Oxnard City Council
January 18, 2022

(APNs: 185-0-221-025, 185-0-221-265, and 185-0-223-015) (Attachment A). The project includes a General Plan Amendment request to change the 2030 General Plan land use designation of the project site from Business Research Park (BRP) to Residential Medium (RM) (PZ 20-620-02), a Zone Change to change the zoning of the project site from Business Research Park to Multiple-Family (R-2) (PZ 20-570-02), and a Tentative Subdivision Map (Tract No. 6064) for condominium purposes and to combine three existing lots into two lots (PZ 20-300-02). An Addendum to the Mitigated Negative Declaration (MND 2004-11) that was prepared for the 2004 Dunkirk Drive Project will be considered by the Planning Commission at the public hearing for the Portofino Place project. For the purposes of this staff report, the foregoing project description shall be referred to as the “Project.” Filed by the Law Office of K.M. Neiswender, P.O. Box 1225, Blue Jay, CA 92317( the “Applicant”).

Please see the reduced Project plans (Attachment B) for more details. 3) Existing & Surrounding Land Uses: The Project area is a rectangular 7.61-acre, flat site that is bisected by Portofino Place. The western half of the Project site has a land area of approximately 4.88 acres and the easterly half has a land area of 2.73 acres and both sections are vacant and undeveloped. The project site is surrounded by Fifth Street and industrial uses to the north of the project site. The Oxnard Airport is located immediately to the north of the industrial land uses. Juan Lagunas Soria Elementary School is located to the east of the project site. A recently constructed car wash business is located to the west of the project site.

The Project site is surrounded immediately to the south by a 41 single-family residential subdivision and a 101 multiple-family subdivision.

The table below provides uses, City General Plan designations, and zoning. Attachment A includes a regional location and vicinity map, an aerial photo of the project site and surrounding area, and an Oxnard General Plan and zoning designation map.

LOCATION GENERAL PLAN

DESIGNATION ZONING DESIGNATION EXISTING LAND USE
Project
Site
Existing:

Business Research
Park
Proposed:

Residential Medium
Existing:

Business and Research Park
(BRP)
Proposed:

Multiple-Family (R-2)
Vacant
North Airport Compatible
Light Manufacturing/ Planned
Development
(M-1-PD)
Industrial/ Oxnard
Airport
East School Community Reserve (C-R) Juan Lagunas Soria
Elementary School
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South
Open Space
Residential Low/
Residential Medium
Single-Family/Planned
Development (R-1-PD) &
Garden Apartment/ Planned
Development (R-3-PD)
Residential Subdivisions
West Commercial
General
General Commercial/Planned
Development (C-2-PD) Carwash
4) Background Information: The Project site is located south of the Oxnard Airport, at the southwesterly and southeasterly corners of Fifth Street and Portofino Place, within the Sea View Estates Neighborhood, and is part of a larger 17-acre project site that has been developed in phases. Prior to 2004, the 17-acre project site had a 2020 General Land Use designation of Business Research Park (BRP) and was zoned BRP. In 2004, the Council approved a General Plan Amendment and Zone Change to designate 7.885 acres of the 17-acre project site as residential. At that time, just south of the subject site, Council approved a Tentative Subdivision Map and Special Use Permit for the construction of a 41 single-family residential subdivision. Based on the 2004 project approval, the 2020 General Plan land use designation and zoning for the remaining 7.61 acres was to be changed to Commercial General and General Commercial (C-2) through a separate General Plan Amendment and Zone Change application, but the applicant did not proceed with the application and it remained BRP.

On March 19, 2019, a Pre-Application (PZ 18-600-02) was presented to the City Council requesting that City Council review and provide preliminary comments on:
● A Pre-Application to construct a 90-unit residential project, inclusive of an office/gym/pool building; associated parking spaces; and children’s play area; and ● The applicant’s request to pay the City’s affordable housing in-lieu fee instead of constructing the affordable housing units onsite.

The Pre-Application process allows City Council members an opportunity to make individual comments concerning a future development project. The Council’s preliminary comments may be helpful for the applicant to refine the proposal or to determine whether entitlement should be pursued for a formal proposal. Comments provided by the Council on a Pre-Application do not constitute a decision or endorsement of the proposal. In accordance with State Law, no formal direction or decision making will take place until such time as a formal application has been filed and has undergone appropriate environmental review and evaluation for consistency with adopted City plans and policies and public notice has been provided. Input provided by the Council will help inform the Applicant’s decision to proceed through the entitlement process.

At the meeting, the majority of the City Council members generally found the residential project to be acceptable at the site. However, the majority of discussion centered on the affordable housing in-lieu fee request. The City Council collectively commented that the fees were too low and residential projects should include affordable housing units onsite given the affordable housing in-lieu fee. The City Council had not previously supported developers' 342
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request to pay the affordable housing in-lieu fees based on the lower affordable housing in-lieu fee payments, and instead the City Council directed applicants to construct the affordable units onsite.

On June 2, 2020, the City Council adopted Ordinance No. 2980, which updated affordable housing requirements for new developments and affordable housing in-lieu fee payments.

The City’s previous Inclusionary Housing Ordinance was last updated in 2006 and established fees that were considerably lower. The applicant has elected to provide the required affordable housing units onsite instead of requesting the affordable housing in-lieu fee payment which would total a maximum of approximately $3,240,000. 5) Environmental Determination: In 2004, an MND (No. 04-11) was prepared to evaluate the 2004 Dunkirk Drive Project which consisted of commercial development on a 7.6-acre portion of the project site as well as residential development on an adjacent 10-acre property to the south of the site (“original project”). The 10-acre residential development involved the construction of 41 single family residences and the remaining 7.6-acre development involved the development of three commercial lots along 5th Street. A Tentative Tract Map (Tract No. 5640) was proposed to create the 44 lots (41 residential and 3 commercial) and included the construction of Portofino Place, portions of Dunkirk Drive, and two cul-de-sacs (Riviera Court and Quilan Court). The original project required a General Plan Amendment to change the land use designations for the site at that time from Business Research Park (BRP) to Low Residential (RL) for the 10-acre residential component, and from BRP to General Commercial (CG) for the remaining 7-acre commercial area. A Zone Change from Business and Research Park (BRP) to Single-Family Residential (R-1) and General Commercial (C-2) was also required for the original project. A Special Use Permit was proposed to entitle the proposed RL land use. Potential environmental impacts associated with the project were identified throughout the MND, along with applicable mitigation measures where necessary.

There were no Significant and Unavoidable Impacts identified in the 2004 MND. The General Plan Amendment from BRP to RL and the Zone Change from BRP to R-1 were approved for the 10-acre residential component of the original project. The Tentative Tract Map and Special Use Permit for the residential development were also approved. The 41 residential units were completed in 2006 along with all required infrastructure.

The Initial Study and Mitigated Negative Declaration (MND 2004-11) from 2004 determined that the project would not have a significant impact if the mitigation measures described in the MND were incorporated into the project.

An environmental consultant, under the supervision of Planning Division staff, has prepared Addendum No. 1 to the approved Final MND 2004-11 to evaluate potential environmental impacts of the proposed Project (see Attachments C and D). Addendum No. 1 to the Final MND 2004-11 was prepared pursuant to the requirements of the California Environmental Quality Act (CEQA, Public resources Code § 21000, et seq.), the regulations promulgated thereunder (14 California Code of Regulations, §15000, et seq., CEQA Guidelines), and the City’s Environmental Review Guidelines. The City of Oxnard is the Lead Agency. 343
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Addendum No. 1 is appropriate pursuant to CEQA Guidelines § 15164 since only minor changes and additions to Final MND 2004-11 are necessary to address the Project changes and no circumstances exist calling for the preparation of an additional CEQA document pursuant to CEQA Guidelines § 15162 and 15163.

The Addendum reviews the potential impacts on the sixteen environmental issues studied in the previously adopted IS/MND. The Addendum compares the environmental effects of the current proposed project to the effects of the project approved in 2004. The mitigation measures identified in the 2004 MND for the Dunkirk Drive, Tract Number 5640 Project which are applicable to, and incorporated into the project are listed below for reference.

Section 15164(d) (“Addendum to an EIR or Negative Declaration”) of the CEQA Guidelines states: “The decision making body shall consider the addendum with the final EIR or adopted negative declaration prior to making a decision on the project”. The Final MND 2004-11, as updated by, and inclusive of, the Addendum, concludes that the proposed project would not create any new significant impacts or increase the severity of impacts beyond those identified in the previously adopted Final MND 2004-11. Consistent with State Law, Addendum No. 1 does not require public circulation because it does not provide significant new information that changes the Final MND 2004-11 in a way that deprives the public of a meaningful opportunity to comment upon a substantial adverse environmental effect of the Project or a feasible way to mitigate or avoid such an effect.

All mitigation measures included in the adopted Final MND 2004-11 and Addendum No. 1 have been included as conditions of approval in the project Resolutions.

Air Quality
C-1: Developer shall ensure that all construction equipment is maintained and tuned to meet applicable Environmental Protection Agency (EPA) and California Air Resources Board (CARB) emission requirements. At such times as new emission control devices or operational modifications are found to be effective, Developer shall immediately implement such devices or operational modifications on all construction equipment.

C-2: During smog season (May through October), Developer shall lengthen the construction period so as to minimize the number of vehicles and equipment operating at the same time.

C-3: At all times during construction activities, Developer shall minimize the area disturbed by clearing, grading, earth moving, or excavation operations to prevent excessive amounts of dust.

C-4: During construction, Developer shall water the area to be graded or excavated prior to commencement of grading or excavation operations. Such application of water shall be at least twice per day and shall penetrate sufficiently to minimize fugitive dust during grading activities.

C-5: During construction, Developer shall control dust by the following activities:
● All trucks hauling graded or excavated material offsite shall be required to cover their loads as required by California Vehicle Code §23114, with special attention to Sections 344
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23114(b)(F), (e)(2) and (e)(4) as amended, regarding the prevention of such material spilling onto public streets and roads.
● All graded and excavated material, exposed soils areas, and active portions of the construction site, including unpaved onsite roadways, shall be treated to prevent fugitive dust. Treatment shall include, but not necessarily be limited to, periodic watering, application of environmentally-safe soil stabilization materials, and/or roll-compaction as appropriate. Watering shall be done as often as necessary and reclaimed water shall be used whenever possible.

C-6: During construction, Developer shall post and maintain onsite signs, in highly visible areas, restricting all vehicular traffic to 15 miles per hour or less.

C-7: During periods of high winds (i.e. wind speed sufficient to cause fugitive dust to impact adjacent properties), Developer shall cease all clearing, grading, earth moving, and excavation operations to prevent fugitive dust from being a nuisance or creating a hazard, either onsite or offsite.

C-8: Throughout construction, Developer shall sweep adjacent streets and roads at least once per day, preferably at the end of the day, so that any visible soil material and debris from the construction site is removed from adjacent roadways.

Cultural Resources and Tribal Cultural Resources
E-1: Developer shall contract with a qualified archaeologist to conduct a Phase I cultural resources survey of the project site prior to issuance of any grading permits. The survey shall include: (1) an archaeological and historical records search through the California Historical Resources Information System at CalState Fullerton; and (2) a field inspection of the project site. Upon completion, the Phase I survey report shall be submitted to the Planning Division for compliance verification. A copy of the contract for these services shall be submitted to the Planning Division Manager for review and approval prior to initiation of the Phase I activities.

The contract shall include provisions in case any cultural resources are discovered onsite. In the event that any historic or prehistoric cultural resources are discovered, work in the vicinity of the find shall be halted immediately. The archaeologist shall evaluate the discovery and determine the necessary mitigations for successful compliance with all applicable regulations. Developer or its successor in interest shall be responsible for paying all salaries, fees and the cost of any future mitigation resulting from the survey.

E-2: Developer shall contract with a Native American monitor to be present during all subsurface grading, trenching or construction activities on the project site. The monitor shall provide a monthly report to the Planning Division summarizing the activities during the reporting period. A copy of the contract for these services shall be submitted to the Planning Division Manager for review and approval prior to issuance of any grading permits. The monitoring report(s) shall be provided to the Planning Division prior to approval of the final building permit signature.
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Geology and Soils
F-1: Developer shall submit a site-specific soils investigation, which shall be prepared by a licensed geotechnical engineer. At a minimum, such study shall include liquefaction and compressible soil characteristics on the subject site, and shall identify any necessary construction techniques or other mitigation measures to prevent significant liquefaction/compressible soils impacts upon the proposed project. all recommendations of said report shall be incorporated into the project. Developer shall submit the report to the Building Official for review and approval prior to issuance of building permits.

Land Use and Planning
G-2: Prior to the issuance of building permits, the Developer shall file a Form 7460, “Notice of Proposed Construction with the Federal Aviation Administration (FAA), and provide a copy to the Planning Division that enables the FAA to review the development for any hazard to airport/aviation operations.

Noise
K-1: The applicant shall provide a notice to potential homebuyers disclosing the presence of the Oxnard Airport and a helicopter flight path along West Fifth Street. The applicant shall provide such notice to each homebuyer and obtain signatures acknowledging the presence of the Oxnard Airport and helicopter flight path along West Fifth Street.

There was only one mitigation measure identified in MND 2004-11 that does not apply to the current project.

G-1: Developer shall submit plans to the Community Development Department that clearly indicate that home construction along the northern residential boundary shall be no closer than 400 feet from the centerline of the proposed widening of West Fifth Street.

The mitigation measure is no longer warranted because the City has no plans to widen West Fifth Street. Additionally, the City’s adopted Capital Improvement Plan (2021-2026) does not identify any proposals to widen West Fifth Street or any segment of road near the project vicinity. As such, MND 2004-11 mitigation measure G-1 does not apply to this project and is not included in the Project Resolutions.
6) Analysis:
a) General Discussion: As discussed below, the Project has been found to be consistent with both the 2030 General Plan and the Oxnard City Code (OCC).

The Planning Commission is the decision maker for Special Use Permit pursuant to OCC Section 16-531. The Planning Commission makes recommendations to the City Council for Tentative Subdivision Maps (OCC Section 15-40), Zone Changes and General Plan Amendments (OCC Section 16-581).

The project is seeking approval of a condominium map to construct 90 residential units, 346
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inclusive of attached two-car garages; a 3,281 square-foot recreational building; swimming pool, and associated amenities and site improvements. There will be 6 unit types that provide variation to the square-footage and interior layouts.

Unit Type Total Living Floor
Area (Square Feet)
Number of
Bedrooms
Unit Quantity
A 1,441 sq. ft.
1,482 sq. ft.
2 3
12 12
B 1,441 sq. ft.
1,482 sq. ft.
2 3
13 13
C 1,467 sq. ft.
1,482 sq. ft.
2 3
4 4
D 1,441 sq. ft.
1,508 sq. ft.
2 3
5 5
E 1,467 sq. ft.
1,482 sq. f.t
2 3
7 7
F 1,441 sq. ft.
1,508 sq. ft.
2 3
4 4
Construction activities, anticipated uses, and development design will be subject to standard construction requirements of the Building, Fire, and Traffic Codes. Additionally, the project has been reviewed by the Development Advisory Committee, including City Departments and outside agencies. Through this multi-Department review, it was determined that the Project would have no significant impact on the public health, safety, or welfare.
b) General Plan Consistency: The City’s 2030 General Plan land use designation for the project site is BRP. A General Plan Amendment (GPA) is proposed to change the land use designation from BRP to Residential Medium. A corresponding zone change is also proposed to change the zoning from Business Research Park to Multiple-Family (R-2).

According to Section 3.5 of the 2030 General Plan, the existing BRP land use designation allows uses such as:
● Administrative, executive, and/or corporate offices which are a part of a predominantly industrial operation, including governmental offices and facilities; ● Adult businesses (except adult motels);
● Adult day care facilities;
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● Agricultural, limited to growing of crops;
● Distribution, warehousing, and wholesaling;
● Garment manufacturing; laboratories (research only);
● Manufacture and assembly of electrical and electronic instruments; ● Product assembly plants and production facilities primarily engaged in final or partial assembling;
● Research and development, experimental or developmental laboratories; ● Clinical laboratories and uses including associated incidental and outpatient clinics; and
● Trade schools, public and private schools and colleges.

The proposed GPA to Residential Medium and corresponding Zone Change will allow the property to be developed with the proposed 90-unit condominium project (with a density of 12 units per acre), which is allowable under the R-2 development standards on approval of a Special Use Permit (OCC Section 16-42).

With approval of the Zone Change to R-2 zone (Multiple-Family), the project would be consistent with the amended 2030 General Plan land use map and land use designations and standards (Goals and Policies, Sections 3.3 and 3.5).

West Fifth Street at this location is a designated scenic corridor which requires a landscaped buffer of at least 30 feet. The project has been designed to include a 30-foot landscape buffer along the totality of the West Fifth Street frontage.

Consistency with 2030 General Plan policies is defined by the relationship between the policies (Goals and Policies, Section 3.6 and Chapters 4 through 8, inclusive) and the proposed project. The three consistency classification levels are:

I. Direct Applicability to a Proposed Project or Program (full text of the policy and an explanation).

II. Related or Indirect Applicability to the Proposed Project or Program (policy title and an explanation for each or groups of related or indirectly related policies).

III. No or Distant Applicability to the Proposed Project or Program (all policies not listed as Level I and II are assumed to be consistent).

The project’s consistency review with 2030 General Plan policies is included as Attachment E and finds the project consistent with General Plan policies. c) Conformance with Zoning Development Standards: If the GPA request to change the land use designation from BRP to Residential Medium is approved, the proposed project would be developed under the Multiple-Family (R-2) zone district.

In accordance with the OCC Section 16-42(C), the proposed 90-unit condominium project is permitted with approval of a Special Use Permit (SUP). The applicable development standards for the project are identified within the R-2 section found under OCC Chapter 16, Division 3 (R-2 Multiple-Family Zone). A complete zoning 348
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conformance analysis is provided as Attachment F.

The project is seeking approval of a condominium map to construct 90 residential units, inclusive of attached two-car garages; a 3,281 square-foot recreational building; swimming pool, and associated amenities and site improvements which are conditionally permitted within the R-2 zoning with approval of a Special Use Permit, pursuant to Section 16-42(C) of the Oxnard City Code (OCC). Pursuant to OCC Section 16-43, the maximum allowed height of any building is two stories, not to exceed 25 feet. The project has been designed with structures with various heights and levels but not to exceed two stories and the maximum allowed height of 25 feet. Based on OCC Section 16-44, the maximum density allowed is based on a minimum lot area of 3,500 square feet per dwelling unit. The project proposes to construct 90 units, which is below the maximum allowed density of 94 units. The density of the proposed development is similar to the multi-family residential development adjacent to the project area.

In addition to the R-2 development standards, City Council Resolution No. 7658 provides advisory standards that are intended to encourage amenities that enhance the livability of condominiums but are not mandatory (Attachment E). The amenities contained within City Council Resolution No. 7658 include minimum dwelling size; number of bedrooms; distance to parking spaces; private patios; storage; common areas; and security. While a developer is not required to provide all of the amenities within City Council Resolution No. 7658, the project has been designed to include all of the amenities with the exception of the required dimensions for private patios. City Council Resolution No. 7658 recommends that every unit include private patios with minimum dimensions of 10 feet by 10 feet (land area= 100 square feet). However, the project is designed for every unit to have private patios with various dimensions with some units having private patios that are not designed with the minimum dimensions identified in City Council Resolution No. 7658. However, the land area of the project’s private patios ranges from 450 to 1,530 square feet which exceeds the minimum land area of 100 square feet provided by private patios designed under City Council Resolution No. 7658. A complete analysis of the project’s compliance with City Council Resolution No. 7658 is provided as Attachment H.

OCC Chapter 16, Division 2 outlines development standards for attached dwelling units for any new attached multi-family residential project of six or more units. The attached dwelling unit development standards are required for structures that contain six or more units. The project proposes 45 duplex structures for a total of 90 residential units under a condominium map. As such, the attached dwelling unit development standards do not apply to this project because there are no proposed structures that contain six or more units. The project is designed to meet the R-2 development standards and meets all but one of the advisory standards identified within City Council Resolution No. 7658 as discussed in detail in the previous paragraph.
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The project’s compliance with the City’s Affordable Housing Ordinance is discussed below in Section “j.”
d) Tentative Tract Map: Tentative Map No. 6064 is requested for subdividing the existing

7.61 project site (three parcels) for condominium purposes into two lots. ● Lot 1 will be improved with 60 units, gated entry, swimming pool and playground area, parking and associated site improvements.
● Lot 2 will be improved with 30 units, gated entry, recreational building, parking and associated site improvements.

Even though the subdivision is bisected by Portofino Place, tract conditions as outlined in the Project approval documents will be applied to both lots as one entity and the subdivision will be governed by a single homeowner’s association. Residents will have access to both lots and enjoy amenities offered throughout the project site.

The proposed subdivision is consistent with the Subdivision Map Act, City Code Chapters 15 (Subdivisions) and 16 (Zoning Ordinance). The R-2 zoning and 2030 General Plan allow one unit per 3,500 square feet, which equates to 94 dwelling units on the property, specifically, multi-family units. The proposed subdivision, inclusive of the 90 condominiums, swimming pool and playground, recreational building, property/private walls; 7-foot entry gates, landscaping, parking, sidewalks are consistent with the policies and provisions of the 2030 General Plan because the proposed land use, and density of the project is of a multi-family use, which is an allowed use pursuant to the Residential Medium land use designation identified in the 2030 General Plan. e) Site Design: The site plan follows the parcel’s rectangular shape bisected by Portofino Place. Access to the condominium project will be primarily off of Fifth Street and Portofino Place. The project has been designed to be consistent with 2030 General Plan policy CD-9.5 which requires to maintain a landscaped buffer corridor of at least 30 feet along designated scenic corridors which Fifth Street is designated as a scenic corridor.

Lot 1 is designed to contain 60 condominium units and Lot 2 will contain 30 condominium units. The perimeter property boundary walls are designed to meet the maximum allowed height and will screen parking and other onsite improvements.

Parking will be contained within each unit’s attached 2-car garage and each unit will provide 2 visitor parking spaces on the unit’s driveway. Parking will not be allowed on the private streets. The 42 visitor surface parking spaces will be distributed throughout both lots and screened by the perimeter walls. A 3,281 square-foot recreational building is contained within Lot 2 and a swimming pool and playground area are located within Lot 2. The project will be governed as a single entity by a homeowner’s association and all amenities will be available to residents of both lots as this development is bisected by Portofino Place.
f) Oxnard Airport: As detailed in the Final MND 2004-11, the modified project site is located in the Oxnard Airport Sphere of Influence, which limits the structural coverage to 25 percent. The proposed project is designed to not exceed the 25 percent allowable site 350
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coverage. Additionally, the modified project would be required to implement Mitigation Measures G-2 and K-1 of the Addendum MND 2004-11 to avoid conflicts with airport compatibility requirements by providing necessary buffers as well as filing with and undergoing review by the Federal Aviation Administration. The modified project would also be required to comply with all zoning, land use, and development regulations applicable to the project site. With implementation of Mitigation Measures G-2 and K-1 from the 2004 MND and compliance with applicable regulations, the modified project would not result in new or substantially more severe significant impacts associated with applicable land use, habitat conservation, or natural community conservation plans, or dividing an established community. As such, no additional mitigation measures would be required for the proposed project.

Mitigation Measure G-1: Prior to the issuance of building permits, the Developer shall file a Form 7460, “Notice of Proposed Construction with the Federal Aviation Administration (FAA), and provide a copy to the Planning Division that enables the FAA to review the development for any hazard to airport/aviation operations.

Mitigation Measure K-1: The applicant shall provide a notice to potential homebuyers disclosing the presence of the Oxnard Airport and a helicopter flight path along West Fifth Street. The applicant shall provide such notice to each homebuyer and obtain signatures acknowledging the presence of the Oxnard Airport and helicopter flight path along West Fifth Street.
g) Circulation and Parking: Access to the proposed project will be primarily from driveways established from Portofino Place off of Fifth Street. Two additional driveways will be created to Fifth Street but will be gated and controlled to right turn in and out only with emergency access only. Fifth Street westbound traffic would utilize the existing dedicated left turn pocket to access Portofino Place. Eastbound traffic on Fifth Street will be able to access the project site.

Based upon trip generation estimates from the Institute of Traffic Engineers (ITE) the proposed 90 dwelling units of the project may generate approximately 665 vehicles a day with 51 AM and 62 PM vehicles respectively. Total exiting AM and entering PM vehicles during these peak hours are approximately 40 vehicles resulting in less than 1 vehicle per minute average. The addition of these vehicles throughout the day and during the peak periods are not anticipated to exacerbate current conditions at the primary access intersection of 5th Street and Portofino Place. Additional access to/from the project site will be accommodated through access to the south of the project and distribution of project traffic along Dunkirk to other signalized access points on Patterson Road. It is not anticipated that the additional project traffic added to Portofino Place will require upgrade of traffic control at the intersection with 5th Street.

The City’s Traffic Engineer has conditioned the project to provide for offsite improvements such as:
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● Project driveways to Fifth Street will be maintained as right turn in and out only and gated at all times.
● The Developer shall construct two (2) traffic calming devices on Portofino Place.

One will be installed south of Fifth Street and the other between the main project driveway and Dunkirk Drive to reduce the likelihood of excessive vehicle speeds.

Final design shall be subject to approval of the City Traffic Engineer and City Engineer. Final design shall include; a) a speed feedback sign and 2) asphalt speed cushions in both directions to suppress speeds to a 25 MPH design speed objective.
● Prior to occupancy, the project shall install an EMTRAC system at the intersection of Fifth Street and Patterson Road as required by the Fire Department subject to approval of the City Traffic Engineer.
● To enhance pedestrian safety along Fifth Street, the Developer shall retrofit the existing street lights along the project frontage with 4000k LED lights. Lighting upgrades shall be completed prior to occupancy.
● All internal drive aisles shall be designed and maintained as Fire Lanes for parking regulatory and enforcement purposes.
● The Developer shall install traffic control signage, markings, and other traffic control devices along Portofino Place and Fifth Street subject to approval of the City Traffic Engineer.

Since adoption of the 2004 MND the CEQA statute and guidelines have been revised to require evaluation of impacts on the local transportation and circulation system on the basis of vehicle miles traveled (VMT). The City of Oxnard has not adopted any specific significance thresholds related to VMT. The Office of Planning and Research (OPR) Technical Advisory on Evaluating Transportation Impacts in CEQA (December 2018) provides guidance on analyzing VMT impacts in light of SB 743. The total VMT associated with commercial development under the original project as well as the residential development under the modified project was estimated using CalEEMod.

Based on the CalEEMod analysis, the commercial development under the original project would result in annual VMT of 5,172,230. The modified project would result in substantially reduced annual VMT of 1,812,497, or an average daily VMT of 4,966 (annual VMT divided by 365 days per year). The close proximity to schools and retail businesses promote shorter trip lengths for vehicles with the infill nature of the proposed project.

Therefore, the modified project would result in a net overall decrease in VMT than development of the project site under the Dunkirk Drive, Tract Number 5640 Project, resulting in a less than significant transportation impact. Therefore, the proposed project would not create a new significant transportation impact related to VMT that is not identified in the 2004 MND. The 2004 MND does not include any mitigation measures for potential impacts related to increases in VMT, and no such measures are required for the modified project.
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Parking: The project meets the requirements for all parking standards as listed in the following table:

PORTOFINO PLACE CONDOMINIUMS PROJECT

PARKING COMPLIANCE
OCC Requirement
(reference. only) Provided Complies?
Resident parking
45 2 bedroom 2 garage spaces 90 garage spaces Yes
45 3 bedrooms 2 garage spaces 90 garage spaces Yes
Total Resident Parking 180 garage spaces 180 garage space Yes Visitor Parking 60 spaces 222 spaces
Motorcycle Parking None Required 6 motorcycle
Total Parking 240 spaces 408 spaces
Bicycle Parking 12 bicycle parking 12 bicycle parking Yes, as conditioned Each residential unit is designed with an attached 2-car garage on the ground floor. Each unit will contain two parking spaces on the driveway since parking on the private streets will not be allowed. The project is required to provide 60 parking spaces; however the project will provide 222 visitor parking spaces.
h) Building Design: The Project has been designed to incorporate architectural elements found in Craftsman-style architecture on all 90 dwelling units. The proposed height, at two stories and 25 feet maximum, complies with the requirements of the R-2 zone.

Adjacent multi-family dwellings in the adjacent residential tracts range from single to multi-family subdivisions with one and two stories high, and the placement of the proposed structures will not have a towering effect on adjacent 1- and 2-story residences.

The residential units incorporate elements that are consistent with the architecture of surrounding residences. Given that the residences within the Sea View Estates represent an eclectic variety of architectural types with no single or dominant architectural style, the Craftsman-style architecture is fitting for the neighborhood. As the predominant features displayed on the exterior of the residence, the proposed project incorporates 353
Portofino Place; PZ Nos. 19-500-04 (SUP); 20-300-02 (TSM); 20-570-02 (ZC); 20-620-02 (GPA) Planning Commission Hearing Date: November 18, 2021

earth tone colors, vinyl windows, gable roof design, balconies, wood post, porcelain tile and fiberglass doors. The proposed construction materials are consistent with the materials used in the construction of surrounding residences. Additionally, the absence of non-glaring material and obtrusive equipment on the proposed roof, allows for the project to blend with the existing environment without making the roof line a dominant feature.

The 3,281 square-foot recreational building has been designed to be consistent with the Craftsman-style architecture theme. The recreational building has been designed to incorporate earth tone stucco finish to the exterior elevations; vinyl window trim; balconies, French doors; and a trellis. The inclusion of the above-mentioned design materials will facilitate the recreational building blending with the proposed 90 townhome units and providing a consistent design theme throughout the project site. i) Landscaping and Open Space: The Zoning Ordinance requires a minimum of 30% of the lot area be provided for interior yard space (IYS - or public open space); on this project, this represents 96,572 square feet. The project will provide slightly over 34%, which will be 115,660 square feet. The common open space includes on-site amenities such as a common swimming pool and playground, a 3,281 square-foot recreation building, and private patio decks and landscaped walkways and open space.

There are currently 91 existing trees on the project site which will remain and be integrated within the proposed landscaping plan. The proposed plant palette consists of drought-tolerant species in compliance with City landscape standards and water consumption regulations. The project proposes to incorporate 152 additional trees into the project. The proposed tree palette is characterized by low water tolerant species such as the Catalina Ironwood, Marina Madrone, Island Oak, and Naked Coral Tree. The project also proposed the installation of ground coverings that are characterized by low water tolerant species such as Red Yucca, Natal Plum, Black Lace Elderberry and Island Bush Poppy.
j) Affordable Housing: On May 19, 2020, the City Council adopted Resolution No. 15,330, which adopted the Affordable Housing In-Lieu Fee Nexus Study (Study) and updated Affordable Housing In-Lieu Fees. Additionally, on June 2, 2020, the City Council adopted Ordinance No. 2980, which updated affordable housing requirements for new developments and Affordable Housing In-Lieu Fee payments. The City’s previous Inclusionary Housing Ordinance was last updated in 2006 and established fees that were considerably lower. The City Council had not previously supported developers' request to pay the Affordable Housing In-Lieu Fees based on the lower Affordable Housing In-Lieu Fee payments, and instead the City Council directed applicants to construct the affordable units onsite.

The project is subject to the City’s inclusionary Ordinance No. 2980 that requires a project with 10 or more residential units to set aside 10 percent of the units as affordable to low income households as defined in California Health and Safety Code Section 50079.5. The project complies with this requirement by designating 9 units (10% of 90 354
Portofino Place; PZ Nos. 19-500-04 (SUP); 20-300-02 (TSM); 20-570-02 (ZC); 20-620-02 (GPA) Planning Commission Hearing Date: November 18, 2021

units) distributed throughout the project as low income affordable. The project has been conditioned to offer three (3) three-bedroom units and two (2) two-bedroom units for rent or sale to households with annual incomes at or below fifty percent (50%) of AMI for Ventura County. Additionally, two (2) two-bedroom units and two (2) three-bedroom units must be offered for rent or sale to households with annual incomes at or below eighty percent (80%) AMI for Ventura County. Prior to offering the Affordable Units for rent, the Developer and Owner must submit to the Housing Director the proposed rental amounts for the affordable rental units for review and approval.

The City’s Inclusionary Housing Ordinance has two sets of requirements for rental and for sale projects. The project is proposing a Tentative Subdivision Map for the purposes of a condominium map where the developer will retain sole ownership of the development and will offer the units for rent. Since the development is seeking a Tentative Subdivision Map for the purposes of a condominium project, the existing project is required to provide the required number of affordable units based on a for-sale project even though the developer intends to operate the project as a for-rent development. City staff and the developer negotiated a tentative agreement (subject to City Council approval) in order to create a specific mechanism for the developer or successor to comply with the City’s Inclusionary Housing Ordinance. The agreement outlines specific steps to be followed before the developer sells one or more of the parcels of the project to a third party. The agreement intends to protect future tenants and creates an orderly process that ensures that the affordable units are offered to the families the units are intended to shelter, whether it is a rental or for-sale unit. The agreement is included in the staff report as Attachment I.
k) Development Impact Fees: The City requires development connection and/or impact fees to be collected as part of any new development to pay a proportional share of providing public services and improvements to new development. The proposed project will be required to pay impact fees for wastewater, water system, water service and meter, storm drain, Traffic (City and County), Growth Requirement Capital Fee, Quimby (park), Park and Recreation Fee, Mobility Fee, Public Art Program Fee, Utility Undergrounding In-Lieu Fee, and General Plan maintenance connection and/or impact fees. Although the project is not required to construct a public park or dedicate land for a public park, the developer will be required to pay the applicable Quimby Fee prior to issuance of any building permits. A fee estimate, based upon current fees, is attached for reference (Attachment J).
7) Development Advisory Committee: The Development Advisory Committee (DAC) reviewed this project on December 18, 2019, February 24, 2021 and May 12, 2021. The DAC process led to changes in the project reflected in the attached plans dated November 11, 2021), including the inclusion of affordable housing units on the project site. Conditions of approval are incorporated in the attached Resolutions for the Tentative Subdivision Map 355
Portofino Place; PZ Nos. 19-500-04 (SUP); 20-300-02 (TSM); 20-570-02 (ZC); 20-620-02 (GPA) Planning Commission Hearing Date: November 18, 2021

(Attachment N) and the Special Use Permit for the 90-unit residential dwellings (Attachment O).
8) Community Workshop and Public Input: This Project is located within the Sea View Estates Neighborhood. The applicant mailed notices of the Community Workshop meeting to all property owners within the Sea View Estates Neighborhood, and the project was presented at the April 20, 2020 Community Workshop. Members of the public raised questions regarding the installation of a traffic signal at the intersection of Portofino Place and Fifth Street, airport compatibility, traffic gridlock during school hours, new traffic travelling through Dunkirk Drive and adequate parking. The majority of the Community Workshop participants felt the project was adequate at the site, but were concerned about the potential impact this project might have on existing traffic conditions. Staff received a petition critical of the project from a member of the community. The petition is provided in Attachment P.

Consistent with public noticing requirements, the Planning Commission hearing was advertised in the newspaper, with an on-going site posting, and by mail to property owners within 300 feet of the subject property. To date, Staff has not received any additional concerns or public comments regarding the proposed Project. 9) Appeal Procedure: The requested actions for the General Plan Amendment, Zone Change and Tentative Subdivision Map are recommendations to the City Council in accordance with OCC Sections 16-581 (Change of Boundaries and Uses), and 15-40 (Subdivisions). In accordance with OCC Section 16-544 the Planning Commission’s action on Special Use Permit for the 90 unit condominium development may be appealed to the City Council within 18 days after the decision date. Appeal forms may be obtained from the City Clerk and must be submitted with the appropriate fees before the end of the appeal period. All aspects of this project shall not become effective unless and until the City Council approves the General Plan Amendment, Zone Change, and Tentative Subdivision Map.

Attachments:

A. Vicinity, General Plan, and Zoning Maps and Aerial Photo B. Reduced Tentative Subdivision Map No. 6064, and Project Plans C. Addendum No. 1 to Final MND 2004-11
D. Final MND 2004-11
E. General Plan Consistency Analysis
F. Zoning Compliance Table (R-2)
G. City Council Resolution No. 7658
H. City Council Resolution No. 7658 Consistency Table
I. Affordable Housing Agreement
J. Estimated Development Impact Fees
K. Resolution (Addendum to Final MND 2004-11)
356
Portofino Place; PZ Nos. 19-500-04 (SUP); 20-300-02 (TSM); 20-570-02 (ZC); 20-620-02 (GPA) Planning Commission Hearing Date: November 18, 2021

L. Resolution (General Plan Amendment)
M. Resolution (Zone Change)
N. Resolution (Tentative Subdivision Map)
O. Resolution (Special Use Permit)
P. Petition Received
Q. Staff Presentation
357
3RUWRILQR3ODFH Oxnard, California

UNIT TYPE COUNT

INLINE A

INLINE B
UNIT

RH END CAP A

RH END CAP B

LH END CAP A

LH END CAP B
12 NUMBER OF UNITS
13 5
5 6
4 TOTAL 45
3BR
2BR

UNIT SIZE
45 45

QUANTITY
DATE: 4/28/21
ADDRESS:TBD

OXNARD, CA
CVRCOVER SHEET SHEET NUMBERPORTOFINO PL. & FIFTH STREET, OXNARD CA

PROPERTY OWNER

PORTOFINO PLACE LLC

LANDSCAPE ARCHITECT

CASEY PATTERSON
JOHN F. MORELLI
RESIDENTIAL DESIGNER #RD-74
702-556-1780

STRUCTURAL ENGINEER

CIVIL ENGINEER

ROSS PEABODY
916-375-0135
CONSULTANTS:

ARCHITECTURE
EMAIL: [email protected]
EMAIL: [email protected]

MECHANICAL, PLUMBING & ELECTRICAL
805-466-7629
EMAIL: [email protected]

PROJECT MANAGER

ODETTE GHARIBEH
702-405-1056
INDEX OF SHEETS:

A 3.2 ELEVATIONS "E"
A 3.3 ROOF AND WINDOW PLAN "E"
A 1.0 ARCHITECTURAL SITE PLAN

PROJECT DATA
CVR
DIMENSIONED FIRST FLOOR PLAN "E"
A 2.0
A 2.1
A 3.1

COVER SHEET
A 2.2
A 3.0 ANNOTATED FIRST FLOOR PLAN "E"

SPECIFICATIONS

SPECIFICATIONS
A 1.1 ARCHITECTURAL SITE OVERLAY
A 1.2 ARCHITECTURAL SITE COLOR
A 2.3 SPECIFICATIONS
A 4.2 ELEVATIONS "A"
A 4.3 ROOF AND WINDOW PLAN "A"
A 4.1 DIMENSIONED FIRST FLOOR PLAN "A"
A 4.0 ANNOTATED FIRST FLOOR PLAN "A"
A 5.2 ELEVATIONS "C"
A 5.3 ROOF AND WINDOW PLAN "C"
A 5.1 DIMENSIONED FIRST FLOOR PLAN "C"
A 5.0 ANNOTATED FIRST FLOOR PLAN "C"
A 6.2 ELEVATIONS "F"
A 6.3 ROOF AND WINDOW PLAN "F"
A 6.1 DIMENSIONED FIRST FLOOR PLAN "F"
A 6.0 ANNOTATED FIRST FLOOR PLAN "F"
A 7.2 ELEVATIONS "B"
A 7.3 ROOF AND WINDOW PLAN "B"
A 7.1 DIMENSIONED FIRST FLOOR PLAN "B"
A 7.0 ANNOTATED FIRST FLOOR PLAN "B"
A 8.2 ELEVATIONS "D"
A 8.3 ROOF AND WINDOW PLAN "D"
A 8.1 DIMENSIONED FIRST FLOOR PLAN "D"
A 8.0 ANNOTATED FIRST FLOOR PLAN "D"
A 9.2 CONSTRUCTION DETAILS
A 9.1 SECTIONS
A 9.0 SECTIONS


LAVATORY
LOUVER

MACHINE BOLT

MAXIMUM

MATERIAL

MASONRY

MEMBRANE
MIRROR
MEDIUM

NOT IN CONTRACT

OBSCURE

MOLDING

OVERHEAD

ON CENTER

OPPOSITE

OPENING

PLUMBING

PLYWOOD

POUNDS PER SQUARE INCH

POUNDS PER SQUARE FOOT

POLYVINYL CHLORIDE

PARTICLE BOARD

SLIDING WINDOW / DOOR
(X=OPEN, O=FIXED)

MISCELLANEOUS

MASONRY OPENING

MANUFACTURE (R)

MECHANIC (AL)
MB

DIFFUSER
DOWN
EACH
EQUAL

ELECTRICAL

DOWNSPOUT

DIVISION

DRAWING

DISPOSAL

DIMENSION

EQUIPMENT
EQ
EQUIP
DIF
DN
DS
DIV
DISP
ELEC
DWG
EA
DIM
PSF
PSI
PVC
PR
PNL
PAIR
PANEL
OBS
PLMB
P/BD
OX/XO
PLWD
OPG
OPP
OH
OC
PLATE
MECH
MISC
MEMB
MO
NIC
NTL
MLDG
MIR
MFR
MED
METAL

ANCHOR BOLT
ABBREVIATIONS:

BEAM
BLOCK

BUILDING
BOTTOM

BLOCKING

BETWEEN

BEARING

ALTERNATE

ADJUSTABLE
COLUMN

CLEAR (ANCE)
CEMENT

CEILING

CABINET

CEILING JOIST

CERAMIC

CEILING HEIGHT

CONCRETE MASONRY UNIT
DETAIL
CENTER
CARPET

CONSTRUCTION

DIAMETER

COLD WATER

DIAGONAL

CONTINUOUS OR CONTINUE

CONCRETE (CAST-IN-PLACE)

AIR CONDITIONING
BLKG
CMU
COL
CPT
CTR
CONT
CONST
DIAG
DIA
DET
CW
CONC
BM
BTM
BRG
CER
CLG
CJ
CEM
CAB
CLR
CLG HT
AB
ALT
BLDG
BET
ADJ
BLK
A/C
MATL
LAV
MAX
LVR
MAS

PLUMBING

NS NON - STANDARD
PB

RETURN AIR

RAD RADIUS
RA

DETAIL REFERENCE

REFERENCE SHEET

PLAN GRID LINES

WORK POINT, CONTROL

REVISION CLOUD AND MARK

SECTION REFERENCE

REFERENCE SHEET

ELEVATION REFERENCE

REFERENCE SHEET

INTERIOR ELEVATION
A
1 DOOR/WINDOW TAG

ELEVATION

SYMBOLS
A
A
A
A8.0
A
ENTRY
112
16-0" CL'G

ROOM NAME, NUMBER &

CEILING HEIGHT

FINISHED FLOOR
100'-0"
B
DA C
A3.0
A9.0
1 EJ EXPANSION JOINT
PL
OSB

CL CENTER LINE

BAR REBAR

PLAM PLASTIC LAMINATE

PKT POCKET (DOOR)

BP BY-PASS (DOOR)

CSMT CASEMENT WINDOW

ME MECHANICAL ENGINEER

NTS NOT TO SCALE

NEC NATIONAL ELECTRICAL
CODE
o/ OVER

REC RECESSED

PWDR POWDER ROOM

CLOS CLOSET
1 GAUGE

GLASS BLOCK

HOSE BIBB

HOLLOW CORE
HEADER
GYPSUM

HORIZONTAL

HARDWOOD

HARDWARE
HEIGHT

INTERIOR

INSULATE

INCLUDE (ED) (ING)

AIR CONDITIONING

HEATING/VENTING/

GALVANIZED IRON

GLASS, GLAZING

GENERAL CONTRACTOR

GALVANIZED
FOOT

FEILD VERIFY

FACE OF STUD

FURRED (ING)

FOUNDATION

FLUORESCENT

FIXED WINDOW

FOOTING
FLOOR
FOS
FND
FLUOR
FUR
FTG
FV
FX
FT
FLR
GYP
INSUL
INT
INCL
INCH
HORIZ
HDWD
HVAC
HR
HDR
HDW
HC
HB
HOUR
GL BLK
GALV
GI
GC
GL
GA

WATER PROOFING

WATER CLOSET

WATER HEATER

WATER RESISTANT

UNLESS OTHERWISE NOTED

WELDED WIRE FABRIC

GARAGE OPTIONS

GYPSUM BOARD
WEIGHT
GAR
WWF
WT

TYPICAL
WITH

WITHOUT
WINDOW
WRGB
w/o
WP
WH
WIN
TYP
UON
WD
WC

SQUARE YARD

SHELF AND POLE

SPECIFICATION

TOP OF BEAM

TOP OF PLATE

TOP OF SLAB

THICK (NESS)

TONGUE AND GROOVE

STRUCTURAL

TOP PLATE

THRESHOLD

TEMPERED
SYSTEM
T&G
TOP
TOS
THRES
TP
THK
STRUCT
TOB
TEMP
SYS
SY
SQUARE

SIMILAR
STEEL

STANDARD

SPEAKER
SPEC
STD
SPKR
SQ
STL
S&P
SIM
HT
IN
WT

TRANS TRANSOM

FL FLOOR LEVELNESS

THERMOPLASTIC POLYOLEFIN
TPO

FR FRENCH DOOR

SLDR SLIDING (DOOR OR WINDOW)

IRC INTERNATIONAL WI WROUGHT IRON

RESIDENTIAL CODE

IECC INTERNATIONAL

ENERGY CONSERVATION
CODE

TRK TRACK

SHW SHOWER
FINISH

FINISH GRADE

FLOOR JOIST

FLOOR DRAIN

EXISTING

EXHAUST

EXTERIOR

FORCED AIR UNIT
EXT
EXSTG
EXH
FJ
FG
FIN
FD
FAU

SOLID CORE

ROUGH OPENING

REINFORCE (D) (ING)

SINGLE HUNG WINDOW
SC
SHEET

SHTG SHEATING
SH
SHT
ROOM

REFERENCE
REINF
RO
RM
REF

SA SUPPLY AIR

FF FINISH FLOOR (FLATNESS)

F FIXED (DOOR OR WINDOW)

SE STRUCTURAL ENGINEER

EW EACH WAY RECP RECEPTACLE

B C D A
C
B
C
D
C

A B C D C B
B
A

D C B A D C

A B C D A B

D C B A D C B
A B
D C
C B A
D A
C 1.0 TENTATIVE MAP
C 2.0 EASEMENTS MAP
C 3.0 UTILITY PLAN
C 4.0 GRADING AND DRAINAGE
C 5.0 DETAILS
C 6.0 DETAILS
CIVIL:

ARCHITECTURAL
LANDSCAPE:

L 1.0 PLANTING PLAN
L 2.0 PLANTING PLAN
L 3.0 PLANTING PLAN
358
359
360
361
362
363
364
365
366
367
368
369
N 39° 25' 48" W

18.89'
N 39° 26' 03" E

18.89' N 00° 00' 08" E 117.50'
N 00° 00' 08" E 117.50'
N 01° 40' 47" W 208.07'N 01° 40' 47" W 208.07'
C1 C3
C6 C4
N 90° 00' 00" W 579.91' N 90° 00' 00" W 324.26'
N 00° 00' 30" W 353.98'
N 00° 00' 47" W 357.71'
N 90° 00' 00" W 598.18' N 89° 59' 34" W 221.02' N 90° 00' 00" E

36.41'
C7 C8
C/L WEST 5TH STREET

DUNKIRK DRIVE

BUS SHELTER
C/L WEST 5TH STREET

DRIVEWAY DRIVEWAY
UNIT 1
UNIT 2
UNIT 3
UNIT 4
UNIT 5
UNIT 6
UNIT 7
UNIT 8
UNIT 9
UNIT 23
UNIT 10 UNIT 11 UNIT 12 UNIT 13 UNIT 14 UNIT 15 UNIT 16 UNIT 17 UNIT 18 UNIT 19 UNIT 20 UNIT 21 UNIT 22 UNIT 24 UNIT 25 UNIT 26 UNIT 27 UNIT 28 UNIT 29 UNIT 30 UNIT 31 UNIT 32 UNIT 33 UNIT 34 UNIT 46 UNIT 45 UNIT 44 UNIT 43 UNIT 42 UNIT 41 UNIT 40 UNIT 39 UNIT 38 UNIT 37 UNIT 36 UNIT 35 UNIT 47 UNIT 48 UNIT 49 UNIT 50 UNIT 51 UNIT 52 UNIT 53 UNIT 54 UNIT 55 UNIT 56 UNIT 57 UNIT 58 UNIT 59 UNIT 60 UNIT 61 UNIT 62 UNIT 63 UNIT 64 UNIT 65 UNIT 66 UNIT 67
UNIT 68
UNIT 69
UNIT 70
UNIT 71
UNIT 72
UNIT 73
UNIT 74
UNIT 75
UNIT 76
UNIT 82 UNIT 81 UNIT 80 UNIT 79 UNIT 78 UNIT 77
UNIT 83 UNIT 84 UNIT 85 UNIT 86
UNIT 90 UNIT 89 UNIT 88 UNIT 87

COMMON AREA
LOT A

COMMON AREA

COMMON AREA LOT B
LOT B

COMMON AREA

LOT B COMMON AREA
LOT B

COMMON AREA

LOT A COMMON AREA
LOT A

COMMON AREA
LOT A
15' PROPOSED PUBLIC WATERLINE EASEMENT


COMMON AREA
LOT D

COMMON AREA
LOT E

COMMON AREA
LOT F

COMMON AREA
LOT C
15' PROPOSED PUBLIC WATERLINE EASEMENT
15' PROPOSED PUBLIC WATERLINE EASEMENT
15' PROPOSED PUBLIC WATERLINE EASEMENT
15' PROPOSED PUBLIC WATERLINE EASEMENT
15' PROPOSED PUBLIC WATERLINE EASEMENT

PROPOSED CITY ACCESS EASEMENT OVER STREETS

PROPOSED CITY ACCESS EASEMENT OVER STREETS

PROPOSED CITY ACCESS EASEMENT OVER STREETS

PROPOSED CITY ACCESS EASEMENT OVER STREETS
HUMP
HUMP
8"W 8"W 8"W
8"W
8"W
8"W 8"W 8"W 8"W
8"W
8"W
&/,(17
6+((77,7/(
32572),123/$&(
72:1+20(6
32572),123/
:(677+675((7
2;1$5'&$/,)251,$
352-(&77,7/(
6+((7180%(5

'5$:1&+.%<

-2%12

'$7(

'(/7$ 5(9,6,21
0753
'$7(

(916) 731-8088 office (916) 731-8089 fax
Sacramento, CA. 95816 1700 Alhambra Blvd., Suite 102
Peabody Engineering
1 TENTATIVE

CONDOMINIUM
MAP
7(17$7,9(&21'20,1,800$3)25&21'20,1,80385326(6
SCALE: 1"= 30'

PROJECT BOUNDARY LINE AND

UNIT LINE

EASEMENT LINE
/(*(1'

CURVE DELTA RADIUS
C1 01°40'55" 331.00'
C3 01°40'55" 269.00'
C4 01°40'55" 269.00'
C6 01°40'55" 331.00'
C7 16°16'07" 27.00'
C8 41°00'29" 93.00'
CURVE DATA:

GROSS AREA: 9.164 ± AC.

LAND USE DATA:

NET AREA: 7.39 ± AC.

PAVED AREA: 82,085± S.F.

EXISTING USE:

VACANT WITH NO IMPROVEMENTS
PROPOSED USE:

EXISTING ZONE:

RESIDENTIAL CONDOMINIUM

BUSINESS & RESEARCH PARK (BRP)
PROPOSED ZONE:

MULTIPLE FAMILY RESIDENTIAL(R-2)
SITE
9,&,1,7<0$3
LEGAL DESCRIPTION:

CONDOMINIUM PLAN SHALL CREATE INDIVIDUAL UNITS AND COMMON AREA LOTS TO BE OWNED BY THE ASSOCIATION. EACH UNIT SHALL ENCOMPASS A BUILDING UNIT AND LAND AREA AROUND THE UNIT AS SHOWN ON THIS MAP. THE COMMON AREA LOTS ARE

CREATED FOR THE COMMON AREA SPACE AROUND THE UNITS, EACH WITH SPECIFIC IMPROVEMENTS AS FOLLOWS:

CONDOMINIUM PLAN INTENT:

COMMON AREA LOT A:

COMMON AREA LOT IMPROVEMENTS WITHIN COMMON AREA LOT

ALL THE PRIVATELY OWNED AND MAINTAINED SEWER

AND DRAINAGE IMPROVEMENTS ALONG WITH THE

PRIVATE ROADS, SIDEWALKS, SITE LIGHTS, PARKING

AREAS, LANDSCAPING, FENCING, WALLS, GATES,
COMMUNITY BUILDINGS, AND POOL.

COMMON AREA LOT B: ALL THE PRIVATELY OWNED AND MAINTAINED SEWER

AND DRAINAGE IMPROVEMENTS ALONG WITH THE

PRIVATE ROADS, SIDEWALKS, SITE LIGHTS, PARKING

AREAS, LANDSCAPING, FENCING, WALLS, GATES, AND
COMMUNITY BUILDINGS.

COMMON AREA LOT C: PRIVATELY OWNED AND MAINTAINED LANDSCAPING, FENCING, WALLS, AND GATES FRONTING WEST 5TH
STREET.

COMMON AREA LOT D: PRIVATELY OWNED AND MAINTAINED LANDSCAPING, FENCING, WALLS, AND GATES FRONTING WEST 5TH
STREET AND PORTOFINO PLACE.

COMMON AREA LOT E: PRIVATELY OWNED AND MAINTAINED LANDSCAPING, FENCING, WALLS, AND GATES FRONTING WEST 5TH
STREET AND PORTOFINO PLACE.

COMMON AREA LOT F: PRIVATELY OWNED AND MAINTAINED LANDSCAPING, FENCING, WALLS, AND GATES FRONTING WEST 5TH
STREET.

UNITS 1 - 90:

COMMON UNIT IMPROVEMENTS INCLUDED WITH TYPICAL UNIT

EACH UNIT WILL INCLUDE THE BUILDING STRUCTURE

COMPLETELY, THE YARD AREA WITHIN THE FENCE AND

WALL LINES, AND THE DRIVEWAYS INCLUDING
LANDSCAPING TO THE BACK OF SIDEWALK OR CURB.

TYPICAL UNIT LAYOUT

BACK OF SIDEWALK OR CURB

DRIVEWAY DRIVEWAY

PRIVATE YARD PRIVATE YARD

BUILDING BUILDING FENCE
FENCE
FENCE
NOTES:

TYPICAL UNIT DIMENSIONS: 31' X 65'
TYPICAL UNIT HEIGHT: 40 FEET FROM UNIT FINISHED
FLOOR TO TOP OF UNIT AIRSPACE.

UTILITIES: EACH UNIT WILL HAVE

SEPARATE UTILITY HOOKUPS
FROM THE PRIVATE STREET.

TWO LOT CONDOMINIUM MAP
LOT DATA:

LOT 1 NET AREA: 4.67 ± AC.

LOT 2 NET AREA: 2.72 ± AC.

LOT 1 SUMMARY:
60 UNITS - RESIDENTIAL CONDO
LOT 2 SUMMARY:
30 UNITS - RESIDENTIAL CONDO
)7
2)7+(($57+
727+(&(17(5 727+(&(17(5
2)7+(($57+
+25,=217$//,0,76
+25,=217$//,0,76

TYPICAL VERTICAL CROSS SECTION

TYPICAL AIR SPACE PLAN
,1727+(+($9(16
,1),1,7(/<83:$5'6 ,1727+(+($9(16
,1),1,7(/<83:$5'6
81,76 6((3/$1
',0(16,219$5,(6

UNIT AREA
)/225 81,7),1,6+('

OF CONDOMINIUM UNITS

ISCHIA STREET

JOPPOLO STREET

RAPALLO STREET

IMPERIA STREET

JESOLO STREET

OSTIA STREET
LOT NO. 1 LOT NO. 2
(NTS)

PRIVATE ROAD TYPICAL STREET SECTION
26'
2'
CG
11'-6"

TRAVEL LANE
11'-6"

TRAVEL LANE
C/L
2'
CG
5'
CITY STD. CURB & GUTTER
PER PLATE 111 SIDEWALK 2% 2%
(TO BE ABANDONED)
6 OF
TENTATIVE TRACT NO. 6064
LOTS 1 & 2
FOR

CONDOMINIUM PURPOSES

PORTOFINO PLACE TOWNHOMES
APN'S 185-0-221-025, 185-0-221-265, & 185-0-223-015
(TO BE ABANDONED)
10FT. LANDSCAPE EASEMENT PER
DOC. NO. 87408
10FT. LANDSCAPE EASEMENT PER
DOC. NO. 87408 (TO BE ABANDONED)
ORIGINAL 40FT. ROADWAY DEDICATION
PER 8 MR 1
10FT. RIGHT-OF-WAY DEDICATION PER 159 OR 213

WATER LINE EASEMENT DEDICATION
PER BK. 1774 OR 565 & BK. 2330 OR 532
46FT. RIGHT-OF-WAY DEDICATION
PER BK. 2712 OR 590, 2712 OR 592, 2712 OR 598,
AND 2736 OR 170
46FT. RIGHT-OF-WAY DEDICATION
PER BK. 2712 OR 590, 2712 OR 592, 2712 OR 598,
AND 2736 OR 170

PUBLIC STREET AND UTILITY EASEMENT PER
DOC. NO. 87409 & 101573 OR
PUBLIC STREET AND UTILITY EASEMENT PER DOC. NO. 87409 & 101573 OR

COMMON AREA
LOT A

COMMON AREA
LOT A

COMMON AREA

LOT A COMMON AREA

LOT A COMMON AREA
LOT B

COMMON AREA
LOT B

COMMON AREA
LOT B
10FT. PRIVATE DRAINAGE EASEMENT

PROPOSED AT BACK OF UNITS
12/01/21
370
N 39° 25' 48" W

18.89'
N 39° 26' 03" E

18.89' N 00° 00' 08" E 117.50'
N 00° 00' 08" E 117.50'
N 01° 40' 47" W 208.07'N 01° 40' 47" W 208.07'
C1 C3
C6 C4
N 90° 00' 00" W 579.91' N 90° 00' 00" W 324.26'
N 00° 00' 30" W 353.98'
N 00° 00' 47" W 357.71'
N 90° 00' 00" W 598.18' N 89° 59' 34" W 221.02' N 90° 00' 00" E

36.41'
C7 C8
C/L WEST 5TH STREET

DUNKIRK DRIVE

BUS SHELTER
C/L WEST 5TH STREET

DRIVEWAY DRIVEWAY
15' PROPOSED PUBLIC WATERLINE EASEMENT


15' PROPOSED PUBLIC WATERLINE EASEMENT
15' PROPOSED PUBLIC WATERLINE EASEMENT
15' PROPOSED PUBLIC WATERLINE EASEMENT
15' PROPOSED PUBLIC WATERLINE EASEMENT
15' PROPOSED PUBLIC WATERLINE EASEMENT

PROPOSED CITY ACCESS EASEMENT OVER STREETS

PROPOSED CITY ACCESS EASEMENT OVER STREETS

PROPOSED CITY ACCESS EASEMENT OVER STREETS

PROPOSED CITY ACCESS EASEMENT OVER STREETS
HUMP
HUMP
8"W 8"W 8"W
8"W
8"W
8"W 8"W 8"W 8"W
8"W
8"W
2 TENTATIVE

CONDOMINIUM
MAP
352326('($6(0(17(;+,%,7
SCALE: 1"= 30'
LOT NO. 1 LOT NO. 2

EXISTING EASEMENTS EXHIBIT
(TO BE ABANDONED) (TO BE ABANDONED) (TO BE ABANDONED)
LOT NO. 1
LOT NO. 2
6 OF
TENTATIVE TRACT NO. 6064
LOTS 1 & 2
FOR

CONDOMINIUM PURPOSES

PORTOFINO PLACE TOWNHOMES
APN'S 185-0-221-025, 185-0-221-265, & 185-0-223-015
&/,(17
6+((77,7/(
32572),123/$&(
72:1+20(6
32572),123/
:(677+675((7
2;1$5'&$/,)251,$
352-(&77,7/(
6+((7180%(5

'5$:1&+.%<

-2%12

'$7(

'(/7$ 5(9,6,21
0753
'$7(

(916) 731-8088 office (916) 731-8089 fax
Sacramento, CA. 95816 1700 Alhambra Blvd., Suite 102
Peabody Engineering
EXISTING EASEMENT CALLOUTS & DESCRIPTIONS:

PROPOSED EASEMENTS EXHIBIT
(TO BE ABANDONED) (TO BE ABANDONED)
(TO BE ABANDONED)
10' PRIVATE STORM DRAIN EASEMENT
12/01/21
371
&/,(17
6+((77,7/(
32572),123/$&(
72:1+20(6
32572),123/
:(677+675((7
2;1$5'&$/,)251,$
352-(&77,7/(
6+((7180%(5

'5$:1&+.%<

-2%12

'$7(

'(/7$ 5(9,6,21
0753
'$7(

(916) 731-8088 office (916) 731-8089 fax
Sacramento, CA. 95816 1700 Alhambra Blvd., Suite 102
Peabody Engineering
3 UTILITY PLAN
6(:(5/,1(:6(59,&(
6(:(50$1+2/(
:$7(5/,1(
:$7(59$/9(
),5(+<'5$17$66(0%/<
53%$&.)/2:35(9(17(5
6"SS
8"W
352326(' (;,67,1*
67250'5$,1
'5$,1,1/(7
/80,1$,5(
67250'5$,10$1+2/(
&(17(5/,1(
3523(57</,1(
($6(0(17/,1(
5,*+72):$</,1(
6,*1
6'
12"D 12"D
8"SS
87,/,7<3/$1 SCALE: 1"= 30'
8"W
:$7(56(59,&( 0(7(5%2;
10FT. LANDSCAPE EASEMENT 10FT. LANDSCAPE EASEMENT

FDC & FIRE
RISER
PRIVATE SEWER LINE TYP.

PUBLIC WATER MAIN IN 15FT.

PUBLIC UTILITY EASEMENT TYP.

PRIVATE SEWER LINE TYP. PRIVATE SEWER LINE TYP.

PRIVATE SEWER LINE TYP.

PUBLIC WATER MAIN IN 15FT.

PUBLIC UTILITY EASEMENT TYP.

PUBLIC WATER MAIN IN 15FT.

PUBLIC UTILITY EASEMENT TYP.

PUBLIC WATER MAIN IN 15FT.

PUBLIC UTILITY EASEMENT TYP.

POND BOTTOM
6 OF
NOTE: PROPOSED FIBER

NETWORK EXTENSION
ALONG WEST 5TH STREET
NOTE: PROPOSED FIBER

NETWORK EXTENSION
ALONG WEST 5TH STREET
12/01/21
N 39° 25' 48" W

18.89'
N 39° 26' 03" E

18.89' N 00° 00' 08" E 117.50'
N 00° 00' 08" E 117.50'
N 01° 40' 47" W 208.07'N 01° 40' 47" W 208.07'
C1 C3
C6 C4
N 90° 00' 00" W 579.91' N 90° 00' 00" W 324.26'
N 00° 00' 30" W 353.98'
N 00° 00' 47" W 357.71'
N 90° 00' 00" W 598.18' N 89° 59' 34" W 221.02' N 90° 00' 00" E

36.41'
C7 C8
'
'
'
'
66
66
66
66 66 8"W 8"W 8"W

B-LH A A-RH B-LH
B-RH
A
B
A
C/L WEST 5TH STREET

DUNKIRK DRIVE

B A-LH B A B A B
A
B-LH

B-RH A-LH

A-LH B A B A

B-RH B A B A B A-LH

B-RH A-LH

A-LH B-RH
B-RH
POOL

BUS SHELTER
C/L WEST 5TH STREET
A
REC.

B ROOM

DRIVEWAY DRIVEWAY
B-RH

B A B A


PLAYGROUND
B A-LH
HUMP
HUMP
66
66
66
66 66
66
66 66
66
66
66
66
8"W 8"W 8"W
8"W
8"W
8"W 8"W 8"W 8"W
8"W
8"W
66
'
'
'
' '
'
'
'
'
'
'

'
' '

'

'
372
N 39° 25' 48" W

18.89'
N 39° 26' 03" E

18.89' N 00° 00' 08" E 117.50'
N 00° 00' 08" E 117.50'
N 01° 40' 47" W 208.07'N 01° 40' 47" W 208.07'
C1 C3
C6 C4
N 90° 00' 00" W 579.91' N 90° 00' 00" W 324.26'
N 00° 00' 30" W 353.98'
N 00° 00' 47" W 357.71'
N 90° 00' 00" W 598.18' N 89° 59' 34" W 221.02' N 90° 00' 00" E

36.41'
C7 C8
'
'
'
'
66
66
66
66 66 8"W 8"W 8"W

B-LH A A-RH B-LH
B-RH
A
B
A
C/L WEST 5TH STREET

DUNKIRK DRIVE

B A-LH B A B A B
A
B-LH

B-RH A-LH

A-LH B A B A

B-RH B A B A B A-LH

B-RH A-LH

A-LH B-RH
B-RH
POOL

BUS SHELTER
C/L WEST 5TH STREET
A
REC.

B ROOM

DRIVEWAY DRIVEWAY
B-RH

B A B A


PLAYGROUND
B A-LH
HUMP
HUMP
8"W 8"W 8"W
8"W
8"W
8"W 8"W 8"W 8"W
8"W
8"W
'
'
'
' '
'
R R
R R R
R
FF= 32.20 FF= 32.20
FF= 32.20
FF= 32.30
FF= 32.20
FF= 32.20
FF= 32.20
FF= 32.20 FF= 32.40 FF= 32.60 FF= 32.60 FF= 32.40
FF= 32.20 FF= 32.40 FF= 32.60 FF= 32.60 FF= 32.40 FF= 32.20 FF= 32.20 FF= 32.40
FF= 32.20 FF= 32.40 FF= 32.60 FF= 32.60 FF= 32.40 FF= 32.20 FF= 32.00 FF= 32.40 FF= 32.60 FF= 32.60

30.93 30.85

31.69 31.02

31.69 31.02

31.02 31.02

31.02 31.02 30.93

31.69 30.85

31.69 31.41

31.41 30.97 30.47

30.47 30.97

0.5%

0.5%

0.35%

31.14 31.14

0.5%

0.5%

0.5% 0.5%

0.5% 0.5% 0.5%
R
R R
R R
R

31.48 31.48

30.93 30.93

31.10 31.10

31.10 31.10

30.94 31.10

31.10 31.10

31.38 31.38

31.38 31.48

31.48 FF= 32.60
FF= 32.50 FF= 32.50
FF= 32.50 FF= 32.50
FF= 32.10 FF= 32.30 FF= 32.30
FF= 32.20
FF= 32.20
FF= 32.30
FF= 32.20
FF= 32.20
FF= 32.30 FF= 32.50 FF= 32.30 0.5% 0.5%

0.5% 0.5%

0.5% 0.5%

0.5% 0.5% 30.91

0.5%

31.4931.49

0.35%

31.14 31.14
'

FILTERRA

BIORETENTION
SYSTEM
FBSVIB1808
12" OF

PONDING

FILTERRA

BIORETENTION
SYSTEM
FBSVIB1808
12" OF

PONDING

FILTERRA

BIORETENTION
SYSTEM
FBSVIB1808
12" OF

PONDING
FL= 30.40
FL= 30.50

OVERLAND

RELEASE

OVERLAND

RELEASE

OVERLAND

RELEASE
FL= 31.25
FL= 31.14
FL= 31.25
FL= 31.14
FL= 31.50
FL= 31.40
RIM= 31.26
FL= 29.07
RIM= 31.30
FL= 29.48
RIM= 31.45
FL= 29.82
RIM= 31.28
FL= 29.48
FL= 29.25
RIM= 31.20
FL= 29.36
FL= 29.25
RIM= 31.28
FL= 29.69
RIM= 31.33
FL= 28.93
FL= 28.50 RIM= 31.32
FL= 28.60
'
'
'
FL= 29.00
'
FL= 28.00

'
1 2 3 4 1 2 3 4 5
' '
1 2 3 4 5 6 1 2 3
1 2
1 2 3
1 2 3 4 1
1 2 1

'

'
&/,(17
6+((77,7/(
32572),123/$&(
72:1+20(6
32572),123/
:(677+675((7
2;1$5'&$/,)251,$
352-(&77,7/(
6+((7180%(5

'5$:1&+.%<

-2%12

'$7(

'(/7$ 5(9,6,21
0753
'$7(

(916) 731-8088 office (916) 731-8089 fax
Sacramento, CA. 95816 1700 Alhambra Blvd., Suite 102
Peabody Engineering

PRELIMINARY

GRADING &

DRAINAGE
PLAN
*5$',1* '5$,1$*(3/$1 SCALE: 1"= 30'

PROPOSED DETENTION BASIN

PROPOSED CURB&GUTTER
PER CITY PLATE 111
12" D EXISTING DRAIN LINE

PROPOSED SIDEWALK
/(*(1'

PROPOSED GUTTER

FLOWLINE GRADE

NEW DRAIN INLET ON

NEW DRAIN LINE
12" D

31.48 0.5%
R

PROPOSED STREET

GUTTER SLOPE

PROPOSED GRADING
RIDGE

PROPOSED UNIT

FINISHED FLOOR ELEVATION
FF= 32.60

PROPOSED PRIVATE

STREET ASPHALT
(NTS)

PRIVATE ROAD TYPICAL STREET SECTION
26'
2'
CG
11'-6"

TRAVEL LANE
11'-6"

TRAVEL LANE
C/L
2'
CG
4'
CITY STD. CURB & GUTTER
PER PLATE 111
B
B
B
A A
B A
A
A A
C
C
C
C

CURVE DELTA RADIUS
C1 01°40'55" 331.00'
C3 01°40'55" 269.00'
C4 01°40'55" 269.00'
C6 01°40'55" 331.00'
C7 16°16'07" 27.00'
C8 41°00'29" 93.00'
CURVE DATA:

EARTHWORK DATA:

GROSS AREA: 9.164 ± AC.

SITE DATA:

NET AREA: 7.39 ± AC.

CUT: 9,950 C.Y.

FILL: 8,750 C.Y.

NET: 1,200 C.Y
SHRINKAGE: 12%

BASIN DETENTION VOLUME (REQUIRED) VOLUME (PROVIDED)
1 2,913 C.F. 3,130 C.F.
2 3,386 C.F. 3,444 C.F.
3 3,296 C.F. 3,320 C.F.

DETENTION BASIN DATA:

EXISTING
STORM
DRAIN

EXISTING
STORM
DRAIN
PAVED AREA: 82,085± S.F.

LANDSCAPE AREA: 40.960 ± S.F.
2% 2%
13' 13'

SIDEWALK

DETENTION REQUIREMENTS PER SHED
C
C
C
C

BUS STOP -

NO PARKING
SIGN
N.T.S.

PROPOSED RETENTION POND

BUS STOP -

NO PARKING
SIGN

SOLAR LED

SHELTER
LIGHT
4 6 OF

TENTATIVE

CONDOMINIUM
MAP

NO STOPPING

ANY TIME
SIGN TYP.

SPEED HUMP

NO STOPPING

ANY TIME
SIGN TYP.
12/01/21
373
&/,(17
6+((77,7/(
32572),123/$&(
72:1+20(6
32572),123/
:(677+675((7
2;1$5'&$/,)251,$
352-(&77,7/(
6+((7180%(5

'5$:1&+.%<

-2%12

'$7(

'(/7$ 5(9,6,21
0753
'$7(

(916) 731-8088 office (916) 731-8089 fax
Sacramento, CA. 95816 1700 Alhambra Blvd., Suite 102
Peabody Engineering

TENTATIVE

CONDOMINIUM
MAP

PROPOSED DETENTION BASIN

PROPOSED CURB&GUTTER
PER CITY PLATE 111
12" D EXISTING DRAIN LINE

PROPOSED SIDEWALK
/(*(1'

PROPOSED GUTTER

FLOWLINE GRADE

NEW DRAIN INLET ON

NEW DRAIN LINE
12" D

31.48 0.5%
R

PROPOSED STREET

GUTTER SLOPE

PROPOSED GRADING
RIDGE

PROPOSED UNIT

FINISHED FLOOR ELEVATION
FF= 32.60

PROPOSED PRIVATE

STREET ASPHALT
FILTERA STORMWATER SYSTEM DETAIL N.T.S.

DETENTION
VOLUME

ELEVATION

FILTERA

STORMWATER

TREATMENT
SYSTEM

DETENTION & INFILTRATION PIPE SYSTEM CROSS-SECTION &
12" INFLOW DRAIN
12" OUTFLOW DRAIN

OUTFALL

STRUCTURE
SCALE: 1" = 10'
2" 18" 18"
81'(5*5281'3,3(%$6,1%'(7$,/
81'(5*5281'3,3(%$6,1$'(7$,/
6" SUBDRAIN TO
GRAVEL TRENCH SUBDRAIN 2FT.

GRAVEL TRENCH
12"x12" DRAIN INLET AT

PERFORATED PIPE END
WITH RIM SET TO 3" ABOVE
LANDSCAPING AREA.
5 6 OF

PRELIMINARY
BASIN

DETAILED

GRADING
PLANS

INFILTRATION
VOLUME

ELEVATION
8'
74'
30"Ø RISER
ELEVATION VIEW RIGHT VIEW 7'

LEFT VIEW
30"Ø RISER

ELEVATION VIEW LEFT VIEW
30"Ø RISER

ELEVATION VIEW
8'
77'
30"Ø RISER

ELEVATION VIEW

RIGHT VIEW

UNDERGROUND PIPE BASIN WITH

PERFORATED BOTTOM FOR INFILTRATION -

INFILTRATION VOLUME AND DETENTION

VOLUME ARE COMBINED FOR TOTAL VOLUME
374
&/,(17
6+((77,7/(
32572),123/$&(
72:1+20(6
32572),123/
:(677+675((7
2;1$5'&$/,)251,$
352-(&77,7/(
6+((7180%(5

'5$:1&+.%<

-2%12

'$7(

'(/7$ 5(9,6,21
0753
'$7(

(916) 731-8088 office (916) 731-8089 fax
Sacramento, CA. 95816 1700 Alhambra Blvd., Suite 102
Peabody Engineering

TENTATIVE

CONDOMINIUM
MAP
SCALE: 1" = 10'

PRELIMINARY

FILTERRA

TREATMENT

SIZING &
DETAILS 6
6 OF
375
DATE: 4/28/21
ADDRESS:TBD

OXNARD, CA
A 1.0 SITE PLAN SHEET NUMBERPORTOFINO PL. & FIFTH STREET, OXNARD CA

COMMON AREA LOT
E

COMMON AREA LOT
F

COMMON AREA LOT

A COMMON AREA LOT
A
NORTH
C/L WEST 5TH STREET

C/L PORTOFINO PLACE
POOL

BUS SHELTER
C/L WEST 5TH STREET

DRIVEWAY DRIVEWAY
8'

POOL BATH

COMMUNITY
CENTER

DUNKIRK DRIVE

PLAYAREA

COMMON AREA LOT
A

COMMON AREA LOT
C

COMMON AREA LOT
D

COMMON AREA LOT
A

COMMON AREA LOT
B

COMMON AREA LOT
B
1 1 1 1 1
1 1
1 1 1 1 1 1
1 1 1
1 1
1 1
2 2
2 2 2
2 3
3 3
3 3 3
3 3
3 3
3 4 4
4 4 4
4 4
4 4
4 2 3
4 5
5 5
5 5
5 5
5 5 5
5 5 5
5 5
5 5
5 1 1 1
1 1 1 1 1 1
1 1
5 1
1 1
1 1
1 1
1 N 90*00'00" W 579.91'
12 12
12 12
12 12
12 12
12 11
11 11 11
11 11
11 11
11 11 11 11 11
11 11
14 14
14 14
14 14
14 14
14 14
14 14
14 14
14 14
14 14
7 14
14 14
14 15
15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15
15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15
15 15
15 15
15 15
15 15
15 15
15 15
15 15
16 16
16 16
16 16
17 17
8 8
8 8
8 14
7 18 18
18 18
18 18 18
18 18
18 18 18
18 18
18 18
18 18
18 18
18 18
18 19
21 21 21 21 21 21 21 21 21 21
21 21
21 21
21 21
21 21
21 21
21 21 21 21 21 21 21 21 21 21
21 21
21 21
21 20
20 1
1 1
1 1 1
13 13
13 8
14 14 14 14 14 14 14
14 14 14 14 14 14
14 14 14 14 14 14 14
14 14
14 14
14 14 14 14 14 14
14 14 14
14 14
14 14
14 14
14 14
14 14
14 14 14

DOG PARK DOG PARK

REC AREA

REC AREA REC AREA

BUS SHELTER
1 6' HIGH SLUMPSTONE WALL WITH CAP
2 SALSBURY CLUSTER (MAIL) BOX 10A USPS APPROVED
3 TRANSFORMER
4 FIRE HYDRANT, 4" X 4-1/2" X 2-1/2" JONES J-4065
5 CREE LIGHTING RSW SERIES-2LG/LED
1800 SF OFFICE & 200 SF POOL BATHS
7 5 LOOP WAVE STYLE BIKE RACK, 2 EACH, U-LINE H-2544GALV 6 8 WROUGHT IRON PEDESTRIAN ACCESS GATE WITH PUSH
9 10
11 12

ASPHALT RIGHT OF WAY

PAVESTONE PANORAMA SERIES TAVERNA PAVERS
13 6' WROUGHT IRON FENCE
14 BROOM FINISHED CONCRETE AT ALL SIDEWALKS,
15 BROOM FINISHED CONCRETE DRIVEWAY TYPICAL

KEYNOTES
16 CLICK-2-ENTER ELECTRIC ENTRY GATES WITH KNOX SWITCH
17 ELECTRIC AUTOMATIC EXIT GATES
18 NO PARKING SIGN EVERY 100' IN TRAFFIC PATTERN
19 PROPOSED DUPLEX UNIT 25"

KEYNOTES
A 120 LITER CART, 37" X 19" X 21"
B
B
B
C
B 60" SLUMPSTONE WALL
C 60" PORCH ENTRY GATE

D CONCRETE WALK
D
D
D

E CONCRETE DRIVEWAY

F WATER METER

G GAS METER

H ELECTRICAL METER
H
G
F

I CURB AND GUTTER
I
E
E
20 BACKFLOW PREVENTORS
13'-8"
D
21 AIR CONDITION UNITS TYPICAL
A
A
A
25" 25"
6'-0"

TYPICAL UNIT UTLIITES SITE PLAN
BUTTON COMBO ACCESS. 36" x 60" WITH VERT. PICKETS
AT 4" OC. PAINTED KELLY MOORE PASO VERDE

WALKWAYS AND AT ALL GARBAGE/RECYLE LOUNGES
22 ALL FOUNDATIONS AND BUILDING SLABS SHALL BE CONSTRUCTED WITH VAPOR BARRIERS BETWEEN THE EXISTING SOIL AND NEW FOUNDATION AND BUILDING SLABS. (TYP.) 23 EACH DWELLING UNIT SHALL MAINTAIN SEPARATE UTILITY SYSTEMS AND METERS 24 HOME OWNERS ASSOCIATION SHALL MAINTAIN ROADS, RECREATIONAL AREAS, AND LANDSCAPING 25 WHERE FEASIBLE, INDIVIDUAL UNIT PLUMBING SHALL BE LOCATED. 26 DECORATIVE BOXES SHALL BE USED FOR ELECTRICAL BOXES, MAILBOXES, AND DIRECTORIES. 10 3
3 10 9
4 5
376
DATE: 4/28/21
ADDRESS:TBD

OXNARD, CA
A 1.1 SITE OVERLAY SHEET NUMBERPORTOFINO PL. & FIFTH STREET, OXNARD CA

F A D F
D
A
B
A
C/L WEST 5TH STREET

C/L PORTOFINO PLACE

E B A B A B
A
E
C F

E B A B A

C B A B A B E
D E
E D
C
POOL

BUS SHELTER
C/L WEST 5TH STREET
C
B

DRIVEWAY DRIVEWAY
D

B A B A
8'

PLAYAREA
B E

POOL BATH

COMMUNITY
CENTER
51' 10'

DUNKIRK DRIVE
10' 51' 10' 10' 10'
10' 10' 10' 10' 10'
5' 10' 10' 10' 10' 10' 51'
10' 10' 10' 10' 10' 10' 51' 51' 10' 51' 10' 51' 10'
10' 10' 51' 5'
10' 51' 10' 51' 10' 51' 10' 51' 10' 51'
51' 51' 51'
51' 51' 51' 51' 51'
51' 51' 51' 51' 51' 51'
51' 51' 51' 51' 51' 51' 51'
51' 10' 51'
20' 26'
5' 51' 5'
5'
5' 5'
20' 26'
20' 26'
26' 20' 20' 5'26' 20' 20' 5'26' 20' 20' 5'
26' 20' 20' 5'26' 20' 20' 5'26' 20' 20' 5'26' 20' 20' 5'26' 20' 20' 5' 26' 20' 20' 5'26' 20' 20' 5'
5'
5'
5'
5' 26' 20'
5' 26' 20'
5' 26' 20'
F
19'-6" 30' 60'
4' 5' 19' 26'
4' 5' 19' 26'
10'

0.0000
5'
19' 28' 19' 5'
16'
16'-3"
16'-3"
16'-3"
15'
15'
15'
15'
15'
15'
30' 9'-3"
30' 9'-3"30' 9'-3"
30' 9'-3"
30' 9'-3"
16'-3"
16'-3"
35'-6" TYPICAL 35'-6" TYPICAL 36'-6" TYPICAL 36'-6" TYPICAL 36'-6" TYPICAL 36'-6" TYPICAL 36'-6" TYPICAL 36'-6" TYPICAL 36'-6" TYPICAL 16' 16' 36'-6" TYPICAL 5'8' 9' TYPICAL 9' TYPICAL 5' 36' 36' 19'
9' 5'
UNIT 8
UNIT 7
UNIT 6
UNIT 5
UNIT 4
UNIT 3
UNIT 2
UNIT 1
UNIT 9 UNIT 10 UNIT 11 UNIT 12 UNIT 13 UNIT 14 UNIT 15 UNIT 16 UNIT 17 UNIT 18 UNIT 19 UNIT 20 UNIT 21 UNIT 22 UNIT 23 UNIT 24 UNIT 25 UNIT 26 UNIT 27 UNIT 28 UNIT 29 UNIT 30 UNIT 31 UNIT 32 UNIT 33 UNIT 34 UNIT 46 UNIT 45 UNIT 44 UNIT 43 UNIT 42 UNIT 41 UNIT 40 UNIT 39 UNIT 38 UNIT 37 UNIT 36 UNIT 35 UNIT 47 UNIT 48 UNIT 49 UNIT 50 UNIT 51 UNIT 52 UNIT 53 UNIT 54 UNIT 55 UNIT 56 UNIT 57 UNIT 58 UNIT 59 UNIT 60 UNIT 61 UNIT 62 UNIT 63 UNIT 64 UNIT 65 UNIT 66 UNIT 68 UNIT 67
UNIT 70
UNIT 69
UNIT 72
UNIT 71
UNIT 76
UNIT 75
UNIT 74
UNIT 73
UNIT 82 UNIT 81 UNIT 80 UNIT 79 UNIT 78 UNIT 77
UNIT 83 UNIT 84 UNIT 85 UNIT 86
UNIT 90 UNIT 89 UNIT 88 UNIT 87

DOG PARK DOG PARK

REC AREA REC AREA

REC AREA

PROGRAM SUMMARY
PARCEL 'A': 4.07 ACRES
PARCEL 'B': .81 ACRES
PARCEL 'C': 2.73 ACRES

LOT UNIT COUNT
58 32
90 177,289.2
35,283
118,918.8

7.61 ACRES 331,491.6 SF
SF
SF
SF

SITE DATA SQUARE FOOT DATA PER STRUCTURE
3BR
2BR
UNIT
3 BR/ 3 BA
2 BR/ 2 BA
PLAN
1060 (47,700)
997 (44,865)

SF LIVING
849
849

FOOTPRINT (SF)
38,205
38,205
TOTAL
1486
1423

TOTAL LIVING
155,708
149,258

TOTAL GROSS SF
76,410 307,246
433 (19,918)
GARAGE
433 (19,918)
416 (18,720)

FF LIVING
416 (18,720)
(66,620)
(63,685)
10 10

END CAP
(100)
(100)
1476
1413

TOTAL LIVING
(66,420)
(63,585)

SITE BUILDING COVERAGE
COMMUNITY CENTER: 1800

AMENITY STRUCTURES (SF)
2000
76,410
TOTAL
78,410 (23.56%)

PARKING
90 2.0 PER UNIT

GARAGE TOTAL SPACES
STANDARD 37
HANDICAP 7

GUEST (OFF STREET)
90 2.0 PER UNIT

GUEST (DRIVEWAY)
3BR
2BR
UNIT
3 BR/ 3 BA
2 BR/ 2 BA
PLAN
849
849

FOOTPRINT (SF)
38,205
38,205
TOTAL
76,410
2000

AMENITY STRUCTURES

LIVING UNITS
ALLOWED* *82,972 (25%)
PROPOSED TOTAL 44
4 EA 5 LOOP BIKE RACKS (TTL 20) *COUNTY OF VENTURA

DEPARTMENT OF AIRPORTS, OVERLAY

UNIT TYPE COUNT
A
B
UNIT
C
D
E
F
12 QUANTITY
13 4
5 7
4 TOTAL 45

SITE ACCESS
AUTOMOTIVE: 2 EAST, 2 WEST
PEDESTRIAN: 4 EAST, 4 WEST

MAIL CLUSTER BOX LOCATIONS
USPS STANDARD 16: 2 EAST, 4 WEST
REQUIRED: 90 PROVIDED:96
3BR/2BR

UNIT SIZE
45 QUANTITY
TOTAL 180 TOTAL 180

BICYCLE PARKING
1 RACK SPACES PER 33 AUTO SPACES
394/33=11 STALLS

PROVIDED
PER "CITY OF OXNARD BICYCLE & PEDESTRIAN PLAN"

INTERIOR YARD SPACE
TOTAL LOT SIZE: 331,000 SQFT
TOTAL INT. YARD SPACE: 127,000 SQFT (38%)
POOL BATHROOMS: 200
(4.5 SPACES PER UNIT)
PROVIDED: 404

TOTAL SPACES
REQUIRED: 244
10 3
3 10 9
4 5
SQFT
2923
2923
2940
2940
2940
2940
377
DATE: 4/28/21
ADDRESS:TBD

OXNARD, CA
A 1.2 SITE COLOR SHEET NUMBERPORTOFINO PL. & FIFTH STREET, OXNARD CA

2. Accent & Trim – Sherwin Williams SW7767 – High Reflective White

3. Roofing – Eagle Roofing Bel Air Brown Gray Range

4. Composite Roof Alternative – Owens Corning – Oakridge Sand Castle

1. Siding & Garage – Kelly Moore Paseo Verde

COLOR SCHEME A

5. Stone – Coronado Honey Ledge Grey Quartz

7. Accent & Trim – Sherwin Williams SW7755 – High Reflective White

8. Roofing – Eagle Roofing Bel Air Brown Gray Range

9. Composite Roof Alternative – Owens Corning – Oakridge Driftwood

6. Stucco & Garage – Sherwin Williams – SW7015 Repose Gray

COLOR SCHEME B

10. Stone – Coronado Honey Ledge Grey Quartz

12. Accent & Trim – Sherwin Williams SW7014 – Elder White

13. Roofing – Eagle Roofing Topanga -4576

14. Composite Roof Alternative – Owens Corning – Oakridge Teak

11. Stucco & Garage – Sherwin Williams – SW7018 – Dovetail

COLOR SCHEME C

15. Stone – Coronado Honey Ledge Sioux Falls

17. Accent & Trim – Sherwin Williams SW8917 – Shell White

18. Roofing – Eagle Roofing Concord Blend - 4602

19. Composite Roof Alternative – Owens Corning – Gray

16. Sidding & Garage – Sherwin Williams – SW6422 – Shagreen

COLOR SCHEME D

20. Stone – Coronado Honey Ledge Sioux Falls
B
CD
ACBCD
C
ABCDCB
BA
D
C
B
A
D
C
A
BCDA
B

DCBADCB
AB
D
C
C
BA
A
D
NORTH
C/L WEST 5TH STREET

C/L PORTOFINO PLACE
C/L WEST 5TH STREET
8'

DUNKIRK DRIVE

EXTERIOR FINISH SCHEDULE

REC AREA REC AREA

REC AREA

DOG PARK DOG PARK
10 33
10 9
4 5
378
w
B. Allow for erection loads, and for sufficient temporary bracing to maintain true alignment until ood structural panel with joints backed by 23/32 inch wood structural panel or one thickness of ¾ inch,

1.26 ADJUSTING
Uniform Fire Code (and Local Ordinances)
type 2
Fireblocks may also by of gypsum board material, mineral fiber, glass fiber or other approved materials securely fastened in place. Loose-fill insulation material shall not be used as a fire block specifically fire tested. Walls having parallel or staggered studs for sound transmission control shall have fire blocks of mineral fiber or glass fiber or other approved nonrigid materials.

PART 1

1.01 1.02
PART 2 PRODUCTS

2.01 2.02

2.03 2.04

2.05 LAMINATE MATERIALS

2.06 ACCESSORIES

2.07 HARDWARE

2.08 FABRICATION
PART 3

3.01 3.02
contact with concrete.

C.

D.

E.

F.

G.
– GENERAL
Structural wall framing.

Wall Sheathing
Roof Sheathing
Preservative treatment of wood.

Miscellaneous framing and sheathing.

Sono-tube
Perform Work in accord
and handle products.
- PRODU CTS

1.01 1.02

1.03 PART 1

SECTION INCLUDES
A.

B.

C.

D.

E.

F.

QUALITY ASSURANCE
A.

B.

C.

QUALIFICATIONS
A.

B.

PART 2
completion of erection and installation of permanent attachments.

Field weld components indicated on shop drawings.

Perform field welding in accordance with AWS D1.1
Obtain Architect/Engineer approval prior to site cutting or making adjustments not scheduled.

After erection, prime welds, abrasions, and surfaces not shop primed, except surfaces to be in Install ladders as indicated on drawings.

SECTION 06112

FRAMING AND SHEATHING
ance with the following agencies.

Lumber Grading Agency Certified by ALSC.

Plywood Grading Agency: Certified by APA.

Design structural site fabricated trusses under direct supervision of a Professional structural Engineer experienced in design of this Work and licensed in the State of Nevada, store, protect, Protect site framed structural site fabricates trusses from warping or other distortion by attacking in vertical position, braced to resist movement.

Lumber Grading Rules, WWFA.

Durability, sanded.

Durabil ity 1, sanded.

A. Fasteners and Anchors:

B.
steel elsewhere.

C.

D.

E.

Simpson.

F.

G. Building paper: No. 15 asphalt felt.

2.02 2.03

2.04 A.

B.

C.

D.

SHEATHING MATERIALS
A.

B.

C.

ACCESSORIES

FACTORY WOOD TRETMENT
A.

Framing Lumber, Douglas fir-Larch (North) No 2 Grade for 2x and 4x, and DFL No. 1 for 6x’s Studding: Douglas fir-larch species, stud grade, 19% maximum moisture content/ All blocking and bracing to be Douglas Fir Standard grade or better Plywood roof sheathing: APA Rated Sheathing Structural II, Span Rating 32/16, Exposure Plywood Wall Sheathing: APA Rated Sheathing Structural II, Span Rating 32/16, Exposure Particleboard Wall Sheathing: APA Oriented Strand Board.

Fasteners: Hot-dipped galvanized steel for high humidity and treated wood locations, unfinished Drywall Screws: Bugle head, hardened steel, power driven type.

Anchors: Expansion shield and lag bolt type for anchorage to solid masonry or concrete. Bolt or ballistic fastener for anchorages to steel.

Joist hangers: Hot dipped galvanized steel, sized to suit framing conditions, manufactured by Bolt holes shall be 1/16” maximum larger than bolt size.

Wood Preservative (Pressure Treatment): AWPA Treatment C1 using water borne.

2.01 LUMBER MATERIALS
Work:

1. Contract Dra wings.

2. Specifications.

3. Addenda.

4. 5.

Change orders and other Modifications to the Contract.

Reviewed shop drawings, product data, and samples.
progress.
-
including the following:

1. 2.
appurtenances

3. referenced to visible and

4. 5.

INSTUCTIONS” and title of project.

Contents:

Record information concurrent with construction
Manufacturer’s name and product model and number.

1. Measured depths of foundations in relation to finish first floor datum.

Measured horizontal and vertical locations of underground utilities and , reference to permanent surface improvements.
accessible features of the Work.

Field changes of dimension and detail.

Details not on original Contract Drawings,
Delete Architect/Engineer title block ad seal from all documents. ring capacity expansion binder with durable plastic covers.

Prepare binding cover with printed title “OPERATION AND MAINTENANCE Internally subdivide the binder contents with permanent page dividers, logically organized, with tab titling clearly printed under reinforced laminated plastic tabs.

Store Record Documents separate from documents used for construction.

A.

1.27 A.

C.

D.

E.

F.

G.

1.28 A.

B.

C.

D.
- restore Work
B.

PROJECT RECORD DOCUMENTS

OPERATION AND MAINTENANCE DATA

2. 3. Project documents and certificates.

Provide duplicate notarized copies.
specification sections.

FOR CASTMortar and grout.

MATERIALS
-
Subcontractors, and major equipment suppliers.

Operation and maintenance instructions, arranged by system.

Submit prior to final Application for Payment.

IN PLACE CONCRETE & REINFORCED UNIT MASONRY
(SEE STRUCTURAL NOTES & DRAWINGS)
150 and be as specified for concrete.
-

1.29 A.

B.

C.

1.30 A.

PART 1 –

1.01 A.

PART 2 –

2.01 A.

B.
tifications as appropriate.
when more
D.

2.02 A.

C.

WARRANTIES
SPARE PARTS AND MAINTENANCE MATERIALS.

GENERAL

SECTION INCLUDES

PRODUCTS
Portland Cement: ASTM C
Premix Mortar: ASTM
Grout Aggregate: ASTM C387, using gray cement, Normal strength.

Water: Clean and potable.

MORTAR MIXES
Method, 1800 psi at 28 days.

1. Directory, listing names, addresses, and telephone numbers of Contractor, pational Safety and Health Act
Regulations of the State Fire; Marshal
Life Safety Code
Occu
N
- completely seal voids.

A.

B.

1.03 A.

B.

C.

D.

1.04 1.05

1.06 1.07
A.

1.02 COORDINATIO
for accommodating items installed later.

CUTTING AND PATCHING
Employ experienced installer
with new Products.
elements.
construction +/
Finish surfaces to match adjacent finishes.

CONFERENCES (As required by Owner)
SHOP DRAWINGS (As required by Owner)

PRODUCT DATA
County Area, Nevada, latest edition.

1.08 A.

B.

1.09 A.

B.

1.10 A.

B.

1.11 A.

B.

C.

D.

SAMPLES
and patterns.

MANUFACTURERS’ INSTRUCTIONS
instructions
in quantities specified for Product Data.
supporting reference data, affidavits, and cer
MANUFACTURER’S CERTIFICATES
specified for Product Data.
supp

QUALITY ASSURANCE
clarification from Architect before proceeding.

E.

F.
precise workmanship.
quality.

B.

State of Nevada Industrial Commission Codes and Safety Orders State of Nevada, Regulations of the Division of Health
Materials, methods, and testing shall conform to Divisions ii and iii of the Uniform Standard ‘specification for Public Works Construction Off-Site Improvements. Clark Coordinate scheduling, submittals, and the various areas of Work to assure efficient and orderly sequence of installation of interdependent construction elements, with provisions Verify that utility requirement characteristics of operating equipment are compatible with building utilities. Coordinate work having interdependent responsibilities for installing, connecting to, and placing in service such equipment.
to perform cutting and patching new Work +/
Submit written request in advance of cutting or altering structural or building enclosure Fit Work tight to adjacent elements. Maintain integrity of wall, ceiling, or floor SUBMITTAL PROCEDURES (As required by Owner)
Submit the number of copies which the Owner requires.

Mark each copy to identify applicable products, models, options, and other data.

Supplement manufacturers’ standard data to provide information unique to this project.

Submit samples to illustrate functional and aesthetic characteristics of the Product.

Submit samples of finishes form the full range of manufacturer's standard colors textures, When specified in individual specification Sections submit manufacturers’ printed for delivery, storage, assembly, installation, start-up, adjusting, and finishing, Indicate material or Product conforms to or exceeds specified requirements. Submit Submit manufacturers’ certificates to Architect/engineer for review, ion quantities Indicate material or Product conforms to or exceeds specified requirements. Submit orting reference data, affidavits, and certifications as appropriate.

Monitor quality control over suppliers, manufacturer’s products, services, site conditions, and workmanship, to produce Work of specified quality.

Comply fully with manufacturers’ instructions, including each step in sequence.

Should manufacturers’ instructions conflict with Contract Documents, request Comply with specified standards as a minimum quality for the Work except stringent tolerances, codes, or specified requirements indicate higher standards or more Perform work by persons qualified and experienced to produce workmanship of specified Secure products in place with positive anchorage devices designed and sized to withstand stresses, vibration, physical distortion or disfigurement, and match surrounding finishes.

Adjust operating products and equipment to ensure smooth and unhindered operation.

Maintain on site, one set of the following record documents record actual revisions to the Specifications: Legibly mark and record at each Product section description of actual products installed, Measured location of internal utilities and appurtenances concealed In construction, Submit documents to Owner/Contractor with claim for final Application for Payment.

Submit tow sets prior to final inspection, bound in 81/2 x 11 inch text pages, three D size Execute and assemble documents from Subcontractors, suppliers, and manufacturers.

Provide Products, spare parts, maintenance and extra materials in quantities specified in individual Mortar for Reinforced masonry conforming to U.B.C. table 14A, Type S using the Property

3. B. Hardboard: PS 58 –
thick.

A. Formica
B. Wilsonart
C. Laminate Backing Sheet: LD -
A. Adhesive: MM -A-125, Type II
B.

C.

A. As selected by Owner.

A.
through building openings.

B.

C.

D.

E. Provi
Approved products: Kortron or Melamine

ACCEPTABLE LAMINATE MANUFACTURERS
3 BK20 Backing grade
Fasteners: Size and type to suit application.

Fabricate counter tops with integral splash.
-
edges.
– EXECUTION

INSPECTION
A.

INSTALLATION
A.

Verify adequacy of backing send support framing.

Set and secure casework in place rigid, plumb, and level fittings. Verify locations of cotouts from on -
pressed wood fiber with resin binder, tempered grade, smooth one side: ¼” A. Plastic laminate: NEMA LD 3, DLS grade thickness, color as selected by Owner. undecorated plastic laminate.

Bolts, Nuts, Washers, Lags, Pins and Screws of size and type to suit application.

Shop assemble casework for delivery to site in units easily handled and to permit passage Cap exposed plastic laminate edges with material of same finish and pattern.

Apply laminate backing sheet to reverse side of plastic laminate finished surfaces. de cutouts for plumbing fixtures, inserts, appliances, outlet boxes and other fixtures and site dimensions. Seal contact surfaces of cut
Use purpose designed fixture attachments at concealed locations for wallmounted components.

2. Use particleboard in face edgings, in base or framing members or in shelves or panels. -M particleboard.

SECTION 06410
– GENERAL

WORK INCLUDED
A. Fabricated cabinet units.

B. Plastic laminate counter tops.

SUBMITTALS
A.

B.

MANUFACTURERS
A.

WOOD MATERIALS
A.
otherwise noted.

B.

SHEET MATERIALS
A.
resistant adhesive.

1. Submit shop drawings and product data under provisions of Sections 01001. accessory listings, and schedule of finished.

Acceptable manufacturers: As selected by Owner.

Provide ¾” high density particleboard,

CASEWORK AND MILLWORK
Include materials, component profiles, fastening methods, assembly methods, joint details, Hardwood lumber FS MM-L-736- graded in accordance with AWI maximum moisture content of 6% species birch, for drawer sides and backs paint or stain as directed by Owner unless Material for jambs shall be solid stock with flat jambs with ‘T’ stops a minimum of 11/16” thick and rabbeted jambs a minimum 13/16” thick, custom grade for opaque finish.

Wood Particleboard: Per AWI standard, composed of wood chips, made with water and mold ,
Fire block Construction: Except as provided in paragraph 4, above, fireblocking shall consist of 2 inches nominal lumber or two thickness of 1 inch nominal lumber with broken lap or one thickness of 23/32 inch PART 3

3.01 3.02

3.03 TOLERANCES
PART 1

1.01 PART 2

2.01 2.02
PART 3

3.01 PART 4
A.

A.

B.

3.03 A.

B.

C. Prime paint items with two coats.

PART 3 EXECUTION

3.01 EXAMINATION

3.02 PREPARATION

INSTALLATIONS
A.

Clean surfaces of rust, scale, grease, and foreign matter prior to finishing.

Do not prime surfaces in direct contact with concrete or where field welding is required.

Verify that field conditions are acceptable and are ready to receive work.

Clean and strip primed steel items to bare metal where site welding is required.

Supply items required to be cast into concrete with setting templates, to appropriate section.

Install items plumb and level, accurately fitted, free from distortion or defects.

2.02 FINISHES
and testing.

Retesting required because of non -
to the subcontractor.
with all local codes and regulations.
gates with locks.

Provide and maintain required facilities and enclosures.

Maintain in clean and sanitary condition.

Provide fencing to prevent unauthorized entry to construction areas and to protect existing facilities and adjacent properties from damage.

Construction: Commercial grade chain link fence, new or used.

1.12 A.

B.

C.

D.

1.13 A.

B.

C.

1.14 A.

B.

C.

1.15 A.

INSPECTION AND TESTING LABORATORY SERVICES
TEMPORARY SANITARY FACILITIES (By Contractor)
BARRIERS AND FENCING (By Contractor)
PROTECTION OF INSTALLED WORK (By Contractor)
Provided by Owner/Contractor.

SHEDS
Office: Weather -
Restor
systems forming the
Provide seven (7) days notification t
Prohibit traffic or storage upon waterproofed or roofed surfaces.

Provide security and facilities to protect Work
equipment, and equipped with sturdy furniture and drawing display table. fabrication, conveying and erection of the Work.

Clean and repair damage caused by installation or use of temporary work. e existing facilities used during construction to original condition. Restore permanent facilities used during construction to specified condition.

Products: Means new material, machinery, components, equipment, fixtures, and work, but does not include machinery and equipment used for preparation, fabrication, conveying and erection of the Work.

Use interchangeable components of the same manufacture for similar components.

Execute start -
manufacturers’ instructions.

S
functioning correctly.
prior to date of final inspection.

For
season within nine (9) months.
testing, adjusting, and balancing.

Cooperate with
Retesting required because of non -
to the subcontractor.

Ensure that each piece of equipment or system is ready for operation. up under supervision of responsible persons in accordance with Thoroughly m
ASTM C270
Do not use anti -
ASTM C476 Coarse grout.

Do not use anti -
Grout Mixing

2.03 2.04

1.01 MORTAR MIXING
A.

B.

Grout Mixes
A.

B.

2.05 PART 3 EXECUTION

3.01 INSTALLATION
A.

B.

B.

A.

SECTION INCLUDES
PART 1 GENERAL
ix mortar ingredients in quantities needed for immediate use in accordance with freeze compounds to lower the freezing point of mortar.

Thoroughly mix mortar ingredients in quantities needed for immediate use in accordance with freeze compounds to lower the freezing point of grout.

Install mortar and grout in accordance with manufacturer’s instructions.

Work grout into masonry cores and cavities to eliminate voids. Do not displace reinforcement.

REINFORCED MASONRY UNIT
Reinforced concrete masonry units, reinforcement, anchorage, and accessories, Concrete masonry units, reinforcement, anchorage, and accessories.

SECTION 04300
dimensional position.

Embed anchors as shown on plans.

1.02 2.01

2.02 3.01

3.02 REGULATORY REQUIREMENTS
A.

PART 2 PRODUCTS

CONCRETE MASONRY UNITS
A.

REINFORCEMENT AND ANCHORAGE
A.

EXAMINATION AND PREPARATION
PART 3 EXECUTION
A.

B.

A.

B.

Misc. manufactured metal products.

Roof access ladder, field painted.

Verify field measurements.

Fabricate items with joints tight
tight.

1.01 1.02

2.01 PART 1 GENERAL

SECTION INCLUDES
A.

B.

C.

D.

FIELD MEASUREMENTS
A.

PART 2 PRODUCTS

FABRICATION
A.

B.

C.

D.

E.

F.

G.

SECTION 05500
METAL FABRICATION AND MISC. PRODUCTS
Shop fabricated ferrous metal, aluminum items, galvanized and prime painted.

Custom wrought iron trash enclosure gates.

Fit and shop assemble in largest practical section, for delivery to site. ly fitted and secured.

Continuously seal joined members by continuous welds.

Grind exposed joints flush and smooth with adjacent finish surface. Make exposed joints butt Exposed Mechanical Fastenings: Flush countersunk screws or bolts, unobtrusively located, flush, and hairline. Erase exposed edges to small uniform radius.

Supply components required for anchorage of fabrications. Fabricate anchors and related consistent with design of component, except where specifically noted otherwise. Components of same material and finish as fabrication, except where specifically noted otherwise.

Field verify required dimensions prior to fabrication.

Conform to Uniform Building Code, latest applicible edition. medium weight 2000 psi. unless otherwise indicated in structural notes and calcs.

Hollow load bearing blockunits: ASTM C90 Grade N, Type II - Non - moisture controlled Reinforcing steel: ASTM A615, 60 ksi. yield grade, deformed billet bars, unprotested finish.

Verify that field conditions are acceptable and ready to receive work.

Coordinate placement of anchors supplied to other sections.

REINFORCEMENT AND ANCHORAGES - REINFORCED MASONRY UNIT
Support and secure reinforcing bars from displacement. Maintain position within 1/2" of for structural building walls, shall be be as indicated on drawings and structural calcs. and with the requirements of the Contract Documents.
independent firm, furnish assistance as requested.
to start-up of each item.

B.

1.16 A.

1.17 A.

1.18 A.

1.19 A.

B.

C.

1.20 A.

B.

1.21 A.

B.

C.

D.

1.22 A.

B.

1.23 A.

B.

C.

D.

1.24 A.
prescribed.

SECURITY (By Contractor)

PROJECT IDENTIFICATION

FIELD OFFICES AND

REMOVAL OF UTILITIES, FACILITIES AND CONTROLS

PRODUCTS

STARTING SYSTEMS

DEMONSTRATION AND INSTRUCTIONS

TESTING, ADJUSTING, AND BALANCING

CONTRACT AND CLOSE OUT PROCEDURES
specification sections.

PART 1 –

1.01 A.

1. 2.

B.

1. 1.02
A.

1. 2.

3. B.

1. 2.

C.

1. GENERAL

INVITATION
Bid Submission:

Offers will be opened privately.

Intent:
in accordance with the Contract Documents.

Definitions:

Bid, Offer, or
Availability:

Examination:
tion:

3. D.

1. 2.

3. 4.

F.

1. 2.

1.03 A.

1. 2.
the documents be inco
Queries/Addenda:

Direct questions tot he Architect.

Verbal answers are not binding on any party.
receipt of Bids. The reply will be in the
Product/System Substitutions:
accepted.

SITE ASSESSMENT
Site Examina
involved.

CE/REJECTION

1.04 A.

1. 1.05
A.

1. 2.

1.06 BID
A.

1.07 A.

1. 1.08

1. QUALIFICATIONS
Subcontractors/Suppliers/Others:
cause.

BID SUBMISSION
Submission Procedure:

INELIGIBILITY
Owner, be declared unacceptable

OFFER ACCEPTAN
Duration of offer:
the bid date.

ACCEPTANCE OF OFFER
thoroughly examined a

2. DOCUMENT 00100

INSTRUCTIONS TO BIDDERS
Bids signed and under seal, executed, and dated will be received by the Owner/Contractor.

The intent of the Bid request is to obtain subcontract offers to perform work for a Stipulated Sum,

BID DOCUMENTS AND CONTRACT DOCUMENTS
Contract Documents: Defined in A1A A201 1987 Edition Article 1 including issued Addenda.

Bidding: Act of submitting an offer under seal.

Bid sum: Monetary sums identified by the Bidder.

Bid Documents may be obtained at the office of the Owner/Contractor.

Bid Documents are made available only for the purpose of obtaining offers for this project. Their use does not grant a license for other purposes.

Bid Documents are on display at the Owner’s office.

Upon receipt of Bid Documents verify that documents are complete. Notify the Architect should mplete 20 days prior to submitting bid.

Immediately notify the Architect upon finding discrepancies or omissions in the id Documents.

Addenda may be issued during the Bidding Period. All Addenda become part of the Contract Documents. Include resultant costs in the Bid Sum
Clarifications requested by Bidders must be in writing not less than 10 days before date set for form of an Addendum.

Substitute products will be considered only if approved byte Owner.

Provide products as specified unless substitutions are submitted in this manner and subsequently Bidders shall visit and carefully examine the site of the proposed work and acquaint themselves with the conditions under which work will be performed and nature and extent of the work In the event that any conflict is discovered between actual conditions existing on site and conditions described or indicated on drawings or in then project manual. The bidder shall request clarification before his offer is submitted. Otherwise, it will be assumed that premises have been nd found to be acceptably described. In such event, it will be the responsibility of the Contractor to produce the finished results indicated on drawings and specified herein without claim for additional compensation form the Owner.

The Owner reserves the right to reject a proposed subcontractor / suppliers/others for reasonable Bidders shall be solely responsible for the delivery of the Bids in the manner and time Submit one copy of the executed offer, signed and sealed in a closed opaque envelope, clearly identified with Bidder’s name, project name, dates and time bid is required to be submitted, and Owner’s name and project number on the outside.

Bids that are unsigned, improperly signed or sealed, conditional, illegible, obscure contain arithmetical errors, erasures, alterations, or irregularities of any kind, may at the discretion of the Bids shall remain open to acceptance and shall be irrevocable for a period of thirty (30) days after The Contractor reserves the right to accept or reject any or all offers and to wave irregularity in the bidding authorities.
payments, and sum remaining due.
sta
and soft surfaces.

Replace filters of operating equipment.

Provide submittals to Owner/Contractor that are required by governing or other Execute final cleaning prior to final inspection.

Clean debris from site, roofs, and drainage systems.

Remove waste and surplus materials, rubbish, and constructio B.

C.

1.25 A.

B.

C.

D.

E.

FINAL CLEANING
Building Code
PART 1 –

1.01 A.

GENERAL

GOVERNING LAW
ADA
ANSI
Uniform
Uniform Mechanical Code
SECTION 01001

BASIC REQUIREMENTS
All work shall be performed in accordance with applicable requirements of the following:
and accept the bid which is most advantageous to the Owner. for Owner/Contractor inspection.

Owner will appoint and employ services of an independent firm to perform inspection The independent firm will perform inspections, tests, and other services as required.

Cooperate with independent firms; furnish samples and access to work as required. conformance to specified requirements will be charged
Toilet facilities shall be connected to sewer, or an approved chemical type complying Provide 6 ft. high fence around construction site, equip with vehicular and pedestrian Protect installed work and provide special protection where specified in individual tight, with lighting, electrical outlets, heating cooling and ventilating Remove temporary above grade or buried utilities, equipment, fixtures, and systems forming the work, but does not include machinery and equipment used for preparation, o Architect/Owner and independent testing firm prior
ubmit a written report that equipment or system has been properly installed and is Demonstrate operation and maintenance of Products to Owner’s personnel two weeks equipment or systems requiring seasonal operation, perform demonstrations for other Owner will appoint, employ, and pay for services of an independent firm to perform Reports will be submitted by the independent firm to Owner indicating observations and results of tests and indicating compliance or non-compliance with specified requirements conformance to specified requirements will be charged
Submit written certification that Contract Documents have been reviewed, Work has been inspected, and the Work is complete in accordance with Contract Documents and ready Submit final Application for Payment identifying total adjusted Contract Sum, previous Clean interior and exterior glass and surfaces exposed to view, remove temporary levels, ins and foreign substances, polish transparent and glossy surfaces, vacuum carpeted n facilities from the site.
studs along and in line with the run of stairs if the walls under the stairs are unfinished. -
– EXECUTION

FRAMING
A.

B.
of permanent bracing.

C.

D.

E.
inches.

F.

G. Nailing schedule per the adopted Edition of the IBC

SHEATHING
A.

B.

Set structural members level and plumb, in correct position.

Place horizontal members flat, crown side up.
to floor joists. Frame rigidly into joists.
alternating lapping side members.

Table No. 25
members. Provide solid edge blocking between sheets.

Make provisions for erection loads, and for sufficient temporary bracing to maintain structure safe, plumb, and in true alignment until completion of erection and installation Construct load bearing framing and curb members full length without splices.

Place full width continuous sill flashings under framed walls on. Lap flashing joint 4 Curb roof openings except where prefabricated curbs are provided. From corners by Q, unless otherwise indicated.

Secure roof sheathing perpendicular to framing members with ends staggered and sheet ends over trim bearing. Use sheathing clips between sheets between roof framing Install telephone and electrical panel boards with plywood sheathing material where A.

B.
– GENERAL

SECTION INCLUDES
A. Blocking in roof and wall openings.

B. Wood furring and grounds.

C.
– PRODUCTS

MATERIALS
A. Lumber grading rules: WPA
B.
pressure preservative treatment.

ACCESSORIES
A. Fasteners and Anchors:

1. Fasteners: Hot -
unfinished steel elsewhere.

2. unfinished steel elsewhere.

Framing Members: ¼ inch from true position, maximum.

SECTION 06114

WEOOD BLOCKING AND CURBING
’s instructions.

INSTALLATION
A.

B.

C.

D.
lapping side members.
–

1. 2.
shall be maintained.

3. Set members level and plumb, in correct position.

Place horizontal members flat, crown side up.

Construct curb members of single pieces.

FIRE BLOCKS AND DRAFT STOPS
Materials shall be installed according to manufacturer
Fire blocks: Fireblocking shall be provided in the following locations:
floor levels and at 10 foot intervals both vertical and horizontal. soffits, drip ceilings and cove ceilings.
– EXECUTION
Surface Flatness of Floor: ¼ inch in 10 feet maximum, ½ inch maximum in 30 feet.

Concealed wood blocking for support of toilet and bath accessories and wall cabinets.

Miscellaneous framing: Stress Group D, Douglas Fir species, 19% maximum moisture content dipped galvanized steel for high humidity and treated wood locations, Anchors: expansion shield and lag bolt type for anchorage to solid masonry or concrete Curb roof openings except where prefabricated curbs are provided. Form corners by alternating General: In combustible construction fireblocking and draftstopping shall be installed to:

Protect surface from damage until final acceptance. Cit off all concealed draft openings (both vertical and horizontal) and shall form an effective barrier between floors, between a top story and a roof or attic space and shall subdivide attic spaces, concealed roof spaces and floor-ceiling assemblies. The integrity of all fire blocks and draft stops

1. In concealed spaces of stud walls and partitions, including furred spaces, at the ceiling and

2. At all interconnections between concealed vertical and horizontal spaces such as occur at In concealed spaces between stair stringers at the top and bottom of the run and between required. Over size the panel by 12 inches on all sides. (Note: Fireblocks may be omitted at floor and ceiling levels when approved smoke-actuated fire dampers are installed at these levels.)

4. 5. At openings between

6. shall be filled with
communication under the flooring between adjoining rooms.

In openings around vents, pipes, ducts, chimney, fireplaces and similar openings which afford a passage for fire at ceiling and floor levels with noncumbustible materials. attic spaces and c chimney chases for factory built chimneys Where wood sleepers are used for laying wood flooring on masonry or concrete fire resistive floors, the spaces between the floor slab and the underside of the world flooring noncombustible material or fire blocked in such a manner that there will be no open spaces under the flooring which will exceed 100 square feet in area and such space shall be filled solidly under all permanent partitions so that there is no NOTE:

THESE SPECIFICATIONS ARE GENERAL IN NATURE AND

ARE ONLY APPLICABLE TO THE SCOPE OF WORK UNDER

THE PROVISION ALLOWED BY THE STATE AGENCY OF THE
DESIGNER OF RECORD. ALL OTHER SPECIFICATIONS WITHIN

THIS DOCUMENT TO BE COORDINATED AND SUPERSEDED

BY ANY/ALL OTHER GENERAL NOTES, SPECIFICATIONS OR

DETAILS PROVIDED BY ANY/ALL CONSULTANTS ASSOCIATED
WITH THIS PROJECT. PER NRS 623
DATE: 4/28/21
ADDRESS:TBD

OXNARD, CA
A 2.1 SPECIFICATIONS SHEET NUMBERPORTOFINO PL. & FIFTH STREET, OXNARD CA 379
D
W
D
W
DATE: 4/28/21
ADDRESS:TBD

OXNARD, CA
A 3.1 DIM FLOOR PLAN "E" SHEET NUMBERPORTOFINO PL. & FIFTH STREET, OXNARD CA A9.0 C
A9.1 B
A9.0 A
A9.0 C
A9.1 B
A9.0 A
A9.0 D
A9.0 E
A9.0 D A9.0 E
A9.0 C
A9.1 B
A9.0 A
A9.0 C
A9.1 B
A9.0 A
A9.0 D
A9.0 E
A9.0 D A9.0 E

BEDROOM
CLOS
BAR
GARAGE
BATH
GARAGE
BATH
BAR

BEDROOM
WH
PWDR
BATH
DINING

LIVING LIVING
LOFT

BEDROOM

BEDROOM

BEDROOM
PWDR
CL
CL
23'-6"
35'-6"
20'-0 1/2" 20'-0 1/2" 20'-0"
40'-11 1/2"
43'-0"
51'-0"

KITCHEN

KITCHEN
CL
BATH
DINING
CLOS
8'-0" 4'-0"
4'-10" 41'-4" 4'-10"
4'-0" 8'-0" 23'-6"
4'-6 1/2" 4'-4" 4'-4" 10'-3 1/2"
51'-0"
25'-6" 25'-6"
2'-0 1/2" 7'-0 1/2" 9'-3" 4'-4" 2'-10" 2'-10" 4'-4" 9'-3 3/4" 6'-11 3/4" 2'-0 1/2" 10'-3 1/2" 4'-4" 4'-4" 4'-6 1/2"
10'-7 1/2" 10'-0 1/2" 10'-0 1/2" 10'-7 1/2"
7'-1 1/4" 2'-3" 4'-11 3/4"
3'-3"
6'-10" 12'-4" 5'-0" 5'-0" 12'-4" 6'-10"5'-5 3/4" 2'-3 1/4" 6'-9" 2'-1 1/4" 4'-9"
3'-5" 3'-3" 3'-4"
3'-7"
3'-3"
8'-6"
10'-9"
11'-1"
6'-0" 13'-2" 6'-4" 13'-2" 5'-8"
25'-6" 25'-2"
50'-8"
6'-4"
19'-11" 7'-11 3/4" 8'-1 1/4" 7'-0"
36'-0"
18'-7 1/2"
12'-11 3/4"
17'-4 1/4" 4'-11 3/4"
2'-10" 4'-1" 9'-2 1/4" 1'-3" 5'-8"
4'-10" 5'-0" 1'-9 1/4" 4'-11 3/4" 4'-11 1/4" 1'-9 1/4" 2'-2 1/2" 4'-0" 4'-6 1/2" 12'-1 1/2" 4'-10" 25'-6" 25'-6"
51'-0"
35'-6"
24'-10"
9'-8" 8'-4"
7'-11"
12'-0"
5'-4"
10'-8"
8'-3"
14'-4"
4'-10"
13'-2"
4'-7 3/4"
7'-11" 11'-9"
12'-8"
11'-8 1/4"
8'-11 1/2"
9'-11"
6'-11 1/2"
10'-5"
11'-8"
8'-5 1/4"
4'-5"
7'-0 1/4" 3'-8 3/4" 3'-7 3/4" 11'-10 1/4"
WH
3'-10"
3'-5" 3'-8 1/4"
3'-3"
8'-11" 3'-5" 5'-0" 2'-11 3/4"5'-0" 3'-5" 8'-11"
5'-8"
5'-7 1/2"
5'-1 1/2"
7'-11"
2'-11 3/4"
24'-10"
1'-6" 1'-6"
2'-7"
3'-9" 4'-8"
8'-10 1/4"
3'-9"
4'-8"
7'-8 3/4"
5'-0"
6'-7 3/4"
14'-8" 5'-0"
2'-0"
11'-9"
CL
BATH
11'-8 1/4"
6'-2 3/4" 4'-6"
2'-3 1/2"
3'-11" 3'-3"
3'-6"
7'-11"
5'-0"
3'-3"
6'-6"
6'-3"
8'-0 1/4"
12'-4"
2'-2 1/4" 2'-10 1/2" 7'-0"
2'-6"
1'-6" 1'-6"
1'-1"
4'-5 3/4"
9'-0 1/2"
FIRST FLOOR PLAN "E" UPPER FLOOR PLAN "E"
TOTAL: 845 SF
GARAGE : 426 SF
FF LIVING: 419 SF
UNIT A
TOTAL: 845 SF
GARAGE : 426 SF
FF LIVING: 419 SF

UNIT B UNIT A UNIT B
TOTAL: 1481 SF
SF LIVING: 1062 SF
FF LIVING: 419 SF
TOTAL: 1459 SF
SF LIVING: 1040 SF
FF LIVING: 419 SF
380

FINISHED FLOOR
0'-0"

TOP OF RIDGE
25'-0"
DATE: 4/28/21
ADDRESS:TBD

OXNARD, CA
A 3.2 ELEVATIONS "E" SHEET NUMBERPORTOFINO PL. & FIFTH STREET, OXNARD CA

FINISHED FLOOR
0'-0"

TOP OF RIDGE
25'-0"

FINISHED FLOOR
0'-0"

TOP OF RIDGE
25'-0"
4 12 4 12
1 5 3 3 3 4 2 2 3 2 2 3 4 2 2 3 3 3 2 2 4 3 3 3 5 1
1 3 3 3 3 3 4 2 3 5 1 1 5 3 2 4 3 3 3 3 3 1
1 5 3 3 3 4 4 4
3 2 2 3
2 2
3 3 3 3 4 3 3 3 3 3 3 5 1
1 FINISHED GRADE
2 FASCIA, ACCENT COLOR AS SPCIFIED
3 BODY COLOR AS SPECIFIED
4 ASPHALT ROOF ROOFING, COLOR AS SPECIFIED
5 PORCELAIN TILE AS SPECIFIED

KEYNOTES
NOTE: ALL WINDOW AND DOORS TO BE WHITE VINYL

NOT LABELED FOR CLARITY
NOTE: FOR COLOR SPECIFICATIONS AND SCEDULE
REFER TO SHEET A 1.2 FOR COLOR PALETTE
TYP. SLAB ON FINISHED GRADE CONSTRUCTION
OVER 30# FELT PAPER, ROOF SHEATHING, AND PRE MFG TRUSS SYSTEM.

SEE DETAIL 19 ON A9.2
OVER SHEATHING, 5'8" SHEET ROCK, FOAM INSULATION,
TYPICAL EXTERIOR WALL CONSTRUCTION: SAND FINISH STUCCO
AND A TYPICAL FRAMED WALL, AS SPECIFIED BY ENGINEER.

SEE DETAIL 1 THROUGH 4 ON A9.2
REAR ELEVATION "E"
STREET ELEVATION "E"
LEFT SIDE ELEVATION "E" RIGHT SIDE ELEVATION "E"
6 SOLAR LOCATED ON ROOF
6 6
6 6
381
INSULATION @ R3.75 PER INCH, TO MAKE

CONDITIONED ATTIC SPACE

TYPICAL MFG TRUSS AND SHEATHING

REFER TO ENGINEERING
A TOTAL R VALUE OF 30.00 TO BOTTOM OF

ROOF SHEATHING
INSTALL 8" OF CLOSED CELL SPRAY FOAM
OR,
INSTALL R30 BATT INSULATION TO THE

BOTTOM OF ROOF SHEATHING

18. 19.

20. 21.

WHERE EVE VENTING OCCURS, FIRE BLOCK BELOW FASCIA @ STUD WALL AND LAY EVERY THIRD MINIMUM VERTICAL SEPARATION BETWEEEN HIGH AND LOW VENTS IS 3'-0" (MIN.).

ANY CHANGES IN THE ROOF SYSTEM (IE., SIZE, SHAPE, ETC. TO BE REPORTED IN WRITING TO NO CLOSER THAN 3'-0" TO THE EAVE
HIGH VENTS SHALL BE NO CLOSER THAN 1'-0" TO THE RIDGE AND LOW TILE VENTS SHALL BE TO ROOF CONNECTIONS, PAINT FLASHING TO MATCH.

7. 8.

9. 10.

11. 12.

13. 14.

15. 16.

17. ALL ROOF PENETRATIONS TO BE A MINIMUM OF 1'-0" FROM EDGE OF ROOF CRICKETS OR CANT

ON SITE VERIFICATION OF ALL CONDITIONS REQUIRED OF THE TRUSS SUPPLIER OR CONTRACTOR BY THE ENGINEER OF RECORD OR THE GENERAL CONTRACTOR.

OVER FRAMING TO BE THE RESPONSIBILITY OF THE FRAMING CONTRACTOR OR AS SPECIFIED INSTALLATION OF THE TRUSS SYSTEM, ON SITE FILLS , "CUT AND STACK" FRAMING AND ALL

PRIOR TO MANUFACTURING OF ANY TRUSSES OR COMPONENTS, THIS IS TO ENSURE PROPER SIZES QUANTITIES, SHAPES, SIZES, CONFIGURATIONS, ETC. OF ALL TRUSSES, HIP SETS, GABLE ENDS, "DREW-COAT" WATERPROOF DECKING MEMBRANE OVER O.S.B. FLOOR SHEATHING PROVIDE "DREW COAT" WATERPROOF DECKING MEMBRANE OVER THIS AREA OR EQUAL.

PROVIDE "BITHUTHENE 3000" WATERPROOF MEMBRANE AT ALL HORIZ. APPLICATIONS OF FIREPLACE. STACK LAP OVER SIDES MIN 6" ALL UNDER 20 GAL. G.I. CAP w/ MIN 2" LAP OVER SIDES. WELD ALL BREAKS IN PAN AND SLOPE TO DRAIN.

TO AVOID CONFLICTS.

ALL ROOF PENETRATIONS TO BE FIELD VERIFIED BETWEEN TRADES PRIOR TO INSTALLATION STRIPS (TYPICAL).

APPORIATE BRACING PERMANENT AND TEMPORARY

ROOF TRUSS SYSTEM TO BE INSTALLED PER MANUFACTURERS SPECIFICATIONS USING ALL

REGARDING THE ACCOMMODATION OF THE INSTALLATION OF THE HEATING VENTILATION AND AIR CONDITIONING (HVAC) SYSTEM AND ITS' COMPONENTS.

TRUSS SUPPLIER TO ENSURE THAT ALL TRUSSES CONFORM TO ANY AND ALL SPECIFICATIONS

TRUSS SUPPLIER TO ENSURE THAT ALL TRUSSES CONFORM TO ANY AND ALL SPECIFICATIONS OF FRAMING CONTRACTOR TO USE SIMPSON HURRICANE CLIPS 2.5 OR BETTER AT THE END OF

ALL TRUSSES OR AS SPECIFIED BY THE ENGINEER OF RECORD OR TRUSS SUPPLIER

1. 2.

3. 4.

5. 6.

INSTALLATION.

ROOFING SUB CONTRACTOR TO PROVIDE ALL FLASHING THROUGHOUT AND PROVIDE

PROVIDE LEAD FLASHING AT PROTRUDING PIPES THROUGH ROOF AND AT CURVED WALL

ROOF IS TO BE FLASHED AND COUNTER FLASHED AT WALLS, VALLEYS, PENETRATIONS, AND PROVIDE ALL BLOCKING AND FIRE STOPS AS REQUIRED.

ALL APPROPRIATE AREAS.

SEE STRUCT'L GENERAL NOTES FOR ROOF SHEATHING.

DASHED LINES DENOTE WALLS BELOW THE ROOF FRAMING.

BLOCKING AND ALL OTHER ROOF SYSTEM COMPONENTS ARE ASSUMED TO BE SUPPLIED IN THE "TRUSS PACKAGE" BY THE TRUSS MANUFACTURER.

AND QUANTITIES

THE ENGINEER OF RECORD PERTAINING TO DRAG TRUSSES, SHEAR TRUSSES, ETC

THE DESIGN PROFESSIONAL IMMEDIATELY
VENT BLOCK HORIZ. w/ BAFFLE AT INSULATION.

ROOF FRAMING (TRUSS) NOTES
BASIS FOR DESIGN:

ROOF TO BE UNVENTED AS ALLOWED PER IRC 806.5 WITH ALL CONDITIONS

ROOF VENTILATION DESIGN
MET AND/OR EXCEEDED. REFER TO DETAIL F ABOVE
SLOPE 1/2":12 SLOPE 1/2":12
- TEMPERED GLASS
1 2-10 6-10
- SC - TEMPERED GLASS
- SWINGING
2 2-6 6-10 (X2)
- SC - TEMPERED GLASS
- SLDR
3 4-0 5-0
- METAL - TEMPERED GLASS
- SLIDING
4 2-10 5-4
- METAL - TEMPERED GLASS
- SLIDING
5 4-0 6-0
- METAL -STEEL GATE
13 3-0 4-10
- SWINGING - TEMPERED GLASS
- SLIDING
6 4-0 3-4
- METAL - TEMPERED GLASS
- SLIDING
7 2-0 4-0
- METAL - TEMPERED GLASS
- FIXED
8 1-2 1-2
- METAL - TEMPERED GLASS
- FIXED
9 1-6 2-8
- METAL - TEMPERED GLASS
- SLIDING
10 2-4 2-4
- METAL - TEMPERED GLASS
- FIXED
11 2-4 2-4
- METAL
F
F
F
F
F
F
F
F
F
6'-10"
2'-10"
6'-10"
5'-0"
- SWINGING
5'-0"
4'-0" 2'-4"
2'-4"
2'-4"
3'-0"
4'-10"
2'-4"
1'-6"
2'-8"
1'-2"
EQ
4'-0"
2'-0"
4'-0"
3'-4"
6'-0"
4'-0"
2'-10"
5'-4"
1'-9"
1'-6"
2'-10"
3'-5"
4'-10"
5'-8"
4'-2"
4'-6"
5'-10"

2. AS SET FORTH IN THE ADOPTED IRC AND/ALL CC&RS
PROVIDE SAFETY GLAZING IN THE FOLLOWING LOCATIONS: SECTION 308.4.1 TO R308.4.7. IRC. WINDOWS IN ALL SLEEPING AREAS SHALL MEET EGRS REQUIRED A) SLIDING OR SWINGING DOORS EXCEPT JALOUSIES.

B) TUB AND OR SHOWER ENCLOSURE AND
GLAZING IN THE WALLS LESS THAN 60” ABOVE THE STANDING SURFACES OF TUBS OR SHOWERS.

C) GLAZING IN FIXED AND SLIDING PANELS OF SLIDING DOOR ASSEMBLIES AND PANELS IN SLIDING AND BI -FOLD CLOSET DOOR ASSEMBLIES.

D) GLAZING IN DOORS AND ENCLOSURES
FOR HOT TUBS, WHIRLPOOLS, SAUNAS, STEAM ROOMS, BATHTUBS AND SHOWERS. GLAZING IN

ANY PART OF A BUILDING WALL ENCLOSING THESE COMPARTMENTS WHERE THE BOTTOM EXPOSED EDGE OF THE GLAZING IS LESS THAN 60 INCHES MEASURED HORIZONTALLY AND

VERTICALLY AND IN STRAIGHT LINE, FROM THE WATER EDGE AT ANY STANDING OR WALKING SURFACE.

1. EXTERIOR DOOR AND WINDOW SCHEDULE

ALL GLAZING TO BE INSTALLED IN COMPLIANCE AND AS SPECIFIED WITH

THE APPROVED IECC REPORT AS SUBMITTED AND APPROVED WITH THIS

3. ALL GLAZING TO BE INSTALLED PER MANUFACTURER SPECIFICATIONS

THE GENERAL CONTRACTOR IN CONCERT WITH THE SUPPLIER TO SUPPLY

4. ALL CUT SHEETS AND ROUGH OPENING SIZES TO THE FRAMING CONTRACTOR

THESE CONSTRUCTION DOCUMENTS AND PERMIT

PRIOR TO COMMENCEMENT OF ALL WORK TO BE PREFORMED
F.F. ELEV. = 0'-0"
(1 CONT.)

E) GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANEL ADJACENT TO A DOOR WHERE THE NEAREST VERTICAL EDGE OF THE GLAZING IS WITHIN A 24 INCHES ARC OF BOTH VERTICAL EDGE OF THE DOOR IN A CLOSE POSITION AND WHOSE BOTTOM EDGE IS LESS THAN 60 INCHES ABOVE THE FLOOR OR WALKING SURFACE.

F) GLAZING ADJACENT TO STAIRWAYS, LANDINGS AND RAMPS WITHIN 36 INCHES HORIZONTALLY OF A WALKING SURFACE WHEN THE EXPOSED SURFACE OF THE GLASS IS LESS THAN 60 INCHES ABOVE THE NOSE OF THE ADJACENT WALKING SURFACE.

G) GLAZING WITHIN 18” OF THE FLOOR, INDIVIDUAL PANEL GREATER THAN 9 SQUARE FEET. H) ALL GLAZING IN RAILINGS REGARDLESS OF AN AREA OR HEIGHT ABOVE A WALKING SURFACE.

INCLUDED ARE STRUCTURAL BALUSTERS PANELS AND NON -STRUCTURAL IN FILL PANELS.

TOP PLATE = 6'-10"
- TEMPERED GLASS
- SLIDING
12 6-0 6-8
- METAL F
6'-0"
6'-8"
DATE: 4/28/21
ADDRESS:TBD

OXNARD, CA
A 3.3 ROOF PLAN "E" SHEET NUMBERPORTOFINO PL. & FIFTH STREET, OXNARD CA ROOF PLAN "E"
382
FIRST FLOOR PLAN "A" UPPER FLOOR PLAN "A"
D
W
D
W
DATE: 4/28/21
ADDRESS:TBD

OXNARD, CA
A 4.0 FLOORPLAN "A" SHEET NUMBERPORTOFINO PL. & FIFTH STREET, OXNARD CA

FLOOR PLAN KEY NOTES
SHOWER TUB COMBO, SEE GC/OWNER FOR EXACT MAKE AND MODEL.

TYPICAL RECESSED MEDICINE CABINET. SEE GC/OWNER
36" HIGH CAB, SEE GC/ OWNER AGENT FOR SPECS.

TYPICAL MIRROR. SEE GC/OWNER FOR EXACT DIMENSIONS.

WASHER, SEE GC/OWNER FOR EXACT MAKE AND MODEL.

RECESSED WATER VALVE BOX.

LAUNDRY ROOM
WALL MOUNTED SHOWER HEAD AT 72" A.F.F.

TOILET, SEE GC/OWNER AGENT FOR EXACT TYPE AND MODEL.

SINK, SEE BUILDER/OWNER FOR EXACT TYPE AND MODEL.

BATHROOM
SEE BUILDER/OWNER FOR EXACT STLYE, MATERIAL AND COLOR.

COUNTER TOP @ 36" A.F.F. SEE BUILDER/OWNER FOR EXACT

WALL MOUNTED UPPER CABINETS, SEE GC/OWNER FOR
RANGE/OVEN COMBO, SEE BUILDER/OWNER FOR EXACT MAKE AND MODEL.

DISHWASHER SPECIFIED BY BUILDER/KITCHEN DESIGNER

GARBAGE DISPOSAL AT SINK SPECIFIED BY BUILDER/KITCHEN DESIGNER 36" BASE CABINETS SEE GC/OWNER FOR EXACT LAYOUT, MFG

REFRIGERATOR SPACE, SEE GC/OWNER FOR EXACT DIMENSIONS

KITCHEN AND BAR
COUNTER TOP AT 30" A.F.F. W/ KNEE SPACE (WHERE OCCURS)
WHERE IS SHOWN PROVIDE 50CFM INTERMITTENT EXHAUST FAN.

AND ANY ADOPTED LOCAL AMENDMENTS.

THERE SHALL BE A FLOOR OR LANDING AT THE TOP AND BOTTOM

TYPICAL CONCRETE LANDING AT EXTERIOR DOOR SHALL NOT
PROVIDE HOSE-BIBB W/RECESSES BRADLEY 7910 HOSE BOX OR EQUAL GAS FIRED ON DEMAND WATER HEATER, #GT15-240NI
ELECTRICAL MAIN PANEL. SEE ELEC LOAD CALCS.

PER M1502.4.1, INSTALL DRYER MOISTURE EXHAUST DUCT SYSTEM F.A.U. SEE MECH FOR DETAILS PROVIDED THE DOOR DOES NOT SWING OVER THE LANDING. MIN EXT. DOOR SERVED. LANDING SHALL BE MIN 36" IN DIRECTION OF SLOPE SLAB/DECK 1/4" PER 1'-0" AWAY FROM STRUCTURE
TO ME DRYER VENT PRESSURE DROP CALCULATION FOR COMPLIANCE.

DIRECT VENT RANGE HOOD/MICROWAVE COMBO. SEE MECHANICAL PLANS FOR (MAX 14' IN LENGTH-INCLUDING (2) NINETY DEGREE ELBOWS. REFER OF EACH STAIRWAY. ALL LANDINGS SHALL COMPLY WITH THE
IRC CODE AND ANY ADOPTED LOCAL AMENDMENTS.

ALL STAIRWAYS SHALL COMPLY WITH THE CURRENT IRC CODE
NOT BE MORE THAN 8" BELOW THE TOP OF THE THRESHOLD,

WIDTH OF LANDING SHALL NOT BE LESS THAN THE WIDTH OF THE TRAVEL. LINE OF THE FLOOR ABOVE/RAILING.

NOT IN USE

EXACT LAYOUT, MFG, MODEL AND COLOR

MODEL AND COLOR
STYLE, MATERIAL AND COLOR..

COUNTER TOP 18" WIDE @ 44" A.F.F. OVER 6" PONY WALL
SPECS. INSTALL PER MF'R SPECS, SPECIFIED BY BUILDER/KITCHEN DESIGNER FOR EXACT TYPE AND MODEL.

PAPER HLDR, SEE BUILDER/OWNER AGENT FOR EXACT TYPE AND MODEL.

WHERE IS SHOWN, PROVIDE SMOKE & CARBON DETECTORS.

1. IN EACH SLEEPING ROOM
WILL ACTIVATE ALL ALARMS. THE ALARM SHALL BE CLEARLY AUDIBLE PER IRC, SECTION 313, 314.3

3. ON EACH ADDITIONAL FLOOR OF THE DWELLING.

BE WIRED IN A MANNER THAT IF THE ACTUATION OF ONE ALARM LOCATIONS:

2. OUTSIDE EACH SLEEPING ROOM IN THE IMMEDIATE VICINITY OF

OF THE BEDRROMS

WHEN ONE OR MORE DETECTOR IS TO BE INSTALLED ALL ARE TO IN ALL BR's OVER BACKGROUND NOISE WITH ALL DOORS CLOSED INSTALL DRYER BOX MODEL # BD480 OR EQUAL WITH OWNER APPROVAL

INSTALL KIDDE SMOKE/CO DUEL DETECTOR KNCOSMBA OR EQUAL

GENERAL NOTES

CLOSET BUILT-INS, SEE GC/ OWNER FOR LAYOUT, MATERIAL

AND FINISH
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 20
21 22
23 24
25 33
34 35
36 37
39 51
52 53
54 55
56 60
61 80
81 82
83 38
A.O. SMITH SIGNATURE PREMIRE 6.6 GPM 160,000 BTU NATURAL GAS

OR AS SPECIFIED BY THE MECHANICAL ENGINEER

TANKLESS WATER HEATER

SUPPLIER TO FURNISH AND MAKE AVAILABLE FOR ALL INSPECTIONS

INSTALLATION SPECIFICATIONS AND OPERATOR/OWNER MANUALS

SINK SIZE, MATERIAL SPECIFIED BY BUILDER/KITCHEN DESIGNER

7. EACH PIECE OF SHEATHING (OSB OR PLYWOOD) SHALL BEAR THE GRADE OF THE

WAS GRADED

8. ALL WOOD CONNECTORS HOLES SHALL BE FILLED WITH NAILS PER THE MFG

2. ALL WOOD IN CONTACT WITHIN OF CONCRETE SHALL BE RWD OR PRESSURE TREATED

1. ALL WOOD SHALL BE AT 19% OR LESS MOISTURE CONTENT PRIOR TO COVERING

AND TRADEMARK OF THE GRADING AGENCY UNDER WHOSE RULES THE MEMBER

SHEET IN ACCORDANCE WITH THE APA GRADING RULES

5. EACH PIECE OF WOOD FRAMING SHALL BEAR THE GRADE OF THE WOOD SPECIES NATURAL RESISTANCE TO DECAY SUCH AS REDWOOD OR CEDAR 3. ALL WOOD EXPOSED TO WEATHER SHALL BE PRESSURE TREATED OR WOOD OF

GENERAL FRAMING NOTES

4. PRESSURE TREATED WOOD SHALL NOT CONTAIN EITHER CHROMIUM OR ARSENIC

INSTRUCTIONS AND THE ENGINEERS SPECIFICATIONS

9. ALL FASTENERS (NAILS, SCREWS, HOLD-DOWNS, STRAPS, ANCHOR BOLTS, ETC.) USED TO CONNECT PRESSURE TREATED WOOD SHALL BE CORROSION RESISTANT

GALVANIZED OR STAINLESS STEEL FASTENERS

10. ADHESIVES OR EPOXY ANCHORS SHALL BE INSTALLED PER THE MFG INSTRUCTIONS AND RECOMMENDATIONS INCLUDING, BUY NOT LIMITED TO, INSTRUCTIONS FOR THE

HOLE SIZES, HOLE CLEANING , TEMPERATURE, HUMIDITY AND SETTING WORKING TIMES

11.FRAMING (SUB) CONTRACTOR IS RESPONSIBLE TO PROTECT ALL FINISHED CONCRETE AREAS FROM DAMAGE WITH MIN 1/2" GYPSUM (OR EQUAL) INSTALLED HORIZONTAL OVER THOSE AREAS

12. WHEN POSSIBLE NO PINS, SHOTS, TEMPORARY NAILS TO BE EMBEDDED INTO CONCRETE SURFACE

THAT IS DEEMED TO BE A FINISHED OR EXPOSED AREA

13. USE NOTED DIMENSIONS RATHER THAN 'SCALED' DIMENSIONS

14. IF DIMENSION DISCREPANCIES ARISE CONTACT THE DESIGNER OF RECORD IMMEDIATELY FOR CLARIFICATION

15. DIMENSIONS NOTED ARE FACE OF STUD EXTERIOR, FINISHED (AFTER 5/8" SHEET ROCK) INTERIOR INSTALLED BELOW 60" FROM FINISHED GRADE

NOT IN USE
DRYER, SEE GC/OWNER FOR EXACT MAKE AND MODEL.

NOT IN USE

NOT IN USE

BEDROOM

CLOS BAR
GARAGE
BATH
GARAGE
BATH
BAR

BEDROOM
DINING
CLOS
7 7
13 13
13 15 15
51 51
52 52
53 53
54 54
55 55
56 56
60 61 61 60
80 80
81 81
82 82
83 83
A9.1
1 A9.1
1 A9.1
1 A9.1
1 A9.1
1 A9.1
2 A9.1
2 A9.1
3 A9.1
3 A9.1
3 A9.1
3 A9.1
1 A9.1
4 A9.1
4 A9.1
1 A9.1
5 A9.1
5 A9.1
7 A9.1
8 A9.1
7 A9.1
8 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
6 A9.1
6 1 2-10 6-10 4 2-10 5-4 4 2-10 5-4 7 2-0 4-0 7 2-0 4-0 4 2-10 5-4 4 2-10 5-4 1 2-10 6-10 11 2-4 2-4
11 2-4 2-4
11 2-4 2-4 11 2-4 2-4
11 2-4 2-4
11 2-4 2-4
1 2-10 6-10
1 2-10 6-10
12 6-0 6-8 12 6-0 6-8
2 2-6 6-10 (X2) 9 1-6 2-8 (X2) 9 1-6 2-8 (X2)
3 4-0 5-0 3 4-0 5-0
10 2-4 2-4
7 2-0 4-0
4 2-10 5-4
7 2-0 4-0
4 2-10 5-4
4 2-10 5-4
7 2-0 4-0
4 2-10 5-4
7 2-0 4-0
9 1-6 2-8 (X3) 9 1-6 2-8 (X3)
BATH
CL

KITCHEN
BATH
BATH

LIVING LIVING
LOFT

BEDROOM BEDROOM

BEDROOM
CL
CL

KITCHEN
DINING
15 15
20 20
23 23
22 22 22
22 24 24
33 33
34 34
35 35
37 37
39 39
51 51
38 38
52 53
53 54
54 55
55 55
56 56
56 60
60 61
61 A9.1
3 A9.1
3 A9.1
5 A9.1
5 A9.1
12 A9.1
12 A9.1
13 A9.1
13 A9.1
14 A9.1
14 A9.1
6 A9.1
6 A9.1
6 15
51 WH 2 WH 2
15 CL
53 54 54
54 53
51 54
52 52
52 52

BATH BATH
55 60 61
56 60
61 6 6
16 16
16 DECORATIVE SHROUD
17 ELECTRICAL PANEL TO BE FED BY SOLAR SOLUTION
17 UNIT A UNIT B
TOTAL: 1481 SF
SF LIVING: 1062 SF
FF LIVING: 419 SF
TOTAL: 1442 SF
SF LIVING: 1023 SF
FF LIVING: 419 SF
TOTAL: 845 SF
GARAGE : 426 SF
FF LIVING: 419 SF
UNIT A
TOTAL: 845 SF
GARAGE : 426 SF
FF LIVING: 419 SF
UNIT B
383
D
W
D
W
DATE: 4/28/21
ADDRESS:TBD

OXNARD, CA
A 4.1 DIM FLOOR PLAN "A" SHEET NUMBERPORTOFINO PL. & FIFTH STREET, OXNARD CA A9.0 C
A9.1 B
A9.0 A
A9.0 C
A9.1 B
A9.0 A
A9.0 D
A9.0 E
A9.0 D A9.0 E
A9.0 C
A9.1 B
A9.0 A
A9.0 C
A9.1 B
A9.0 A
A9.0 D
A9.0 E
A9.0 D A9.0 E

BEDROOM
CLOS
BAR
GARAGE
BATH
GARAGE
BATH
BAR

BEDROOM
WH
PWDR
BATH
DINING

LIVING LIVING
LOFT

BEDROOM

BEDROOM

BEDROOM
PWDR
CL
CL
23'-6"
35'-6"
20'-0 1/2" 20'-0 1/2" 20'-0"
40'-11 1/2"
43'-0"
51'-0"

KITCHEN

KITCHEN
CL
BATH
DINING
CLOS
8'-0" 4'-0"
4'-10" 41'-4" 4'-10"
4'-0" 8'-0" 23'-6"
4'-6 1/2" 4'-4" 4'-4" 10'-3 1/2"
51'-0"
25'-6" 25'-6"
2'-0 1/2" 7'-0 1/2" 9'-3" 4'-4" 2'-10" 2'-10" 4'-4" 9'-3 3/4" 6'-11 3/4" 2'-0 1/2" 10'-3 1/2" 4'-4" 4'-4" 4'-6 1/2"
10'-7 1/2" 10'-0 1/2" 10'-0 1/2" 10'-7 1/2"
7'-1 1/4" 2'-3" 4'-11 3/4"
3'-3"
6'-10" 12'-4" 5'-0" 5'-0" 12'-4" 6'-10"5'-5 3/4" 2'-3 1/4" 6'-9" 2'-1 1/4" 4'-9"
3'-5" 3'-3" 3'-4"
3'-7"
3'-3"
8'-6"
10'-9"
11'-1"
6'-0" 13'-2" 6'-4" 13'-2" 5'-8"
25'-6" 25'-2"
50'-8"
6'-4"
12'-5 1/2" 7'-11 3/4" 8'-1 1/4" 7'-0"
36'-0"
18'-7 1/2"
12'-5 3/4"
17'-4 1/4" 4'-11 3/4"
2'-10" 4'-1" 9'-2 1/4" 1'-3" 6'-2"
4'-10" 5'-0" 1'-9 1/4" 4'-11 3/4" 4'-11 1/4" 1'-9 1/4" 2'-2 1/2" 4'-0" 4'-6 1/2" 12'-1 1/2" 4'-10" 25'-6" 25'-6"
51'-0"
35'-6"
24'-10"
9'-8" 8'-4"
7'-11"
12'-0"
5'-4"
10'-8"
8'-3"
14'-4"
4'-10"
13'-2"
4'-7 3/4"
7'-11" 11'-9"
12'-8"
11'-8 1/4"
8'-11 1/2"
9'-11"
6'-11 1/2"
10'-5"
11'-8"
8'-5 1/4"
4'-5"
7'-0 1/4" 3'-8 3/4" 3'-7 3/4" 11'-10 1/4"
WH
3'-10"
3'-5" 3'-8 1/4"
3'-3"
8'-11" 3'-5" 5'-0" 2'-11 3/4"5'-0" 3'-5" 8'-11"
5'-8"
5'-7 1/2"
5'-1 1/2"
7'-11"
2'-11 3/4"
24'-10"
1'-6" 1'-6"
2'-7"
3'-9" 4'-8"
8'-10 1/4"
3'-9"
4'-8"
7'-8 3/4"
5'-0"
6'-7 3/4"
14'-8" 5'-0"
2'-0"
11'-9"
CL
BATH
11'-8 1/4"
6'-2 3/4" 4'-6"
2'-3 1/2"
3'-11" 3'-3"
3'-6"
7'-11"
5'-0"
3'-3"
6'-6"
6'-3"
8'-0 1/4"
12'-4"
2'-2 1/4" 2'-10 1/2" 7'-0"
2'-6"
1'-6" 1'-6"
1'-1"
4'-5 3/4"
7'-5 1/2"
FIRST FLOOR PLAN "A" UPPER FLOOR PLAN "A"
TOTAL: 845 SF
GARAGE : 426 SF
FF LIVING: 419 SF
UNIT A
TOTAL: 845 SF
GARAGE : 426 SF
FF LIVING: 419 SF

UNIT B UNIT A UNIT B
TOTAL: 1481 SF
SF LIVING: 1062 SF
FF LIVING: 419 SF
TOTAL: 1442 SF
SF LIVING: 1023 SF
FF LIVING: 419 SF
384
DATE: 4/28/21
ADDRESS:TBD

OXNARD, CA
A 4.2 ELEVATIONS "A" SHEET NUMBERPORTOFINO PL. & FIFTH STREET, OXNARD CA

FINISHED FLOOR
0'-0"

TOP OF RIDGE
25'-0"

FINISHED FLOOR
0'-0"

TOP OF RIDGE
25'-0"

FINISHED FLOOR
0'-0"

TOP OF RIDGE
25'-0"
4 12 4 12
1 5 3 3 3 4 2 2 3 2 2 3 4 2 2 3 3 3 2 2 4 3 3 3 5 1
1 3 3 3 3 3 4 2 3 5 1 1 5 3 2 4 3 3 3 3 3 1
1 5 3 3 3 4 4 4
3 2 2 3
2 2
3 3 3 3 4 3 3 3 3 3 3 5 1
1 FINISHED GRADE
2 FASCIA, ACCENT COLOR AS SPCIFIED
3 BODY COLOR AS SPECIFIED
4 ASPHALT ROOF ROOFING, COLOR AS SPECIFIED
5 PORCELAIN TILE AS SPECIFIED

KEYNOTES
NOTE: ALL WINDOW AND DOORS TO BE WHITE VINYL

NOT LABELED FOR CLARITY
NOTE: FOR COLOR SPECIFICATIONS AND SCEDULE
REFER TO SHEET A 1.2 FOR COLOR PALETTE
TYP. SLAB ON FINISHED GRADE CONSTRUCTION
OVER 30# FELT PAPER, ROOF SHEATHING, AND PRE MFG TRUSS SYSTEM.

SEE DETAIL 19 ON A9.2
OVER SHEATHING, 5'8" SHEET ROCK, FOAM INSULATION,
TYPICAL EXTERIOR WALL CONSTRUCTION: SAND FINISH STUCCO
AND A TYPICAL FRAMED WALL, AS SPECIFIED BY ENGINEER.

SEE DETAIL 1 THROUGH 4 ON A9.2
REAR ELEVATION "A"
STREET ELEVATION "A"
LEFT SIDE ELEVATION "A" RIGHT SIDE ELEVATION "A"
6 6 6
6 6 SOLAR LOCATED ON ROOF
385
SLOPE 1/2":12 SLOPE 1/2":12
- TEMPERED GLASS
1 2-10 6-10
- SC - TEMPERED GLASS
- SWINGING
2 2-6 6-10 (X2)
- SC - TEMPERED GLASS
- SLDR
3 4-0 5-0
- METAL - TEMPERED GLASS
- SLIDING
4 2-10 5-4
- METAL - TEMPERED GLASS
- SLIDING
5 4-0 6-0
- METAL -STEEL GATE
13 3-0 4-10
- SWINGING - TEMPERED GLASS
- SLIDING
6 4-0 3-4
- METAL - TEMPERED GLASS
- SLIDING
7 2-0 4-0
- METAL - TEMPERED GLASS
- FIXED
8 1-2 1-2
- METAL - TEMPERED GLASS
- FIXED
9 1-6 2-8
- METAL - TEMPERED GLASS
- SLIDING
10 2-4 2-4
- METAL - TEMPERED GLASS
- FIXED
11 2-4 2-4
- METAL
F
F
F
F
F
F
F
F
F
6'-10"
2'-10"
6'-10"
5'-0"
- SWINGING
5'-0"
4'-0" 2'-4"
2'-4"
2'-4"
3'-0"
4'-10"
2'-4"
1'-6"
2'-8"
1'-2"
EQ
4'-0"
2'-0"
4'-0"
3'-4"
6'-0"
4'-0"
2'-10"
5'-4"
1'-9"
1'-6"
2'-10"
3'-5"
4'-10"
5'-8"
4'-2"
4'-6"
5'-10"

2. AS SET FORTH IN THE ADOPTED IRC AND/ALL CC&RS
PROVIDE SAFETY GLAZING IN THE FOLLOWING LOCATIONS: SECTION 308.4.1 TO R308.4.7. IRC. WINDOWS IN ALL SLEEPING AREAS SHALL MEET EGRS REQUIRED A) SLIDING OR SWINGING DOORS EXCEPT JALOUSIES.

B) TUB AND OR SHOWER ENCLOSURE AND
GLAZING IN THE WALLS LESS THAN 60” ABOVE THE STANDING SURFACES OF TUBS OR SHOWERS.

C) GLAZING IN FIXED AND SLIDING PANELS OF SLIDING DOOR ASSEMBLIES AND PANELS IN SLIDING AND BI -FOLD CLOSET DOOR ASSEMBLIES.

D) GLAZING IN DOORS AND ENCLOSURES
FOR HOT TUBS, WHIRLPOOLS, SAUNAS, STEAM ROOMS, BATHTUBS AND SHOWERS. GLAZING IN

ANY PART OF A BUILDING WALL ENCLOSING THESE COMPARTMENTS WHERE THE BOTTOM EXPOSED EDGE OF THE GLAZING IS LESS THAN 60 INCHES MEASURED HORIZONTALLY AND

VERTICALLY AND IN STRAIGHT LINE, FROM THE WATER EDGE AT ANY STANDING OR WALKING SURFACE.

1. EXTERIOR DOOR AND WINDOW SCHEDULE

ALL GLAZING TO BE INSTALLED IN COMPLIANCE AND AS SPECIFIED WITH

THE APPROVED IECC REPORT AS SUBMITTED AND APPROVED WITH THIS

3. ALL GLAZING TO BE INSTALLED PER MANUFACTURER SPECIFICATIONS

THE GENERAL CONTRACTOR IN CONCERT WITH THE SUPPLIER TO SUPPLY

4. ALL CUT SHEETS AND ROUGH OPENING SIZES TO THE FRAMING CONTRACTOR

THESE CONSTRUCTION DOCUMENTS AND PERMIT

PRIOR TO COMMENCEMENT OF ALL WORK TO BE PREFORMED
F.F. ELEV. = 0'-0"
(1 CONT.)

E) GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANEL ADJACENT TO A DOOR WHERE THE NEAREST VERTICAL EDGE OF THE GLAZING IS WITHIN A 24 INCHES ARC OF BOTH VERTICAL EDGE OF THE DOOR IN A CLOSE POSITION AND WHOSE BOTTOM EDGE IS LESS THAN 60 INCHES ABOVE THE FLOOR OR WALKING SURFACE.

F) GLAZING ADJACENT TO STAIRWAYS, LANDINGS AND RAMPS WITHIN 36 INCHES HORIZONTALLY OF A WALKING SURFACE WHEN THE EXPOSED SURFACE OF THE GLASS IS LESS THAN 60 INCHES ABOVE THE NOSE OF THE ADJACENT WALKING SURFACE.

G) GLAZING WITHIN 18” OF THE FLOOR, INDIVIDUAL PANEL GREATER THAN 9 SQUARE FEET. H) ALL GLAZING IN RAILINGS REGARDLESS OF AN AREA OR HEIGHT ABOVE A WALKING SURFACE.

INCLUDED ARE STRUCTURAL BALUSTERS PANELS AND NON -STRUCTURAL IN FILL PANELS.

TOP PLATE = 6'-10"
- TEMPERED GLASS
- SLIDING
12 6-0 6-8
- METAL F
6'-0"
6'-8"
INSULATION @ R3.75 PER INCH, TO MAKE

CONDITIONED ATTIC SPACE

TYPICAL MFG TRUSS AND SHEATHING

REFER TO ENGINEERING
A TOTAL R VALUE OF 30.00 TO BOTTOM OF

ROOF SHEATHING
INSTALL 8" OF CLOSED CELL SPRAY FOAM
OR,
INSTALL R30 BATT INSULATION TO THE

BOTTOM OF ROOF SHEATHING

18. 19.

20. 21.

WHERE EVE VENTING OCCURS, FIRE BLOCK BELOW FASCIA @ STUD WALL AND LAY EVERY THIRD MINIMUM VERTICAL SEPARATION BETWEEEN HIGH AND LOW VENTS IS 3'-0" (MIN.).

ANY CHANGES IN THE ROOF SYSTEM (IE., SIZE, SHAPE, ETC. TO BE REPORTED IN WRITING TO NO CLOSER THAN 3'-0" TO THE EAVE
HIGH VENTS SHALL BE NO CLOSER THAN 1'-0" TO THE RIDGE AND LOW TILE VENTS SHALL BE TO ROOF CONNECTIONS, PAINT FLASHING TO MATCH.

7. 8.

9. 10.

11. 12.

13. 14.

15. 16.

17. ALL ROOF PENETRATIONS TO BE A MINIMUM OF 1'-0" FROM EDGE OF ROOF CRICKETS OR CANT

ON SITE VERIFICATION OF ALL CONDITIONS REQUIRED OF THE TRUSS SUPPLIER OR CONTRACTOR BY THE ENGINEER OF RECORD OR THE GENERAL CONTRACTOR.

OVER FRAMING TO BE THE RESPONSIBILITY OF THE FRAMING CONTRACTOR OR AS SPECIFIED INSTALLATION OF THE TRUSS SYSTEM, ON SITE FILLS , "CUT AND STACK" FRAMING AND ALL

PRIOR TO MANUFACTURING OF ANY TRUSSES OR COMPONENTS, THIS IS TO ENSURE PROPER SIZES QUANTITIES, SHAPES, SIZES, CONFIGURATIONS, ETC. OF ALL TRUSSES, HIP SETS, GABLE ENDS, "DREW-COAT" WATERPROOF DECKING MEMBRANE OVER O.S.B. FLOOR SHEATHING PROVIDE "DREW COAT" WATERPROOF DECKING MEMBRANE OVER THIS AREA OR EQUAL.

PROVIDE "BITHUTHENE 3000" WATERPROOF MEMBRANE AT ALL HORIZ. APPLICATIONS OF FIREPLACE. STACK LAP OVER SIDES MIN 6" ALL UNDER 20 GAL. G.I. CAP w/ MIN 2" LAP OVER SIDES. WELD ALL BREAKS IN PAN AND SLOPE TO DRAIN.

TO AVOID CONFLICTS.

ALL ROOF PENETRATIONS TO BE FIELD VERIFIED BETWEEN TRADES PRIOR TO INSTALLATION STRIPS (TYPICAL).

APPORIATE BRACING PERMANENT AND TEMPORARY

ROOF TRUSS SYSTEM TO BE INSTALLED PER MANUFACTURERS SPECIFICATIONS USING ALL

REGARDING THE ACCOMMODATION OF THE INSTALLATION OF THE HEATING VENTILATION AND AIR CONDITIONING (HVAC) SYSTEM AND ITS' COMPONENTS.

TRUSS SUPPLIER TO ENSURE THAT ALL TRUSSES CONFORM TO ANY AND ALL SPECIFICATIONS

TRUSS SUPPLIER TO ENSURE THAT ALL TRUSSES CONFORM TO ANY AND ALL SPECIFICATIONS OF FRAMING CONTRACTOR TO USE SIMPSON HURRICANE CLIPS 2.5 OR BETTER AT THE END OF

ALL TRUSSES OR AS SPECIFIED BY THE ENGINEER OF RECORD OR TRUSS SUPPLIER

1. 2.

3. 4.

5. 6.

INSTALLATION.

ROOFING SUB CONTRACTOR TO PROVIDE ALL FLASHING THROUGHOUT AND PROVIDE

PROVIDE LEAD FLASHING AT PROTRUDING PIPES THROUGH ROOF AND AT CURVED WALL

ROOF IS TO BE FLASHED AND COUNTER FLASHED AT WALLS, VALLEYS, PENETRATIONS, AND PROVIDE ALL BLOCKING AND FIRE STOPS AS REQUIRED.

ALL APPROPRIATE AREAS.

SEE STRUCT'L GENERAL NOTES FOR ROOF SHEATHING.

DASHED LINES DENOTE WALLS BELOW THE ROOF FRAMING.

BLOCKING AND ALL OTHER ROOF SYSTEM COMPONENTS ARE ASSUMED TO BE SUPPLIED IN THE "TRUSS PACKAGE" BY THE TRUSS MANUFACTURER.

AND QUANTITIES

THE ENGINEER OF RECORD PERTAINING TO DRAG TRUSSES, SHEAR TRUSSES, ETC

THE DESIGN PROFESSIONAL IMMEDIATELY
VENT BLOCK HORIZ. w/ BAFFLE AT INSULATION.

ROOF FRAMING (TRUSS) NOTES
BASIS FOR DESIGN:

ROOF TO BE UNVENTED AS ALLOWED PER IRC 806.5 WITH ALL CONDITIONS

ROOF VENTILATION DESIGN
MET AND/OR EXCEEDED. REFER TO DETAIL F ABOVE
DATE: 4/28/21
ADDRESS:TBD

OXNARD, CA
A 4.3 ROOF PLAN "A" SHEET NUMBERPORTOFINO PL. & FIFTH STREET, OXNARD CA ROOF PLAN "A"
386
FIRST FLOOR PLAN "C" UPPER FLOOR PLAN "C"
D
W
D
W
DATE: 4/28/21
ADDRESS:TBD

OXNARD, CA
A 5.0 FLOORPLAN "C" SHEET NUMBERPORTOFINO PL. & FIFTH STREET, OXNARD CA

FLOOR PLAN KEY NOTES
SHOWER TUB COMBO, SEE GC/OWNER FOR EXACT MAKE AND MODEL.

TYPICAL RECESSED MEDICINE CABINET. SEE GC/OWNER
36" HIGH CAB, SEE GC/ OWNER AGENT FOR SPECS.

TYPICAL MIRROR. SEE GC/OWNER FOR EXACT DIMENSIONS.

WASHER, SEE GC/OWNER FOR EXACT MAKE AND MODEL.

RECESSED WATER VALVE BOX.

LAUNDRY ROOM
WALL MOUNTED SHOWER HEAD AT 72" A.F.F.

TOILET, SEE GC/OWNER AGENT FOR EXACT TYPE AND MODEL.

SINK, SEE BUILDER/OWNER FOR EXACT TYPE AND MODEL.

BATHROOM
SEE BUILDER/OWNER FOR EXACT STLYE, MATERIAL AND COLOR.

COUNTER TOP @ 36" A.F.F. SEE BUILDER/OWNER FOR EXACT

WALL MOUNTED UPPER CABINETS, SEE GC/OWNER FOR
RANGE/OVEN COMBO, SEE BUILDER/OWNER FOR EXACT MAKE AND MODEL.

DISHWASHER SPECIFIED BY BUILDER/KITCHEN DESIGNER

GARBAGE DISPOSAL AT SINK SPECIFIED BY BUILDER/KITCHEN DESIGNER 36" BASE CABINETS SEE GC/OWNER FOR EXACT LAYOUT, MFG

REFRIGERATOR SPACE, SEE GC/OWNER FOR EXACT DIMENSIONS

KITCHEN AND BAR
COUNTER TOP AT 30" A.F.F. W/ KNEE SPACE (WHERE OCCURS)
WHERE IS SHOWN PROVIDE 50CFM INTERMITTENT EXHAUST FAN.

AND ANY ADOPTED LOCAL AMENDMENTS.

THERE SHALL BE A FLOOR OR LANDING AT THE TOP AND BOTTOM

TYPICAL CONCRETE LANDING AT EXTERIOR DOOR SHALL NOT
PROVIDE HOSE-BIBB W/RECESSES BRADLEY 7910 HOSE BOX OR EQUAL GAS FIRED ON DEMAND WATER HEATER, #GT15-240NI
ELECTRICAL MAIN PANEL. SEE ELEC LOAD CALCS.

PER M1502.4.1, INSTALL DRYER MOISTURE EXHAUST DUCT SYSTEM F.A.U. SEE MECH FOR DETAILS PROVIDED THE DOOR DOES NOT SWING OVER THE LANDING. MIN EXT. DOOR SERVED. LANDING SHALL BE MIN 36" IN DIRECTION OF SLOPE SLAB/DECK 1/4" PER 1'-0" AWAY FROM STRUCTURE
TO ME DRYER VENT PRESSURE DROP CALCULATION FOR COMPLIANCE.

DIRECT VENT RANGE HOOD/MICROWAVE COMBO. SEE MECHANICAL PLANS FOR (MAX 14' IN LENGTH-INCLUDING (2) NINETY DEGREE ELBOWS. REFER OF EACH STAIRWAY. ALL LANDINGS SHALL COMPLY WITH THE
IRC CODE AND ANY ADOPTED LOCAL AMENDMENTS.

ALL STAIRWAYS SHALL COMPLY WITH THE CURRENT IRC CODE
NOT BE MORE THAN 8" BELOW THE TOP OF THE THRESHOLD,

WIDTH OF LANDING SHALL NOT BE LESS THAN THE WIDTH OF THE TRAVEL. LINE OF THE FLOOR ABOVE/RAILING.

NOT IN USE

EXACT LAYOUT, MFG, MODEL AND COLOR

MODEL AND COLOR
STYLE, MATERIAL AND COLOR..

COUNTER TOP 18" WIDE @ 44" A.F.F. OVER 6" PONY WALL
SPECS. INSTALL PER MF'R SPECS, SPECIFIED BY BUILDER/KITCHEN DESIGNER FOR EXACT TYPE AND MODEL.

PAPER HLDR, SEE BUILDER/OWNER AGENT FOR EXACT TYPE AND MODEL.

WHERE IS SHOWN, PROVIDE SMOKE & CARBON DETECTORS.

1. IN EACH SLEEPING ROOM
WILL ACTIVATE ALL ALARMS. THE ALARM SHALL BE CLEARLY AUDIBLE PER IRC, SECTION 313, 314.3

3. ON EACH ADDITIONAL FLOOR OF THE DWELLING.

BE WIRED IN A MANNER THAT IF THE ACTUATION OF ONE ALARM LOCATIONS:

2. OUTSIDE EACH SLEEPING ROOM IN THE IMMEDIATE VICINITY OF

OF THE BEDRROMS

WHEN ONE OR MORE DETECTOR IS TO BE INSTALLED ALL ARE TO IN ALL BR's OVER BACKGROUND NOISE WITH ALL DOORS CLOSED INSTALL DRYER BOX MODEL # BD480 OR EQUAL WITH OWNER APPROVAL

INSTALL KIDDE SMOKE/CO DUEL DETECTOR KNCOSMBA OR EQUAL

GENERAL NOTES

CLOSET BUILT-INS, SEE GC/ OWNER FOR LAYOUT, MATERIAL

AND FINISH
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 20
21 22
23 24
25 33
34 35
36 37
39 51
52 53
54 55
56 60
61 80
81 82
83 38
A.O. SMITH SIGNATURE PREMIRE 6.6 GPM 160,000 BTU NATURAL GAS

OR AS SPECIFIED BY THE MECHANICAL ENGINEER

TANKLESS WATER HEATER

SUPPLIER TO FURNISH AND MAKE AVAILABLE FOR ALL INSPECTIONS

INSTALLATION SPECIFICATIONS AND OPERATOR/OWNER MANUALS

SINK SIZE, MATERIAL SPECIFIED BY BUILDER/KITCHEN DESIGNER

7. EACH PIECE OF SHEATHING (OSB OR PLYWOOD) SHALL BEAR THE GRADE OF THE

WAS GRADED

8. ALL WOOD CONNECTORS HOLES SHALL BE FILLED WITH NAILS PER THE MFG

2. ALL WOOD IN CONTACT WITHIN OF CONCRETE SHALL BE RWD OR PRESSURE TREATED

1. ALL WOOD SHALL BE AT 19% OR LESS MOISTURE CONTENT PRIOR TO COVERING

AND TRADEMARK OF THE GRADING AGENCY UNDER WHOSE RULES THE MEMBER

SHEET IN ACCORDANCE WITH THE APA GRADING RULES

5. EACH PIECE OF WOOD FRAMING SHALL BEAR THE GRADE OF THE WOOD SPECIES NATURAL RESISTANCE TO DECAY SUCH AS REDWOOD OR CEDAR 3. ALL WOOD EXPOSED TO WEATHER SHALL BE PRESSURE TREATED OR WOOD OF

GENERAL FRAMING NOTES

4. PRESSURE TREATED WOOD SHALL NOT CONTAIN EITHER CHROMIUM OR ARSENIC

INSTRUCTIONS AND THE ENGINEERS SPECIFICATIONS

9. ALL FASTENERS (NAILS, SCREWS, HOLD-DOWNS, STRAPS, ANCHOR BOLTS, ETC.) USED TO CONNECT PRESSURE TREATED WOOD SHALL BE CORROSION RESISTANT

GALVANIZED OR STAINLESS STEEL FASTENERS

10. ADHESIVES OR EPOXY ANCHORS SHALL BE INSTALLED PER THE MFG INSTRUCTIONS AND RECOMMENDATIONS INCLUDING, BUY NOT LIMITED TO, INSTRUCTIONS FOR THE

HOLE SIZES, HOLE CLEANING , TEMPERATURE, HUMIDITY AND SETTING WORKING TIMES

11.FRAMING (SUB) CONTRACTOR IS RESPONSIBLE TO PROTECT ALL FINISHED CONCRETE AREAS FROM DAMAGE WITH MIN 1/2" GYPSUM (OR EQUAL) INSTALLED HORIZONTAL OVER THOSE AREAS

12. WHEN POSSIBLE NO PINS, SHOTS, TEMPORARY NAILS TO BE EMBEDDED INTO CONCRETE SURFACE

THAT IS DEEMED TO BE A FINISHED OR EXPOSED AREA

13. USE NOTED DIMENSIONS RATHER THAN 'SCALED' DIMENSIONS

14. IF DIMENSION DISCREPANCIES ARISE CONTACT THE DESIGNER OF RECORD IMMEDIATELY FOR CLARIFICATION

15. DIMENSIONS NOTED ARE FACE OF STUD EXTERIOR, FINISHED (AFTER 5/8" SHEET ROCK) INTERIOR INSTALLED BELOW 60" FROM FINISHED GRADE

NOT IN USE
DRYER, SEE GC/OWNER FOR EXACT MAKE AND MODEL.

NOT IN USE

NOT IN USE

BEDROOM

CLOS BAR
GARAGE
BATH
GARAGE
BATH
BAR

BEDROOM
DINING
CLOS
6 7 7
13 13
13 15 15
51 51
52 52
53 53
54 54
55 55
56 56
60 61 61 60
80 80
81 81
82 82
83 83
A9.1
1 A9.1
1 A9.1
1 A9.1
1 A9.1
1 A9.1
2 A9.1
2 A9.1
3 A9.1
3 A9.1
3 A9.1
3 A9.1
1 A9.1
4 A9.1
4 A9.1
1 A9.1
5 A9.1
5 A9.1
7 A9.1
8 A9.1
7 A9.1
8 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
6 A9.1
6 1 2-10 6-10 4 2-10 5-4 4 2-10 5-4 7 2-0 4-0 7 2-0 4-0 4 2-10 5-4 4 2-10 5-4 1 2-10 6-10 11 2-4 2-4
11 2-4 2-4
11 2-4 2-4 11 2-4 2-4
11 2-4 2-4
11 2-4 2-4
1 2-10 6-10
1 2-10 6-10
12 6-0 6-8 12 6-0 6-8
2 2-6 6-10 (X2) 9 1-6 2-8 (X2) 9 1-6 2-8 (X2)
3 4-0 5-0 3 4-0 5-0
10 2-4 2-4
7 2-0 4-0
4 2-10 5-4
7 2-0 4-0
4 2-10 5-4
4 2-10 5-4
7 2-0 4-0
4 2-10 5-4
7 2-0 4-0
9 1-6 2-8 (X3) 9 1-6 2-8 (X3)
BATH
CL

KITCHEN
BATH
BATH

LIVING LIVING
LOFT

BEDROOM BEDROOM

BEDROOM
CL
CL

KITCHEN
DINING
15 15
20 20
23 23
22 22 22
22 24 24
33 33
34 34
35 35
37 37 39 39
51 51
38 38
52 53
53 54
54 55
55 55
56 56
56 60
60 61
61 A9.1
3 A9.1
3 A9.1
5 A9.1
5 A9.1
12 A9.1
12 A9.1
13 A9.1
13 A9.1
14 A9.1
14 A9.1
6 A9.1
6 A9.1
6 15
51 WH 2 WH 2
15 CL
53 54 54
54 53
51 54
52 52
52 52

BATH BATH
55 60 61
56 60
61 6
16 DECORATIVE SHROUD
16 16
17 ELECTRICAL PANEL TO BE FED BY SOLAR SOLUTION
17 UNIT A UNIT B
TOTAL: 1498 SF
SF LIVING: 1079 SF
FF LIVING: 419 SF
TOTAL: 1442 SF
SF LIVING: 1023 SF
FF LIVING: 419 SF
TOTAL: 845 SF
GARAGE : 426 SF
FF LIVING: 419 SF
UNIT A
TOTAL: 845 SF
GARAGE : 426 SF
FF LIVING: 419 SF
UNIT B
387
D
W
D
W
DATE: 4/28/21
ADDRESS:TBD

OXNARD, CA
A 5.1 DIM FLOOR PLAN "C" SHEET NUMBERPORTOFINO PL. & FIFTH STREET, OXNARD CA A9.0 C
A9.1 B
A9.0 A
A9.0 C
A9.1 B
A9.0 A
A9.0 D
A9.0 E
A9.0 D A9.0 E
A9.0 C
A9.1 B
A9.0 A
A9.0 C
A9.1 B
A9.0 A
A9.0 D
A9.0 E
A9.0 D A9.0 E

BEDROOM
CLOS
BAR
GARAGE
BATH
GARAGE
BATH
BAR

BEDROOM
WH
PWDR
BATH
DINING

LIVING LIVING
LOFT

BEDROOM

BEDROOM

BEDROOM
PWDR
CL
CL
23'-6"
35'-6"
20'-0 1/2" 20'-0 1/2" 20'-0"
40'-11 1/2"
43'-0"
51'-0"

KITCHEN

KITCHEN
CL
BATH
DINING
CLOS
8'-0" 4'-0"
4'-10" 41'-4" 4'-10"
4'-0" 8'-0" 23'-6"
4'-6 1/2" 4'-4" 4'-4" 10'-3 1/2"
51'-0"
25'-6" 25'-6"
2'-0 1/2" 7'-0 1/2" 9'-3" 4'-4" 2'-10" 2'-10" 4'-4" 9'-3 3/4" 6'-11 3/4" 2'-0 1/2" 10'-3 1/2" 4'-4" 4'-4" 4'-6 1/2"
10'-7 1/2" 10'-0 1/2" 10'-0 1/2" 10'-7 1/2"
7'-1 1/4" 2'-3" 4'-11 3/4"
3'-3"
6'-10" 12'-4" 5'-0" 5'-0" 12'-4" 6'-10"5'-5 3/4" 2'-3 1/4" 6'-9" 2'-1 1/4" 4'-9"
3'-5" 3'-3" 3'-4"
3'-7"
3'-3"
8'-6"
10'-9"
11'-1"
6'-0" 13'-2" 6'-4" 13'-2" 5'-8"
25'-6" 25'-2"
50'-8"
6'-4"
6'-3" 7'-11 3/4" 8'-1 1/4" 7'-0"
36'-0"
18'-7 1/2"
12'-6"
17'-4 1/4" 4'-11 3/4"
2'-10" 4'-1" 9'-2 1/4" 1'-3" 6'-1 3/4"
4'-10" 5'-0" 1'-9 1/4" 4'-11 3/4" 4'-11 1/4" 1'-9 1/4" 2'-2 1/2" 4'-0" 4'-6 1/2" 12'-1 1/2" 4'-10" 25'-6" 25'-6"
51'-0"
35'-6"
24'-10"
9'-8" 8'-4"
7'-11"
12'-0"
5'-4"
10'-8"
8'-3"
14'-4"
4'-10"
13'-2"
4'-7 3/4"
7'-11" 11'-9"
12'-8"
11'-8 1/4"
8'-11 1/2"
9'-11"
6'-11 1/2"
10'-5"
11'-8"
8'-5 1/4"
4'-5"
7'-0 1/4" 3'-8 3/4" 3'-7 3/4" 11'-10 1/4"
WH
3'-10"
3'-5" 3'-8 1/4"
3'-3"
8'-11" 3'-5" 5'-0" 2'-11 3/4"5'-0" 3'-5" 8'-11"
5'-8"
5'-7 1/2"
5'-1 1/2"
7'-11"
2'-11 3/4"
24'-10"
1'-6" 1'-6"
2'-7"
3'-9" 4'-8"
8'-10 1/4"
3'-9"
4'-8"
7'-8 3/4"
5'-0"
6'-7 3/4"
14'-8" 5'-0"
2'-0"
11'-9"
CL
BATH
11'-8 1/4"
6'-2 3/4" 4'-6"
2'-3 1/2"
3'-11" 3'-3"
3'-6"
7'-11"
5'-0"
3'-3"
6'-6"
6'-3"
8'-0 1/4"
12'-4"
2'-2 1/4" 2'-10 1/2" 7'-0"
2'-6"
1'-6" 1'-6"
1'-1"
4'-5 3/4"
1'-3" 3'-4 1/2" 9'-0 1/2"
FIRST FLOOR PLAN "C" UPPER FLOOR PLAN "C"
TOTAL: 845 SF
GARAGE : 426 SF
FF LIVING: 419 SF
UNIT A
TOTAL: 845 SF
GARAGE : 426 SF
FF LIVING: 419 SF

UNIT B UNIT A UNIT B
TOTAL: 1498 SF
SF LIVING: 1079 SF
FF LIVING: 419 SF
TOTAL: 1442 SF
SF LIVING: 1023 SF
FF LIVING: 419 SF
388
4 12 4 12
1 5 3 3 3 4 2 2 3 2 2 3 4 2 2 3 3 3 2 2 4 3 3 3 5 1
1 3 3 3 3 3 4 2 3 5 1 1 5 3 2 4 3 3 3 3 3 1
1 5 3 3 3 4 4 4
3 2 2 3
2 2
3 3 3 3 4 3 3 3 3 3 3 5 1
DATE: 4/28/21
ADDRESS:TBD

OXNARD, CA
A 5.2 ELEVATIONS "C" SHEET NUMBERPORTOFINO PL. & FIFTH STREET, OXNARD CA

FINISHED FLOOR
0'-0"

TOP OF RIDGE
25'-0"

FINISHED FLOOR
0'-0"

TOP OF RIDGE
25'-0"
1 FINISHED GRADE
2 FASCIA, ACCENT COLOR AS SPCIFIED
3 BODY COLOR AS SPECIFIED
4 ASPHALT ROOF ROOFING, COLOR AS SPECIFIED
5 PORCELAIN TILE AS SPECIFIED

KEYNOTES
NOTE: ALL WINDOW AND DOORS TO BE WHITE VINYL

NOT LABELED FOR CLARITY
NOTE: FOR COLOR SPECIFICATIONS AND SCEDULE
REFER TO SHEET A 1.2 FOR COLOR PALETTE
TYP. SLAB ON FINISHED GRADE CONSTRUCTION
OVER 30# FELT PAPER, ROOF SHEATHING, AND PRE MFG TRUSS SYSTEM.

SEE DETAIL 19 ON A9.2
OVER SHEATHING, 5'8" SHEET ROCK, FOAM INSULATION,
TYPICAL EXTERIOR WALL CONSTRUCTION: SAND FINISH STUCCO
AND A TYPICAL FRAMED WALL, AS SPECIFIED BY ENGINEER.

SEE DETAIL 1 THROUGH 4 ON A9.2
REAR ELEVATION "C"
STREET ELEVATION "C"
LEFT SIDE ELEVATION "C" RIGHT SIDE ELEVATION "C"
6 6 6
6 6 SOLAR LOCATED ON ROOF

FINISHED FLOOR
100'-0"

TOP OF RIDGE
125'-0"
389
SLOPE 1/2":12 SLOPE 1/2":12
- TEMPERED GLASS
1 2-10 6-10
- SC - TEMPERED GLASS
- SWINGING
2 2-6 6-10 (X2)
- SC - TEMPERED GLASS
- SLDR
3 4-0 5-0
- METAL - TEMPERED GLASS
- SLIDING
4 2-10 5-4
- METAL - TEMPERED GLASS
- SLIDING
5 4-0 6-0
- METAL -STEEL GATE
13 3-0 4-10
- SWINGING - TEMPERED GLASS
- SLIDING
6 4-0 3-4
- METAL - TEMPERED GLASS
- SLIDING
7 2-0 4-0
- METAL - TEMPERED GLASS
- FIXED
8 1-2 1-2
- METAL - TEMPERED GLASS
- FIXED
9 1-6 2-8
- METAL - TEMPERED GLASS
- SLIDING
10 2-4 2-4
- METAL - TEMPERED GLASS
- FIXED
11 2-4 2-4
- METAL
F
F
F
F
F
F
F
F
F
6'-10"
2'-10"
6'-10"
5'-0"
- SWINGING
5'-0"
4'-0" 2'-4"
2'-4"
2'-4"
3'-0"
4'-10"
2'-4"
1'-6"
2'-8"
1'-2"
EQ
4'-0"
2'-0"
4'-0"
3'-4"
6'-0"
4'-0"
2'-10"
5'-4"
1'-9"
1'-6"
2'-10"
3'-5"
4'-10"
5'-8"
4'-2"
4'-6"
5'-10"

2. AS SET FORTH IN THE ADOPTED IRC AND/ALL CC&RS
PROVIDE SAFETY GLAZING IN THE FOLLOWING LOCATIONS: SECTION 308.4.1 TO R308.4.7. IRC. WINDOWS IN ALL SLEEPING AREAS SHALL MEET EGRS REQUIRED A) SLIDING OR SWINGING DOORS EXCEPT JALOUSIES.

B) TUB AND OR SHOWER ENCLOSURE AND
GLAZING IN THE WALLS LESS THAN 60” ABOVE THE STANDING SURFACES OF TUBS OR SHOWERS.

C) GLAZING IN FIXED AND SLIDING PANELS OF SLIDING DOOR ASSEMBLIES AND PANELS IN SLIDING AND BI -FOLD CLOSET DOOR ASSEMBLIES.

D) GLAZING IN DOORS AND ENCLOSURES
FOR HOT TUBS, WHIRLPOOLS, SAUNAS, STEAM ROOMS, BATHTUBS AND SHOWERS. GLAZING IN

ANY PART OF A BUILDING WALL ENCLOSING THESE COMPARTMENTS WHERE THE BOTTOM EXPOSED EDGE OF THE GLAZING IS LESS THAN 60 INCHES MEASURED HORIZONTALLY AND

VERTICALLY AND IN STRAIGHT LINE, FROM THE WATER EDGE AT ANY STANDING OR WALKING SURFACE.

1. EXTERIOR DOOR AND WINDOW SCHEDULE

ALL GLAZING TO BE INSTALLED IN COMPLIANCE AND AS SPECIFIED WITH

THE APPROVED IECC REPORT AS SUBMITTED AND APPROVED WITH THIS

3. ALL GLAZING TO BE INSTALLED PER MANUFACTURER SPECIFICATIONS

THE GENERAL CONTRACTOR IN CONCERT WITH THE SUPPLIER TO SUPPLY

4. ALL CUT SHEETS AND ROUGH OPENING SIZES TO THE FRAMING CONTRACTOR

THESE CONSTRUCTION DOCUMENTS AND PERMIT

PRIOR TO COMMENCEMENT OF ALL WORK TO BE PREFORMED
F.F. ELEV. = 0'-0"
(1 CONT.)

E) GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANEL ADJACENT TO A DOOR WHERE THE NEAREST VERTICAL EDGE OF THE GLAZING IS WITHIN A 24 INCHES ARC OF BOTH VERTICAL EDGE OF THE DOOR IN A CLOSE POSITION AND WHOSE BOTTOM EDGE IS LESS THAN 60 INCHES ABOVE THE FLOOR OR WALKING SURFACE.

F) GLAZING ADJACENT TO STAIRWAYS, LANDINGS AND RAMPS WITHIN 36 INCHES HORIZONTALLY OF A WALKING SURFACE WHEN THE EXPOSED SURFACE OF THE GLASS IS LESS THAN 60 INCHES ABOVE THE NOSE OF THE ADJACENT WALKING SURFACE.

G) GLAZING WITHIN 18” OF THE FLOOR, INDIVIDUAL PANEL GREATER THAN 9 SQUARE FEET. H) ALL GLAZING IN RAILINGS REGARDLESS OF AN AREA OR HEIGHT ABOVE A WALKING SURFACE.

INCLUDED ARE STRUCTURAL BALUSTERS PANELS AND NON -STRUCTURAL IN FILL PANELS.

TOP PLATE = 6'-10"
- TEMPERED GLASS
- SLIDING
12 6-0 6-8
- METAL F
6'-0"
6'-8"
INSULATION @ R3.75 PER INCH, TO MAKE

CONDITIONED ATTIC SPACE

TYPICAL MFG TRUSS AND SHEATHING

REFER TO ENGINEERING
A TOTAL R VALUE OF 30.00 TO BOTTOM OF

ROOF SHEATHING
INSTALL 8" OF CLOSED CELL SPRAY FOAM
OR,
INSTALL R30 BATT INSULATION TO THE

BOTTOM OF ROOF SHEATHING

18. 19.

20. 21.

WHERE EVE VENTING OCCURS, FIRE BLOCK BELOW FASCIA @ STUD WALL AND LAY EVERY THIRD MINIMUM VERTICAL SEPARATION BETWEEEN HIGH AND LOW VENTS IS 3'-0" (MIN.).

ANY CHANGES IN THE ROOF SYSTEM (IE., SIZE, SHAPE, ETC. TO BE REPORTED IN WRITING TO NO CLOSER THAN 3'-0" TO THE EAVE
HIGH VENTS SHALL BE NO CLOSER THAN 1'-0" TO THE RIDGE AND LOW TILE VENTS SHALL BE TO ROOF CONNECTIONS, PAINT FLASHING TO MATCH.

7. 8.

9. 10.

11. 12.

13. 14.

15. 16.

17. ALL ROOF PENETRATIONS TO BE A MINIMUM OF 1'-0" FROM EDGE OF ROOF CRICKETS OR CANT

ON SITE VERIFICATION OF ALL CONDITIONS REQUIRED OF THE TRUSS SUPPLIER OR CONTRACTOR BY THE ENGINEER OF RECORD OR THE GENERAL CONTRACTOR.

OVER FRAMING TO BE THE RESPONSIBILITY OF THE FRAMING CONTRACTOR OR AS SPECIFIED INSTALLATION OF THE TRUSS SYSTEM, ON SITE FILLS , "CUT AND STACK" FRAMING AND ALL

PRIOR TO MANUFACTURING OF ANY TRUSSES OR COMPONENTS, THIS IS TO ENSURE PROPER SIZES QUANTITIES, SHAPES, SIZES, CONFIGURATIONS, ETC. OF ALL TRUSSES, HIP SETS, GABLE ENDS, "DREW-COAT" WATERPROOF DECKING MEMBRANE OVER O.S.B. FLOOR SHEATHING PROVIDE "DREW COAT" WATERPROOF DECKING MEMBRANE OVER THIS AREA OR EQUAL.

PROVIDE "BITHUTHENE 3000" WATERPROOF MEMBRANE AT ALL HORIZ. APPLICATIONS OF FIREPLACE. STACK LAP OVER SIDES MIN 6" ALL UNDER 20 GAL. G.I. CAP w/ MIN 2" LAP OVER SIDES. WELD ALL BREAKS IN PAN AND SLOPE TO DRAIN.

TO AVOID CONFLICTS.

ALL ROOF PENETRATIONS TO BE FIELD VERIFIED BETWEEN TRADES PRIOR TO INSTALLATION STRIPS (TYPICAL).

APPORIATE BRACING PERMANENT AND TEMPORARY

ROOF TRUSS SYSTEM TO BE INSTALLED PER MANUFACTURERS SPECIFICATIONS USING ALL

REGARDING THE ACCOMMODATION OF THE INSTALLATION OF THE HEATING VENTILATION AND AIR CONDITIONING (HVAC) SYSTEM AND ITS' COMPONENTS.

TRUSS SUPPLIER TO ENSURE THAT ALL TRUSSES CONFORM TO ANY AND ALL SPECIFICATIONS

TRUSS SUPPLIER TO ENSURE THAT ALL TRUSSES CONFORM TO ANY AND ALL SPECIFICATIONS OF FRAMING CONTRACTOR TO USE SIMPSON HURRICANE CLIPS 2.5 OR BETTER AT THE END OF

ALL TRUSSES OR AS SPECIFIED BY THE ENGINEER OF RECORD OR TRUSS SUPPLIER

1. 2.

3. 4.

5. 6.

INSTALLATION.

ROOFING SUB CONTRACTOR TO PROVIDE ALL FLASHING THROUGHOUT AND PROVIDE

PROVIDE LEAD FLASHING AT PROTRUDING PIPES THROUGH ROOF AND AT CURVED WALL

ROOF IS TO BE FLASHED AND COUNTER FLASHED AT WALLS, VALLEYS, PENETRATIONS, AND PROVIDE ALL BLOCKING AND FIRE STOPS AS REQUIRED.

ALL APPROPRIATE AREAS.

SEE STRUCT'L GENERAL NOTES FOR ROOF SHEATHING.

DASHED LINES DENOTE WALLS BELOW THE ROOF FRAMING.

BLOCKING AND ALL OTHER ROOF SYSTEM COMPONENTS ARE ASSUMED TO BE SUPPLIED IN THE "TRUSS PACKAGE" BY THE TRUSS MANUFACTURER.

AND QUANTITIES

THE ENGINEER OF RECORD PERTAINING TO DRAG TRUSSES, SHEAR TRUSSES, ETC

THE DESIGN PROFESSIONAL IMMEDIATELY
VENT BLOCK HORIZ. w/ BAFFLE AT INSULATION.

ROOF FRAMING (TRUSS) NOTES
BASIS FOR DESIGN:

ROOF TO BE UNVENTED AS ALLOWED PER IRC 806.5 WITH ALL CONDITIONS

ROOF VENTILATION DESIGN
MET AND/OR EXCEEDED. REFER TO DETAIL F ABOVE
DATE: 4/28/21
ADDRESS:TBD

OXNARD, CA
A5.3ROOF PLAN "C" SHEET NUMBERPORTOFINO PL. & FIFTH STREET, OXNARD CA ROOF PLAN "C"
390
D
W
D
W
FIRST FLOOR PLAN "F" UPPER FLOOR PLAN "F"
DATE: 4/28/21
ADDRESS:TBD

OXNARD, CA
A 6.0 FLOORPLAN "F" SHEET NUMBERPORTOFINO PL. & FIFTH STREET, OXNARD CA

FLOOR PLAN KEY NOTES
SHOWER TUB COMBO, SEE GC/OWNER FOR EXACT MAKE AND MODEL.

TYPICAL RECESSED MEDICINE CABINET. SEE GC/OWNER
36" HIGH CAB, SEE GC/ OWNER AGENT FOR SPECS.

TYPICAL MIRROR. SEE GC/OWNER FOR EXACT DIMENSIONS.

WASHER, SEE GC/OWNER FOR EXACT MAKE AND MODEL.

RECESSED WATER VALVE BOX.

LAUNDRY ROOM
WALL MOUNTED SHOWER HEAD AT 72" A.F.F.

TOILET, SEE GC/OWNER AGENT FOR EXACT TYPE AND MODEL.

SINK, SEE BUILDER/OWNER FOR EXACT TYPE AND MODEL.

BATHROOM
SEE BUILDER/OWNER FOR EXACT STLYE, MATERIAL AND COLOR.

COUNTER TOP @ 36" A.F.F. SEE BUILDER/OWNER FOR EXACT

WALL MOUNTED UPPER CABINETS, SEE GC/OWNER FOR
RANGE/OVEN COMBO, SEE BUILDER/OWNER FOR EXACT MAKE AND MODEL.

DISHWASHER SPECIFIED BY BUILDER/KITCHEN DESIGNER

GARBAGE DISPOSAL AT SINK SPECIFIED BY BUILDER/KITCHEN DESIGNER 36" BASE CABINETS SEE GC/OWNER FOR EXACT LAYOUT, MFG

REFRIGERATOR SPACE, SEE GC/OWNER FOR EXACT DIMENSIONS

KITCHEN AND BAR
COUNTER TOP AT 30" A.F.F. W/ KNEE SPACE (WHERE OCCURS)
WHERE IS SHOWN PROVIDE 50CFM INTERMITTENT EXHAUST FAN.

AND ANY ADOPTED LOCAL AMENDMENTS.

THERE SHALL BE A FLOOR OR LANDING AT THE TOP AND BOTTOM

TYPICAL CONCRETE LANDING AT EXTERIOR DOOR SHALL NOT
PROVIDE HOSE-BIBB W/RECESSES BRADLEY 7910 HOSE BOX OR EQUAL GAS FIRED ON DEMAND WATER HEATER, #GT15-240NI
ELECTRICAL MAIN PANEL. SEE ELEC LOAD CALCS.

PER M1502.4.1, INSTALL DRYER MOISTURE EXHAUST DUCT SYSTEM F.A.U. SEE MECH FOR DETAILS PROVIDED THE DOOR DOES NOT SWING OVER THE LANDING. MIN EXT. DOOR SERVED. LANDING SHALL BE MIN 36" IN DIRECTION OF SLOPE SLAB/DECK 1/4" PER 1'-0" AWAY FROM STRUCTURE
TO ME DRYER VENT PRESSURE DROP CALCULATION FOR COMPLIANCE.

DIRECT VENT RANGE HOOD/MICROWAVE COMBO. SEE MECHANICAL PLANS FOR (MAX 14' IN LENGTH-INCLUDING (2) NINETY DEGREE ELBOWS. REFER OF EACH STAIRWAY. ALL LANDINGS SHALL COMPLY WITH THE
IRC CODE AND ANY ADOPTED LOCAL AMENDMENTS.

ALL STAIRWAYS SHALL COMPLY WITH THE CURRENT IRC CODE
NOT BE MORE THAN 8" BELOW THE TOP OF THE THRESHOLD,

WIDTH OF LANDING SHALL NOT BE LESS THAN THE WIDTH OF THE TRAVEL. LINE OF THE FLOOR ABOVE/RAILING.

NOT IN USE

EXACT LAYOUT, MFG, MODEL AND COLOR

MODEL AND COLOR
STYLE, MATERIAL AND COLOR..

COUNTER TOP 18" WIDE @ 44" A.F.F. OVER 6" PONY WALL
SPECS. INSTALL PER MF'R SPECS, SPECIFIED BY BUILDER/KITCHEN DESIGNER FOR EXACT TYPE AND MODEL.

PAPER HLDR, SEE BUILDER/OWNER AGENT FOR EXACT TYPE AND MODEL.

WHERE IS SHOWN, PROVIDE SMOKE & CARBON DETECTORS.

1. IN EACH SLEEPING ROOM
WILL ACTIVATE ALL ALARMS. THE ALARM SHALL BE CLEARLY AUDIBLE PER IRC, SECTION 313, 314.3

3. ON EACH ADDITIONAL FLOOR OF THE DWELLING.

BE WIRED IN A MANNER THAT IF THE ACTUATION OF ONE ALARM LOCATIONS:

2. OUTSIDE EACH SLEEPING ROOM IN THE IMMEDIATE VICINITY OF

OF THE BEDRROMS

WHEN ONE OR MORE DETECTOR IS TO BE INSTALLED ALL ARE TO IN ALL BR's OVER BACKGROUND NOISE WITH ALL DOORS CLOSED INSTALL DRYER BOX MODEL # BD480 OR EQUAL WITH OWNER APPROVAL

INSTALL KIDDE SMOKE/CO DUEL DETECTOR KNCOSMBA OR EQUAL

GENERAL NOTES

CLOSET BUILT-INS, SEE GC/ OWNER FOR LAYOUT, MATERIAL

AND FINISH
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 20
21 22
23 24
25 33
34 35
36 37
39 51
52 53
54 55
56 60
61 80
81 82
83 38
A.O. SMITH SIGNATURE PREMIRE 6.6 GPM 160,000 BTU NATURAL GAS

OR AS SPECIFIED BY THE MECHANICAL ENGINEER

TANKLESS WATER HEATER

SUPPLIER TO FURNISH AND MAKE AVAILABLE FOR ALL INSPECTIONS

INSTALLATION SPECIFICATIONS AND OPERATOR/OWNER MANUALS

SINK SIZE, MATERIAL SPECIFIED BY BUILDER/KITCHEN DESIGNER

7. EACH PIECE OF SHEATHING (OSB OR PLYWOOD) SHALL BEAR THE GRADE OF THE

WAS GRADED

8. ALL WOOD CONNECTORS HOLES SHALL BE FILLED WITH NAILS PER THE MFG

2. ALL WOOD IN CONTACT WITHIN OF CONCRETE SHALL BE RWD OR PRESSURE TREATED

1. ALL WOOD SHALL BE AT 19% OR LESS MOISTURE CONTENT PRIOR TO COVERING

AND TRADEMARK OF THE GRADING AGENCY UNDER WHOSE RULES THE MEMBER

SHEET IN ACCORDANCE WITH THE APA GRADING RULES

5. EACH PIECE OF WOOD FRAMING SHALL BEAR THE GRADE OF THE WOOD SPECIES NATURAL RESISTANCE TO DECAY SUCH AS REDWOOD OR CEDAR 3. ALL WOOD EXPOSED TO WEATHER SHALL BE PRESSURE TREATED OR WOOD OF

GENERAL FRAMING NOTES

4. PRESSURE TREATED WOOD SHALL NOT CONTAIN EITHER CHROMIUM OR ARSENIC

INSTRUCTIONS AND THE ENGINEERS SPECIFICATIONS

9. ALL FASTENERS (NAILS, SCREWS, HOLD-DOWNS, STRAPS, ANCHOR BOLTS, ETC.) USED TO CONNECT PRESSURE TREATED WOOD SHALL BE CORROSION RESISTANT

GALVANIZED OR STAINLESS STEEL FASTENERS

10. ADHESIVES OR EPOXY ANCHORS SHALL BE INSTALLED PER THE MFG INSTRUCTIONS AND RECOMMENDATIONS INCLUDING, BUY NOT LIMITED TO, INSTRUCTIONS FOR THE

HOLE SIZES, HOLE CLEANING , TEMPERATURE, HUMIDITY AND SETTING WORKING TIMES

11.FRAMING (SUB) CONTRACTOR IS RESPONSIBLE TO PROTECT ALL FINISHED CONCRETE AREAS FROM DAMAGE WITH MIN 1/2" GYPSUM (OR EQUAL) INSTALLED HORIZONTAL OVER THOSE AREAS

12. WHEN POSSIBLE NO PINS, SHOTS, TEMPORARY NAILS TO BE EMBEDDED INTO CONCRETE SURFACE

THAT IS DEEMED TO BE A FINISHED OR EXPOSED AREA

13. USE NOTED DIMENSIONS RATHER THAN 'SCALED' DIMENSIONS

14. IF DIMENSION DISCREPANCIES ARISE CONTACT THE DESIGNER OF RECORD IMMEDIATELY FOR CLARIFICATION

15. DIMENSIONS NOTED ARE FACE OF STUD EXTERIOR, FINISHED (AFTER 5/8" SHEET ROCK) INTERIOR INSTALLED BELOW 60" FROM FINISHED GRADE

NOT IN USE
DRYER, SEE GC/OWNER FOR EXACT MAKE AND MODEL.

NOT IN USE

NOT IN USE

BEDROOM

CLOS BAR
GARAGE
BATH
GARAGE
BATH
BAR

BEDROOM
DINING
CLOS
7 7
13 13
13 15 15
51 51
52 52
53 53
54 54
55 55
56 56
60 61 61 60
80 80
81 81
82 82
83 83
A9.1
1 A9.1
1 A9.1
1 A9.1
1 A9.1
1 A9.1
2 A9.1
2 A9.1
3 A9.1
3 A9.1
3 A9.1
3 A9.1
1 A9.1
4 A9.1
4 A9.1
1 A9.1
5 A9.1
5 A9.1
7 A9.1
8 A9.1
7 A9.1
8 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
6 A9.1
6 1 2-10 6-10 4 2-10 5-4 4 2-10 5-4 7 2-0 4-0 7 2-0 4-0 4 2-10 5-4 4 2-10 5-4 1 2-10 6-10 11 2-4 2-4
11 2-4 2-4
11 2-4 2-4 11 2-4 2-4
11 2-4 2-4
11 2-4 2-4
1 2-10 6-10
1 2-10 6-10
12 6-0 6-8 12 6-0 6-8
2 2-6 6-10 (X2) 9 1-6 2-8 (X2) 9 1-6 2-8 (X2)
3 4-0 5-0 3 4-0 5-0
10 2-4 2-4
7 2-0 4-0
4 2-10 5-4
7 2-0 4-0
4 2-10 5-4
4 2-10 5-4
7 2-0 4-0
4 2-10 5-4
7 2-0 4-0
9 1-6 2-8 (X3) 9 1-6 2-8 (X3)
BATH
CL

KITCHEN
BATH
BATH

LIVING LIVING
LOFT

BEDROOM BEDROOM

BEDROOM
CL
CL

KITCHEN
DINING
15 15
20 20
23 23
22 22 22 22 24 24
33 33
34 34
35 35
37 37 39
39 51
51 38 38
52 53
53 54
54 55
55 55
56 56
56 60
60 61
61 A9.1
3 A9.1
3 A9.1
5 A9.1
5 A9.1
12 A9.1
12 A9.1
13 A9.1
13 A9.1
14 A9.1
14 A9.1
6 A9.1
6 A9.1
6 15
51 WH 2 WH 2
15 CL
53 54 54
54 53
51 54
52 52
52 52

BATH BATH
55 60 61
56 60
61 6 6
16 16
16 DECORATIVE SHROUD
17 ELECTRICAL PANEL TO BE FED BY SOLAR SOLUTION
17 TOTAL: 845 SF
GARAGE : 426 SF
FF LIVING: 419 SF
UNIT A
TOTAL: 845 SF
GARAGE : 426 SF
FF LIVING: 419 SF

UNIT B UNIT A UNIT B
TOTAL: 1481 SF
SF LIVING: 1062 SF
FF LIVING: 419 SF
TOTAL: 1459 SF
SF LIVING: 1040 SF
FF LIVING: 419 SF
391
D
W
D
W

BEDROOM
CLOS
BAR
GARAGE
BATH
GARAGE
BATH
BAR

BEDROOM
WH
PWDR
BATH
DINING

LIVING LIVING
LOFT

BEDROOM

BEDROOM

BEDROOM
PWDR
CL
CL
23'-6"
35'-6"
20'-0 1/2" 20'-0 1/2" 20'-0"
40'-11 1/2"
43'-0"
51'-0"

KITCHEN

KITCHEN
CL
BATH
DINING
CLOS
8'-0" 4'-0"
4'-10" 41'-4" 4'-10"
4'-0" 8'-0" 23'-6"
4'-6 1/2" 4'-4" 4'-4" 10'-3 1/2"
51'-0"
25'-6" 25'-6"
2'-0 1/2" 7'-0 1/2" 9'-3" 4'-4" 2'-10" 2'-10" 4'-4" 9'-3 3/4" 6'-11 3/4" 2'-0 1/2" 10'-3 1/2" 4'-4" 4'-4" 4'-6 1/2"
10'-7 1/2" 10'-0 1/2" 10'-0 1/2" 10'-7 1/2"
7'-1 1/4" 2'-3" 4'-11 3/4"
3'-3"
6'-10" 12'-4" 5'-0" 5'-0" 12'-4" 6'-10"5'-5 3/4" 2'-3 1/4" 6'-9" 2'-1 1/4" 4'-9"
3'-5" 3'-3" 3'-4"
3'-7"
3'-3"
8'-6"
10'-9"
11'-1"
6'-0" 13'-2" 6'-4" 13'-2" 5'-8"
25'-6" 25'-2"
50'-8"
6'-4"
7'-6 1/4" 7'-11 3/4" 8'-1 1/4" 7'-0"
36'-0"
18'-7 1/2"
3'-4 1/4"
17'-4 1/4" 4'-11 3/4"
2'-10" 4'-1" 9'-2 1/4" 1'-3" 6'-3 1/4"
4'-10" 5'-0" 1'-9 1/4" 4'-11 3/4" 4'-11 1/4" 1'-9 1/4" 2'-2 1/2" 4'-0" 4'-6 1/2" 12'-1 1/2" 4'-10" 25'-6" 25'-6"
51'-0"
35'-6"
24'-10"
9'-8" 8'-4"
7'-11"
12'-0"
5'-4"
10'-8"
8'-3"
14'-4"
4'-10"
13'-2"
4'-7 3/4"
7'-11" 11'-9"
12'-8"
11'-8 1/4"
8'-11 1/2"
9'-11"
6'-11 1/2"
10'-5"
11'-8"
8'-5 1/4"
4'-5"
7'-0 1/4" 3'-8 3/4" 3'-7 3/4" 11'-10 1/4"
WH
3'-10"
3'-5" 3'-8 1/4"
3'-3"
8'-11" 3'-5" 5'-0" 2'-11 3/4"5'-0" 3'-5" 8'-11"
5'-8"
5'-7 1/2"
5'-1 1/2"
7'-11"
2'-11 3/4"
24'-10"
1'-6" 1'-6"
2'-7"
3'-9" 4'-8"
8'-10 1/4"
3'-9"
4'-8"
7'-8 3/4"
5'-0"
6'-7 3/4"
14'-8" 5'-0"
2'-0"
11'-9"
CL
BATH
11'-8 1/4"
DATE: 4/28/21
ADDRESS:TBD

OXNARD, CA
A 6.1 DIM FLOOR PLAN "F" SHEET NUMBERPORTOFINO PL. & FIFTH STREET, OXNARD CA 6'-2 3/4" 4'-6"
2'-3 1/2"
3'-11" 3'-3"
3'-6"
7'-11"
5'-0"
3'-3"
6'-6"
6'-3"
8'-0 1/4"
12'-4"
2'-2 1/4" 2'-10 1/2" 7'-0"
2'-6"
1'-6" 1'-6"
1'-1"
4'-5 3/4"
A9.0 C
A9.1 B
A9.0 A
A9.0 C
A9.1 B
A9.0 A
A9.0 D
A9.0 E
A9.0 D A9.0 E
A9.0 C
A9.1 B
A9.0 A
A9.0 C
A9.1 B
A9.0 A
A9.0 D
A9.0 E
A9.0 D A9.0 E
9'-0 1/2"
12'-4 3/4"
FIRST FLOOR PLAN "F" UPPER FLOOR PLAN "F"
TOTAL: 845 SF
GARAGE : 426 SF
FF LIVING: 419 SF
UNIT A
TOTAL: 845 SF
GARAGE : 426 SF
FF LIVING: 419 SF

UNIT B UNIT A UNIT B
TOTAL: 1481 SF
SF LIVING: 1062 SF
FF LIVING: 419 SF
TOTAL: 1459 SF
SF LIVING: 1040 SF
FF LIVING: 419 SF
392
4 12 4 12
1 5 3 3 3 4 2 2 3 2 2 3 4 2 2 3 3 3 2 2 4 3 3 3 5 1
1 3 3 3 3 3 4 2 3 5 1 1 5 3 2 4 3 3 3 3 3 1
1 5 3 3 3 4 4 4
3 2 2 3
2 2
3 3 3 3 4 3 3 3 3 3 3 5 1
DATE: 4/28/21
ADDRESS:TBD

OXNARD, CA
A 6.2 ELEVATIONS "F" SHEET NUMBERPORTOFINO PL. & FIFTH STREET, OXNARD CA

FINISHED FLOOR
0'-0"

TOP OF RIDGE
25'-0"

FINISHED FLOOR
0'-0"

TOP OF RIDGE
25'-0"
1 FINISHED GRADE
2 FASCIA, ACCENT COLOR AS SPCIFIED
3 BODY COLOR AS SPECIFIED
4 ASPHALT ROOF ROOFING, COLOR AS SPECIFIED
5 PORCELAIN TILE AS SPECIFIED

KEYNOTES
NOTE: ALL WINDOW AND DOORS TO BE WHITE VINYL

NOT LABELED FOR CLARITY
NOTE: FOR COLOR SPECIFICATIONS AND SCEDULE
REFER TO SHEET A 1.2 FOR COLOR PALETTE
TYP. SLAB ON FINISHED GRADE CONSTRUCTION
OVER 30# FELT PAPER, ROOF SHEATHING, AND PRE MFG TRUSS SYSTEM.

SEE DETAIL 19 ON A9.2
OVER SHEATHING, 5'8" SHEET ROCK, FOAM INSULATION,
TYPICAL EXTERIOR WALL CONSTRUCTION: SAND FINISH STUCCO
AND A TYPICAL FRAMED WALL, AS SPECIFIED BY ENGINEER.

SEE DETAIL 1 THROUGH 4 ON A9.2
REAR ELEVATION "F"
STREET ELEVATION "F"
LEFT SIDE ELEVATION "F" RIGHT SIDE ELEVATION "F"
6 6 6
6 6 SOLAR LOCATED ON ROOF

FINISHED FLOOR
100'-0"

TOP OF RIDGE
125'-0"
393
SLOPE 1/2":12 SLOPE 1/2":12
- TEMPERED GLASS
1 2-10 6-10
- SC - TEMPERED GLASS
- SWINGING
2 2-6 6-10 (X2)
- SC - TEMPERED GLASS
- SLDR
3 4-0 5-0
- METAL - TEMPERED GLASS
- SLIDING
4 2-10 5-4
- METAL - TEMPERED GLASS
- SLIDING
5 4-0 6-0
- METAL -STEEL GATE
13 3-0 4-10
- SWINGING - TEMPERED GLASS
- SLIDING
6 4-0 3-4
- METAL - TEMPERED GLASS
- SLIDING
7 2-0 4-0
- METAL - TEMPERED GLASS
- FIXED
8 1-2 1-2
- METAL - TEMPERED GLASS
- FIXED
9 1-6 2-8
- METAL - TEMPERED GLASS
- SLIDING
10 2-4 2-4
- METAL - TEMPERED GLASS
- FIXED
11 2-4 2-4
- METAL
F
F
F
F
F
F
F
F
F
6'-10"
2'-10"
6'-10"
5'-0"
- SWINGING
5'-0"
4'-0" 2'-4"
2'-4"
2'-4"
3'-0"
4'-10"
2'-4"
1'-6"
2'-8"
1'-2"
EQ
4'-0"
2'-0"
4'-0"
3'-4"
6'-0"
4'-0"
2'-10"
5'-4"
1'-9"
1'-6"
2'-10"
3'-5"
4'-10"
5'-8"
4'-2"
4'-6"
5'-10"

2. AS SET FORTH IN THE ADOPTED IRC AND/ALL CC&RS
PROVIDE SAFETY GLAZING IN THE FOLLOWING LOCATIONS: SECTION 308.4.1 TO R308.4.7. IRC. WINDOWS IN ALL SLEEPING AREAS SHALL MEET EGRS REQUIRED A) SLIDING OR SWINGING DOORS EXCEPT JALOUSIES.

B) TUB AND OR SHOWER ENCLOSURE AND
GLAZING IN THE WALLS LESS THAN 60” ABOVE THE STANDING SURFACES OF TUBS OR SHOWERS.

C) GLAZING IN FIXED AND SLIDING PANELS OF SLIDING DOOR ASSEMBLIES AND PANELS IN SLIDING AND BI -FOLD CLOSET DOOR ASSEMBLIES.

D) GLAZING IN DOORS AND ENCLOSURES
FOR HOT TUBS, WHIRLPOOLS, SAUNAS, STEAM ROOMS, BATHTUBS AND SHOWERS. GLAZING IN

ANY PART OF A BUILDING WALL ENCLOSING THESE COMPARTMENTS WHERE THE BOTTOM EXPOSED EDGE OF THE GLAZING IS LESS THAN 60 INCHES MEASURED HORIZONTALLY AND

VERTICALLY AND IN STRAIGHT LINE, FROM THE WATER EDGE AT ANY STANDING OR WALKING SURFACE.

1. EXTERIOR DOOR AND WINDOW SCHEDULE

ALL GLAZING TO BE INSTALLED IN COMPLIANCE AND AS SPECIFIED WITH

THE APPROVED IECC REPORT AS SUBMITTED AND APPROVED WITH THIS

3. ALL GLAZING TO BE INSTALLED PER MANUFACTURER SPECIFICATIONS

THE GENERAL CONTRACTOR IN CONCERT WITH THE SUPPLIER TO SUPPLY

4. ALL CUT SHEETS AND ROUGH OPENING SIZES TO THE FRAMING CONTRACTOR

THESE CONSTRUCTION DOCUMENTS AND PERMIT

PRIOR TO COMMENCEMENT OF ALL WORK TO BE PREFORMED
F.F. ELEV. = 0'-0"
(1 CONT.)

E) GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANEL ADJACENT TO A DOOR WHERE THE NEAREST VERTICAL EDGE OF THE GLAZING IS WITHIN A 24 INCHES ARC OF BOTH VERTICAL EDGE OF THE DOOR IN A CLOSE POSITION AND WHOSE BOTTOM EDGE IS LESS THAN 60 INCHES ABOVE THE FLOOR OR WALKING SURFACE.

F) GLAZING ADJACENT TO STAIRWAYS, LANDINGS AND RAMPS WITHIN 36 INCHES HORIZONTALLY OF A WALKING SURFACE WHEN THE EXPOSED SURFACE OF THE GLASS IS LESS THAN 60 INCHES ABOVE THE NOSE OF THE ADJACENT WALKING SURFACE.

G) GLAZING WITHIN 18” OF THE FLOOR, INDIVIDUAL PANEL GREATER THAN 9 SQUARE FEET. H) ALL GLAZING IN RAILINGS REGARDLESS OF AN AREA OR HEIGHT ABOVE A WALKING SURFACE.

INCLUDED ARE STRUCTURAL BALUSTERS PANELS AND NON -STRUCTURAL IN FILL PANELS.

TOP PLATE = 6'-10"
- TEMPERED GLASS
- SLIDING
12 6-0 6-8
- METAL F
6'-0"
6'-8"
INSULATION @ R3.75 PER INCH, TO MAKE

CONDITIONED ATTIC SPACE

TYPICAL MFG TRUSS AND SHEATHING

REFER TO ENGINEERING
A TOTAL R VALUE OF 30.00 TO BOTTOM OF

ROOF SHEATHING
INSTALL 8" OF CLOSED CELL SPRAY FOAM
OR,
INSTALL R30 BATT INSULATION TO THE

BOTTOM OF ROOF SHEATHING

18. 19.

20. 21.

WHERE EVE VENTING OCCURS, FIRE BLOCK BELOW FASCIA @ STUD WALL AND LAY EVERY THIRD MINIMUM VERTICAL SEPARATION BETWEEEN HIGH AND LOW VENTS IS 3'-0" (MIN.).

ANY CHANGES IN THE ROOF SYSTEM (IE., SIZE, SHAPE, ETC. TO BE REPORTED IN WRITING TO NO CLOSER THAN 3'-0" TO THE EAVE
HIGH VENTS SHALL BE NO CLOSER THAN 1'-0" TO THE RIDGE AND LOW TILE VENTS SHALL BE TO ROOF CONNECTIONS, PAINT FLASHING TO MATCH.

7. 8.

9. 10.

11. 12.

13. 14.

15. 16.

17. ALL ROOF PENETRATIONS TO BE A MINIMUM OF 1'-0" FROM EDGE OF ROOF CRICKETS OR CANT

ON SITE VERIFICATION OF ALL CONDITIONS REQUIRED OF THE TRUSS SUPPLIER OR CONTRACTOR BY THE ENGINEER OF RECORD OR THE GENERAL CONTRACTOR.

OVER FRAMING TO BE THE RESPONSIBILITY OF THE FRAMING CONTRACTOR OR AS SPECIFIED INSTALLATION OF THE TRUSS SYSTEM, ON SITE FILLS , "CUT AND STACK" FRAMING AND ALL

PRIOR TO MANUFACTURING OF ANY TRUSSES OR COMPONENTS, THIS IS TO ENSURE PROPER SIZES QUANTITIES, SHAPES, SIZES, CONFIGURATIONS, ETC. OF ALL TRUSSES, HIP SETS, GABLE ENDS, "DREW-COAT" WATERPROOF DECKING MEMBRANE OVER O.S.B. FLOOR SHEATHING PROVIDE "DREW COAT" WATERPROOF DECKING MEMBRANE OVER THIS AREA OR EQUAL.

PROVIDE "BITHUTHENE 3000" WATERPROOF MEMBRANE AT ALL HORIZ. APPLICATIONS OF FIREPLACE. STACK LAP OVER SIDES MIN 6" ALL UNDER 20 GAL. G.I. CAP w/ MIN 2" LAP OVER SIDES. WELD ALL BREAKS IN PAN AND SLOPE TO DRAIN.

TO AVOID CONFLICTS.

ALL ROOF PENETRATIONS TO BE FIELD VERIFIED BETWEEN TRADES PRIOR TO INSTALLATION STRIPS (TYPICAL).

APPORIATE BRACING PERMANENT AND TEMPORARY

ROOF TRUSS SYSTEM TO BE INSTALLED PER MANUFACTURERS SPECIFICATIONS USING ALL

REGARDING THE ACCOMMODATION OF THE INSTALLATION OF THE HEATING VENTILATION AND AIR CONDITIONING (HVAC) SYSTEM AND ITS' COMPONENTS.

TRUSS SUPPLIER TO ENSURE THAT ALL TRUSSES CONFORM TO ANY AND ALL SPECIFICATIONS

TRUSS SUPPLIER TO ENSURE THAT ALL TRUSSES CONFORM TO ANY AND ALL SPECIFICATIONS OF FRAMING CONTRACTOR TO USE SIMPSON HURRICANE CLIPS 2.5 OR BETTER AT THE END OF

ALL TRUSSES OR AS SPECIFIED BY THE ENGINEER OF RECORD OR TRUSS SUPPLIER

1. 2.

3. 4.

5. 6.

INSTALLATION.

ROOFING SUB CONTRACTOR TO PROVIDE ALL FLASHING THROUGHOUT AND PROVIDE

PROVIDE LEAD FLASHING AT PROTRUDING PIPES THROUGH ROOF AND AT CURVED WALL

ROOF IS TO BE FLASHED AND COUNTER FLASHED AT WALLS, VALLEYS, PENETRATIONS, AND PROVIDE ALL BLOCKING AND FIRE STOPS AS REQUIRED.

ALL APPROPRIATE AREAS.

SEE STRUCT'L GENERAL NOTES FOR ROOF SHEATHING.

DASHED LINES DENOTE WALLS BELOW THE ROOF FRAMING.

BLOCKING AND ALL OTHER ROOF SYSTEM COMPONENTS ARE ASSUMED TO BE SUPPLIED IN THE "TRUSS PACKAGE" BY THE TRUSS MANUFACTURER.

AND QUANTITIES

THE ENGINEER OF RECORD PERTAINING TO DRAG TRUSSES, SHEAR TRUSSES, ETC

THE DESIGN PROFESSIONAL IMMEDIATELY
VENT BLOCK HORIZ. w/ BAFFLE AT INSULATION.

ROOF FRAMING (TRUSS) NOTES
BASIS FOR DESIGN:

ROOF TO BE UNVENTED AS ALLOWED PER IRC 806.5 WITH ALL CONDITIONS

ROOF VENTILATION DESIGN
MET AND/OR EXCEEDED. REFER TO DETAIL F ABOVE
DATE: 4/28/21
ADDRESS:TBD

OXNARD, CA
A 6.3 ROOF PLAN "F" SHEET NUMBERPORTOFINO PL. & FIFTH STREET, OXNARD CA ROOF PLAN "F"
394
D
W
D
W
FIRST FLOOR PLAN "B" UPPER FLOOR PLAN "B"
DATE: 4/28/21
ADDRESS:TBD

OXNARD, CA
A 7.0 FLOORPLAN "B" SHEET NUMBERPORTOFINO PL. & FIFTH STREET, OXNARD CA

FLOOR PLAN KEY NOTES
SHOWER TUB COMBO, SEE GC/OWNER FOR EXACT MAKE AND MODEL.

TYPICAL RECESSED MEDICINE CABINET. SEE GC/OWNER
36" HIGH CAB, SEE GC/ OWNER AGENT FOR SPECS.

TYPICAL MIRROR. SEE GC/OWNER FOR EXACT DIMENSIONS.

WASHER, SEE GC/OWNER FOR EXACT MAKE AND MODEL.

RECESSED WATER VALVE BOX.

LAUNDRY ROOM
WALL MOUNTED SHOWER HEAD AT 72" A.F.F.

TOILET, SEE GC/OWNER AGENT FOR EXACT TYPE AND MODEL.

SINK, SEE BUILDER/OWNER FOR EXACT TYPE AND MODEL.

BATHROOM
SEE BUILDER/OWNER FOR EXACT STLYE, MATERIAL AND COLOR.

COUNTER TOP @ 36" A.F.F. SEE BUILDER/OWNER FOR EXACT

WALL MOUNTED UPPER CABINETS, SEE GC/OWNER FOR
RANGE/OVEN COMBO, SEE BUILDER/OWNER FOR EXACT MAKE AND MODEL.

DISHWASHER SPECIFIED BY BUILDER/KITCHEN DESIGNER

GARBAGE DISPOSAL AT SINK SPECIFIED BY BUILDER/KITCHEN DESIGNER 36" BASE CABINETS SEE GC/OWNER FOR EXACT LAYOUT, MFG

REFRIGERATOR SPACE, SEE GC/OWNER FOR EXACT DIMENSIONS

KITCHEN AND BAR
COUNTER TOP AT 30" A.F.F. W/ KNEE SPACE (WHERE OCCURS)
WHERE IS SHOWN PROVIDE 50CFM INTERMITTENT EXHAUST FAN.

AND ANY ADOPTED LOCAL AMENDMENTS.

THERE SHALL BE A FLOOR OR LANDING AT THE TOP AND BOTTOM

TYPICAL CONCRETE LANDING AT EXTERIOR DOOR SHALL NOT
PROVIDE HOSE-BIBB W/RECESSES BRADLEY 7910 HOSE BOX OR EQUAL GAS FIRED ON DEMAND WATER HEATER, #GT15-240NI
ELECTRICAL MAIN PANEL. SEE ELEC LOAD CALCS.

PER M1502.4.1, INSTALL DRYER MOISTURE EXHAUST DUCT SYSTEM F.A.U. SEE MECH FOR DETAILS PROVIDED THE DOOR DOES NOT SWING OVER THE LANDING. MIN EXT. DOOR SERVED. LANDING SHALL BE MIN 36" IN DIRECTION OF SLOPE SLAB/DECK 1/4" PER 1'-0" AWAY FROM STRUCTURE
TO ME DRYER VENT PRESSURE DROP CALCULATION FOR COMPLIANCE.

DIRECT VENT RANGE HOOD/MICROWAVE COMBO. SEE MECHANICAL PLANS FOR (MAX 14' IN LENGTH-INCLUDING (2) NINETY DEGREE ELBOWS. REFER OF EACH STAIRWAY. ALL LANDINGS SHALL COMPLY WITH THE
IRC CODE AND ANY ADOPTED LOCAL AMENDMENTS.

ALL STAIRWAYS SHALL COMPLY WITH THE CURRENT IRC CODE
NOT BE MORE THAN 8" BELOW THE TOP OF THE THRESHOLD,

WIDTH OF LANDING SHALL NOT BE LESS THAN THE WIDTH OF THE TRAVEL. LINE OF THE FLOOR ABOVE/RAILING.

NOT IN USE

EXACT LAYOUT, MFG, MODEL AND COLOR

MODEL AND COLOR
STYLE, MATERIAL AND COLOR..

COUNTER TOP 18" WIDE @ 44" A.F.F. OVER 6" PONY WALL
SPECS. INSTALL PER MF'R SPECS, SPECIFIED BY BUILDER/KITCHEN DESIGNER FOR EXACT TYPE AND MODEL.

PAPER HLDR, SEE BUILDER/OWNER AGENT FOR EXACT TYPE AND MODEL.

WHERE IS SHOWN, PROVIDE SMOKE & CARBON DETECTORS.

1. IN EACH SLEEPING ROOM
WILL ACTIVATE ALL ALARMS. THE ALARM SHALL BE CLEARLY AUDIBLE PER IRC, SECTION 313, 314.3

3. ON EACH ADDITIONAL FLOOR OF THE DWELLING.

BE WIRED IN A MANNER THAT IF THE ACTUATION OF ONE ALARM LOCATIONS:

2. OUTSIDE EACH SLEEPING ROOM IN THE IMMEDIATE VICINITY OF

OF THE BEDRROMS

WHEN ONE OR MORE DETECTOR IS TO BE INSTALLED ALL ARE TO IN ALL BR's OVER BACKGROUND NOISE WITH ALL DOORS CLOSED INSTALL DRYER BOX MODEL # BD480 OR EQUAL WITH OWNER APPROVAL

INSTALL KIDDE SMOKE/CO DUEL DETECTOR KNCOSMBA OR EQUAL

GENERAL NOTES

CLOSET BUILT-INS, SEE GC/ OWNER FOR LAYOUT, MATERIAL

AND FINISH
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 20
21 22
23 24
25 33
34 35
36 37
39 51
52 53
54 55
56 60
61 80
81 82
83 38
A.O. SMITH SIGNATURE PREMIRE 6.6 GPM 160,000 BTU NATURAL GAS

OR AS SPECIFIED BY THE MECHANICAL ENGINEER

TANKLESS WATER HEATER

SUPPLIER TO FURNISH AND MAKE AVAILABLE FOR ALL INSPECTIONS

INSTALLATION SPECIFICATIONS AND OPERATOR/OWNER MANUALS

SINK SIZE, MATERIAL SPECIFIED BY BUILDER/KITCHEN DESIGNER

7. EACH PIECE OF SHEATHING (OSB OR PLYWOOD) SHALL BEAR THE GRADE OF THE

WAS GRADED

8. ALL WOOD CONNECTORS HOLES SHALL BE FILLED WITH NAILS PER THE MFG

2. ALL WOOD IN CONTACT WITHIN OF CONCRETE SHALL BE RWD OR PRESSURE TREATED

1. ALL WOOD SHALL BE AT 19% OR LESS MOISTURE CONTENT PRIOR TO COVERING

AND TRADEMARK OF THE GRADING AGENCY UNDER WHOSE RULES THE MEMBER

SHEET IN ACCORDANCE WITH THE APA GRADING RULES

5. EACH PIECE OF WOOD FRAMING SHALL BEAR THE GRADE OF THE WOOD SPECIES NATURAL RESISTANCE TO DECAY SUCH AS REDWOOD OR CEDAR 3. ALL WOOD EXPOSED TO WEATHER SHALL BE PRESSURE TREATED OR WOOD OF

GENERAL FRAMING NOTES

4. PRESSURE TREATED WOOD SHALL NOT CONTAIN EITHER CHROMIUM OR ARSENIC

INSTRUCTIONS AND THE ENGINEERS SPECIFICATIONS

9. ALL FASTENERS (NAILS, SCREWS, HOLD-DOWNS, STRAPS, ANCHOR BOLTS, ETC.) USED TO CONNECT PRESSURE TREATED WOOD SHALL BE CORROSION RESISTANT

GALVANIZED OR STAINLESS STEEL FASTENERS

10. ADHESIVES OR EPOXY ANCHORS SHALL BE INSTALLED PER THE MFG INSTRUCTIONS AND RECOMMENDATIONS INCLUDING, BUY NOT LIMITED TO, INSTRUCTIONS FOR THE

HOLE SIZES, HOLE CLEANING , TEMPERATURE, HUMIDITY AND SETTING WORKING TIMES

11.FRAMING (SUB) CONTRACTOR IS RESPONSIBLE TO PROTECT ALL FINISHED CONCRETE AREAS FROM DAMAGE WITH MIN 1/2" GYPSUM (OR EQUAL) INSTALLED HORIZONTAL OVER THOSE AREAS

12. WHEN POSSIBLE NO PINS, SHOTS, TEMPORARY NAILS TO BE EMBEDDED INTO CONCRETE SURFACE

THAT IS DEEMED TO BE A FINISHED OR EXPOSED AREA

13. USE NOTED DIMENSIONS RATHER THAN 'SCALED' DIMENSIONS

14. IF DIMENSION DISCREPANCIES ARISE CONTACT THE DESIGNER OF RECORD IMMEDIATELY FOR CLARIFICATION

15. DIMENSIONS NOTED ARE FACE OF STUD EXTERIOR, FINISHED (AFTER 5/8" SHEET ROCK) INTERIOR INSTALLED BELOW 60" FROM FINISHED GRADE

NOT IN USE
DRYER, SEE GC/OWNER FOR EXACT MAKE AND MODEL.

NOT IN USE

NOT IN USE

BEDROOM

CLOS BAR
GARAGE
BATH
GARAGE
BATH
BAR

BEDROOM
DINING
CLOS
7 7
13 13
13 15 15
51 51
52 52
53 53
54 54
55 55
56 56
60 61 61 60
80 80
81 81
82 82
83 83
A9.1
1 A9.1
1 A9.1
1 A9.1
1 A9.1
1 A9.1
2 A9.1
2 A9.1
3 A9.1
3 A9.1
3 A9.1
3 A9.1
1 A9.1
4 A9.1
4 A9.1
1 A9.1
5 A9.1
5 A9.1
7 A9.1
8 A9.1
7 A9.1
8 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
6 A9.1
6 1 2-10 6-10 4 2-10 5-4 4 2-10 5-4 7 2-0 4-0 7 2-0 4-0 4 2-10 5-4 4 2-10 5-4 1 2-10 6-10 11 2-4 2-4
11 2-4 2-4
11 2-4 2-4 11 2-4 2-4
11 2-4 2-4
11 2-4 2-4
1 2-10 6-10
1 2-10 6-10
12 6-0 6-8 12 6-0 6-8
2 2-6 6-10 (X2) 9 1-6 2-8 (X2) 9 1-6 2-8 (X2)
3 4-0 5-0 3 4-0 5-0
10 2-4 2-4
7 2-0 4-0
4 2-10 5-4
7 2-0 4-0
4 2-10 5-4
4 2-10 5-4
7 2-0 4-0
4 2-10 5-4
7 2-0 4-0
9 1-6 2-8 (X3) 9 1-6 2-8 (X3)
BATH
CL

KITCHEN
BATH
BATH

LIVING LIVING
LOFT

BEDROOM BEDROOM

BEDROOM
CL
CL

KITCHEN
DINING
15 15
20 20
23 23
22 22 22
22 24 24
33 33
34 34
35 35
37 37
39 39
51 51
38 38
52 53
53 54
54 55
55 55
56 56
56 60
60 61
61 A9.1
3 A9.1
3 A9.1
5 A9.1
5 A9.1
12 A9.1
12 A9.1
13 A9.1
13 A9.1
14 A9.1
14 A9.1
6 A9.1
6 A9.1
6 15
51 WH 2 WH 2
15 CL
53 54 54
54 53
51 54
52 52
52 52

BATH BATH
55 60 61
56 60
61 6 6
16 16
16 DECORATIVE SHROUD
17 ELECTRICAL PANEL TO BE FED BY SOLAR SOLUTION
17 TOTAL: 845 SF
GARAGE : 426 SF
FF LIVING: 419 SF
UNIT A
TOTAL: 845 SF
GARAGE : 426 SF
FF LIVING: 419 SF

UNIT B UNIT A UNIT B
TOTAL: 1481 SF
SF LIVING: 1062 SF
FF LIVING: 419 SF
TOTAL: 1442 SF
SF LIVING: 1023 SF
FF LIVING: 419 SF
395
D
W
D
W
DATE: 4/28/21
ADDRESS:TBD

OXNARD, CA
A 7.1 DIM FLOOR PLAN "B" SHEET NUMBERPORTOFINO PL. & FIFTH STREET, OXNARD CA A9.0 C
A9.1 B
A9.0 A
A9.0 C
A9.1 B
A9.0 A
A9.0 D
A9.0 E
A9.0 D A9.0 E
A9.0 C
A9.1 B
A9.0 A
A9.0 C
A9.1 B
A9.0 A
A9.0 D
A9.0 E
A9.0 D A9.0 E

BEDROOM
CLOS
BAR
GARAGE
BATH
GARAGE
BATH
BAR

BEDROOM
WH
PWDR
BATH
DINING

LIVING LIVING
LOFT

BEDROOM

BEDROOM

BEDROOM
PWDR
CL
CL
23'-6"
35'-6"
20'-0 1/2" 20'-0 1/2" 20'-0"
40'-11 1/2"
43'-0"
51'-0"

KITCHEN

KITCHEN
CL
BATH
DINING
CLOS
8'-0" 4'-0"
4'-10" 41'-4" 4'-10"
4'-0" 8'-0" 23'-6"
4'-6 1/2" 4'-4" 4'-4" 10'-3 1/2"
51'-0"
25'-6" 25'-6"
2'-0 1/2" 7'-0 1/2" 9'-3" 4'-4" 2'-10" 2'-10" 4'-4" 9'-3 3/4" 6'-11 3/4" 2'-0 1/2" 10'-3 1/2" 4'-4" 4'-4" 4'-6 1/2"
10'-7 1/2" 10'-0 1/2" 10'-0 1/2" 10'-7 1/2"
7'-1 1/4" 2'-3" 4'-11 3/4"
3'-3"
6'-10" 12'-4" 5'-0" 5'-0" 12'-4" 6'-10"5'-5 3/4" 2'-3 1/4" 6'-9" 2'-1 1/4" 4'-9"
3'-5" 3'-3" 3'-4"
3'-7"
3'-3"
8'-6"
10'-9"
11'-1"
6'-0" 13'-2" 6'-4" 13'-2" 5'-8"
25'-6" 25'-2"
50'-8"
6'-4"
7'-6 1/4" 7'-11 3/4" 8'-1 1/4" 7'-0"
36'-0"
18'-7 1/2" 17'-4 1/4" 4'-11 3/4"
2'-10" 4'-1" 9'-2 1/4" 1'-3" 6'-2"
4'-10" 5'-0" 1'-9 1/4" 4'-11 3/4" 4'-11 1/4" 1'-9 1/4" 2'-2 1/2" 4'-0" 4'-6 1/2" 12'-1 1/2" 4'-10" 25'-6" 25'-6"
51'-0"
35'-6"
24'-10"
9'-8" 8'-4"
7'-11"
12'-0"
5'-4"
10'-8"
8'-3"
14'-4"
4'-10"
13'-2"
4'-7 3/4"
7'-11" 11'-9"
12'-8"
11'-8 1/4"
8'-11 1/2"
9'-11"
6'-11 1/2"
10'-5"
11'-8"
8'-5 1/4"
4'-5"
7'-0 1/4" 3'-8 3/4" 3'-7 3/4" 11'-10 1/4"
WH
3'-10"
3'-5" 3'-8 1/4"
3'-3"
8'-11" 3'-5" 5'-0" 2'-11 3/4"5'-0" 3'-5" 8'-11"
5'-8"
5'-7 1/2"
5'-1 1/2"
7'-11"
2'-11 3/4"
24'-10"
1'-6" 1'-6"
2'-7"
3'-9" 4'-8"
8'-10 1/4"
3'-9"
4'-8"
7'-8 3/4"
5'-0"
6'-7 3/4"
14'-8" 5'-0"
2'-0"
11'-9"
CL
BATH
11'-8 1/4"
6'-2 3/4" 4'-6"
2'-3 1/2"
3'-11" 3'-3"
3'-6"
7'-11"
5'-0"
3'-3"
6'-6"
6'-3"
8'-0 1/4"
12'-4"
2'-2 1/4" 2'-10 1/2" 7'-0"
2'-6"
1'-6" 1'-6"
1'-1"
4'-5 3/4"
12'-6"
12'-4 3/4"
FIRST FLOOR PLAN "B" UPPER FLOOR PLAN "B"
TOTAL: 845 SF
GARAGE : 426 SF
FF LIVING: 419 SF
UNIT A
TOTAL: 845 SF
GARAGE : 426 SF
FF LIVING: 419 SF

UNIT B UNIT A UNIT B
TOTAL: 1481 SF
SF LIVING: 1062 SF
FF LIVING: 419 SF
TOTAL: 1442 SF
SF LIVING: 1023 SF
FF LIVING: 419 SF
396
4 12 4 12
1 5 3 3 3 4 2 2 3 2 2 3 4 2 2 3 3 3 2 2 4 3 3 3 5 1
1 3 3 3 3 3 4 2 3 5 1 1 5 3 2 4 3 3 3 3 3 1
1 5 3 3 3 4 4 4
3 2 2 3
2 2
3 3 3 3 4 3 3 3 3 3 3 5 1
DATE: 4/28/21
ADDRESS:TBD

OXNARD, CA
A 7.2 ELEVATIONS "B" SHEET NUMBERPORTOFINO PL. & FIFTH STREET, OXNARD CA

FINISHED FLOOR
0'-0"

TOP OF RIDGE
25'-0"

FINISHED FLOOR
0'-0"

TOP OF RIDGE
25'-0"

FINISHED FLOOR
0'-0"

TOP OF RIDGE
25'-0"
1 FINISHED GRADE
2 FASCIA, ACCENT COLOR AS SPCIFIED
3 BODY COLOR AS SPECIFIED
4 ASPHALT ROOF ROOFING, COLOR AS SPECIFIED
5 PORCELAIN TILE AS SPECIFIED

KEYNOTES
NOTE: ALL WINDOW AND DOORS TO BE WHITE VINYL

NOT LABELED FOR CLARITY
NOTE: FOR COLOR SPECIFICATIONS AND SCEDULE
REFER TO SHEET A 1.2 FOR COLOR PALETTE
TYP. SLAB ON FINISHED GRADE CONSTRUCTION
OVER 30# FELT PAPER, ROOF SHEATHING, AND PRE MFG TRUSS SYSTEM.

SEE DETAIL 19 ON A9.2
OVER SHEATHING, 5'8" SHEET ROCK, FOAM INSULATION,
TYPICAL EXTERIOR WALL CONSTRUCTION: SAND FINISH STUCCO
AND A TYPICAL FRAMED WALL, AS SPECIFIED BY ENGINEER.

SEE DETAIL 1 THROUGH 4 ON A9.2
REAR ELEVATION "B"
STREET ELEVATION "B"
LEFT SIDE ELEVATION "B" RIGHT SIDE ELEVATION "B"
6 6 6
6 6 SOLAR LOCATED ON ROOF
397
SLOPE 1/2":12 SLOPE 1/2":12
- TEMPERED GLASS
1 2-10 6-10
- SC - TEMPERED GLASS
- SWINGING
2 2-6 6-10 (X2)
- SC - TEMPERED GLASS
- SLDR
3 4-0 5-0
- METAL - TEMPERED GLASS
- SLIDING
4 2-10 5-4
- METAL - TEMPERED GLASS
- SLIDING
5 4-0 6-0
- METAL -STEEL GATE
13 3-0 4-10
- SWINGING - TEMPERED GLASS
- SLIDING
6 4-0 3-4
- METAL - TEMPERED GLASS
- SLIDING
7 2-0 4-0
- METAL - TEMPERED GLASS
- FIXED
8 1-2 1-2
- METAL - TEMPERED GLASS
- FIXED
9 1-6 2-8
- METAL - TEMPERED GLASS
- SLIDING
10 2-4 2-4
- METAL - TEMPERED GLASS
- FIXED
11 2-4 2-4
- METAL
F
F
F
F
F
F
F
F
F
6'-10"
2'-10"
6'-10"
5'-0"
- SWINGING
5'-0"
4'-0" 2'-4"
2'-4"
2'-4"
3'-0"
4'-10"
2'-4"
1'-6"
2'-8"
1'-2"
EQ
4'-0"
2'-0"
4'-0"
3'-4"
6'-0"
4'-0"
2'-10"
5'-4"
1'-9"
1'-6"
2'-10"
3'-5"
4'-10"
5'-8"
4'-2"
4'-6"
5'-10"

2. AS SET FORTH IN THE ADOPTED IRC AND/ALL CC&RS
PROVIDE SAFETY GLAZING IN THE FOLLOWING LOCATIONS: SECTION 308.4.1 TO R308.4.7. IRC. WINDOWS IN ALL SLEEPING AREAS SHALL MEET EGRS REQUIRED A) SLIDING OR SWINGING DOORS EXCEPT JALOUSIES.

B) TUB AND OR SHOWER ENCLOSURE AND
GLAZING IN THE WALLS LESS THAN 60” ABOVE THE STANDING SURFACES OF TUBS OR SHOWERS.

C) GLAZING IN FIXED AND SLIDING PANELS OF SLIDING DOOR ASSEMBLIES AND PANELS IN SLIDING AND BI -FOLD CLOSET DOOR ASSEMBLIES.

D) GLAZING IN DOORS AND ENCLOSURES
FOR HOT TUBS, WHIRLPOOLS, SAUNAS, STEAM ROOMS, BATHTUBS AND SHOWERS. GLAZING IN

ANY PART OF A BUILDING WALL ENCLOSING THESE COMPARTMENTS WHERE THE BOTTOM EXPOSED EDGE OF THE GLAZING IS LESS THAN 60 INCHES MEASURED HORIZONTALLY AND

VERTICALLY AND IN STRAIGHT LINE, FROM THE WATER EDGE AT ANY STANDING OR WALKING SURFACE.

1. EXTERIOR DOOR AND WINDOW SCHEDULE

ALL GLAZING TO BE INSTALLED IN COMPLIANCE AND AS SPECIFIED WITH

THE APPROVED IECC REPORT AS SUBMITTED AND APPROVED WITH THIS

3. ALL GLAZING TO BE INSTALLED PER MANUFACTURER SPECIFICATIONS

THE GENERAL CONTRACTOR IN CONCERT WITH THE SUPPLIER TO SUPPLY

4. ALL CUT SHEETS AND ROUGH OPENING SIZES TO THE FRAMING CONTRACTOR

THESE CONSTRUCTION DOCUMENTS AND PERMIT

PRIOR TO COMMENCEMENT OF ALL WORK TO BE PREFORMED
F.F. ELEV. = 0'-0"
(1 CONT.)

E) GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANEL ADJACENT TO A DOOR WHERE THE NEAREST VERTICAL EDGE OF THE GLAZING IS WITHIN A 24 INCHES ARC OF BOTH VERTICAL EDGE OF THE DOOR IN A CLOSE POSITION AND WHOSE BOTTOM EDGE IS LESS THAN 60 INCHES ABOVE THE FLOOR OR WALKING SURFACE.

F) GLAZING ADJACENT TO STAIRWAYS, LANDINGS AND RAMPS WITHIN 36 INCHES HORIZONTALLY OF A WALKING SURFACE WHEN THE EXPOSED SURFACE OF THE GLASS IS LESS THAN 60 INCHES ABOVE THE NOSE OF THE ADJACENT WALKING SURFACE.

G) GLAZING WITHIN 18” OF THE FLOOR, INDIVIDUAL PANEL GREATER THAN 9 SQUARE FEET. H) ALL GLAZING IN RAILINGS REGARDLESS OF AN AREA OR HEIGHT ABOVE A WALKING SURFACE.

INCLUDED ARE STRUCTURAL BALUSTERS PANELS AND NON -STRUCTURAL IN FILL PANELS.

TOP PLATE = 6'-10"
- TEMPERED GLASS
- SLIDING
12 6-0 6-8
- METAL F
6'-0"
6'-8"
INSULATION @ R3.75 PER INCH, TO MAKE

CONDITIONED ATTIC SPACE

TYPICAL MFG TRUSS AND SHEATHING

REFER TO ENGINEERING
A TOTAL R VALUE OF 30.00 TO BOTTOM OF

ROOF SHEATHING
INSTALL 8" OF CLOSED CELL SPRAY FOAM
OR,
INSTALL R30 BATT INSULATION TO THE

BOTTOM OF ROOF SHEATHING

18. 19.

20. 21.

WHERE EVE VENTING OCCURS, FIRE BLOCK BELOW FASCIA @ STUD WALL AND LAY EVERY THIRD MINIMUM VERTICAL SEPARATION BETWEEEN HIGH AND LOW VENTS IS 3'-0" (MIN.).

ANY CHANGES IN THE ROOF SYSTEM (IE., SIZE, SHAPE, ETC. TO BE REPORTED IN WRITING TO NO CLOSER THAN 3'-0" TO THE EAVE
HIGH VENTS SHALL BE NO CLOSER THAN 1'-0" TO THE RIDGE AND LOW TILE VENTS SHALL BE TO ROOF CONNECTIONS, PAINT FLASHING TO MATCH.

7. 8.

9. 10.

11. 12.

13. 14.

15. 16.

17. ALL ROOF PENETRATIONS TO BE A MINIMUM OF 1'-0" FROM EDGE OF ROOF CRICKETS OR CANT

ON SITE VERIFICATION OF ALL CONDITIONS REQUIRED OF THE TRUSS SUPPLIER OR CONTRACTOR BY THE ENGINEER OF RECORD OR THE GENERAL CONTRACTOR.

OVER FRAMING TO BE THE RESPONSIBILITY OF THE FRAMING CONTRACTOR OR AS SPECIFIED INSTALLATION OF THE TRUSS SYSTEM, ON SITE FILLS , "CUT AND STACK" FRAMING AND ALL

PRIOR TO MANUFACTURING OF ANY TRUSSES OR COMPONENTS, THIS IS TO ENSURE PROPER SIZES QUANTITIES, SHAPES, SIZES, CONFIGURATIONS, ETC. OF ALL TRUSSES, HIP SETS, GABLE ENDS, "DREW-COAT" WATERPROOF DECKING MEMBRANE OVER O.S.B. FLOOR SHEATHING PROVIDE "DREW COAT" WATERPROOF DECKING MEMBRANE OVER THIS AREA OR EQUAL.

PROVIDE "BITHUTHENE 3000" WATERPROOF MEMBRANE AT ALL HORIZ. APPLICATIONS OF FIREPLACE. STACK LAP OVER SIDES MIN 6" ALL UNDER 20 GAL. G.I. CAP w/ MIN 2" LAP OVER SIDES. WELD ALL BREAKS IN PAN AND SLOPE TO DRAIN.

TO AVOID CONFLICTS.

ALL ROOF PENETRATIONS TO BE FIELD VERIFIED BETWEEN TRADES PRIOR TO INSTALLATION STRIPS (TYPICAL).

APPORIATE BRACING PERMANENT AND TEMPORARY

ROOF TRUSS SYSTEM TO BE INSTALLED PER MANUFACTURERS SPECIFICATIONS USING ALL

REGARDING THE ACCOMMODATION OF THE INSTALLATION OF THE HEATING VENTILATION AND AIR CONDITIONING (HVAC) SYSTEM AND ITS' COMPONENTS.

TRUSS SUPPLIER TO ENSURE THAT ALL TRUSSES CONFORM TO ANY AND ALL SPECIFICATIONS

TRUSS SUPPLIER TO ENSURE THAT ALL TRUSSES CONFORM TO ANY AND ALL SPECIFICATIONS OF FRAMING CONTRACTOR TO USE SIMPSON HURRICANE CLIPS 2.5 OR BETTER AT THE END OF

ALL TRUSSES OR AS SPECIFIED BY THE ENGINEER OF RECORD OR TRUSS SUPPLIER

1. 2.

3. 4.

5. 6.

INSTALLATION.

ROOFING SUB CONTRACTOR TO PROVIDE ALL FLASHING THROUGHOUT AND PROVIDE

PROVIDE LEAD FLASHING AT PROTRUDING PIPES THROUGH ROOF AND AT CURVED WALL

ROOF IS TO BE FLASHED AND COUNTER FLASHED AT WALLS, VALLEYS, PENETRATIONS, AND PROVIDE ALL BLOCKING AND FIRE STOPS AS REQUIRED.

ALL APPROPRIATE AREAS.

SEE STRUCT'L GENERAL NOTES FOR ROOF SHEATHING.

DASHED LINES DENOTE WALLS BELOW THE ROOF FRAMING.

BLOCKING AND ALL OTHER ROOF SYSTEM COMPONENTS ARE ASSUMED TO BE SUPPLIED IN THE "TRUSS PACKAGE" BY THE TRUSS MANUFACTURER.

AND QUANTITIES

THE ENGINEER OF RECORD PERTAINING TO DRAG TRUSSES, SHEAR TRUSSES, ETC

THE DESIGN PROFESSIONAL IMMEDIATELY
VENT BLOCK HORIZ. w/ BAFFLE AT INSULATION.

ROOF FRAMING (TRUSS) NOTES
BASIS FOR DESIGN:

ROOF TO BE UNVENTED AS ALLOWED PER IRC 806.5 WITH ALL CONDITIONS

ROOF VENTILATION DESIGN
MET AND/OR EXCEEDED. REFER TO DETAIL F ABOVE
DATE: 4/28/21
ADDRESS:TBD

OXNARD, CA
ROOF PLAN "B" SHEET NUMBERPORTOFINO PL. & FIFTH STREET, OXNARD CA A 7.3
ROOF PLAN "B"
398
D
W
D
W
FIRST FLOOR PLAN "D" UPPER FLOOR PLAN "D"
DATE: 4/28/21
ADDRESS:TBD

OXNARD, CA
A 8.0 FLOORPLAN 'B' RIGHT SHEET NUMBERPORTOFINO PL. & FIFTH STREET, OXNARD CA

FLOOR PLAN KEY NOTES
SHOWER TUB COMBO, SEE GC/OWNER FOR EXACT MAKE AND MODEL.

TYPICAL RECESSED MEDICINE CABINET. SEE GC/OWNER
36" HIGH CAB, SEE GC/ OWNER AGENT FOR SPECS.

TYPICAL MIRROR. SEE GC/OWNER FOR EXACT DIMENSIONS.

WASHER, SEE GC/OWNER FOR EXACT MAKE AND MODEL.

RECESSED WATER VALVE BOX.

LAUNDRY ROOM
WALL MOUNTED SHOWER HEAD AT 72" A.F.F.

TOILET, SEE GC/OWNER AGENT FOR EXACT TYPE AND MODEL.

SINK, SEE BUILDER/OWNER FOR EXACT TYPE AND MODEL.

BATHROOM
SEE BUILDER/OWNER FOR EXACT STLYE, MATERIAL AND COLOR.

COUNTER TOP @ 36" A.F.F. SEE BUILDER/OWNER FOR EXACT

WALL MOUNTED UPPER CABINETS, SEE GC/OWNER FOR
RANGE/OVEN COMBO, SEE BUILDER/OWNER FOR EXACT MAKE AND MODEL.

DISHWASHER SPECIFIED BY BUILDER/KITCHEN DESIGNER

GARBAGE DISPOSAL AT SINK SPECIFIED BY BUILDER/KITCHEN DESIGNER 36" BASE CABINETS SEE GC/OWNER FOR EXACT LAYOUT, MFG

REFRIGERATOR SPACE, SEE GC/OWNER FOR EXACT DIMENSIONS

KITCHEN AND BAR
COUNTER TOP AT 30" A.F.F. W/ KNEE SPACE (WHERE OCCURS)
WHERE IS SHOWN PROVIDE 50CFM INTERMITTENT EXHAUST FAN.

AND ANY ADOPTED LOCAL AMENDMENTS.

THERE SHALL BE A FLOOR OR LANDING AT THE TOP AND BOTTOM

TYPICAL CONCRETE LANDING AT EXTERIOR DOOR SHALL NOT
PROVIDE HOSE-BIBB W/RECESSES BRADLEY 7910 HOSE BOX OR EQUAL GAS FIRED ON DEMAND WATER HEATER, #GT15-240NI
ELECTRICAL MAIN PANEL. SEE ELEC LOAD CALCS.

PER M1502.4.1, INSTALL DRYER MOISTURE EXHAUST DUCT SYSTEM F.A.U. SEE MECH FOR DETAILS PROVIDED THE DOOR DOES NOT SWING OVER THE LANDING. MIN EXT. DOOR SERVED. LANDING SHALL BE MIN 36" IN DIRECTION OF SLOPE SLAB/DECK 1/4" PER 1'-0" AWAY FROM STRUCTURE
TO ME DRYER VENT PRESSURE DROP CALCULATION FOR COMPLIANCE.

DIRECT VENT RANGE HOOD/MICROWAVE COMBO. SEE MECHANICAL PLANS FOR (MAX 14' IN LENGTH-INCLUDING (2) NINETY DEGREE ELBOWS. REFER OF EACH STAIRWAY. ALL LANDINGS SHALL COMPLY WITH THE
IRC CODE AND ANY ADOPTED LOCAL AMENDMENTS.

ALL STAIRWAYS SHALL COMPLY WITH THE CURRENT IRC CODE
NOT BE MORE THAN 8" BELOW THE TOP OF THE THRESHOLD,

WIDTH OF LANDING SHALL NOT BE LESS THAN THE WIDTH OF THE TRAVEL. LINE OF THE FLOOR ABOVE/RAILING.

NOT IN USE

EXACT LAYOUT, MFG, MODEL AND COLOR

MODEL AND COLOR
STYLE, MATERIAL AND COLOR..

COUNTER TOP 18" WIDE @ 44" A.F.F. OVER 6" PONY WALL
SPECS. INSTALL PER MF'R SPECS, SPECIFIED BY BUILDER/KITCHEN DESIGNER FOR EXACT TYPE AND MODEL.

PAPER HLDR, SEE BUILDER/OWNER AGENT FOR EXACT TYPE AND MODEL.

WHERE IS SHOWN, PROVIDE SMOKE & CARBON DETECTORS.

1. IN EACH SLEEPING ROOM
WILL ACTIVATE ALL ALARMS. THE ALARM SHALL BE CLEARLY AUDIBLE PER IRC, SECTION 313, 314.3

3. ON EACH ADDITIONAL FLOOR OF THE DWELLING.

BE WIRED IN A MANNER THAT IF THE ACTUATION OF ONE ALARM LOCATIONS:

2. OUTSIDE EACH SLEEPING ROOM IN THE IMMEDIATE VICINITY OF

OF THE BEDRROMS

WHEN ONE OR MORE DETECTOR IS TO BE INSTALLED ALL ARE TO IN ALL BR's OVER BACKGROUND NOISE WITH ALL DOORS CLOSED INSTALL DRYER BOX MODEL # BD480 OR EQUAL WITH OWNER APPROVAL

INSTALL KIDDE SMOKE/CO DUEL DETECTOR KNCOSMBA OR EQUAL

GENERAL NOTES

CLOSET BUILT-INS, SEE GC/ OWNER FOR LAYOUT, MATERIAL

AND FINISH
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 20
21 22
23 24
25 33
34 35
36 37
39 51
52 53
54 55
56 60
61 80
81 82
83 38
A.O. SMITH SIGNATURE PREMIRE 6.6 GPM 160,000 BTU NATURAL GAS

OR AS SPECIFIED BY THE MECHANICAL ENGINEER

TANKLESS WATER HEATER

SUPPLIER TO FURNISH AND MAKE AVAILABLE FOR ALL INSPECTIONS

INSTALLATION SPECIFICATIONS AND OPERATOR/OWNER MANUALS

SINK SIZE, MATERIAL SPECIFIED BY BUILDER/KITCHEN DESIGNER

7. EACH PIECE OF SHEATHING (OSB OR PLYWOOD) SHALL BEAR THE GRADE OF THE

WAS GRADED

8. ALL WOOD CONNECTORS HOLES SHALL BE FILLED WITH NAILS PER THE MFG

2. ALL WOOD IN CONTACT WITHIN OF CONCRETE SHALL BE RWD OR PRESSURE TREATED

1. ALL WOOD SHALL BE AT 19% OR LESS MOISTURE CONTENT PRIOR TO COVERING

AND TRADEMARK OF THE GRADING AGENCY UNDER WHOSE RULES THE MEMBER

SHEET IN ACCORDANCE WITH THE APA GRADING RULES

5. EACH PIECE OF WOOD FRAMING SHALL BEAR THE GRADE OF THE WOOD SPECIES NATURAL RESISTANCE TO DECAY SUCH AS REDWOOD OR CEDAR 3. ALL WOOD EXPOSED TO WEATHER SHALL BE PRESSURE TREATED OR WOOD OF

GENERAL FRAMING NOTES

4. PRESSURE TREATED WOOD SHALL NOT CONTAIN EITHER CHROMIUM OR ARSENIC

INSTRUCTIONS AND THE ENGINEERS SPECIFICATIONS

9. ALL FASTENERS (NAILS, SCREWS, HOLD-DOWNS, STRAPS, ANCHOR BOLTS, ETC.) USED TO CONNECT PRESSURE TREATED WOOD SHALL BE CORROSION RESISTANT

GALVANIZED OR STAINLESS STEEL FASTENERS

10. ADHESIVES OR EPOXY ANCHORS SHALL BE INSTALLED PER THE MFG INSTRUCTIONS AND RECOMMENDATIONS INCLUDING, BUY NOT LIMITED TO, INSTRUCTIONS FOR THE

HOLE SIZES, HOLE CLEANING , TEMPERATURE, HUMIDITY AND SETTING WORKING TIMES

11.FRAMING (SUB) CONTRACTOR IS RESPONSIBLE TO PROTECT ALL FINISHED CONCRETE AREAS FROM DAMAGE WITH MIN 1/2" GYPSUM (OR EQUAL) INSTALLED HORIZONTAL OVER THOSE AREAS

12. WHEN POSSIBLE NO PINS, SHOTS, TEMPORARY NAILS TO BE EMBEDDED INTO CONCRETE SURFACE

THAT IS DEEMED TO BE A FINISHED OR EXPOSED AREA

13. USE NOTED DIMENSIONS RATHER THAN 'SCALED' DIMENSIONS

14. IF DIMENSION DISCREPANCIES ARISE CONTACT THE DESIGNER OF RECORD IMMEDIATELY FOR CLARIFICATION

15. DIMENSIONS NOTED ARE FACE OF STUD EXTERIOR, FINISHED (AFTER 5/8" SHEET ROCK) INTERIOR INSTALLED BELOW 60" FROM FINISHED GRADE

NOT IN USE
DRYER, SEE GC/OWNER FOR EXACT MAKE AND MODEL.

NOT IN USE

NOT IN USE

BEDROOM

CLOS BAR
GARAGE
BATH
GARAGE
BATH
BAR

BEDROOM
DINING
CLOS
7 7
13 13
13 15 15
51 51
52 52
53 53
54 54
55 55
56 56
60 61 61 60
80 80
81 81
82 82
83 83
A9.1
1 A9.1
1 A9.1
1 A9.1
1 A9.1
1 A9.1
2 A9.1
2 A9.1
3 A9.1
3 A9.1
3 A9.1
3 A9.1
1 A9.1
4 A9.1
4 A9.1
1 A9.1
5 A9.1
5 A9.1
7 A9.1
8 A9.1
7 A9.1
8 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
9 A9.1
10 A9.1
11 A9.1
6 A9.1
6 1 2-10 6-10 4 2-10 5-4 4 2-10 5-4 7 2-0 4-0 7 2-0 4-0 4 2-10 5-4 4 2-10 5-4 1 2-10 6-10 11 2-4 2-4
11 2-4 2-4
11 2-4 2-4 11 2-4 2-4
11 2-4 2-4
11 2-4 2-4
1 2-10 6-10
1 2-10 6-10
12 6-0 6-8 12 6-0 6-8
2 2-6 6-10 (X2) 9 1-6 2-8 (X2) 9 1-6 2-8 (X2)
3 4-0 5-0 3 4-0 5-0
10 2-4 2-4
7 2-0 4-0
4 2-10 5-4
7 2-0 4-0
4 2-10 5-4
4 2-10 5-4
7 2-0 4-0
4 2-10 5-4
7 2-0 4-0
9 1-6 2-8 (X3) 9 1-6 2-8 (X3)
BATH
CL

KITCHEN
BATH
BATH

LIVING LIVING
LOFT

BEDROOM BEDROOM

BEDROOM
CL
CL

KITCHEN
DINING
15 15
20 20
23 23
22 22 22
22 24 24
33 33
34 34
35 35
37 37 39 39
51 51
38 38
52 53
53 54
54 55
55 55
56 56
56 60
60 61
61 A9.1
3 A9.1
3 A9.1
5 A9.1
5 A9.1
12 A9.1
12 A9.1
13 A9.1
13 A9.1
14 A9.1
14 A9.1
6 A9.1
6 A9.1
6 15
51 WH 2 WH 2
15 CL
53 54 54
54 53
51 54
52 52
52 52

BATH BATH
55 60 61
56 60
61 6 6
16 16
16 DECORATIVE SHROUD
17 ELECTRICAL PANEL TO BE FED BY SOLAR SOLUTION
17 TOTAL: 845 SF
GARAGE : 426 SF
FF LIVING: 419 SF
UNIT A
TOTAL: 845 SF
GARAGE : 426 SF
FF LIVING: 419 SF

UNIT B UNIT A UNIT B
TOTAL: 1498 SF
SF LIVING: 1079 SF
FF LIVING: 419 SF
TOTAL: 1442 SF
SF LIVING: 1023 SF
FF LIVING: 419 SF
399
D
W
D
W
DATE: 4/28/21
ADDRESS:TBD

OXNARD, CA
A 8.1 DIM FLOOR PLAN "D" SHEET NUMBERPORTOFINO PL. & FIFTH STREET, OXNARD CA A9.0 C
A9.1 B
A9.0 A
A9.0 C
A9.1 B
A9.0 A
A9.0 D
A9.0 E
A9.0 D A9.0 E
A9.0 C
A9.1 B
A9.0 A
A9.0 C
A9.1 B
A9.0 A
A9.0 D
A9.0 E
A9.0 D A9.0 E

BEDROOM
CLOS
BAR
GARAGE
BATH
GARAGE
BATH
BAR

BEDROOM
WH
PWDR
BATH
DINING

LIVING LIVING
LOFT

BEDROOM

BEDROOM

BEDROOM
PWDR
CL
CL
23'-6"
35'-6"
20'-0 1/2" 20'-0 1/2" 20'-0"
40'-11 1/2"
43'-0"
51'-0"

KITCHEN

KITCHEN
CL
BATH
DINING
CLOS
8'-0" 4'-0"
4'-10" 41'-4" 4'-10"
4'-0" 8'-0" 23'-6"
4'-6 1/2" 4'-4" 4'-4" 10'-3 1/2"
51'-0"
25'-6" 25'-6"
2'-0 1/2" 7'-0 1/2" 9'-3" 4'-4" 2'-10" 2'-10" 4'-4" 9'-3 3/4" 6'-11 3/4" 2'-0 1/2" 10'-3 1/2" 4'-4" 4'-4" 4'-6 1/2"
10'-7 1/2" 10'-0 1/2" 10'-0 1/2" 10'-7 1/2"
7'-1 1/4" 2'-3" 4'-11 3/4"
3'-3"
6'-10" 12'-4" 5'-0" 5'-0" 12'-4" 6'-10"5'-5 3/4" 2'-3 1/4" 6'-9" 2'-1 1/4" 4'-9"
3'-5" 3'-3" 3'-4"
3'-7"
3'-3"
8'-6"
10'-9"
11'-1"
6'-0" 13'-2" 6'-4" 13'-2" 5'-8"
25'-6" 25'-2"
50'-8"
6'-4"
1'-3" 7'-11 3/4" 8'-1 1/4" 7'-0"
36'-0"
18'-7 1/2" 17'-4 1/4" 4'-11 3/4"
2'-10" 4'-1" 9'-2 1/4" 1'-3" 6'-1 3/4"
4'-10" 5'-0" 1'-9 1/4" 4'-11 3/4" 4'-11 1/4" 1'-9 1/4" 2'-2 1/2" 4'-0" 4'-6 1/2" 12'-1 1/2" 4'-10" 25'-6" 25'-6"
51'-0"
35'-6"
24'-10"
9'-8" 8'-4"
7'-11"
12'-0"
5'-4"
10'-8"
8'-3"
14'-4"
4'-10"
13'-2"
4'-7 3/4"
7'-11" 11'-9"
12'-8"
11'-8 1/4"
8'-11 1/2"
9'-11"
6'-11 1/2"
10'-5"
11'-8"
8'-5 1/4"
4'-5"
7'-0 1/4" 3'-8 3/4" 3'-7 3/4" 11'-10 1/4"
WH
3'-10"
3'-5" 3'-8 1/4"
3'-3"
8'-11" 3'-5" 5'-0" 2'-11 3/4"5'-0" 3'-5" 8'-11"
5'-8"
5'-7 1/2"
5'-1 1/2"
7'-11"
2'-11 3/4"
24'-10"
1'-6" 1'-6"
2'-7"
3'-9" 4'-8"
8'-10 1/4"
3'-9"
4'-8"
7'-8 3/4"
5'-0"
6'-7 3/4"
14'-8" 5'-0"
2'-0"
11'-9"
CL
BATH
11'-8 1/4"
6'-2 3/4" 4'-6"
2'-3 1/2"
3'-11" 3'-3"
3'-6"
7'-11"
5'-0"
3'-3"
6'-6"
6'-3"
8'-0 1/4"
12'-4"
2'-2 1/4" 2'-10 1/2" 7'-0"
2'-6"
1'-6" 1'-6"
1'-1"
4'-5 3/4"
12'-6 1/4"
3'-4 1/4" 6'-3" 9'-0 1/2"
FIRST FLOOR PLAN "D" UPPER FLOOR PLAN "D"
TOTAL: 845 SF
GARAGE : 426 SF
FF LIVING: 419 SF
UNIT A
TOTAL: 845 SF
GARAGE : 426 SF
FF LIVING: 419 SF

UNIT B UNIT A UNIT B
TOTAL: 1498 SF
SF LIVING: 1079 SF
FF LIVING: 419 SF
TOTAL: 1442 SF
SF LIVING: 1023 SF
FF LIVING: 419 SF
400
4 12 4 12
1 5 3 3 3 4 2 2 3 2 2 3 4 2 2 3 3 3 2 2 4 3 3 3 5 1
1 3 3 3 3 3 4 2 3 5 1 1 5 3 2 4 3 3 3 3 3 1
1 5 3 3 3 4 4 4
3 2 2 3
2 2
3 3 3 3 4 3 3 3 3 3 3 5 1
DATE: 4/28/21
ADDRESS:TBD

OXNARD, CA
A 8.2 ELEVATIONS "D" SHEET NUMBERPORTOFINO PL. & FIFTH STREET, OXNARD CA

FINISHED FLOOR
0'-0"

TOP OF RIDGE
25'-0"

FINISHED FLOOR
0'-0"

TOP OF RIDGE
25'-0"
1 FINISHED GRADE
2 FASCIA, ACCENT COLOR AS SPCIFIED
3 BODY COLOR AS SPECIFIED
4 ASPHALT ROOF ROOFING, COLOR AS SPECIFIED
5 PORCELAIN TILE AS SPECIFIED

KEYNOTES
NOTE: ALL WINDOW AND DOORS TO BE WHITE VINYL

NOT LABELED FOR CLARITY
NOTE: FOR COLOR SPECIFICATIONS AND SCEDULE
REFER TO SHEET A 1.2 FOR COLOR PALETTE
TYP. SLAB ON FINISHED GRADE CONSTRUCTION
OVER 30# FELT PAPER, ROOF SHEATHING, AND PRE MFG TRUSS SYSTEM.

SEE DETAIL 19 ON A9.2
OVER SHEATHING, 5'8" SHEET ROCK, FOAM INSULATION,
TYPICAL EXTERIOR WALL CONSTRUCTION: SAND FINISH STUCCO
AND A TYPICAL FRAMED WALL, AS SPECIFIED BY ENGINEER.

SEE DETAIL 1 THROUGH 4 ON A9.2
REAR ELEVATION "D"
STREET ELEVATION "D"
LEFT SIDE ELEVATION "D" RIGHT SIDE ELEVATION "D"
6 6 6
6 6 SOLAR LOCATED ON ROOF

FINISHED FLOOR
100'-0"

TOP OF RIDGE
125'-0"
401
SLOPE 1/2":12 SLOPE 1/2":12
- TEMPERED GLASS
1 2-10 6-10
- SC - TEMPERED GLASS
- SWINGING
2 2-6 6-10 (X2)
- SC - TEMPERED GLASS
- SLDR
3 4-0 5-0
- METAL - TEMPERED GLASS
- SLIDING
4 2-10 5-4
- METAL - TEMPERED GLASS
- SLIDING
5 4-0 6-0
- METAL -STEEL GATE
13 3-0 4-10
- SWINGING - TEMPERED GLASS
- SLIDING
6 4-0 3-4
- METAL - TEMPERED GLASS
- SLIDING
7 2-0 4-0
- METAL - TEMPERED GLASS
- FIXED
8 1-2 1-2
- METAL - TEMPERED GLASS
- FIXED
9 1-6 2-8
- METAL - TEMPERED GLASS
- SLIDING
10 2-4 2-4
- METAL - TEMPERED GLASS
- FIXED
11 2-4 2-4
- METAL
F
F
F
F
F
F
F
F
F
6'-10"
2'-10"
6'-10"
5'-0"
- SWINGING
5'-0"
4'-0" 2'-4"
2'-4"
2'-4"
3'-0"
4'-10"
2'-4"
1'-6"
2'-8"
1'-2"
EQ
4'-0"
2'-0"
4'-0"
3'-4"
6'-0"
4'-0"
2'-10"
5'-4"
1'-9"
1'-6"
2'-10"
3'-5"
4'-10"
5'-8"
4'-2"
4'-6"
5'-10"

2. AS SET FORTH IN THE ADOPTED IRC AND/ALL CC&RS
PROVIDE SAFETY GLAZING IN THE FOLLOWING LOCATIONS: SECTION 308.4.1 TO R308.4.7. IRC. WINDOWS IN ALL SLEEPING AREAS SHALL MEET EGRS REQUIRED A) SLIDING OR SWINGING DOORS EXCEPT JALOUSIES.

B) TUB AND OR SHOWER ENCLOSURE AND
GLAZING IN THE WALLS LESS THAN 60” ABOVE THE STANDING SURFACES OF TUBS OR SHOWERS.

C) GLAZING IN FIXED AND SLIDING PANELS OF SLIDING DOOR ASSEMBLIES AND PANELS IN SLIDING AND BI -FOLD CLOSET DOOR ASSEMBLIES.

D) GLAZING IN DOORS AND ENCLOSURES
FOR HOT TUBS, WHIRLPOOLS, SAUNAS, STEAM ROOMS, BATHTUBS AND SHOWERS. GLAZING IN

ANY PART OF A BUILDING WALL ENCLOSING THESE COMPARTMENTS WHERE THE BOTTOM EXPOSED EDGE OF THE GLAZING IS LESS THAN 60 INCHES MEASURED HORIZONTALLY AND

VERTICALLY AND IN STRAIGHT LINE, FROM THE WATER EDGE AT ANY STANDING OR WALKING SURFACE.

1. EXTERIOR DOOR AND WINDOW SCHEDULE

ALL GLAZING TO BE INSTALLED IN COMPLIANCE AND AS SPECIFIED WITH

THE APPROVED IECC REPORT AS SUBMITTED AND APPROVED WITH THIS

3. ALL GLAZING TO BE INSTALLED PER MANUFACTURER SPECIFICATIONS

THE GENERAL CONTRACTOR IN CONCERT WITH THE SUPPLIER TO SUPPLY

4. ALL CUT SHEETS AND ROUGH OPENING SIZES TO THE FRAMING CONTRACTOR

THESE CONSTRUCTION DOCUMENTS AND PERMIT

PRIOR TO COMMENCEMENT OF ALL WORK TO BE PREFORMED
F.F. ELEV. = 0'-0"
(1 CONT.)

E) GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANEL ADJACENT TO A DOOR WHERE THE NEAREST VERTICAL EDGE OF THE GLAZING IS WITHIN A 24 INCHES ARC OF BOTH VERTICAL EDGE OF THE DOOR IN A CLOSE POSITION AND WHOSE BOTTOM EDGE IS LESS THAN 60 INCHES ABOVE THE FLOOR OR WALKING SURFACE.

F) GLAZING ADJACENT TO STAIRWAYS, LANDINGS AND RAMPS WITHIN 36 INCHES HORIZONTALLY OF A WALKING SURFACE WHEN THE EXPOSED SURFACE OF THE GLASS IS LESS THAN 60 INCHES ABOVE THE NOSE OF THE ADJACENT WALKING SURFACE.

G) GLAZING WITHIN 18” OF THE FLOOR, INDIVIDUAL PANEL GREATER THAN 9 SQUARE FEET. H) ALL GLAZING IN RAILINGS REGARDLESS OF AN AREA OR HEIGHT ABOVE A WALKING SURFACE.

INCLUDED ARE STRUCTURAL BALUSTERS PANELS AND NON -STRUCTURAL IN FILL PANELS.

TOP PLATE = 6'-10"
- TEMPERED GLASS
- SLIDING
12 6-0 6-8
- METAL F
6'-0"
6'-8"
INSULATION @ R3.75 PER INCH, TO MAKE

CONDITIONED ATTIC SPACE

TYPICAL MFG TRUSS AND SHEATHING

REFER TO ENGINEERING
A TOTAL R VALUE OF 30.00 TO BOTTOM OF

ROOF SHEATHING
INSTALL 8" OF CLOSED CELL SPRAY FOAM
OR,
INSTALL R30 BATT INSULATION TO THE

BOTTOM OF ROOF SHEATHING

18. 19.

20. 21.

WHERE EVE VENTING OCCURS, FIRE BLOCK BELOW FASCIA @ STUD WALL AND LAY EVERY THIRD MINIMUM VERTICAL SEPARATION BETWEEEN HIGH AND LOW VENTS IS 3'-0" (MIN.).

ANY CHANGES IN THE ROOF SYSTEM (IE., SIZE, SHAPE, ETC. TO BE REPORTED IN WRITING TO NO CLOSER THAN 3'-0" TO THE EAVE
HIGH VENTS SHALL BE NO CLOSER THAN 1'-0" TO THE RIDGE AND LOW TILE VENTS SHALL BE TO ROOF CONNECTIONS, PAINT FLASHING TO MATCH.

7. 8.

9. 10.

11. 12.

13. 14.

15. 16.

17. ALL ROOF PENETRATIONS TO BE A MINIMUM OF 1'-0" FROM EDGE OF ROOF CRICKETS OR CANT

ON SITE VERIFICATION OF ALL CONDITIONS REQUIRED OF THE TRUSS SUPPLIER OR CONTRACTOR BY THE ENGINEER OF RECORD OR THE GENERAL CONTRACTOR.

OVER FRAMING TO BE THE RESPONSIBILITY OF THE FRAMING CONTRACTOR OR AS SPECIFIED INSTALLATION OF THE TRUSS SYSTEM, ON SITE FILLS , "CUT AND STACK" FRAMING AND ALL

PRIOR TO MANUFACTURING OF ANY TRUSSES OR COMPONENTS, THIS IS TO ENSURE PROPER SIZES QUANTITIES, SHAPES, SIZES, CONFIGURATIONS, ETC. OF ALL TRUSSES, HIP SETS, GABLE ENDS, "DREW-COAT" WATERPROOF DECKING MEMBRANE OVER O.S.B. FLOOR SHEATHING PROVIDE "DREW COAT" WATERPROOF DECKING MEMBRANE OVER THIS AREA OR EQUAL.

PROVIDE "BITHUTHENE 3000" WATERPROOF MEMBRANE AT ALL HORIZ. APPLICATIONS OF FIREPLACE. STACK LAP OVER SIDES MIN 6" ALL UNDER 20 GAL. G.I. CAP w/ MIN 2" LAP OVER SIDES. WELD ALL BREAKS IN PAN AND SLOPE TO DRAIN.

TO AVOID CONFLICTS.

ALL ROOF PENETRATIONS TO BE FIELD VERIFIED BETWEEN TRADES PRIOR TO INSTALLATION STRIPS (TYPICAL).

APPORIATE BRACING PERMANENT AND TEMPORARY

ROOF TRUSS SYSTEM TO BE INSTALLED PER MANUFACTURERS SPECIFICATIONS USING ALL

REGARDING THE ACCOMMODATION OF THE INSTALLATION OF THE HEATING VENTILATION AND AIR CONDITIONING (HVAC) SYSTEM AND ITS' COMPONENTS.

TRUSS SUPPLIER TO ENSURE THAT ALL TRUSSES CONFORM TO ANY AND ALL SPECIFICATIONS

TRUSS SUPPLIER TO ENSURE THAT ALL TRUSSES CONFORM TO ANY AND ALL SPECIFICATIONS OF FRAMING CONTRACTOR TO USE SIMPSON HURRICANE CLIPS 2.5 OR BETTER AT THE END OF

ALL TRUSSES OR AS SPECIFIED BY THE ENGINEER OF RECORD OR TRUSS SUPPLIER

1. 2.

3. 4.

5. 6.

INSTALLATION.

ROOFING SUB CONTRACTOR TO PROVIDE ALL FLASHING THROUGHOUT AND PROVIDE

PROVIDE LEAD FLASHING AT PROTRUDING PIPES THROUGH ROOF AND AT CURVED WALL

ROOF IS TO BE FLASHED AND COUNTER FLASHED AT WALLS, VALLEYS, PENETRATIONS, AND PROVIDE ALL BLOCKING AND FIRE STOPS AS REQUIRED.

ALL APPROPRIATE AREAS.

SEE STRUCT'L GENERAL NOTES FOR ROOF SHEATHING.

DASHED LINES DENOTE WALLS BELOW THE ROOF FRAMING.

BLOCKING AND ALL OTHER ROOF SYSTEM COMPONENTS ARE ASSUMED TO BE SUPPLIED IN THE "TRUSS PACKAGE" BY THE TRUSS MANUFACTURER.

AND QUANTITIES

THE ENGINEER OF RECORD PERTAINING TO DRAG TRUSSES, SHEAR TRUSSES, ETC

THE DESIGN PROFESSIONAL IMMEDIATELY
VENT BLOCK HORIZ. w/ BAFFLE AT INSULATION.

ROOF FRAMING (TRUSS) NOTES
BASIS FOR DESIGN:

ROOF TO BE UNVENTED AS ALLOWED PER IRC 806.5 WITH ALL CONDITIONS

ROOF VENTILATION DESIGN
MET AND/OR EXCEEDED. REFER TO DETAIL F ABOVE
DATE: 4/28/21
ADDRESS:TBD

OXNARD, CA
ROOF PLAN "D" SHEET NUMBERPORTOFINO PL. & FIFTH STREET, OXNARD CA A 8.3
ROOF PLAN "D"
402
w/ DBL TOP PLATE
(SLOPE SLAB 1/4" PER FT @ GARAGE AND PATIO SLABS.)
o/ APPR SUBGRADE PER SOILS REPORT, SEE STRUC PLANS
4" CONC SLAB (TYPICAL, U.N.O.)
TYPICAL SLAB FLOOR SYSTEM:
o/ 2x6 FRAMED STUDS @ 16" O.C. w/ R-19 BATT INS.

ALL ELEVATION HEIGHTS INDICATED ON DRAWINGS ARE

OVER PRE MANUFACTURED TRUSS SYSTEM

OVER ENGINEER SPECIFIED SHEATHING
TYPICAL EXTERIOR WALL SYSTEM:

SMOOTH STUCCO
o/ PAPERBACKED WIRE LATH
o/ PLYWOOD SHEATHING (SEE STRUC. PLANS)
w/ P.T. OR REDWOOD SILL w/ 5/8" GYP BD @ INTERIOR SIDE
INDICATED ON FLOOR PLANS.

IN CONJUNCTION WITH 100'-0" BENCHMARK ELEVATION

SECTION NOTES
ROOF SYSTEM:

OVER 3/4" OSB. USE ONLY MFG APPROVED
(TYP. THROUGHOUT)

TPO (THERMOPLASTIC POLYOLEFIN)
SYSTEM APPLIED OVER 3/4" OSB. USE

ONLY MFG APPROVED SYSTEM APPLIED

ADHESIVES, SEAM WELDS AND FASTENERS

FINISHED GRADE

OR BLOWN CELLULOSE

MBCI CURVED BATTENLOK STANDING SEAM METAL ROOFING SYSTEM

CHARCOAL GREY

OVER/PRE MANUFACTURED TRUSS SYSTEM

OVER/ENGINEER SPECIFIED SHEATHING
DATE: 4/28/21
ADDRESS:TBD

OXNARD, CA
A 9.0 SECTIONS SHEET NUMBERPORTOFINO PL. & FIFTH STREET, OXNARD CA

FINISHED PAD

FINISHED PAD
100'-0"
110'-1"

TOP PLATE
108'-1"

FINISHED FLOOR

SECOND LEVEL
118'-2"

FINISHED FLOOR

SECOND LEVEL
125'-4"
RIDGE

FINISHED PAD

FINISHED PAD
100'-0"
110'-1"

TOP PLATE
108'-1"

FINISHED FLOOR

SECOND LEVEL
118'-2"

FINISHED FLOOR

SECOND LEVEL
125'-4"
RIDGE

FINISHED PAD

FINISHED PAD
100'-0"
110'-1"

TOP PLATE
108'-1"

FINISHED FLOOR

SECOND LEVEL
118'-2"

FINISHED FLOOR

SECOND LEVEL
125'-4"
RIDGE

DINING ROOM LIVING ROOM

LAUNDRY BEDROOM BATH

LIVING ROOM DINING ROOM

BEDROOM LAUNDRY BATH

KITCHEN LIVING

ENTRY CLOSET

LIVING KITCHEN

CLOSET ENTRY

BEDROOM LIVING ROOM

ENTRY GARAGE

LIVING ROOM BEDROOM

GARAGE ENTRY

SECTION A SECTION B

SECTION C
A9.1 1 A9.1 1
A9.1 1
A9.1
20 A9.1
20 A9.1
20 A9.13 A9.1 3
A9.13
403
DATE: 4/28/21
ADDRESS:TBD

OXNARD, CA
A 9.1 SECTIONS SHEET NUMBERPORTOFINO PL. & FIFTH STREET, OXNARD CA

FINISHED PAD

FINISHED PAD
100'-0"
110'-1"

TOP PLATE
108'-1"

FINISHED FLOOR

SECOND LEVEL
118'-2"

FINISHED FLOOR

SECOND LEVEL
125'-4"
RIDGE

FINISHED PAD

FINISHED PAD
100'-0"
110'-1"

TOP PLATE
108'-1"

FINISHED FLOOR

SECOND LEVEL
118'-2"

FINISHED FLOOR

SECOND LEVEL
125'-4"
RIDGE
BATH BEDROOM 2 KITCHEN DINING ROOM

ENTRY LAUNDRY

GARAGE CLOSET BATH

BEDROOM LIVING ROOM

SECTION E
w/ DBL TOP PLATE
(SLOPE SLAB 1/4" PER FT @ GARAGE AND PATIO SLABS.)
o/ APPR SUBGRADE PER SOILS REPORT, SEE STRUC PLANS
4" CONC SLAB (TYPICAL, U.N.O.)
TYPICAL SLAB FLOOR SYSTEM:
o/ 2x6 FRAMED STUDS @ 16" O.C. w/ R-19 BATT INS.

ALL ELEVATION HEIGHTS INDICATED ON DRAWINGS ARE

OVER PRE MANUFACTURED TRUSS SYSTEM

OVER ENGINEER SPECIFIED SHEATHING
TYPICAL EXTERIOR WALL SYSTEM:

SMOOTH STUCCO
o/ PAPERBACKED WIRE LATH
o/ PLYWOOD SHEATHING (SEE STRUC. PLANS)
w/ P.T. OR REDWOOD SILL w/ 5/8" GYP BD @ INTERIOR SIDE
INDICATED ON FLOOR PLANS.

IN CONJUNCTION WITH 100'-0" BENCHMARK ELEVATION

SECTION NOTES
ROOF SYSTEM:

OVER 3/4" OSB. USE ONLY MFG APPROVED
(TYP. THROUGHOUT)

TPO (THERMOPLASTIC POLYOLEFIN)
SYSTEM APPLIED OVER 3/4" OSB. USE

ONLY MFG APPROVED SYSTEM APPLIED

ADHESIVES, SEAM WELDS AND FASTENERS

FINISHED GRADE

OR BLOWN CELLULOSE

MBCI CURVED BATTENLOK STANDING SEAM METAL ROOFING SYSTEM

CHARCOAL GREY

OVER/PRE MANUFACTURED TRUSS SYSTEM

OVER/ENGINEER SPECIFIED SHEATHING

SECTION D
A9.1 1
A9.1 1 A9.11
A9.1 1 A9.1
20 A9.1
20 A9.13 A9.13
404
1 EXTERIOR WALL DETAIL
6"

TYPICAL WALL
R-24.56
3 COAT STUCCO FINISH TO MATCH EXISTING

SHEATHING REFER TO STRUCTURAL ENGINEER SPECIFICATIONS

CAVITY BETWEEN FRAMING TO BE FILLED WITH OPEN CELL
6" LVL FRAMING REFER TO ENGINEERING SPECIFICATIONS
5/8" SHEET ROCK, LEVEL 5 SMOOTH FINISH

POLYURETHANE FOAM INSULATION
R-VALUE 24.56
2 THICKENED EXTERIOR WALL DETAIL
12"

TYPICAL WALL
R-24.56
3 COAT STUCCO FINISH TO MATCH EXISTING

SHEATHING REFER TO STRUCTURAL ENGINEER SPECIFICATIONS

CAVITY BETWEEN FRAMING TO BE FILLED WITH OPEN CELL
6" LVL FRAMING REFER TO ENGINEERING SPECIFICATIONS
5/8" SHEET ROCK, LEVEL 5 SMOOTH FINISH

POLYURETHANE FOAM INSULATION
R-VALUE 24.56
3 6" INTERIOR WALL DETAIL
6"
6" LVL FRAMING REFER TO ENGINEERING SPECIFICATIONS
R-19 BATTS INSULATION BETWEEN STUDS
5/8" SHEET ROCK, LEVEL 5 SMOOTH FINISH
5/8" SHEET ROCK, LEVEL 5 SMOOTH FINISH
4 5

TYPICAL WEEP SCREED

FINISH GRADE SLOPE
1-1/2" MIN.
4" MIN.
3-1/2" X 3/4" NON CORROSIVE
@ FIN. SLAB
@ GRADE
3 COAT STUCCO OVER

FINISH PER OWNER

METAL LATH WITH

EXTERIOR WALL ASSEMBLY

WEEP SCREED

CORROSION RESISTANT METAL
FRY REGLET J MOLDING OR/=
HEADER

FLASHING WITH DRIP AND WP

WALL FRAMING

REFER TO STRUCTURAL PLANS

BLOWN CELLULOSE INSULATION

REFER TO STRUCTURAL PLANS

MEMBRANE ALL SIDES OF OP'G

DOOR ASSEMBLY INSTALLED

PER MFG SPECIFICATIONS

CORROSION RESISTANT METAL

DOUBLE STUDS

FLASHING WITH DRIP AND WP

WALL FRAMING

REFER TO STRUCTURAL PLANS

BLOWN CELLULOSE INSULATION

REFER TO STRUCTURAL PLANS

MEMBRANE ALL SIDES OF OP'G

WINNDOW ASSEMBLY INSTALLED WINNDOW ASSEMBLY INSTALLED PER MFG SPECIFICATIONS

CORROSION RESISTANT METAL
HEADER

FLASHING WITH DRIP AND WP

REFER TO STRUCTURAL PLANS

MEMBRANE ALL SIDES OF OP'G

PER MFG SPECIFICATIONS

DOUBLE STUDS

CORROSION RESISTANT METAL

FLASHING WITH DRIP AND WP
3 COAT STUCCO SIDING

REFER TO STRUCTURAL PLANS

MEMBRANE ALL SIDES OF OP'G

WALL FRAMING

REFER TO STRUCTURAL PLANS

BLOWN CELLULOSE INSULATION

WALL FRAMING

REFER TO STRUCTURAL PLANS

BLOWN CELLULOSE INSULATION
3 COAT STUCCO SIDING
3 COAT STUCCO SIDING
3 COAT STUCCO SIDING

EXTERIOR DOOR JAMB EXTERIOR DOOR HEADER EXTERIOR WINDOW JAMB EXTERIOR WINDOW HEADER

WINNDOW ASSEMBLY INSTALLED

PER MFG SPECIFICATIONS

DOUBLE STUDS

CORROSION RESISTANT METAL

FLASHING WITH DRIP AND WP

REFER TO STRUCTURAL PLANS

MEMBRANE ALL SIDES OF OP'G

WALL FRAMING

REFER TO STRUCTURAL PLANS

BLOWN CELLULOSE INSULATION
3 COAT STUCCO SIDING

EXTERIOR WINDOW SILL
TYP. 5/8" TYPE "X" GYP. BD.

W/ STRUCTURAL DRAWINGS)

AT USEABLE SPACE BENEATH

STAIR AREAS

SEE STRUCTURAL DRAWINGS
(VERIFY ALL STRUCTURAL
3-2x12 STRINGER

FLOOR FRAMING
6'-8" MIN.

HEAD CLR TYP
7-5/8"
11-1/2"

NOSE TO CEILING

GYP BOARD AT USEABLE
TYP. 5/8" TYPE "X"

SPACE BENEATH STAIR
AREAS
3/4" PLYWOOD TREADS

SEE STRUCTURAL DRAWINGS
(VERIFY ALL STRUCTURAL

W/ STRUCTURAL DRAWINGS)

FLOOR FRAMING
3-2x12 STRINGER

FINISHED SURFACE
7-5/8"
11-1/2"
PER IRC, R311.5.3, RISER ON STAIRWAY SHALL
NOT EXCEED 8" AND TREAT NOT LESS THAN 9"
STAIR DETAIL @ LANDING STINGER DETAIL @ LANDING
TYP. 5/8" TYPE "X" GYP. BD. AT USABLE

SPACE BENEATH STAIR AREAS

SKIRT BOARD WHERE OCCURS
2x12 STRINGER

INSULATION
PROVIDE 5/8" TYPE "X' GYPBOARD

PRIOR TO STAIR INSTALLATION

FINISHED SURFACE
3/4" PLYWOOD TREADS
PER IRC, R311.4.3, THE WIDTH LANDING SHALL NOT BE LESS THAN THE DOOR SERVED. EACH LANDING SHALL BE MIN. 36" MEASURED IN THE DIRECTION OF TRAVEL.

STAIR LANDING DETAIL
AS ALLOWED BY CODE.

TO BE PRESSURE TREATED OR SEPARATED
5/8" PLYWOOD RISERS
3 AT EACH STAIR RUN

ALL WOOD IN DIRECT CONTACT WITH CONCRETE
2x12 NOTCHED STRINGER
CONNECTIONS WITH STRUCTURAL DRAWINGS.

SECURE PLATE WITH SHOT PINS. VERIFY ALL
SECURE WITH SIMPSON A-34 FRAMING ANCHORS.

NOTCH STRINGER AT SILL PLATE AND
3/4" PLYWOOD TREADS

FINISHED SURFACE
PER IRC, R311.5.3, RISER ON STAIRWAY SHALL
NOT EXCEED 8" AND TREAT NOT LESS THAN 9" 7-5/8"
11-1/2"
STRINGER @ FINISH FLOOR
BASIS FOR DESIGN:

ROOF TO BE UNVENTED AS ALLOWED PER IRC 806.5 WITH ALL CONDITIONS

ROOF INSULATION DESIGN
MET AND/OR EXCEEDED. REFER TO DETAIL BELOW:

INSULATION @ R3.75 PER INCH, TO MAKE

CONDITIONED ATTIC SPACE

TYPICAL MFG TRUSS AND SHEATHING

REFER TO ENGINEERING
A TOTAL R VALUE OF 30.00 TO BOTTOM OF

ROOF SHEATHING
INSTALL 8" OF CLOSED CELL SPRAY FOAM
OR,
INSTALL R30 BATT INSULATION TO THE

BOTTOM OF ROOF SHEATHING

TYP DOOR THRESHOLD DETAIL
@SLAB OR SUBFLOOR

FINISHED FLOOR

EXPANSION JOINT

METAL THRESHOLD
DOOR
@ CONC STOOP
1/4:12 SLOPE

PER ROOF MANUFACTURER

INSTRUCTIONS

REQUIRED CLEARANCE

MEMBRANE SEALANT STRIP

CORROSION RESISTANT
1" MINIMUM "V" CRIMP

METAL FLASHING W/

FULLY ADHERED

OVER ROOF SHEATHING

TILE ROOFING (PER OWNER)

CORROSION RESISTANT
"Z" BAR METAL FLASHING

METAL BASE FLASHING

CORROSION RESISTANT
OVER 30# FELT
MIN. LAP
6" 3"
MIN. LAP
6" 3"
4" MIN.
3 COAT STUCCO OVER

FINISH PER OWNER

METAL LATH WITH

ROOF FLASHING DETAIL
30# FELT PAPER

CONCRETE TILE ROOFING

MFG AND COLOR BY OWNER

VALLEY FLASHING DETAIL
2x NAILER

AS REQUIRED

PRE MFG ROOF TRUSS
30# FELT PAPER

METAL SEAM ROOFING

MFG AND COLOR BY OWNER

ROOF SHEATHING

REFER TO ENGINEERING
G.I. RIDGE CAP OR =

WP MEMBRANE

RIDGE DETAIL
6 7 8 9 10 11
12 13 14 15 16
17 18 19 20 Fascia detail
G.I. DRIP
R-19 BATT INSUL.

R-30 INSUL.

ROOF SHEATHING

CONCRETE TILE
2X FASCIA
21 3 COAT STUCCO

TO MATCH
1 X SHINGLE MOULD
2X RAFTER

PER ENGINEER

PER ENGINEER

TO MATCH

TO MATCH

TO MATCH
12 8

ROOF PITCH TO

MATCH EXISTING

GC TO VERIFY
1-HR WALL STAGGERED STUD WALL
UNIT SEPERATION DATE: 4/28/21 ADDRESS:TBD OXNARD, CA
A 9.2 DETAILS SHEET NUMBERPORTOFINO PL. & FIFTH STREET, OXNARD CA 12"

TYPICAL WALL
R-24.56
3 COAT STUCCO FINISH TO MATCH EXISTING

SHEATHING REFER TO STRUCTURAL

CAVITY BETWEEN FRAMING TO BE FILLED WITH OPEN
6" LVL FRAMING REFER TO ENGINEERING SPECIFICATIONS
5/8" SHEET ROCK, LEVEL 5 SMOOTH FINISH

CELL POLYURETHANE FOAM INSULATION
R-VALUE 24.56
6"
6" LVL FRAMING REFER TO ENGINEERING SPECIFICATIONS
R-19 BATTS INSULATION BETWEEN STUDS
5/8" SHEET ROCK, LEVEL 5 SMOOTH FINISH
5/8" SHEET ROCK, LEVEL 5 SMOOTH FINISH

ENGINEER SPECIFICATIONS
405

REAR ELEVATION

STREET ELEVATION

LEFT SIDE ELEVATION RIGHT SIDE ELEVATION
DATE: 4/28/21
ADDRESS:TBD

OXNARD, CA
A 10.0COLOR SCHEME ELEVATIONS
SHEET NUMBERPORTOFINO PL. & FIFTH STREET, OXNARD CA
406
407
408
409
ATTACHMENT E - City of Oxnard 2030 General Plan Consistency Analysis Portofino Place
January 18, 2022 City Council
Level I: Direct Applicability to a Proposed Policy, Project or Program Level II: Related or Indirect Applicability to the Proposed Policy, Project, or Program Level III: No or Distance Applicability to the Proposed Policy, Project, or Program.

All polices not listed are designated as Level III are deemed consistent with the 2030 General Plan.

General Plan Chapter Abbreviations Chapter:

SC: Sustainable Community 2
CD: Community Development 3
ICS: Infrastructure and Community Services 4
ER: Environmental Resources 5
SH: Safety and Hazards 6
MC: Military Compatibility 7
HE: 2013-2021 Mid-Cycle Housing Element 8
2030 General Plan Level I Level II Rationale
Policy
SC-3.1
New Residential Development Encourage incorporation of passive and active energy and resources conservation design and devices in new residential development and substantial remodels and/or expansions.

X State “Green Building
Energy Code” applies to
all development and
either requires, or
requires that new
residential structures be
designed to
accommodate, passive
energy, solar panels,
and natural ventilation
features. Solar panels
are included in the
project.

Policy
SC-3.8
Require Use of Passive Energy Conservation Design As part of the City and Community EAP’s, require the use of passive energy conservation by building material massing, orientation, landscape shading, materials, and other techniques as part of the design of local buildings, where feasible.

X
Policy
SC-3.9
Promote Voluntary Incentive Programs Promote voluntary participation in incentive programs to increase the use of solar photovoltaic systems in new and existing residential, commercial, institutional and public buildings, including continued participation in the Ventura County Regional Energy Alliance (VCREA).

X
Policy
SC-3.12
Encourage Natural Ventilation Review and revise applicable planning and building policies and regulations to promote use of natural ventilation in new construction and major additions or remodeling consistent with Oxnard’s temperate climate.

X

410
Policy
CD-1.4
Transportation Choices
Promote the application of land use and community designs that provide residents with the opportunity for a variety of transportation choices (pedestrian, bicycle, transit, automobile).

X Project conditioned to
install curbside bus stop
on the southeast corner
of Fifth Street.

Policy
CD-1.5
Housing Variety
Promote the development of a variety of housing types throughout the City including apartments, condominiums, lofts, townhouses, and attached and detached single family units.

X Project has 6 different floor
plans with 45 units having 2
bedrooms and 45 units
having 3 bedrooms.

Policy
CD-1.6
Public Facilities
Enhance resident quality of life by providing adequate space for schools, libraries, parks and recreation areas, as well as space for the expansion of public facilities to support the community’s vision.

X Project site has a
pedestrian connection to
the shopping center
located to the west of the
project site at the corner
of Fifth St. and Victoria
Ave. The Southwest Park
is located directly east of
the project site. Juan
Lagunas Soria Elementary
School is located adjacent
to the project site.

Policy
CD-1.7
Compact Development
Promote the use of development patterns that are more compactly built and use space in an efficient aesthetic manner as part of the community vision.

X Project utilizes the entire
parcel and has
incorporated storm water
retention.

Policy
CD-3.1
Neighborhood Preservation
Protect existing residential neighborhoods from the encroachment of incompatible activities and land uses as determined through environmental review and/or determination by the Planning Commission.

X The project retains access to
adjoining residential and
commercial properties and
site design creates
compatible transition to
adjoining residential and
commercial uses.

Policy
CD-2.1
General Plan/Zoning Consistency
Amend the zoning code, zoning map, Coastal Land Use Program, and other land use regulations to make them consistency with the adopted and/or subsequently amended 2030 X With approval of the
General Plan Amendment
and Zone Change the

411
General Plan project will be consistent
with the 2030 General
Plan and City’s City Code
(Zoning Ordinance).

Policy
CD-3.3
Innovative Redevelopment
Promote innovative design flexibility and possibly different residential densities in public and public/private redevelopment within existing neighborhoods through the use of alternative performance-oriented development standards, alternative development designs, development agreements, specific plans, mixed uses, and other development and planning techniques.

X The project is
designed to meet City
Council Resolution
No. 7658 with the
exception of
designing individual
outdoor patios with
the minimum
dimensions of 10 feet
by 10 feet which
yields 100 square feet
of land area.

However, the land
area of the project’s
private patios ranges
from 450 to 1,530
square feet which
exceeds the minimum
land area of 100
square feet provided
by private patios
designed under City
Council Resolution
No. 7658.

Policy
CD-8.1
Limiting Development
Continue to limit development to those areas that can be served by existing or planned utilities, transportation, and service systems.

X Project will be served
by existing utilities
with minimal impacts
on City infrastructure
Policy and services.

CD-8.2
Services
Continue to ensure that public services and facilities are in place at the time of need or prior to the time new development occurs in order to avoid overloading existing urban service systems.

X
Policy
CD-8.5
Impact Mitigation
Ensure that new development avoids or mitigates impacts on air quality, traffic congestion, noise, and environmental resources to the maximum extent feasible.

X Addendum MND
2004-11 that the
project would not

412
have a significant
impact if the
mitigation measures
described in the
Addendum MND were
incorporated into the
project. Mitigation
measures have been
incorporated into the
project Resolutions.

Policy
CD-9.1
Neighborhood Identity
Recognize, preserve, and improve the visual identity and character of existing neighborhoods.

Infill development shall respect historic structures and be of compatible scale and character with historic areas.

X Project is adjacent to
existing residential
subdivisions with similar
density. There are no
historic areas or
resources on the project
site or in the immediate
vicinity.

Policy
CD-10.1
Human-Scale Development
In the evaluation of development proposals, require urban development on a human scale, by emphasizing the pedestrian experience over the movement and storage of vehicles.

X Landscaped walkways,,
play ground, and a
recreational building
designed to offer fitness
options for residents.
quality pedestrian areas.

The majority of visitor
parking will be contained
within the individual
unit’s driveways with only
42 surface parking spaces
integrated within the
project site.

413
Policy
CD-10.2
Neighborhood Themes
In the evaluation of development proposals, require neighborhood themes and principles of design, such as neotraditional town planning, which include central parks, schools, and community and commercial facilities, strong pedestrian orientation and de-emphasis of automobile related elements in new development projects.

X In addition to the R-2
development
standards, City
Council Resolution
No. 7658 provides
advisory standards
that are intended to
encourage amenities
that enhance the
livability of
condominiums but
are not mandatory.

The proposed project
complies with all of
the advisory
standards with the
exception of the
required dimensions
for private patios.

The project was
designed to be
similar to the
neighboring
communities with
similar density.

Policy
CD14.1
Design Review Process
In the evaluation of development proposals, continue to ensure that public and private development projects comply with City design policies, plans, and guidelines.

X Project was reviewed by
the Development
Advisory Committee
that includes an
architect and landscape
architect on contract
with the City The
applicant received
public comments at a
City Workshop where
the applicant mailed
notices of the
Community Workshop
meeting to all property
owners within the
Seaview Estates
neighborhood.

414
Policy
CD-14.2
Development Advisory Committee (DAC) Function
Continue to require that a staff Development Advisory Committee review new development projects for consistency with the City’s development policies and appropriateness for the proposed sites.

X Project was reviewed by
the Development
Advisory Committee on
three occasions and the
current plan reflects the
input provided by DAC.

Policy
ICS-1.1
Maintain Existing Service Levels
Maintain the high priority of providing services to residents and visitors, and prevent deterioration of existing service levels.

X Project will be
connected to and
served by existing
utilities with minimal
impacts on City
infrastructure.

Policy
ICS-1.2
Development Impacts to Existing Infrastructure
Review development proposals for their impacts on infrastructure (i.e., sewer, water, fire stations, libraries, streets) and require appropriate mitigation measures to ensure that proposed developments do not create substantial adverse impacts on existing infrastructure and that the necessary infrastructure will be in place to support the development.

X
The project will pay a
range of impact fees to
the City, County, and
school districts for
various public facilities.

Policy
ICS-1.3
Funding for Public Facilities
Continue to utilize developer fees, public facilities fees, and other methods (i.e., grant funding or assessment districts) to finance public facility design, construction, operation, and maintenance.

X
Policy
ICS-1.4
Infrastructure Conditions of Approval
New development should not be approved unless:
• The applicant demonstrates adequate public services and facilities are available; • Infrastructure improvements incorporate a range of feasible measures that can be implemented to reduce all public safety and/or environmental impacts associated with the construction, operation, or maintenance of any required improvement; • Infrastructure improvements are consistent with City infrastructure master plans; and • Require infrastructure expansion needed for future development to be self-funding so current residents do not subsidize infrastructure needed for future growth.

X Project will be
connected to and
served by existing
utilities with minimal
impacts on City
infrastructure.

Policy
ICS-2.6
Reduction of Construction Impacts
Minimize and monitor traffic and parking issues associated with construction activities, require additional traffic lanes and/or other traffic improvements for ingress and egress for new developments for traffic and safety reason, where appropriate.

X The Addendum to MND
2004-11 determined
that project, similar to
the original project
analyzed by MND
2004-11 will not

415
significantly impact
levels of service at
study intersections.

Policy
ICS-8.3
Completing Bicycle and Sidewalk Network
Prioritize plans for bicycle and pedestrian facilities that provide continuity, and close gaps in the city’s existing bike path and sidewalk network.

X The project will have
Gold Coast Transit bus
service. The project is
conditioned to install
curbside bus stop on
the southeast corner of
Fifth Street.

The 30-foot scenic
setback enhances the
existing Fifth Street
public sidewalk.

All ADA requirements
are provided.

Policy
ICS-8.4
New Development Requires Bicycle Improvements
Where designated, require proposed developments to include bicycle paths and / or lanes in their plan and to clearly indicate possible bicycling hazards such as speed bumps and storm drain inlet grates in parking lots.

X
Policy
ICS-8.5
Public Sidewalks and Pedestrian Orientation
Consider and require where appropriate and feasible the enhancement of the pedestrian environmental as part of private development and public works projects, especially for public sidewalks.

X
Policy
ICS-8.6
Americans with Disability Act (ADA) Handicap Requirements Require installation of ADA compliant handicapped ramp curb-cuts and other ADA access with all new roadway construction and significant reconstruction of existing roadways, parking lots, plazas and pedestrian area, and parks.

X
Policy
ICS-9.2
Development Has Adequate Parking
Review development proposals to encourage shared parking use and ensure adverse parking impacts are minimized or avoided.

X The project
provides more than
the required
parking as
stipulated in the
Oxnard City Code.

Policy
ICS-10.2
Oxnard Airport Compatible Land Use
Continue to ensure that the land use and zoning adjacent to Oxnard Airport is compatible in order to minimize potential noise and safety problems.

X The project site is
within the Oxnard
Airport Sphere of
Influence, which limits
the structural coverage
to 25 percent. The
proposed project is
designed to not exceed
the 25 percent
allowable site

416
coverage. Additionally,
the modified project
would be required to
implement Mitigation
Measures G-1 and G-2
of the 2004 MND to
avoid conflicts with
airport compatibility
requirements by
providing necessary
buffers as well as filing
with and undergoing
review by the Federal
Aviation
Administration. With
implementation of
Mitigation Measures
G-2 and K-1 from the
2004 MND and
compliance with
applicable regulations,
the modified project
would not result in new
or substantially more
severe significant
impacts associated
with applicable land
use, habitat
conservation, or
natural community
conservation plans, or
dividing an established
community.

Policy
ICS-11.7
Water Wise Landscapes
Promote water conservation in landscaping for public facilities and streetscapes, residential, commercial and industrial facilities and require new developments to incorporate water conserving fixtures (low water usage) and water-efficient plants into new landscaping.

X Project landscaping is
conditioned to meet
the City and State
water-conservation
requirements.

417
Policy
ICS-11.10
Water Supply Finding for Smaller Projects
Prior to approval of a discretionary proposed project not subject to a Water Supply Assessment pursuant to GC Section 66473.7, a finding shall be made ensure an adequate water supply for the proposed development.

X Project would require
less water than the light
industrial uses currently
allowed under the
Business Research Park
zoning.

Policy
ICS-13.3
Stormwater Detention Basins
Design stormwater detention basins to ensure public safety, to be either visually attractive or unobtrusive, provide temporary or permanent wildlife habitats, and recreational uses where feasible in light of safety concerns.

X Project meets the
City’s stormwater
requirements and
incorporates LID
features.

Policy
ICS-13.4
Low Impact Development
Incorporate low impact development (LID) alternatives for stormwater quality control into development requirements. LID alternatives include: (1) conserving natural areas and reducing imperviousness, (2) runoff storage, (3) hydro-modification (to mimic pre-development runoff volume and flow rate), and (4) public education.

X
Policy
ICS-14.3
New Development Requirements
Continue to require developers and operators to employ practices that reduce the quantities of waste generated and promote resource recovery during construction, demolition, and operation.

X Standard conditions
of approval require
compliance with City
and State refuse
recycling.

Policy
ICS-17.4
Service Extension
Coordinate with gas and electricity providers for the extension of gas and electrical facilities.

X SCE and the Gas
Company are included
in the project review
Policy process.

ICS-17.5
Undergrounding of Utility Lines
Require undergrounding of utility lines in new development, except where it is not feasible due to electrical transmission load or other operational issues.

X
Policy
ICS-19.2
Police Review of Development Projects
Continue to require the Police Department review proposed development projects and provide recommendations that enhance public safety.

X The Oxnard Police
Department reviewed
and conditioned the
project. Capital Project
fees and property taxes
contribute to
maintenance and
development of Police
Department facilities
and services.

Policy
ICS-19.5
Incorporating Security Design Principles
Encourage crime prevention and defensible space through design principles such as those employed through the National Crime Prevention Through Environmental Design program, Neighborhood Watch Program, and/or other appropriate methods to enhance public safety.

X

418
Policy
ICS-19.7
New Development
Require new developments to fund a fair share extension of police services to maintain service standards, including personnel and capital improvement costs.

X
Policy
ICS-20.5
Fire Services to New Development
Require new developments to fund a fair share extension of fire services to maintain service standards, including personnel and capital improvements costs.

X The Oxnard Fire
Department reviewed
and conditioned the
project. Capital Project
fees and property taxes
contribute to
maintenance and
development of Police
Department facilities
and services.

Policy
ICS-20.7
Adherence to City Standards
Ensure that water main size, water flow, fire hydrant spacing, and other fire facilities meet City standards.

X
Policy
ICS-20.8
Development Review
Review new development applications to assess potential impacts to existing fire protection services and the need for additional and expanded services.

X
Policy
ICS-20.10
Adequate Emergency Access and Routes
Require that new development provide adequate access for emergency vehicles, particularly firefighting equipment, and evacuation routes, as appropriate.

X
Policy
ER-6.1
Incorporate Views in New Development
Preserve important public views and viewsheds by ensuring that the scale, bulk and setback of new development does not significantly impede or disrupt them and ensure that important vistas and view corridors are enhanced. Require development to provide physical breaks to allow views into these vistas and view corridors.

X The 30 ft. setback along
Fifth Street complies
with the designation of
Fifth Street as a
scenic corridor.

Policy
ER-6.6
New Development Private Open Space
Ensure that new development incorporates open space areas that provide community and neighborhood identity, private quality exterior private open space for each housing unit, and minimize conflicting land uses and noise generators.

X Project incorporates
walkways, playground
area, 3,281 recreation
building inclusive of a
gym, and a
common swimming
pool that are located
away from Fifth
Street traffic noise.

Policy
ER-10.1
Promote use of Native and Water Wise Plants
Promote the development of a native, drought-tolerant landscape character throughout the City that re-enforces a unified and cohesive landscape character and discourage plants that are invasive or problematic in other ways as determined by the City’s landscape architect.

X Project is conditioned
to comply with City
landscape standards
that incorporate state
requirements to be
drought tolerant.

419
Policy
ER-11.3
Development Applicants to Conduct Research
Continue to require project applicants to have a qualified archaeologist conduct a record search at the South Central Coast Information Center located at California State University Fullerton and other appropriate historical repositories, conduct field surveys where appropriate, and prepare technical reports, where appropriate, meeting California Office of Historic Preservation Standards (Archaeological Resource Management Reports) prior to project approval.

X Addendum for MND
2004-11 determined that
the project would not
have a significant impact
if the mitigation
measures described in
the 2004 MND were
incorporated into the
project. The mitigation
measures have been
incorporated into the
project’s conditions of
approval.

Policy
ER-11.7
Native American Remains
Continue to comply with State laws relating to the disposition of Native American burials consistent with the CEQA Guidelines (Section 15064.5) if human remains of possible Native American origin are discovered during project construction.

X
Policy
ER-14.4
Emission Control Devices
Require all construction equipment to be maintained and tuned to meet appropriate EPA, CARB, and VCAPCD emissions requirements and when new emission control devices or operational modifications are found to be effective, such devices or operational modifications are required on construction equipment.

X
Policy
ER-14.6
Minimizing Dust and Air Emissions through Permitting Requirements Continue to require mitigation measures as a condition of obtaining building or use permits to minimize dust and air emissions impacts from construction.

X
Policy
ER-14.7
Mitigation Monitoring
Ensure that projects with identified air quality impacts in their respective EIRs are subject to effective mitigation monitoring as required by AB 3180.

X
Policy
SH-1.1
Minimize Liquefaction Risk
Ensure that structures for human occupancy are only constructed or placed on a potential liquefaction site if the approved geological report shows that an acceptable hazard risk would be created and/or required mitigation measures are met.

X
Policy
SH-1.3
Building Code Standards
Require that all new buildings and alterations to existing buildings be built according to the seismic requirements adopted within the most current City of Oxnard Building Code, or its adopted equivalent.

X Addendum for MND
2004-11 determined that
the project would not
have a significant impact
if the mitigation
measures described in
the 2004 MND were
incorporated into the
project. The mitigation
Policy
SH-1.4
Soil, Geologic, and Structural Evaluation Reports
Require that adequate soils, and geologic and structural evaluation reports be prepared by registered soils engineers, engineering geologists, and/or structural engineers, as appropriate, for applicable development.

X

420
measures have been
incorporated into the
project’s conditions of
approval.

Policy
SH-1.5
Required Geologic Reports
Continue to require the submission of a geological report for proposed development located in a potential liquefaction area.

X
Policy
SH-1.7
Soil Investigations
Continue to require a complete site-specific soils investigation that addresses liquefaction and compressible soil characteristics and identifies construction techniques or other mitigation measures to prevent significant impacts upon the proposed development.

X
Policy
SH-5.3
Sound Attenuation Measures
Promote, where feasible, alternative sound attenuation measures such as berms, heavy landscaping, resurfacing of noise walls to promote noise absorption as well as deflection, berms and landscaping, or location of buildings away from the roadway or other noise sources.

X
Policy
SH-6.2
Limiting Construction Activities Continue to limit construction activities to the hours of 7 am to 7pm, Monday through Saturday. No construction shall occur after hours, on Sundays, or national holidays without permission from the City.

X
Policy
SH-6.4
New Development Noise Compatibility
Require that proposed development projects not generate more noise than that classified as “satisfactory” based on CEQA Thresholds of significance on nearby property.

X
Policy
SH-6.13
Noise Acceptable for Open Windows and Patios
Continue to require noise analysis of proposed development projects as part of the environmental review process and require mitigation measures to reduce noise impacts to acceptable levels within outside activity areas and within residential structures without relying on mechanical ventilation, if feasible.

X
Policy
MC-4.4
Affordable Housing
Promote the availability and development of off-base affordable housing to meet the needs of the military personnel and their families.

X A condition of approval
requires noticing Naval
Base Ventura County
Housing Service Center
of the project and its
anticipated sales prices.

Housing
Element
Policy
G-2.3
Adequate Infrastructure
Ensure that residential development sites have appropriate and adequate public and private services and facilities, including wastewater collection and treatment, potable and recycled water supply, utilities, parks, schools, and other neighborhood infrastructure.

X Project will be
connected to and
served by existing
utilities with minimal

421
impacts on City
infrastructure.

Housing
Element
Policy
G-2.8
Local Preference for Affordable Units
Require, when possible, by development agreement or condition of approval, local resident/worker preference for projects which include affordable housing units, density bonus units, and/or units utilizing Federal, State, or local funding.

X A condition of
approval requires an
early advertisement
to local residents in
compliance with fair
housing law.

Housing
Element
Policy
G-5.6
Adjusting Project Development Fees
Continue to consider alternative sources for and/or deferment of development impact and project reviews fees to enhance the financial feasibility of affordable projects, including the use of Affordable Housing Agreements.

X The applicants paid
all applicable fees
under regular
procedures.

422
Attachment J
Portofino Place Zoning ComplianceTable
90 CONDOMINIUM UNIT PROJECT
DEVELOPMENT STANDARDS FOR RESIDENTIAL USE:

APPLY R-2 ‘MULTIPLE-FAMILY STANDARDS

DEVELOPMENT

STANDARD
REQUIREMENT PROPOSED COMPLIES?
Max. building height
(16-137)
2 stories at 25 ft.

Residential Units and
Recreational Building designed
at maximum 25 feet high
YES
Density
(16-59)
1 unit /3,500 lot area = 94 units on

7.39 acres
90 Units YES
Front yard setback
16-142, 16-60
25 ft from property line; 30 ft
when abutting designated scenic
corridors, per General Plan Policy
CD-9.4. West 5th Street is
identified as a Scenic Highway
(Background Report, Section

5.3.2).
30 ft from Fifth Street measured
from ultimate property line
YES
Side yard setback
16-142, 16-61
25% of depth of residential lot area
not to be less than 3 feet and not to
exceed 5 feet)
east side = 15 ft
west side = 15 ft
YES
Rear yard setback
16-142, 16-62
16 feet (25% depth of residential
lot area)
16’-3” YES
Interior yard space
16-142, 16-63
30% of lot area, with min.
dimension of 15 ft x 15 ft. May
not include vehicle parking or
circulation areas.
321,908 sf x 30% = 96,572.4 sf
Interior yard space of 115,024 sf
= 34%
YES
423
Attachment J
Portofino Place Zoning ComplianceTable
Off-street parking:

Residents (16-622)
Visitor (16-622)
Motorcycle (16-264)
Bicycle (16-623, 16-637
& Bicycle and Pedestrian
Facilities Master Plan,
Appendix pg. A-38)
Code-required parking
90 x 2-car garage = 180 garage
Visitor = 30 +60*0.5 = 60 visitor
Total Required = 180 + 60 = 240
spaces
No motorcycle spaces required
Bicycle (per Bicycle & Ped.

Master Plan, Appx pg. A-38), 0.05
spaces/bedroom, min. 2 spaces.
225 bedrooms x 0.05 = 11.25
Project includes:
180 resident garage spaces
180 visitor surface spaces
(driveways)
0 motorcycle spaces
34 parking lot visitor spaces
214 visitor spaces total
Total: 394 parking spaces
No tandem spaces proposed.

No compact spaces proposed
0 Motorcycle Spaces provided
8 bicycle spaces provided.

Project conditioned to provide
12 bicycle parking spaces
YES
YES

YES, AS

CONDITIONED
Parking space sizes &
design:

Standard (16-636 &
16-638)
Full Size: 9 ft W x 19 ft L
May overhang walkway provided
48 inch walkway unobstructed,
may overhang 2 ft over landscape
if planter min. 5 ft [16-616(C)]
Compact:8 ft Wx16 ft L; Max
25% of spaces w/admin relief
Motorcycle: 4.5 ft W x 7 ft L
Standard Parking = 20 ft x 20
ft garage spaces & driveways.

No compact spaces provided.

No Motorcycle spaces
provided
YES
N/A
N/A
Rooftop equipment May not protrude above height of
parapet.

No rooftop equipment
proposed.

YES, AS

CONDITIONED
424
Attachment J
Portofino Place Zoning ComplianceTable
Walls/Fences &
Zone Wall
(16-310)
Front: No fence or wall permitted
in front setback. No chain link in
front yard.

Side & Rear: 8 ft maximum
6 ft wrought iron fence & 6 ft
slumpstone walls with caps
surrounding development, not
within front setback
YES
Lighting
(16-320)
Comply with Section 16-320 of the
City Code.
● Max 7 footcandles
● A light source shall not shine
upon any surface other than the
area required to be lighted.
● Parking lot fixtures shall be
mounted on reinforced concrete
pedestals or otherwise
protected.

Partial Lighting Plan provided
(Sheet L-03) for parking lots,
walkways, drive aisles, open
spaces:
25 ft pole height (pole is 22.5 ft
and the base is 2.5 ft)
YES,
w/condition for
photometric
review
425
426
427
428
429
430
431
432
433
434
435
Attachment L
City Council Resolution No. 7658
Advisory Condominium
Standard Table
90 CONDOMINIUM UNIT PROJECT
ADVISORY DEVELOPMENT STANDARDS FOR CONDOMINIUM PROJECT :

NOT MANDATORY

DEVELOPMENT

STANDARD
REQUIREMENT PROPOSED COMPLIES?
Number of Bedrooms
Each unit shall have no fewer than 2
separate bedrooms
45: 2-bedroom units
45: 3-bedroom units
YES
Dwelling Size Each unit shall not be smaller in
area than 1,000 sq.ft.

Unit living square foot range:
1,413 to 1,476 YES
Distance to Parking
Spaces
– Resident Parking:
50 ft. max. distance to spaces from
the dwelling units they serve.
– Visitor Parking:
100 ft. max. distance to spaces from
the dwelling units they serve.

Resident parking spaces less
than 50 feet to the units they
serve; spaces are within same
building as the unit served
(attached garage located on
first floor).

Visitor spaces are within 100
ft.

YES
Private Patios
– Minimum outdoor patio area not
less than 20% of GFA of the unit it
serves.
– Min. dimensions 10 ft. by 10 ft.
– Immediately adjacent and direct
access to the unit served.
– Minimize overview to adjacent
patios.
– Lights not to exceed 6 ft. height.
– Patios adjacent to common open
areas used by residents.
– Min 20%
– Min. 10’ x 10’ Sundecks are
provided for each unit and
range between 450 to 1,530 sq
ft each.
– Adjacent and accessible to
each unit
– Patios adjacent to common
open space area
NO;