RO O F TO M A TC H EXISTING
( E) C LA Y BA RREL RO O F
( E) C LA Y BA RREL RO O F
(N) AS PHALT ME MBR ANE

TO M A TC H EXI STI N G
( E) C LA Y BA RREL RO O F
( N ) C LA Y BA RREL RO O F TO M A TC H EXISTING
( N ) C LA Y BA RREL RO O F TO M A TC H EXISTING
(N) T R E L L IS

BA LC O NY
20' - 9"
1' - 0"
( N ) SO LA R D ED I C A TED
A REA

A TTI C V EN T
( SEE SPEC S)
(E) 12"X12" FACE
V EN T
(E) 12"X12" FACE
V EN T
14" X 6" SO FFIT
V EN T
8' - 4"
4" / 1'-0"
4" / 1'-0" 4" / 1'-0" 4" / 1'-0"
1/4" / 1'-0"
1' - 0"
1' - 0"
0' - 10"
1' - 0"
0' - 10" 0' - 10"0' - 10"
1' - 0"
1' - 0"
18' - 4"
5' - 10"
A-10
1 ( N ) C LA Y BA RREL RO O F TO M A TC H EXISTING
4" / 1'-0" 4" / 1'-0"
4" / 1'-0"
4" / 1'-0"4" / 1'-0"
19' - 6"
31' - 6"
(N) 540 S F

O PEN PATIO
(N) 62 S F

OUT DOOR

BA TH RO O M
4" / 1'-0"
10'-8"
6' - 0" 10' - 0" 20' - 0"
3'-4"
3'-4"
(N) PO O L
3 1/8" / 1'-0"
5'-0"
7'-0"

PRO PERTY LIN E
36' - 0"
18'-0"
-5'-0"
-5'-0"
-3'-0"
-1'-2"
-1'-2"
5 A-08
7 A-08
6 A-08
7' - 0" 28' - 11"
SPA
BA JA
-1'-6"
1'-6"
0'-0"
3'-0"
3' - 0"
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PAGE TITLE:

EDGAR MARKOSYAN
818-288-8682
225 E Broadway Unit 102B
GLENDALE, CA 91205
WWW.ARCSTEM.COM
[email protected]
A-03
Chec ker
Author
03/ 19/ 2024
0000099

R OOF / P OOL

PLA N ( S)

ADDIT ION/

A LTERA TI O N

LERM O NT A KO PYA N
1239 ROS S MOYNE AVE ,
GLENDALE, CA 91207
3/16" = 1'-0"1 ROOF PLAN (E) 3/16" = 1'-0"2 ROOF PLAN (N)

RO O F M A TERI A L SPEC S
TO TA L V EN TI LA TED A TTI C A REA : 1 , 6 1 0 . 0 SQ . FT. 1,610.0 S Q.FT . / 150 = 10.7 S Q.FT . OR 1,540.8 S Q.IN. VENT ILAT ION REQUIRE D PROVIDE D: 862.5 S Q.IN. AT T IC VE NT S
792.0 S Q.IN. S OFFIT VENT S
TO TA L V EN TI LA TI O N PRO V I D ED 2 , 0 1 6 SQ . I N .

V EN TI LA TI O N SPEC S:

A TTI C :

O 'HA G IN BA RREL RO O F V EN TS
NFVA: 86.25 S Q.IN.

S OFFIT : 12"X12" FACE VENT S 288.0 S Q.IN.
14"X6" S OFFIT S CREENS 504.0 S Q.IN.

V EREA C LA Y RO O F TI LE
C O LO R: C A RI BBEA N S RO O F TI LE RED
Sp e c s

SPA N I SH S
LEN G TH : 19.5"
WIDT H: 11"
W EI G H T: 7 . 8 LBS.

C LA SS A A SPH A LT M EM BRA N E
A TTI C V EN TI LA TI O N C A LC :
3/16" = 1'-0"3 ROOF PLAN PATIO (N)
1/4" = 1'-0"4POOL PLAN (N)
EXHIBIT 3
(E ) 189 S F

PO RTE C O C HERE
(E ) 2,413 S F
2 STO RY
SFD
29' - 7"8' - 6"
12' - 2" 14' - 5" 25' - 11"
15' - 7" 5' - 2" 8' - 7"
12' - 2" 7' - 6" 11' - 0" 6' - 3"
15' - 7" 5' - 7" 2' - 11"
1' - 0"
571.32 S Q.F T . DE MOLIT ION

O F ( E) RO O F A REA

B AL CONY NOT A R OOF
(E ) 1360.25 S F

PO RC H

B AL CONY NOT A R OOF
( E) 1 5 9 9 . 6 SQ . FT. TO TA L

RO O F A REA
571.32 S Q.F T . DE MOLIT ION

O F ( E) RO O F A REA
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PAGE TITLE:

EDGAR MARKOSYAN
818-288-8682
225 E Broadway Unit 102B
GLENDALE, CA 91205
WWW.ARCSTEM.COM
[email protected]
A-03.1
Chec ker
Author
03/ 19/ 2024
0000099

R OOF DE MO

PLA N ( S)

ADDIT ION/

A LTERA TI O N

LERM O NT A KO PYA N
1239 ROS S MOYNE AVE ,
GLENDALE, CA 91207
3/16" = 1'-0"1 ROOF DEMO PLAN (E)
3/16" = 1'-0"2 ROOF DEMO PLAN DIAGRAM (E)
EXHIBIT 3
UP
A-051
A-05
A-05
A-05
2 4
3 1
5 6 7
25 24
98 4
10 12
3 24
2 2
13 1313
9 14
231 24
4 5
20 21
22 8 8
23 9
10 10
9 BREA KFA ST A REA

KI TC H EN

DINING ROOM

LIVING ROOM

C LO SETC LO SET

PA N TRY

FA M ILY RO O M
BA TH RO O M 1

LA UN D RY
10' - 9" 17' - 4" 12' - 2" 8' - 4"
7' - 10" 11' - 0" 5' - 8" 15' - 10"
10' - 6" 38' - 1"
10' - 10"
16' - 9"
14' - 11" 23' - 6"
13' - 8"
11' - 7"
8' - 6"
13' - 4"
8' - 3"
19 1
1/2"
MAX.
1 1/2"
MAX.
1 1/2"
MAX.
1 1/2"
MAX.
1 1/2"
MAX.
13' - 11"
8' - 10"

LA NDING

LA NDING
2' - 9"10' - 6"2' - 8"3' - 2"1' - 5"2' - 9"11' - 9"3' - 2" 1' - 8" 8' - 10" 1' - 8"4' - 3"8' - 9"4' - 5"
3' - 9" 5' - 3" 2' - 0"
1' - 2" 8' - 4" 6' - 4"
4' - 11" 5' - 2" 5' - 4" 4' - 6" 8' - 4" 4' - 3" 4' - 3" 3' - 4" 4' - 0" 3' - 9" (E) FIREPLA C E
6"
6"
6"
8' - 8"
40' - 1"
48' - 7"
(E) 189 S F

PO RTE C O C HERE
(E) 136.25 S F

PO RC H
1 HR FIRE RA TED WA LL
12" CONCR E T E F OU NDAT ION

EXISTING WALLS

NEW WALLS

DEM O LISHED WALLS

WA LL LEG EN D
17' - 0"
18' - 11"
15 11
PL
4' - 4"
4' - 6"
( E) 363 SF
2 C A R G A RA G E
3' - 4"6' - 8"10' - 0"
20' - 1"
9' - 1" 9' - 1"
18' - 2"
24 1 2
1/2"
MAX.
18' - 0"
8' - 6"
A-05.1 3
Drawn By:

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PAGE TITLE:

EDGAR MARKOSYAN
818-288-8682
225 E Broadway Unit 102B
GLENDALE, CA 91205
WWW.ARCSTEM.COM
[email protected]
A-04
Chec ker
Author
03/ 19/ 2024
0000099
( E) FLO O R

PLA N ( S)

ADDIT ION/

A LTERA TI O N

LERM O NT A KO PYA N
1239 ROS S MOYNE AVE ,
GLENDALE, CA 91207
1/4" = 1'-0"1 LEVEL 1 @ FLOOR (E)
(E) FLOOR AREA 1,335.38 S F
1/4" = 1'-0"2 GARAGE PLAN (E)
EXHIBIT 3
UP
1 5
6 7
25 24
98 4
10 12
3 24
2 2
13 1313
9 14
231 24
4 5
20 21
22 8 8
23 9
10 10
9 BREA KFA ST A REA

KI TC H EN

DINING ROOM

LIVING ROOM

C LO SETC LO SET

PA N TRY

FA M ILY RO O M
BA TH RO O M 1

LA UN D RY
10' - 6" 17' - 4" 12' - 5" 8' - 4"
7' - 10" 10' - 9" 6' - 3" 15' - 7"
10' - 6" 38' - 1"
10' - 10"
16' - 9"
14' - 11" 23' - 6"
13' - 8"
11' - 7"
8' - 6"
13' - 4"
8' - 3"
19 1
1/2"
MAX.
1 1/2"
MAX.
1 1/2"
MAX.
1 1/2"
MAX.
1 1/2"
MAX.
13' - 11"
8' - 10"

LA NDING

LA NDING
2' - 9"10' - 6"2' - 8"4' - 7"2' - 9"11' - 9"3' - 2"
1' - 11" 8' - 10" 1' - 8"3' - 11"8' - 9"4' - 8"
3' - 9" 5' - 3" 2' - 0"
1' - 2" 8' - 4" 6' - 4"
15' - 5" 4' - 6" 8' - 4" 4' - 3" 4' - 3" 3' - 4" 4' - 0" 3' - 9" (E) FIREPLA C E
6"
6"
6"
(E) 189 S F

PO RTE C O C HERE
(E) 136.25 S F

PO RC H
1 HR FIRE RA TED WA LL
12" CONCR E T E F OU NDAT ION

EXISTING WALLS

NEW WALLS

DEM O LISHED WALLS

WA LL LEG EN D
Drawn By:

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Project
Number:

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OWNER:

PROJECT TITLE:

PAGE TITLE:

EDGAR MARKOSYAN
818-288-8682
225 E Broadway Unit 102B
GLENDALE, CA 91205
WWW.ARCSTEM.COM
[email protected]
A-04.1
Chec ker
Author
03/ 19/ 2024
0000099

D EM O PLA N

ADDIT ION/

A LTERA TI O N

LERM O NT A KO PYA N
1239 ROS S MOYNE AVE ,
GLENDALE, CA 91207
1/4" = 1'-0"1 LEVEL 1 @ FLOOR (E) DEMO

DE MO CAL CUL AT IONS
D EM O : 68.6 LIN EA R FT TO BE D EM O LISHED
REM A IN : 99.16 LIN EA R FT TO REM A IN
T OT AL EXIS T ING WALLS : 167.76 FT
EXHIBIT 3
A-051
A-05
A-05
A-05
2 4
3 16
13 2
2 2
9 13
17 18
9 13
9 19
13 B E DR OOM 1
B E DR OOM 2

M A STER BED RO O M

C LO SET
BA TH RO O M 2

C LO SET

C LO SET
(E) BA LC O N Y

TO BE C O N V ERTED

INT O S UNR OOM

BA LC O NY
7' - 6"6' - 6"6' - 6"10' - 7"7' - 0"
17' - 1"
14' - 3"
14' - 10"
13' - 4"
14' - 9"
6' - 10"
10' - 10"
7' - 2"
5' - 8"

LA NDING

LA NDING
11 1213
24 18
18 18
18 17
17 14
14 11
16 15
7' - 10" 6' - 11" 6' - 11" 3' - 6" 15' - 2"
3' - 1" 2' - 10" 2' - 11" 1' - 1" 5' - 3" 1' - 1"1' - 1" 4' - 1" 1' - 1" 2' - 7" 10' - 4" 2' - 9" 7' - 3" 7' - 6" 10' - 6" 7' - 5" 7' - 8"
38' - 1"
40' - 4"
3' - 3" 4' - 7"
1 HR FIRE RA TED WA LL
12" C O N C RETE FO UN D A TIO N

EXISTING WALLS

NEW WALLS

DEM O LISHED WALLS

WA LL LEG EN D
Drawn By:

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Project
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PROJECT TITLE:

PAGE TITLE:

EDGAR MARKOSYAN
818-288-8682
225 E Broadway Unit 102B
GLENDALE, CA 91205
WWW.ARCSTEM.COM
[email protected]
A-04.2
Chec ker
Author
03/ 19/ 2024
0000099
( E) FLO O R

PLA N ( S)

ADDIT ION/

A LTERA TI O N

LERM O NT A KO PYA N
1239 ROS S MOYNE AVE ,
GLENDALE, CA 91207
1/4" = 1'-0"1 LEVEL 2 @ FLOOR
(E) FLOOR AREA 1,077.62 S F
EXHIBIT 3
16 13
2 2
2 9
13 17
18 9
13 9
19 13
B E DR OOM 1
B E DR OOM 2

M A STER BED RO O M

C LO SET
BA TH RO O M 2

C LO SET

C LO SET
(E) BA LC O N Y

TO BE C O N V ERTED

INT O S UNR OOM

BA LC O NY
7' - 3"6' - 9"6' - 9"10' - 4"7' - 0"
17' - 1"
14' - 3"
14' - 10"
13' - 4"
14' - 9"
6' - 10"
10' - 10"
7' - 2"
5' - 8"

LA NDING

LA NDING
11 1213
24 18
18 18
18 17
17 14
14 11
16 15
7' - 6" 7' - 3" 6' - 11" 3' - 6" 15' - 2"
3' - 1" 2' - 6" 2' - 11" 1' - 5" 5' - 3" 1' - 1"1' - 1" 4' - 1" 1' - 1" 2' - 7" 10' - 4" 2' - 9" 7' - 3" 7' - 6" 10' - 6" 7' - 5" 7' - 8"
38' - 1"
40' - 4"
3' - 3" 4' - 7"
7' - 6" 14' - 6" 6' - 11" 11' - 5"
5' - 7"
13' - 7"17' - 4"
29' - 7"
A-10
1 Drawn By:

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Project
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OWNER:

PROJECT TITLE:

PAGE TITLE:

EDGAR MARKOSYAN
818-288-8682
225 E Broadway Unit 102B
GLENDALE, CA 91205
WWW.ARCSTEM.COM
[email protected]
A-04.3
Chec ker
Author
03/ 19/ 2024
0000099

D EM O PLA N

ADDIT ION/

A LTERA TI O N

LERM O NT A KO PYA N
1239 ROS S MOYNE AVE ,
GLENDALE, CA 91207

DEM O C A LC ULA TI O N S
D EM O : 44.33 LIN EA R FT TO BE D EM O LISHED
REM A IN : 112.58 LIN EA R FT TO REM A IN
TO TA L EXI STI N G W A LLS: 1 5 6 . 9 1 FT
1/4" = 1'-0"1 LEVEL 2 @ FLOOR (E) DEMO
EXHIBIT 3
DN
A-061
A-06
2 A-06
3 A-06 4
1 A-08
3 A-08
23 29
26 29
20 26
(N ) FA M ILY RO O M
(N ) PLA Y RO O M
(N ) PO WD ER
(N) DINING ROOM
(E) LIVING ROOM
( N ) KI TC H EN
1 231
24 24
4 8 8
10 3
10 5
2424
6 7
19 10
7' - 4"22' - 6"
2' - 0" 2' - 0"
2' - 5"
S
S
S
S
S
F
KE
1 1/2"
MAX.
1 1/2"
MAX.
( N ) O PEN PA TI O
( N ) C LO SET

HA LLWA Y
(E) FIREPLA C E
1 A-01
4' - 10" 8' - 6" 6' - 3" 19' - 1" 1' - 8" 9' - 8"
50' - 0"
6' - 6" 13' - 8" 13' - 8" 6' - 6"
40' - 4"
16' - 0"
1' - 7"
1' - 7"
( N ) PO ST
2' - 5" 11' - 3" 2' - 2" 5' - 7" 5' - 7" 3' - 2" 2' - 8" 10' - 6" 2' - 9" 48' - 7"
4' - 11" 5' - 2" 5' - 4" 4' - 6" 8' - 4" 4' - 3" 4' - 3" 3' - 7" 3' - 9" 3' - 9" 14' - 6" 25' - 11"
23' - 6"
14' - 11"
5' - 0"
3' - 6"
6' - 11"
10' - 10"
4' - 2"
4' - 2" 23' - 11"
15' - 0"
15' - 3"
7' - 9"
16' - 9"
0"
0"
A-071
A-07
2 A-07
3 A-07 4
2' - 2"
25 25
1' - 3"
21' - 11"
13' - 8"
10' - 8"
29 2' - 6"
28 21
5' - 9" 5' - 9"
(E) 189 S F

PO RTE C O C HERE
(E) 136.25 S F

PO RC H
A-10
1 1 HR FIRE RA TED WA LL
12" CONCR E T E F OU NDAT ION

EXISTING WALLS

NEW WALLS

DEM O LISHED WALLS

WA LL LEG EN D
11 24
1'-0"
4' - 4"
3' - 4" 6' - 8" 20' - 2" 6' - 8" 3' - 4"
24 15
9' - 1" 9' - 1"
18' - 2"
( N ) 3 7 7 SF A D D I TI O N TO
(E)363 S F
2 CAR GAR AGE
T O ADD 1 ADDT IONAL PAR KING
T OT AL 740.0 S F
1 2
3 18' - 0"
11 PL
PL
1/2"
MAX.
1/2"
MAX.
20' - 0"
40' - 6"
10' - 0"
Drawn By:

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Project
Number:

Date:

OWNER:

PROJECT TITLE:

PAGE TITLE:

EDGAR MARKOSYAN
818-288-8682
225 E Broadway Unit 102B
GLENDALE, CA 91205
WWW.ARCSTEM.COM
[email protected]
A-04.4
Chec ker
Author
03/ 19/ 2024
0000099
(N) F L OOR
PLA N

ADDIT ION/

A LTERA TI O N

LERM O NT A KO PYA N
1239 ROS S MOYNE AVE ,
GLENDALE, CA 91207
1/4" = 1'-0"1 LEVEL 1 @ FLOOR (N)
(N) FLOOR ADDIT ION 489.0 S F
1/4" = 1'-0"2 GARAGE PLAN (N)
(N) GARAGE ADDIT ION 377.0 S F
EXHIBIT 3
DN
A-061
A-06
2 A-06
3 A-06 4
1 A-08
3 A-08
3 3
3 2727
3 3
(E) BED RO O M 1

V A ULTED C EILING
(N) B E DR OOM 2

DROP CEILING
8' - 6"
( N ) C LO SET
( N ) C LO SET

DROP CEILING
8' - 6"
(N) LAUNDR Y

DROP CEILING
8' - 6"
(N) WA LK IN C LO SET

D RO P C EILIN G
8' - 6"
( N ) BA TH 1

DROP CEILING
8' - 6"
( N ) BA TH 2

DROP CEILING
8' - 6"
(N) MAS T E R B AT H

DROP CEILING
8' - 6"
( N ) SUN RO O M
3 11
12 13
14 14
27 26
2424
25 S
S
S
S
S
S
S
S
S
F
F
F
( E) PO RTE

C O C HERE
(N) BA LC O NY
(E) M A STER BED RO O M

V A ULTED C EILING
9' - 1" 11' - 1" 4' - 0" 4' - 0" 6' - 6" 6' - 6"
41' - 5"
5' - 6" 5' - 3" 4' - 5" 3' - 7" 4' - 5" 4' - 5" 5' - 3" 5' - 6" 38' - 4"
19' - 3" 3' - 3" 10' - 5" 2' - 7" 10' - 4" 2' - 9"
48' - 7"
5' - 6" 5' - 3" 7' - 5" 7' - 8"
3' - 9"3' - 6"
14' - 5"
7' - 3" 7' - 2"
25' - 11"
17' - 1"
12' - 5"
2' - 9" 7' - 10" 1' - 10" 4' - 8"
9' - 4"
12' - 0"
6' - 9"
7' - 7"
14' - 3"
14' - 10"
10' - 10"
13' - 1"
9' - 10"
18' - 5"
8' - 4"
6' - 4"
4' - 0"
4' - 3"
4' - 4"
A-071
A-07
2 A-07
3 A-07 4
3 28
1' - 0"
3 14' - 0"
8' - 2"
9' - 10"
7' - 5"
16' - 4"
3 221' - 4"1' - 4"
9' - 10"
2' - 0"
F
10 0' - 5"
7' - 8" 1' - 4"
22x30

A TTI C

A C C ESS

HA LLWA Y

DROP CEILING
8' - 6"
A-10
1 8
A-06
6 A-06
5 1/2"
MAX.
18' - 0"
30' - 0"
8' - 3"8' - 3"
9' - 6" 9' - 6" 9' - 6"
9' - 6" 1' - 1" 7' - 4" 1' - 1" 9' - 6"
3' - 0"
1' - 3" 3' - 0"
3' - 0"
PO STS
PO STS
F

LA NDING

OU T DOOR

BA TH RO O M
A-07
5 A-07
6 2
A-08
4 A-08
Drawn By:

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PAGE TITLE:

EDGAR MARKOSYAN
818-288-8682
225 E Broadway Unit 102B
GLENDALE, CA 91205
WWW.ARCSTEM.COM
[email protected]
A-04.5
Chec ker
Author
03/ 19/ 2024
0000099
(N) F L OOR
PLA N

ADDIT ION/

A LTERA TI O N

LERM O NT A KO PYA N
1239 ROS S MOYNE AVE ,
GLENDALE, CA 91207
1/4" = 1'-0"1 LEVEL 2 @ FLOOR (N)
(N) FLOOR ADDIT ION 598.0 S F
1/4" = 1'-0"2 PATIO PLAN (N)
(N) BAT HROOM 62.0 S F
EXHIBIT 3

GROUND LEVEL
0' - 0"
LEVEL 1 CEILING
10' - 2"
LEVEL 1 @ FLOOR
1' - 2"

RIDGE HEIGHT
22' - 8"
LEVEL 2 @ FLOOR
11' - 2"
LEVEL 2 CEILING
19' - 0"
12 11
18 18 18 18
10 9
2424
10 19
11 24
(E ) GAR AGE
(E) C LA Y S TILE RO O F
( E) STUC C O
( E) STUC C O
( E) STUC C O
( E) STUC C O

GROUND LEVEL
0' - 0"
LEVEL 1 CEILING
10' - 2"
LEVEL 1 @ FLOOR
1' - 2"

RIDGE HEIGHT
22' - 8"
LEVEL 2 @ FLOOR
11' - 2"
LEVEL 2 CEILING
19' - 0"
5' - 0"
13' - 11" 24
17 11
8 2212
239
14 3
PL PL
(E ) CL AY S T IL E R OOF
( E) STUC C O
( E) STUC C O
( E) STUC C O
(E) C LA Y S TILE RO O F
(E) PO RTE C O C HERE
(E) FA C E V EN T

GROUND LEVEL
0' - 0"
LEVEL 1 CEILING
10' - 2"
LEVEL 1 @ FLOOR
1' - 2"

RIDGE HEIGHT
22' - 8"
LEVEL 2 @ FLOOR
11' - 2"
LEVEL 2 CEILING
19' - 0"
PL
PL
5' - 0"
13' - 11"
8 8
1 3 19 2
3 13
1516
14 (E) PO RTE C O C HER
15 (E) C LA Y S TILE RO O F
( E) STUC C O
( E) STUC C O
(E) C LA Y S TILE RO O F
(E) FA C E V EN T
( E) FRO N T G A TE

TO BE REM O V ED
(E) A WN IN G

TO BE REM O V ED

GROUND LEVEL
0' - 0"
LEVEL 1 CEILING
10' - 2"
LEVEL 1 @ FLOOR
1' - 2"

RIDGE HEIGHT
22' - 8"
LEVEL 2 @ FLOOR
11' - 2"
LEVEL 2 CEILING
19' - 0"
(E ) GAR AGE
(E) PO RTE C O C HERE
21 17
20 5 4
1 16
14 (E) C LA Y S TILE RO O F
( E) STUC C O
( E) STUC C O
( E) STUC C O
( E) STUC C O
( E) STUC C O
(E) C LA Y S TILE RO O F
(E) C LA Y S TILE RO O F
(E) C LA Y S TILE RO O F
(E) FA C E V EN T

MAIN E NT R Y

DOOR T O R E MAIN
Drawn By:

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PAGE TITLE:

EDGAR MARKOSYAN
818-288-8682
225 E Broadway Unit 102B
GLENDALE, CA 91205
WWW.ARCSTEM.COM
[email protected]
A-05
Chec ker
Author
03/ 19/ 2024
0000099
( E) ELEV A TIO N S

ADDIT ION/

A LTERA TI O N

LERM O NT A KO PYA N
1239 ROS S MOYNE AVE ,
GLENDALE, CA 91207
3/16" = 1'-0"1 EAST
3/16" = 1'-0"2 NORTH
3/16" = 1'-0"3 SOUTH
3/16" = 1'-0"4 WEST
EXHIBIT 3
12 11
18 18 18 18
10 9
2424
10 19
11 24
(E ) GAR AGE
(E) C LA Y S TILE RO O F
( E) STUC C O
( E) STUC C O
( E) STUC C O
( E) STUC C O
240.19 S F DEMO
766.16 S F

TO REM A I N
(E ) 1,006.35 S F T OT AL
240.19 S F DEMO
766.16 S F

TO REM A I N

A LL WIN DO WS REM O V ED

31.36 S F

A LL WIN DO WS REM O V ED

31.36 S F
5' - 0"
13' - 11" 24
17 11
8 2212
239
14 3
PL PL
(E) C LA Y S TILE RO O F
( E) STUC C O
( E) STUC C O
( E) STUC C O
(E) C LA Y S TILE RO O F
(E) PO RTE C O C HERE
(E) FA C E V EN T
852.11 S F
D EM O
230.88 S F

TO REM A I N
852.11 S F
D EM O
230.88 S F

TO REM A I N
(E ) 1,082.99 S F T OT AL
(E ) GAR AGE
(E) PO RTE C O C HERE
21 17
20 5 4
1 16
14 (E) C LA Y S TILE RO O F
( E) STUC C O
( E) STUC C O
( E) STUC C O
( E) STUC C O
( E) STUC C O
(E) C LA Y S TILE RO O F
(E) C LA Y S TILE RO O F
(E) C LA Y S TILE RO O F
(E) FA C E V EN T
500.52 S F
D EM O
513.13 S F

TO REM A I N
500.52 S F
D EM O 513.13 S F

TO REM A I N
(E ) 1,013.65 S F T OT AL

6.75 S F WINDOW 6.75 S F WINDOW
Drawn By:

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PAGE TITLE:

EDGAR MARKOSYAN
818-288-8682
225 E Broadway Unit 102B
GLENDALE, CA 91205
WWW.ARCSTEM.COM
[email protected]
A-05.1
Chec ker
Author
03/ 19/ 2024
0000099
( E) ELEV A TIO N S
D EM O

ADDIT ION/

A LTERA TI O N

LERM O NT A KO PYA N
1239 ROS S MOYNE AVE ,
GLENDALE, CA 91207
3/16" = 1'-0"1 EAST (E) DEMO
3/16" = 1'-0"2 NORTH (E) DEMO
3/16" = 1'-0"3 WEST (E) DEMO
N O TE: N O WA LLS A RE BEI N G DEM O LI SHED O N ( E) SO UTH ELEV A TI O N EXHIBIT 3

GROUND LEVEL
0' - 0"
LEVEL 1 CEILING
10' - 2"
LEVEL 1 @ FLOOR
1' - 2"

RIDGE HEIGHT
22' - 8"
LEVEL 2 @ FLOOR
11' - 2"
LEVEL 2 CEILING
19' - 0"
(E) G A RA G E TO BE EXTEN D ED
(N) ADDIT ION
(N) ADDIT ION
(N) CL AY S T IL E R OOF

TO M A TC H EXI STI N G
(E) C LA Y S TILE RO O F
( N ) EG G SH ELL

OR S IMILAR

SM O O TH

STUC C O
12 24 24
11 10 10 10
2' - 2"
24 24
1111
7' - 10"
(N) 62 S F

OU T DOOR
BA TH RO O M(N) 540 S F
O PEN PATIO 8
( N ) EG G SH ELL

OR S IMILAR

SM O O TH

STUC C O ( N ) EG G SH ELL

OR S IMILAR

SM O O TH

STUC C O
( N ) EG G SH ELL

OR S IMILAR

SM O O TH
STUC C O28
10 (N) C LA Y S TILE RO O F

TO M A TC H EXI STI N G

GROUND LEVEL
0' - 0"
LEVEL 1 CEILING
10' - 2"
LEVEL 1 @ FLOOR
1' - 2"

RIDGE HEIGHT
22' - 8"
LEVEL 2 @ FLOOR
11' - 2"
LEVEL 2 CEILING
19' - 0"
( N ) C LA Y S TI LE RO O F

TO M A TC H EXI STI N G
(E) C LA Y S TILE RO O F
(E) PO RTE C O C HERE
3' - 6"
(N) 42" RAILING
24 27 27
20 24 24
PL PL
13' - 11"
5' - 0"
(N ) FA C E V EN T (N ) FA C E V EN T
24 3
( N ) EG G SH ELL

OR S IMILAR

SM O O TH

STUC C O
( N ) EG G SH ELL

OR S IMILAR

SM O O TH

STUC C O

GROUND LEVEL
0' - 0"
LEVEL 1 CEILING
10' - 2"
LEVEL 1 @ FLOOR
1' - 2"

RIDGE HEIGHT
22' - 8"
LEVEL 2 @ FLOOR
11' - 2"
LEVEL 2 CEILING
19' - 0"
(E) C LA Y S TILE RO O F
(E) C LA Y S TILE RO O F
(E) C LA Y S TILE RO O F
PLPL
14 88
1 3 19 2
13 27
3 5' - 0"
13' - 11"
2' - 2"
(E) FA C E V EN T

TO BE C O V ERED
( N ) EG G SH ELL

OR S IMILAR

SM O O TH

STUC C O
( N ) EG G SH ELL

OR S IMILAR

SM O O TH

STUC C O
( N ) EG G SH ELL

OR S IMILAR

SM O O TH

STUC C O

GROUND LEVEL
0' - 0"
LEVEL 1 CEILING
10' - 2"
LEVEL 1 @ FLOOR
1' - 2"

RIDGE HEIGHT
22' - 8"
LEVEL 2 @ FLOOR
11' - 2"
LEVEL 2 CEILING
19' - 0"
(N) CL AY S T IL E R OOF

TO M A TC H EXI STI N G
(E) G A RA G E TO BE EXTEN D ED
(E) PO RTE

C O C HERE
( E) C LA Y S

TI LE RO O F
(E) C LA Y

S T IL E R OOF (E) C LA Y S TILE RO O F
(N) BA LC O NY
( N ) PA TI O
7 6
5 4
1 26
1425
2' - 2"
(E) FA C E V EN T

TO BE C O V ERED
(N) 62 S F

OU T DOOR

BA TH RO O M
(N) 540 S F

O PEN PATIO
( N ) EG G SH ELL

OR S IMILAR

SM O O TH

STUC C O
( N ) EG G SH ELL

OR S IMILAR

SM O O TH

STUC C O
( N ) EG G SH ELL

OR S IMILAR

SM O O TH

STUC C O
( N ) EG G SH ELL

OR S IMILAR

SM O O TH

STUC C O
( N ) EG G SH ELL

OR S IMILAR

SM O O TH

STUC C O
( N ) EG G SH ELL

OR S IMILAR

SM O O TH

STUC C O
( N ) EG G SH ELL

OR S IMILAR

SM O O TH

STUC C O
( N ) EG G SH ELL

OR S IMILAR

SM O O TH

STUC C O
(N) CL AY S T IL E R OOF

TO M A TC H EXI STI N G

MAIN E NT R Y

DOOR T O R E MAIN

GROUND LEVEL
0' - 0"
(N) 62 S F

OU T DOOR

BA TH RO O M
(N) 540 S F

O PEN PATIO
7' - 10"
4"/1'-0"
4"/1'-0"
( N ) EG G SH ELL

OR S IMILAR

SM O O TH

STUC C O
(N) C LA Y S TILE RO O F

TO M A TC H EXI STI N G

GROUND LEVEL
0' - 0"
(N) 62 S F

OU T DOOR

BA TH RO O M
(N) 540 S F

O PEN PATIO
4"/1'-0"
4"/1'-0"
12' - 10"
7' - 10" ( N ) EG G SH ELL

OR S IMILAR

SM O O TH

STUC C O
(N) C LA Y S TILE RO O F

TO M A TC H EXI STI N G
Drawn By:

Checked By:

Project
Number:

Date:

OWNER:

PROJECT TITLE:

PAGE TITLE:

EDGAR MARKOSYAN
818-288-8682
225 E Broadway Unit 102B
GLENDALE, CA 91205
WWW.ARCSTEM.COM
[email protected]
A-06
Chec ker
Author
03/ 19/ 2024
0000099
( N ) ELEV A TIO N S

ADDIT ION/

A LTERA TI O N

LERM O NT A KO PYA N
1239 ROS S MOYNE AVE ,
GLENDALE, CA 91207
3/16" = 1'-0"1 EAST (N)
3/16" = 1'-0"2 NORTH (N)
3/16" = 1'-0"3 SOUTH (N)
3/16" = 1'-0"4 WEST (N)
3/16" = 1'-0"5 PATIO NORTH (N)
3/16" = 1'-0"6 PATIO SOUTH (N)
EXHIBIT 3

GROUND LEVEL
0' - 0"
LEVEL 1 CEILING
10' - 2"
LEVEL 1 @ FLOOR
1' - 2"

RIDGE HEIGHT
22' - 8"
LEVEL 2 @ FLOOR
11' - 2"
LEVEL 2 CEILING
19' - 0"
(E) G A RA G E TO BE EXTEN D ED
(N) ADDIT ION
(N) ADDIT ION
(N) CL AY S T IL E R OOF

TO M A TC H EXI STI N G(E) C LA Y S TILE RO O F
12 24 24
11 10 10 10
2' - 2"
10 28
24 11 11
24 (N) 62 S F

OU T DOOR
BA TH RO O M(N) 540 S F
O PEN PATIO 8
( N ) EG G SH ELL

OR S IMILAR

STUC C O
( N ) EG G SH ELL

OR S IMILAR

STUC C O
( N ) EG G SH ELL

OR S IMILAR

STUC C O
( N ) EG G SH ELL

OR S IMILAR

STUC C O
(N) C LA Y S TILE RO O F

TO M A TC H EXI STI N G

GROUND LEVEL
0' - 0"
LEVEL 1 CEILING
10' - 2"
LEVEL 1 @ FLOOR
1' - 2"

RIDGE HEIGHT
22' - 8"
LEVEL 2 @ FLOOR
11' - 2"
LEVEL 2 CEILING
19' - 0"
(N) C LA Y S TILE RO O F

TO M A TC H EXI STI N G
(E) C LA Y S TILE RO O F
(E) PO RTE C O C HERE
3' - 6"
(N) 42" RAILING
24 27 27
20 24 24
PL PL
13' - 11"
5' - 0"
( N ) EG G SH ELL

OR S IMILAR

STUC C O
( N ) EG G SH ELL

OR S IMILAR

STUC C O

GROUND LEVEL
0' - 0"
LEVEL 1 CEILING
10' - 2"
LEVEL 1 @ FLOOR
1' - 2"

RIDGE HEIGHT
22' - 8"
LEVEL 2 @ FLOOR
11' - 2"
LEVEL 2 CEILING
19' - 0"
(E) C LA Y S TILE RO O F(E) C LA Y S TILE RO O F
(E) C LA Y S TILE RO O F
PLPL
14 88
1 3 19 2
13 27
3 5' - 0"
13' - 11"
(E) FA C E V EN T

TO BE C O V ERED
( N ) EG G SH ELL

OR S IMILAR

STUC C O
( N ) EG G SH ELL

OR S IMILAR

STUC C O
( N ) EG G SH ELL

OR S IMILAR

STUC C O

GROUND LEVEL
0' - 0"
LEVEL 1 CEILING
10' - 2"
LEVEL 1 @ FLOOR
1' - 2"

RIDGE HEIGHT
22' - 8"
LEVEL 2 @ FLOOR
11' - 2"
LEVEL 2 CEILING
19' - 0"
(N) CL AY S T IL E R OOF

TO M A TC H EXI STI N G
(E) G A RA G E TO BE EXTEN D ED
( E) PO RTE

C O C HERE
(E) C LA Y S TILE RO O F
(E) C LA Y S TILE RO O F
(E) C LA Y S TILE RO O F
(N) BA LC O NY
( N ) PA TI O
7 6
5 4
1 26
1425
2' - 2"
(E ) F ACE VE NT

TO BE C O V ERED
(N) 62 S F

OU T DOOR
BA TH RO O M (N) 540 S F

O PEN PATIO
(N) CL AY S T IL E R OOF

TO M A TC H EXI STI N G
( N ) EG G SH ELL

OR S IMILAR

STUC C O
( N ) EG G SH ELL

OR S IMILAR

STUC C O
( N ) EG G SH ELL

OR S IMILAR

STUC C O ( N ) EG G SH ELL

OR S IMILAR

STUC C O
( N ) EG G SH ELL

OR S IMILAR

STUC C O
( N ) EG G SH ELL

OR S IMILAR

STUC C O
( N ) EG G SH ELL

OR S IMILAR

STUC C O
( N ) EG G SH ELL

OR S IMILAR

STUC C O

GROUND LEVEL
0' - 0"
(N) 62 S F

OU T DOOR

BA TH RO O M
(N) 540 S F

O PEN PATIO
7' - 10"
(N) CL AY S T IL E R OOF

TO M A TC H EXI STI N G
( N ) EG G SH ELL

OR S IMILAR

STUC C O

GROUND LEVEL
0' - 0"
(N) 62 S F

OU T DOOR

BA TH RO O M
(N) 540 S F

O PEN PATIO
(N) CL AY S T IL E R OOF

TO M A TC H EXI STI N G
( N ) EG G SH ELL

OR S IMILAR

STUC C O
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EDGAR MARKOSYAN
818-288-8682
225 E Broadway Unit 102B
GLENDALE, CA 91205
WWW.ARCSTEM.COM
[email protected]
A-07
Chec ker
Author
03/ 19/ 2024
0000099

COL OR E D

ELEV A TIO N S

ADDIT ION/

A LTERA TI O N

LERM O NT A KO PYA N
1239 ROS S MOYNE AVE ,
GLENDALE, CA 91207
3/16" = 1'-0"1 EAST (N) COLORED
3/16" = 1'-0"2 NORTH (N) COLORED
3/16" = 1'-0"3 SOUTH (N) CLORED
3/16" = 1'-0"4 WEST (N) COLORED
3/16" = 1'-0"5 PATIO NORTH (N) COLORED
3/16" = 1'-0"6 PATIO SOUTH (N) COLORED
N O TE: A LL N EW STUC C O SHA LL BE SM O O TH STUC C O N O TE: A LL N EW STUC C O SHA LL BE SM O O TH STUC C O N O TE: A LL N EW STUC C O SHA LL BE SM O O TH STUC C O N O TE: A LL N EW STUC C O SHA LL BE SM O O TH STUC C O EXHIBIT 3

GROUND LEVEL
0' - 0"
LEVEL 1 CEILING
10' - 2"
LEVEL 1 @ FLOOR
1' - 2"

RIDGE HEIGHT
22' - 8"
LEVEL 2 @ FLOOR
11' - 2"
LEVEL 2 CEILING
19' - 0"
8' - 6"
7' - 10"
9' - 0"
9' - 11"

SUN RO O M
B E DR OOM 1

C LO SET
B E DR OOM 2

KI TC H EN

LIVING ROOM

HA LLWA Y
7' - 0" BA LC O NY
3' - 6"
A-09
1 Sim
A-09
3 Sim
1' - 6"

CR AWL S PACE CR AWL S PACE

GROUND LEVEL
0' - 0"
LEVEL 1 CEILING
10' - 2"
LEVEL 1 @ FLOOR
1' - 2"

RIDGE HEIGHT
22' - 8"
LEVEL 2 @ FLOOR
11' - 2"
LEVEL 2 CEILING
19' - 0"

DINING ROOM

LIVING ROOM
M A STER BED RO O MB E DR OOM 1

LA UN D RY

A TTI C SPA C E
7' - 10"
10' - 4"
8' - 6"
9' - 0"
A-09
3 Sim
A-09
2 Sim
A-09
4 Sim
1' - 6"

CR AWL S PACE CR AWL S PACE

GROUND LEVEL
0' - 0"

PO STS PER

STRUC TURA L

F OOT ING

PER STRUC TURA L
A-09
5 Sim

GROUND LEVEL
0' - 0"
7' - 10"

GROUND LEVEL
0' - 0"
1' - 2"
5' - 0"
5' - 0"
3' - 0"
1' - 6"
SPA

BA JA GROUND LEVEL
0' - 0"
1' - 5"
1' - 0"
5' - 0"
1' - 2"
(N) PO O L

B AJA AR E A
SPA
3' - 0"

GROUND LEVEL
0' - 0"
1' - 6"
3' - 0"
1' - 6"
1' - 6" 1' - 6"4' - 0"
Drawn By:

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PAGE TITLE:

EDGAR MARKOSYAN
818-288-8682
225 E Broadway Unit 102B
GLENDALE, CA 91205
WWW.ARCSTEM.COM
[email protected]
A-08
Chec ker
Author
03/ 19/ 2024
0000099

SEC TI O N S

ADDIT ION/

A LTERA TI O N

LERM O NT A KO PYA N
1239 ROS S MOYNE AVE ,
GLENDALE, CA 912071/4" = 1'-0"1 SECTION 1
1/4" = 1'-0"3 SECTION 2
1/4" = 1'-0"2 PATIO SECTION 1
1/4" = 1'-0"4 PATIO SECTION 2
1/4" = 1'-0"5 POOL SECTION
1/4" = 1'-0"6 POOL SECTION 2
1/4" = 1'-0"7 SPA SECTION
EXHIBIT 3
2X B L OCK ING

C EILI N G

J O I STS

G YP BO A RD
2 X D O U BLE TO P PLA TE
BA TT R I N SU L.
( SEE T-24)
2 X STU D S

S T UCCO
1X F AS CIA B OAR D
2X RO O F RA FTERS

C LA SS A A SPH A LT SH I N G LES

W EA THERPRO O FI N G
2X BLO C KING
2 X D O U BLE TO P PLA TE
BA TT R I N SU L.
( SEE T-24)
2 X STU D SSTU C C O
1X F AS CIA B OAR D
2X RO O F RA FTERS

C LA SS A A SPH A LT SH I N G LES

W EA THERPRO O FI N G
BA TT R I N SU L.
( SEE T-24)
2X SO LE PLA TE

S T UCCO

G YP BO A RD

W EA THERPRO O FI N G

B L OCK ING
2ND F LOOR

FI N I SH

C EILI N G

J O I STS
G YP

BO A RD

BA TT R I N SU LA TI O N
2 X D O U BLE TO P PLA TE

BA TT R I N SU LA TI O N
R BA TT I N SU L.
( SEE T-24)
2X SO LE PLA TE

S T UCCO G YP BO A RD

W EA THERPRO O FI N G

CONCR E T E

F OUNDAT ION
1' - 0"
2' - 0"0' - 8"
1' - 6"
W O O D STR.

PA N EL

FLO O R

J O I STS
R BA TT I N SU L.
( SEE T-24)
1' - 0"
R BA TT I N SU L.
( SEE T-24)
2X SO LE PLA TE

S T UCCO

G YP BO A RD
2' - 0"0' - 8"

W EA THERPRO O FI N G

CONCR E T E

F OUNDAT ION
3-1/ 2" CONC. S LAB.
# 4 D EFO RM ED
REINF.@16" O .C .

E A WAY
2" S AND B E D, MIL VAP OR

RETA RD ER
(2) # 4 BAR, T OP
(2) # 4 BAR,

BO TTO M
42" MIN.
0' -7"
1' - 0"
0' - 1"

RA ILIN G
0' - 4"
0' - 8"
( E) C O N T.

FO O TI N G
SI M P. SET EPO XY
(RR # 25744)
(N) CONT .

F OOT ING
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EDGAR MARKOSYAN
818-288-8682
225 E Broadway Unit 102B
GLENDALE, CA 91205
WWW.ARCSTEM.COM
[email protected]
A-09
Chec ker
Author
03/ 19/ 2024
0000099

TYP D ETA I LS

ADDIT ION/

A LTERA TI O N

LERM O NT A KO PYA N
1239 ROS S MOYNE AVE ,
GLENDALE, CA 91207
1" = 1'-0"1 ROOF DETAIL
1" = 1'-0"2 VOULTED CEILING DETAIL
1" = 1'-0"3 FIRST TO SECOND FLOOR DETAIL
1" = 1'-0"4 RAISED FOUNDATION
1" = 1'-0"5 SLAB ON GRADE
1" = 1'-0"6 STAIRS DETAIL
1" = 1'-0"7 FOUNDATION CONNECTION DETAIL
EXHIBIT 3

GROUND LEVEL
0' - 0"
LEVEL 1 CEILING
10' - 2"
LEVEL 1 @ FLOOR
1' - 2"

RIDGE HEIGHT
22' - 8"
LEVEL 2 @ FLOOR
11' - 2"
LEVEL 2 CEILING
19' - 0"
22 2
PLPL
14 88
1 3
19 2
13 27
3 5' - 0"
13' - 11"
(E) FA C E V EN T

TO BE C O V ERED
1 1
1 3
3 3
3 3
4 4
4 4
4 4
5 55
5 6
1 2
3 4

ELEV A TI O N LEG EN D
5 LA HA BRA EG G SHELL SM O O TH

M C A C LA Y RO O F TILE

SPEC TRA M ETA LS M USC ET BRO W N

JELD-WEN A LUM INUM C LA D BRO NZE

DUNN E DWAR DS ANT IQUE BR ONZ E
6 EXTERIO R WA LL SC O NC E TEM PLE HILL
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EDGAR MARKOSYAN
818-288-8682
225 E Broadway Unit 102B
GLENDALE, CA 91205
WWW.ARCSTEM.COM
[email protected]
A-10
Chec ker
Author
03/ 19/ 2024
0000099

COL OR E D

MAT E R IAL

BO A RD

ADDIT ION/

A LTERA TI O N

LERM O NT A KO PYA N
1239 ROS S MOYNE AVE ,
GLENDALE, CA 91207
1/4" = 1'-0"1 SOUTH (N) CLORED CMATERIAL BOARD

MAT E R IAL S

LA HA BRA
Egg S hell 73 (76) Base 100

MCA CLAY R OOF T ILE
C la ssic “S” Mission™ T ile
Item Code: CS 01

SPEC TRA M ETA LS
5 in. x 8 ft. K-St y l e
Mus ket B rown
Aluminum Gutter AND
Downs pout

JELD - WEN
SI TELI N E® C l a d-Wood
Wi n d o w BRO N ZE

DUNN E DWAR DS
Antique B ronz e DE B 002

BELG A RD
Catalina B r ana: Color
Montecito

ELK HO M E
Collec tion: T emple Hill
Item # : EK8111EW65
S KU: 8111EW/ 65
COL OR : B R ONZ E OR B L ACK
EXHIBIT 3
R
25'-0"
450 S F PAVED
(E) D RIV EWA Y
76SF(E)PAVED
PATHW
AY
(E ) LANDS CAPE
(E ) LANDS CAPE
(E ) LANDS CAPE
(E ) LANDS CAPE
(E ) LANDS CAPE
(E ) LANDS CAPE
420 S F PAVED
(E) D RIV EWA Y
(E) 363 S F
2 CAR GAR AGE
(E ) 189 S F

P OR T E COCHE R E
(N) 1,087 S F

ADDIT ION T O
2,413 S F
2 STO RY
SFD
PL147.37'
PL85.00'
PL70.98'
PL

57.10'
PL

40.60'
( E) SI D EW A LK
27' - 2"29' - 7"8' - 6"10' - 6"71' - 7"
35' - 2" 15' - 7" 5' - 2" 8' - 7" 25' - 10"
18'-2"

STROM DRAIN FLOW
WITH 2% SLOPE

STROM DRAIN FLOW
WITH 2% SLOPE
(N) 598.54 S F
2ND F L OOR

ADDIT ION
(N) 489 S F
1 ST FLO O R

ADDIT ION

BUILDING FOOT PRINT

BUILDING FOOT PRINT
BUILDING FOOT PRINT 2ND FLOOR
365 S F PAVED
A REA
24'-10"
16'-0"
7' - 4"
5'-0"
10'-9"
3' - 0"

31.5 S F (N) PAVE D PAT HWAY

RO SSM O YN E A V E
(N) S OL AR

GAR AGE ADDT ION
40' - 6"
6'-0"
6'-0"
18'-8"
10'-8"
25'-6"
3'-4"
5'-0"
(N) 540 S F

O PEN PATIO
(N) 62 S F

OUT DOOR

BA TH RO O M
(N) PO O L/ SPA
17' - 6"
29'-6"
7' - 8"
7'-11"

BUILDING FOOT PRINT

BUILDING FOOT PRINT
1/4" / 1'-0"
42' - 7"

N EW RO O F TO M A TC H EXI STI N G
5'-3"
7'-8"
5' - 3"
36' - 0"
18'-0"
7' - 0"
7'-0"
3' - 0"
618 S F PAVED
A REA
(E ) 136.25 S F

P OR CH
(E ) 6' VINYL F E NCE
(E ) 6' VINYL F E NCE
(E ) 6' VINYL F E NCE
(E) C M U WA LL(E) TRA SH A REA
(E ) HVAC

L OCAT ION
(E) G A S M ETER
(N) P OOL

EQ UIPM EN T

L OCAT ION
( E) PI LA STERS
( N ) LEV EL 1
1,824.38 S F
( N ) ELEC TRI C

PA NEL LO C A TIO N

BUILDING FOOT PRINT

STO RM DRA IN FLO W

NEW ADDIT ION

LEG EN D

S OLAR DE DICAT E D AR E A

LANDS CAPE D ARE A

PAVE D AR E A

BUILDING S

PO O L & SPA
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EDGAR MARKOSYAN
818-288-8682
225 E Broadway Unit 102B
GLENDALE, CA 91205
WWW.ARCSTEM.COM
[email protected]
A-11
Chec ker
Author
03/ 19/ 2024
0000099

COL OR E D S IT E
PLA N

ADDIT ION/

A LTERA TI O N

LERM O NT A KO PYA N
1239 ROS S MOYNE AVE ,
GLENDALE, CA 91207
1/8" = 1'-0"1SITE PLAN (N) COLORED
EXHIBIT 3
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EDGAR MARKOSYAN
818-288-8682
225 E Broadway Unit 102B
GLENDALE, CA 91205
WWW.ARCSTEM.COM
[email protected]
A-12
Chec ker
Author
03/ 19/ 2024
0000099

REN D ERED

PERSPEC TIV ES

ADDIT ION/

A LTERA TI O N

LERM O NT A KO PYA N
1239 ROS S MOYNE AVE ,
GLENDALE, CA 91207
12" = 1'-0"2 SOUTH ELEVATION
12" = 1'-0"3 SOUTH EAST ELEVATION
12" = 1'-0"4 SOUTH WEST ELEVATION
12" = 1'-0"1 AERIAL
EXHIBIT 3
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EDGAR MARKOSYAN
818-288-8682
225 E Broadway Unit 102B
GLENDALE, CA 91205
WWW.ARCSTEM.COM
[email protected]
A-12.1
Chec ker
Author
03/ 19/ 2024
0000099

REN D ERED

PERSPEC TIV ES

ADDIT ION/

A LTERA TI O N

LERM O NT A KO PYA N
1239 ROS S MOYNE AVE ,
GLENDALE, CA 91207
12" = 1'-0"1 NORTH ELEVATION
12" = 1'-0"2 NORTH EAST ELEVATION
12" = 1'-0"3 NORTH WEST ELEVATION
12" = 1'-0"4 PATIO VIEW
EXHIBIT 3
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EDGAR MARKOSYAN
818-288-8682
225 E Broadway Unit 102B
GLENDALE, CA 91205
WWW.ARCSTEM.COM
[email protected]
A-13
Chec ker
Author
03/ 19/ 2024
0000099

PHO TO G RA PHS

ADDIT ION/

A LTERA TI O N

LERM O NT A KO PYA N
1239 ROS S MOYNE AVE ,
GLENDALE, CA 91207
1 2 3 9 RO SSM O Y N E
9 3 8 E M O UN TA I N ST
9 5 8 E M O UN TA I N ST
1 0 0 0 E M O UN TA I N ST
1 2 1 2 RO SSM O YN E A V E
1 2 1 3 RO SSM O YN E A V E
1 2 1 6 RO SSM O YN E A V E
1 2 1 7 RO SSM O YN E A V E
1222 CAR ME N DR
1 2 3 0 RO SSM O YN E A V E
1 2 3 1 RO SSM O YN E A V E
1238 CAR ME N DR
1240 CAR ME N DR
1 2 4 0 RO SSM O YN E A V E
1 2 4 3 RO SSM O YN E A V E
1244 CAR ME N DR
1 2 5 1 RO SSM O YN E A V E
1224
EXHIBIT 3
EXHIBIT 3
EXHIBIT 3
EXHIBIT 3
EXHIBIT 3
EXHIBIT 3
EXHIBIT 3
EXHIBIT 3
EXHIBIT 3
EXHIBIT 3
EXHIBIT 3

Glendale City CouncilAugust 13, 2024

Glendale City Council
August 13, 2024