HomeMy WebLinkAboutReso 84-18 Affirming the Planning Commission Decision and Approving the Project RESOLUTION NO. 84— 18
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
AFFIRMING THE PLANNING COMMISSION'S DECISION AND APPROVING A SITE
DEVELOPMENT REVIEW PERMIT FOR THE LAU RESIDENTIAL ADDITION AT 6735 MAPLE
DRIVE (APN 941-0207-094-00) PLPA-2018-00002
WHEREAS, Yung Chen, the designer and applicant representing Kwok Hong Lau, the
Owner, is requesting approval of a Site Development Review permit for the expansion of the
existing single story 1,846 square foot home (including garage) located at 6735 Maple Drive; and,
WHEREAS, the proposal is for a 1,076 square foot addition and includes a 176 square foot
expansion to the rear, northwest side of the ground floor, and a 900 square foot second story
addition located over the existing garage, a portion of the existing house, and the new ground floor
expansion; and,
WHEREAS, the project is located in a Single Family Residential (R1) Zoning District with a
General Plan Land Use designation of Single Family Residential; and
WHEREAS, the Project is Categorically Exempt from the California Environmental Quality Act
pursuant to Section 15301(e)(2) (Existing Facilities); and
WHEREAS, on April 12, 2018, the Community Development Director approved the Site
Development Review Permit to allow a 1,076 square foot addition to the existing residence; and
WHEREAS, Jacob and Kristen Berg appealled the Community Development Director's
decision to the Planning Commission; and
WHEREAS, on May 22, 2018, the Planning Commission held a properly noticed public
hearing and approved the Site Development Review permit to allow a 1,076 square foot addition to
the existing residence; and
WHEREAS, on June 01, 2018, Jacob and Kristen Berg appealed the Planning Commissions
decision to the City Council in accordance with Chapter 8.136 of the Dublin Zoning Ordinance; and
WHEREAS, a Staff Report was submitted to the City Council recommending the City Council
affirm the decision of the Planning Commission; and,
WHEREAS, the City Council held a properly noticed public hearing on said appeal on June 19,
2018 at which time all interested parties had the opportunity to be heard; and,
WHEREAS, the City Council did hear and consider all said reports, recommendations and
testimony herein above set forth and used its independent judgment to evaluate the project; and,
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and
made a part of this resolution.
BE IT FURTHER RESOLVED that the City of Dublin City Council does hereby make the
following findings and determinations regarding the Site Development Review Permit:
Reso No. 84-18, Adopted 6/19/2018, Item No. 6.2 Page 1 of 6
A. The proposal is consistent with the purposes of Dublin Municipal Code Chapter 8.104 Site
Development Review, with the General Plan, and with any applicable Specific Plans and
design guidelines in that: 1) the project site has a General Plan land use designation of Single
Family Residential and the residential addition will be consistent with the residential use of the
property; 2) the residential addition is well designed in relation to surrounding properties and
will be designed and painted to match the existing residence; and, 3) the residential addition
has been located and designed to be integrated within the existing and surrounding residences
which are mix of one-story and partial two-story buildings.
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance in that: 1) the
residential addition, as proposed, meets all applicable development regulations including
building height, setbacks and lot coverage; 2) the residential addition is well designed in
relation to the existing single-family residence in terms of colors, materials and architectural
design.
C. The design of the project is appropriate to the City, the vicinity, surrounding properties and the
lot in which the project is proposed in that: 1) the residential addition is designed to integrate
with the surrounding residences which includes a mix of single-story and partial two-story
homes; 2) the residential addition will meet all required minimum setbacks in accordance with
the Dublin Zoning Ordinance; 3) the residential addition will not exceed the maximum
allowable lot coverage for the R-1 zoning district in which it is located; and, 4) the residential
addition incorporates colors and materials which are consistent with the existing single family
home and surrounding residences.
D. The subject site is suitable for the type and intensity of the approved development in that: 1)
the subject site is a 6,118 square feet lot located in the R-1 Single Family Residential Zoning
District with an existing single-story 1,846 square foot residence (including garage). The
addition is designed to match the existing residence and surrounding neighborhood which is
comprised of both single-story and partial two-story homes; 2) with the residential addition, site
improvements will not exceed the maximum 35% lot coverage as required in Chapter 8.36
Development Regulations of the Dublin Zoning Ordinance; and, 3) the residential addition
meets all minimum setbacks for R-1 single-family residences as required in Chapter 8.36
Development Regulations of the Dublin Zoning Ordinance.
E. Impacts to existing slopes and topographic features are addressed in that: (1) the site is
generally flat and no grading is proposed to the overall site.
F. Architectural considerations, including character, scale and quality of the design, site layout,
the architectural relationship with the site and other buildings, screening of unsightly uses,
lighting, building materials and colors and similar elements result in a project that is
harmonious with its surroundings and compatible with other development in the vicinity in that:
1) the residential addition has been designed to integrate with the existing single-family
residence and surrounding residences in terms of colors, materials and architectural design; 2)
the residential addition is for a 176 square foot ground-floor expansion and relocation of the
kitchen, and a 900 square foot second story addition over the existing garage and expanded
kitchen; and, 3) the addition will feature a stucco finish painted to match the existing residence;
composite shingles to match the existing roofing; and new wood trim for all windows, existing
and new, and the garage door.
Reso No. 84-18, Adopted 6/19/2018, Item No. 6.2 Page 2 of 6
G. Landscape considerations, including location, type, size, color, texture and coverage of plant
materials, and similar elements have been incorporated into the project to ensure visual relief,
adequate screening and an attractive environment for the public in that: (1) the proposed
project will not create new landscaping, and will not impact the existing landscaping; and, 2)
the applicant will continue to maintain the existing landscaping and repair or replace the good
neighbor fence located on the west property line.
H. The site has been adequately designed to ensure proper circulation for bicyclists, pedestrians
and automobiles in that: 1) the proposed additions will be located and outside of all required
setbacks and will not impact circulation.
BE IT FURTHER RESOLVED that the Dublin City Council hereby affirms the Planning
Commission's decision and approves the Site Development Review Permit for the Lau residential
addition as shown on the project plans dated April 12, 2018 and included as Exhibit A, subject to the
following conditions:
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits, and shall be subject to Planning Division review and approval. The following codes
represent those departments/agencies responsible for monitoring compliance of the conditions of
approval: [PL] Planning; [B] Building; [PO] Police; [PW] Public Works; [ADM] Administration/City
Attorney; [FIN] Finance; [PCS] Parks and Community Services; [F] Dublin Fire Prevention; [DSR]
Dublin San Ramon Services District; [LDD] Livermore Dublin Disposal; [CO] Alameda County
Department of Environmental Health; [Zone 7] Alameda County Flood Control and Water
Conservation District, Zone 7; [LAVTA] Livermore Amador Valley Transit Authority; and [CHS]
California Department of Health Services.
NO. CONDITIONS OF APPROVAL Agency When Required, Prior
GENERAL
o
1. Approval. This Site Development Review PL On-going
approval for the Lau Residence is to allow for the
construction of a 1,076 square foot residential
addition, which includes a 176 square foot addition
to the ground floor and a 900 square foot addition
to the second story to the existing 1,846 square
foot single-story residence (including garage)
located at 6735 Maple Drive. (PLPA-2018-00002).
This approval shall be as depicted and indicated by
the plans prepared by Yung Chen dated received
by Dublin Planning on April 12, 2018, and other
plans, text and diagrams related to this approval,
stamped approved and on file in the Community
Development Department, except as modified by
the following Conditions of Approval. _
2. Effective Date. This Site Development Review PL On-going
approval becomes effective 10 days following
Reso No. 84-18, Adopted 6/19/2018, Item No. 6.2 Page 3 of 6
action by the Planning Commission unless
appealed before that time in accordance with the
Dublin Zoning Ordinance.
3. Permit Expiration. Construction or use shall PL 1 year from Approval
commence within one (1) year of Permit approval
or the Permit shall lapse and become null and void.
4. Time Extension. The original approving decision- PL 1 year from Approval
maker may, upon the Applicant's written request for
an extension of approval prior to expiration, and
upon the determination that any Conditions of
Approval remain adequate to assure that applicable
findings of approval will continue to be met, grant a
time extension of approval for a period not to
exceed six (6) months. All time extension requests
shall be noticed and a public hearing or public
meeting shall be held as required by the particular
Permit.
5. Modifications. The Community Development PL On-going
Director may consider modifications or changes to
this Permit approval if the modifications or changes
proposed comply with applicable sections of the
Zoning Ordinance.
6. Revocation of Permit. The Permit approval shall PL On-going
be revocable for cause in accordance with Section
8.96.020.1 of the Dublin Zoning Ordinance. Any
violation of the terms or conditions of this permit
shall be subject to citation.
7. Requirements and Standard Conditions. The Various Issuance of Building
Applicant/Developer shall comply with applicable Permits or Installation of
City of Dublin Fire Prevention Bureau, Dublin Improvements
Public Works Department, Dublin Building
Department, Dublin Police Services, Alameda
County Flood Control District Zone 7, Livermore
Amador Valley Transit Authority, Alameda County
Public and Environmental Health, Dublin San
Ramon Services District and the California
Department of Health Services requirements and
standard conditions. Prior to issuance of building
permits or the installation of any improvements
related to this project, the Applicant/Developer shall
supply written statements from each such agency
or department to the Planning Department,
indicating that all applicable conditions required
have been or will be met.
8. Fees. Applicant/Developer shall pay all applicable Various Issuance of building
fees in effect, including, but not limited to, Planning permits
fees, Building fees, Traffic Impact Fees, TVTC
fees, Dublin San Ramon Services District fees,
Reso No. 84-18, Adopted 6/19/2018, Item No. 6.2 Page 4 of 6
Public Facilities fees, Dublin Unified School District
School Impact fees (per agreement between
Developer and School District), Fire Facilities
Impact fees, Noise Mitigation fees, Inclusionary
Housing In-Lieu fees, Alameda County Flood and
Water Conservation District (Zone 7) Drainage and
Water Connection fees; or any other fee that may
be adopted and applicable.
9. Indemnification. The Applicant/Developer shall ADM On-going
defend, indemnify, and hold harmless the City of
Dublin and its agents, officers, and employees from
any claim, action, or proceeding against the City of
Dublin or its agents, officers, or employees to
attack, set aside, void, or annul an approval of the
City of Dublin or its advisory agency, appeal board,
Planning Commission, City Council, Community
Development Director, Zoning Administrator, or any
other department, committee, or agency of the City
to the extent such actions are brought within the
time period required by Government Code Section
66499.37 or other applicable law; provided,
however, that the Applicant's/Developer's duty to
so defend, indemnify, and hold harmless shall be
subject to the City's promptly notifying the
Applicant/Developer of any said claim, action, or
proceeding and the City's full cooperation in the
defense of such actions or proceedings.
10. Clarifications to the Conditions of Approval. In PL On-going
the event that there needs to be clarification to the
Conditions of Approval, the Community
Development Director has the authority to clarify
the intent of these Conditions of Approval to the
Applicant without going to a public hearing. The
Community Development Director also has the
authority to make minor modifications to these
Conditions of Approval without going to a public
hearing in order for the Applicant to fulfill needed
improvements or mitigations resulting from impacts
to this project.
11. Controlling Activities. The Applicant/Developer PL Through Construction and
shall control all activities on the project site so as On-going
not to create a nuisance to existing/surrounding
businesses and/or residences.
12. Clean-up. The Applicant/Developer shall be PL Through Construction
responsible for clean-up and disposal of project
related trash to maintain a safe, clean, and litter-
free site.
13. Temporary Fencing. Temporary Construction Various During Construction
Reso No. 84-18, Adopted 6/19/2018, Item No. 6.2 Page 5 of 6
fencing shall be installed along perimeter of all
work under construction to separate the
construction operation from the public. All
construction activities shall be confined to within
the fenced area. Construction materials and/or
equipment shall not be operated or stored outside
of the fenced area or within the public right-of-way
unless approved in advance by the City
Engineer/Public Works Director.
14. Construction Hours. Construction activities, PW During Construction
including the idling, maintenance, and warming up
of equipment, shall be limited to Monday through
Friday, and non-City holidays, between the hours of
7:30 a.m. and 5:30 p.m. except as otherwise
approved by the City Engineer. Extended hours or
Saturday work will be considered by the City
Engineer on a case-by-case basis. Note that the
construction hours of operation within the public
right of way are more restrictive.
15. Colors, Materials and Design. The proposed PL Completion of
colors, materials and design for the addition shall Construction and On-
be consistent with the existing residence, as noted Going
on the approved project plans. All exterior finishes -
shall blend evenly with the existing residence with
no visual distinction between the existing home and
the
addition.
'PLANNING-,
*F7-
16. Good-Neighbor Fence. The applicant shall install PC Completion of
a good-neighbor fence on the property line Construction and On-
between the subject site and 6765 Maple Drive. Going
The fence shall be 8 feet total height and
comprised of a 6 foot tall solid wood fence topped
with 2 feet of a framed wooden lattice capable of
admitting not less than 50% light.
PASSED, APPROVED AND ADOPTED this 19th day of June 2018, by the following vote:
AYES: Councilmembers Goel, Gupta, Hernandez, Thalblum and Mayor Haubert
NOES:
ABSENT:
ABSTAIN:
ATTEST: �
a,vt2 �r ' Ma or
City Clerk
Reso No. 84-18, Adopted 6/19/2018, Item No. 6.2 Page 6 of 6
GENERAL NOTES :
I. THE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR
A- ALL DIMENSIONS AND CONDITIONS AT THE SITE.
B. ANY CONDITION WHICH IN HIS OPINION MIGHT ENDANGER THE STABILITY OF THE
STRUCTURE
THE CONTRACTORSHALL IMMEDIATELY NOTIFY THE ARCHITECT AND THE STRUCTURAL
ENGINEER OF ANY DISCREPANCY OR OMISSION BEFORE PROCEEDING WITH THE WORK,
Z All WORK SHALL CONFORM TO THE MINIMUM STANDARDS OF THE LATEST EUDON OL
2016 WC BUILDING CODE, AND ALL OTHER REGULATING AGENCIES E%EflG51NG
AUTHORITY OViR ANY PORTION OF THE WORK, INCLUDING THE STATE OF CALIFORNIA,
DIVISION OF THE INDUSTRIAL SAFETY AND CAL / OSHA.
3. ALL WORK SHALL CONFORM TO THE BEST PRACTICE PREVAILING IN THE VARIOUS TRADES
COMPRISING THE WORK.
4. ANY ASTM DESIGNATIONS SHALL BE AS AMENDED TO DATE.
5. THE CONTRACTOR SHALL PROVIDE TEMPORARY ERECTION BRACING AND SHORING FOR ALL
STRUCTURAL MEMBERS OR AS REQUIRED FOR STRUCTURAL STABILITY OF THE STRUCTURE
DURING ALL PHASES OF CONSTRUCTION.
& SPECIFIC NOTES AND DETAILS SHALL TAKE PRECEDENCE OVER GENERAL NOTES AND DETAILS.
CALIFORNIA BUILDING CODE GENERAL
THE ARCHITECTURAL. ELECTRICAL AND MECHANICAL GENERAL NOTES SHALL TAKE PRECEDENCE
OVER THESE GENERAL NOTES.
DIVISION 1 - GENERAL CONDITIONS
1. THE GENERAL NOTES ARE NOT TO BE CONSTRUED AS SPECIFICATIONS FOR CONSTRUCTION.
THEIR PURPOSE IS ONE OF INFORMING THE OWNER, CONTRACTOR AND SUB - CONTRACTORS OF
SOME SPECIFIC INFORMATION WITH WHICH TO BECOME AWARE AND FAMILIAR.
L THE GENERAL NATURE OF THESE NOTES SHALL IN NO WAY DIMINISH THE CONTRACTOR AND
SUB - CONTRACTORS FROM COMPLETING ALL WORK IN STRICT CONFORMANCE WITH ALL ASPECTS
OF THE BUILDING CODES AND WITH OTHER RULES, REGULATIONS AND ORDINANCES GOVERNING
THE PLACE OF THE BUILDING. EACH SUB - CONTRACTOR SHALL BECOME FAMILIAR PATH ANY
PART OF THE AFOREMENTIONED BUILDING CODES. RULES. ETC. THAT MAY AFFECT HIS WORK.
SOME CODES THAT MAY AFFECT THE WORK ARE BUT NOT LIMITED TO THE CURRENT EDITION
OF THE UNIFORM BUILDING CODE UNIFORM MECHANICAL CODE. UNIFORM PLUMBING CODE,
UNIFORM ELECTRICAL CODE. NATIONAL ELECTRICAL CODE, UNIFORM FIRE CODE, ARCHITECTURAL
BARRIERS LAWS.
3. SCOPE OF PERMIT
a. LIMIT OF AUTHORIZATION : THE ISSUANCE OF A PERMIT IS NOT AN APPROVAL OR AN
AUTHORIZATION OF THE WORK SPECIFIED THEREIN. A PERMIT IS MERELY AN APPUGATION
FOR INSPECTION , THE ISSUANCE OF WHICH ENTITLED THE PERMITTEE TO INSPECTION OF
THE WORK WHICH IS DESCRIBED THEREN-
PERMITS ISSUED UNDER THE REQUIREMENTS OF THIS CODE SHALL NOT RELIEVE THE OWNER
OF RESPONSIBILITY FOR SECURING REQUIRED PERMITS FOR WORK TO BE DONE WHICH IS
REGULATED BY ANY OTHER CODE, DEPARTMENT OR DIVISION OF THE CITY IN WHICH THE
WORK IS PERFORMED.
b- VALIDITY OF OTHER LAWS- NETHER ISSUANCE OF A PERMIT NOR THE APPROVAL BY THE
DEPARTMENT OF ANY DOCUMENT SHALL CONSTITUTE AN APPROVAL OF ANY VIOLATION OF
ANY PROVISION OF THIS CODE OR OF ANY OTHER LAW OR ORDINANCE, AND A PERMIT OR
OTHER DOCUMENT PURPORTING TO GIVE AUTHORITY TO VIOLATE ANY LAW SHALL NOT BE
VALID WITH RESPECT THERETO.
L. ALL WORK, CONSTRUCTION AND MATERIALS SHALL COMPLY WITH ALL PROVISIONS OF THE
CURRENT EDITION OF THE GOVERNING BUILDING CODE AND WITH OTHER RULES, RECULATIONS,
AND ORDINANCES GOVERNING THE PLACE OF THE BUILDING BUILDING CODE REQUIREMENTS
TAKE PRECEDENCE OVER THE DRAWINGS AND LABOR, MATERIALS OR BOTH TO INSTALL HIS
WORK IN CONFORMANCE WITH THE BUILDING CODE AND TO BRING TO THE ATTENTION OF THE
ARCHITECT ANY DISCREPANCIES OR CONFLICTS BETWEEN THE REQUIREMENTS OF THE BUILDING
CODE AND THE DRAWINGS. DIVISION 1 SHALL APPLY TO ALL DIVISIONS.
L DIMENSIONS AND CONDITIONS AT THE JOB SITE SHALL BE VTAIEED BY THE CONTRACTOR (S).
DISCREPANCIES IN THE DRAWINGS OR BETWEEN THE DRAWINGS AND ACTUAL FIELD CONDITIONS
SHALL BE REPORTED TO THE ARCHITECT, CORRECTED DRAWINGS OR INSTRUCTIONS SHALL BE
ISSUED BY THE ARCHITECT PRIOR TO THE INSTALLATION OF ANY WORK.
CONCRETE
1. CONCRETE USED IN THE WORK SHALL HAVE THE FOLLOWING ULTIMATE COMPRESSIVE
STRENGHT AT AGE 28 DAYS
LOCATION IN METHOD OF ULTIMATE
STRUCTURE PROPORTIONING SINGINGIH
A. SLAB ON GRADE STANDARD 2500
B. GONG. PILE & GRADE BEAM I OR II 3000
C COLUMN FOOTINGS I OR II 2500
D- CONCRETE COLUMNS IT 5000
E. CONCRETE WALLS I OR If 3000
F- STRUCTURAL CONCRETE SLABS I OR II 3000
C CONCRETE BEAMS I OR II 3000
2 ALL CONCRETE SHALL BE STONE CONCRETE GRADE A UTLIZING AGGREGATE CONFORMING TO
ASTM C33. CEMENT SHALL BE TYPE I OR II CONFORMING TO ASTM 0150.
3. CONCRETE COVER OVER REINFORCING STEEL SHALL BE AS FOLLOWS. U.N.O.:
A. CONCRETE AGAINST EARTH (UNFORMED) 3'
R CONCRETE AGAINST EARTH (FORMED) V
C. GO CRETE BEAMS AND COLUMNS (STRUCTURAL) 2"
0. CONCRETE SLABS (STRUCTURAL) 3/4' U.N.O.
E CONCRETE.WALLS - INTERIOR FACE. I'
- EXTERIOR FACE 1 - 1 1/2"
4. BEFORE CONCRETE IS PLACED THE CONTRACTOR STALL COORDINATE AND CHECK MIN ALL
TRADES TO EN5URE THE PROPER PLACEMENT OF ALL OPENINGS, SLEEVES, CURBS, INSERTS,
DEPRESSIONS, ETC., RELATING TO THE WORK, AS SHOWN IN THE DRAWINGS. ANY CHANGE OR
DISCREPANCY SHALL BE APPROVED BY THE STRUCTURAL ENGINEER AND THE LOCAL BUILDING
AGENCY PRIOR TO PLACING OF CONCRETE.
5. ALL CONCRETE WITH A COMPRESSIVE STRENGTH IN EXCESS OF 2500 P. AT 28 DAYS AND
ALL FOUNDATION CONCRETE SHALL BE PLACED UNDER THE SUPERVISION OF A DEPUTY
INSPECTOR LICENSED BY THE LOCAL BUILDING UMCIAL.
6, PLACEMENT DRAWINGS FOR REINFORCING STEEL SHALL BE PROVIDED AT THE JOB SITE A
MINIMUM OF ONE WORKING DAY PRIOR TO PLACING OF REINFORCING STEEL
7. CONCRETE QUALITY : INSPECTION AND TESTS SHALL CONFORM TO THE LOCAL BUILDING CODE
REQUIREMENTS FOR CONCRETE DESIGNED BY ULTIMATE STRENGTH METHOD.
B. ALL CONCRETE MIXES SHALL CONFORM TO THE PROPORTIONS ESTABLISHED BY CODE FOR THE
VARIOUS CONCRETE STRENGTHS REQUIRED FOR THE WORK. CONTRACTOR SHALL ENGAGE A
CERTIFIED INDEPENDENT TESTING LABORATORY TO PREPARE MIX DESIGNS FOR THE WORK.
COPIES OF SUCH MIX DESIGN, AS WELL AS, 7 DAYS AND 28 DAYS CYLINDER TEST RESULTS
SHALL BE SENT TO THE STRUCTURAL ENGINEER AND THE LOCAL BUILDING OFFICIAL. OBTAIN
APPROVAL PRIOR TO ITS USE IN THE WORK FROM THE LOCAL BUILDING DEPARTMENT.
REINFORCING STEEL
L ALL REINFORCING STEEL SHALL BE NEW STOCK DEFORMED BARS CONFORMING TO
ASTM A615, AS FOLLOWS:
a STIRRUPS ._... GRADE 60 DES ...... GRADE 40
b. STEEL IN MASONRY WALLS ......... GRADE 60 L I N _0- ON SECTIONS
. ALL OTHER ........ ... . ...................... GRADE 60
d. WALL DOWELS TO FOOTINGS ........ GRADE 40
2. WELDED WIRE FABRIC SHALL BE MADE OF COLD DRAWN WIRE AND SHALL CONFORM TO
ASTM A185.
3. ALL BARS SHALL BE FREE OF RUST, GREASE, MILL SCALE OR ANY MATERIAL WHICH MIGHT
AFFECT ITS BOND TO CONCRETE.
4. ALL BAR BEND SHALL BE MADE COLD.
5. BAR LAPS SHALL BE MADE AWAY FROM POINTS OF MAXIMUM STRESS OR AT LOCATIONS
SHOWN ON THE DRAWINGS AND AS INDICATED BELOW. THE MINIMUM AMOUNT OF ANY LAP
SHALL BE 2 FEET.
a. COLUMNS -- 36 DIAMETERS.
b. HORIZONTAL STEEL IN CONCRETE SLABS, WALLS, BEAMS, AND GIRDERS -- 36 DIA.
e- CONCRETE BLOCK MASONRY - 40 DIAMETERS.
6. ALL TESTING OF REINFORCING STEEL SHALL BE AS REQUIRED BY LOCAL BUILDING CODE OR
AS OTHERWISE NOTED IN THE SPECIFICATIONS.
7. PRIOR TO WELDING PROCEDURE, APPROVAL IS REWIRED FOR WELDING OF GRADE 60
REINFORCING STEEL
WOOD FRAMING
I. ALL LUMBER SHALL BE STRESS GRADE DOUGLAS ER (COAST REGION) UNLESS OTHERWISE
NOTED.
a- 2.4 & 3x4 STUDS .............. ........................ STUD GR. 12
B. ROOF JOISTS & 2X6 STUDS ........................ D.F. N0. 2 SJP
c. FLOOR JOISTS ................................ .-------------------- _- D.F. N 2
d. ALL BEAMS ................. _ ................ _ ... ...................... D.F. N0. I
e. BEAMS WHEN CALLED FOR ON PLANS ................... SELECT STRUCT. B & S 1600 PSI
L. POSTS D.F.
2. ALL WOOD IN DIRECT CONTACT WITH THE GROUND, OR WITH MASONRY OR CONCRETE WITHIN
18 INCHES OF THE GROUND, SHALL BE TREATED IWTH A PRESRVATIVE, OR SHALL BE DECAY
RESISTANT WOOD AS PRESCRIBED IN DNISION 31 ( WOOD PRESERVATIVE ). ( IF REDWOOD IS
USE INCREASED NAILING BY 54% )
3 ALL WALLS SHALL BE BOLTED TO FOUNDATIONS ( CONCRETE OR CONCRETE BLOC( ) WITH
5/8" DIA ANCHOR BOLTS WITHIN 12 INCHES OF THE ENDS OF EACH WALL PANEL AND NOT
MORE THAN 4' -0" O.C. OR 7/32" DIA SHOT PINS AT 3' -0" O.C. EXCEPT AS CALLED OUT
FOR SHEAR WALLS, REFER TO SHEAR WALL SCHEDULE
SHOT PINS TO BE OMARK - RR1 2333, HIED - RR 12582.
4. 2 X JOISTS SHALL BE BLOCKED AT SUPPORTS AND AT 8 FEET O.C. ( AND RAFTERS
GREATER THAN 10 INCHES DEPTHS AT SUPPORTS AND 10 FEET O.C.) WITH 1 X 4 WOOD
CROSS BRIDGING SOLID 2X BLOCKING. 2 INCHES SHALLOWER THAN JOISTS OR APPROVED
METAL CROSS BRIDGING. BLOCKING AT ENDS MAY BE OMITTED WHERE JOIST HANGERS
APPROVED FOR USE WITHOUT SOLID BLOCKING ARE USED.
5. A DOUBLE PLATE MADE OF TWO MEMBERS OF THE SAME SIZE AS THE STUDS SHALL BE
PLACED AT THE TOP OF EVERY BEARING PARTITION OR EXTERIOR WALL. SUCH DOUBLE
PLATES SHOULD BE LAPPED AT CORNER, AND JOINTS, IN UPPER AND LOWER MEMBERS
SHALL BE AT LEAST FOUR FEET APART, EXCEPT AT CORNERS 7 -16d NAILS MIN. AT 4' -0"
SPLICE.
6. EXTERIOR WALLS AND BEARING PARTITIONS SHALL BE FRAMED OF 2 X 4 STUDS AT 16' 0 -C.
WHEN SUPPORTING LOADS FROM ROOF AND MAXIMUM OF ONE FLOOR ABOVE AND SHALL BE
FRAMED OF 3X4 OR 2X6 STUDS AT 16" OC. WHEN SUPPORTING LOADS FROM ROOF AND
TWO OR MORE FLOORS ABOVE UNLESS OTHERWISE NOTED ON DRAWINGS. AT STAGGERED
STUD WALL USE 2 -2X4 AT 16" O.C.. STAGGERED AT ALL FLOORS. SEE ARCHITECT.
7. EVERY WOOD STUD BEARING WALL OR BEARING PARTITION SHALL BE BRACED AT EACH END
OR AS NEAR THERETO AS POSSIBLE, ANO AT LEAST EVERY 25 FEET OF ITS LENGTH. THE
TYPE OF BRACING SHALL MEET THE CODE REQUIREMENTS FOR THIS PURPOSE.
8. FLOOR JOISTS SHALL BE DOUBLED UNDER PARTITIONS RUNNING PARALLEL TO THE JOISTS.
USE DOUBLE STUDS OR 4X4 POSTS UNDER DOUBLE JOISTS OR 4X BEAMS OR LARGER, TYP.
UNLESS OTHERWISE NOTED ON FRAMING PLANS.
9. ALL NAILING SHALL BE DONE IN ACCORDANCE NTH THE MINIMUM REQUIREMENTS OF THE
LOCAL BUILDING CODE, EXCEPT AS OTHERWISE SHOWN, AND SHALL BE DONE WITH COMMON
WIRE NAILS UNLESS OTHER TYPE OF NAILS IS ALLOWED BY THE LOCAL BUILDING CODE.
( SEE ALSO PLYWOOD NOTES ).
10. BOLTS SHALL BE UNFINISHED BOLTS CONFORMING TO ASTM A -307.
11. PLYWOOD SHALL BE INTERIOR TYPE NTH EXTERIOR GLUE CONFORMING TO PSI -84 OF GRADE
CALLED FOR BELOW, LAID WITH FACE GRAIN PERPENDICULAR TO SUPPORTS. USE COMMON
NAILS ONLY UNLESS OTHERWISE APPROVED BY THE STRUCTURAL ENGINEER AND LOCAL
BUILDING OFFICIAL
o. ROOF SHEATHING SHALL HE : 1/2' PLYWOOD, STRUCT II (STO.) NAILED WITH 8d
NAILS AT 6" O.C. AT ALL DIAPHRAGM AND WALL BOUNDARIES CONTINUOUS PANEL
EDGES ARE NOT BLOCKED, 8d NAILS 6' O.C. AT PLYWOOD PANEL EDGES AND 8d NAILS AT
If O.C. TO INTERMEDIATE SUPPORTS- INDEX 1 32/16, U.N.O.
b. FLOOR SHEADNG SHALL BE 3/4" PLYWOOD, STRUCT. II (STD.) NAILED PATH ION NAILS AT 6"
6" AT ALL DIAPHRAGM AND WALL BOUNDARIES. CONTINUOUS PANEL EDGES ARE NOT
BLOCKED, 10d NAILS AT 6' O.C. AT PLYWOOD PANEL EDGES AND 10d NAILS AT 10
O.C. TO INTERMEDIATE SUPPORTS. INDEX 132/16, U.N.O.
C. PLYWOOD SHEADNG SHALL BE INSPECTED AND APPROVED BY BUILDING INSPECTOR
PRIOR TO COVERING WITH FLOOR OR ROOF MATERIAL
d. SOLID BLOCKING AT EDGES REQUIRED FOR PLYWOOD ONLY WHERE CALLED FOR ON
DRAWINGS.
12. ALL FASTENERS, BOLTS, NAILS AND CONNECTOR THAT ARE EPOSED TO WEATHER SHALL
BE HOT DIPPED ZINC COATED GALVANIZED, STAINLESS STEEL, SILICON BONZE OR COPPER PER
SECTION 2304.4 CDC.
ti
SITE PLAN
SCOPE ❑F WORK;
2ND STORY ADDITION ON TOP HE GARAGE
2 BED RMS, AND 2 BATH, LAUNDRY ROOM
RECEIVED
APR 12 2018
DUBLIN PLANNING
0 BACK YARD DRAIN INLET
- - 3" DRAIN PIPE
WATER DRAIN DIRECTION
(E)SINGL STORY
SECTION
City of Dublin
APPROVED
MAPLE R. LPA
P
Resolution No.:
Resolution Date: 5122-11 R
7,,p, arswo.
6735 MAPLE DR
VICINITY MAP
A -O 6735 MAPLE AVE, DUBUNM, CA.
I PROJECT DATA
OWNER /AGENT: MR CHEN
6735 MAPLE OR
DUBLIN, CA.
SITE INFORMATION:
6735 MAPLE DR.
DUBLIN, CA.
OCCUPANCY TYPE: SINGLE FAMILY HOUSE
CONSTRUCTION TYPE: VB
ZONING DISTRICT: RI
APN, 941 - 207 -94
LOT CALCULATION:
EXIST BUILDING AREA: 1446 SO FT.
EXIST BUILDING FLUOR AREA: 1446 SO FT.
NEW ADDED BACK YARD: 176 SF
GARAGE: 400 SF
2ND STORY ADDIT1114 900 SF
LOT AREA: 6118 SO. FT.
LOT COVERAGE: 2022/6110 - 1007=337.
APPLICABLE CODES:
CALIFORNIA FIRE CODE (CFO) 2016 EDITION
CALIFORNIA RESIDENTIAL BUILDING CODE (CRBC) 2016 EDITION
CALIFORNIA BUILDING CODE (CELT 2016 EDITION
CALIFORNIA MECHANICAL CEDE (CMG) 2016 EDITION
CALIFORNIA PLUMBING CODE (CPC) 2016 EDITION
CALIFORNIA ELECTRICAL CODE (CEC) 2016 EDITION
CALIFORNIA ENERGY CODE 2016 EDITION
CALIFORNIA GREEN BUILDING STANDARD CODE(CGBC)2016 EDITION
CITY ORDINANCES AND ANY OTHER APPLICABLE LOCAL
AND STATE LAWS AND REGULATIONS.
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SHEET
INDEX
AO
TITLE SHEET, SITE
PLAN AND GENERAL NOTES
Al
EXISTING /PROPOSED
FLOOR PLAN
A2
PROPOSED 2ND FLOOR PLAN, ROOF PLAN
A3
EXISTING /PROPOSED
ELEVATIONS
A4
EXISTING /PROPOSED
ELEVATIONS
A5
EXISTING /PROPOSED
ELEVATIONS
A6
EXISTING /PROPOSED
ELEVATIONS
A7
CROSS SECTIONS
a
co D cV
DAIS
I PROJECT DATA
OWNER /AGENT: MR CHEN
6735 MAPLE OR
DUBLIN, CA.
SITE INFORMATION:
6735 MAPLE DR.
DUBLIN, CA.
OCCUPANCY TYPE: SINGLE FAMILY HOUSE
CONSTRUCTION TYPE: VB
ZONING DISTRICT: RI
APN, 941 - 207 -94
LOT CALCULATION:
EXIST BUILDING AREA: 1446 SO FT.
EXIST BUILDING FLUOR AREA: 1446 SO FT.
NEW ADDED BACK YARD: 176 SF
GARAGE: 400 SF
2ND STORY ADDIT1114 900 SF
LOT AREA: 6118 SO. FT.
LOT COVERAGE: 2022/6110 - 1007=337.
APPLICABLE CODES:
CALIFORNIA FIRE CODE (CFO) 2016 EDITION
CALIFORNIA RESIDENTIAL BUILDING CODE (CRBC) 2016 EDITION
CALIFORNIA BUILDING CODE (CELT 2016 EDITION
CALIFORNIA MECHANICAL CEDE (CMG) 2016 EDITION
CALIFORNIA PLUMBING CODE (CPC) 2016 EDITION
CALIFORNIA ELECTRICAL CODE (CEC) 2016 EDITION
CALIFORNIA ENERGY CODE 2016 EDITION
CALIFORNIA GREEN BUILDING STANDARD CODE(CGBC)2016 EDITION
CITY ORDINANCES AND ANY OTHER APPLICABLE LOCAL
AND STATE LAWS AND REGULATIONS.
(n
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10 -26 -2017
REV
DRAWN
: YUNG CHEN
SHEET
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NEW STAIR TC UPPER LEVEL
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(F)IST F -_OOR PLAN
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'I - C_09
(E)CLST
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I0-26 -2017
REV:
DRAWN T •AJNG CHEN
SHEET
A -1
i (N)M FLOOR PLAN
A
1/4" _ 1'-0"
(-2---- (F)(N)R OOF PLAN
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3 (N)2ND FLOOR ROOF PLAN
A -2 1/4" - 1'4'
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DATE = 10 -20 -2017
REV
DRAWN : YUNC CHEN
SHEET
A -2
(E)ASPHALT
(E)SOUTH ELEVATION
-A -3 114" = l' -0°
SHINGLE ROOF
L
3° -WOOD 1R
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(N)STU °CT FINISH -
(E)SflJCCO FINISH
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DATE - 12 - -19 -2017
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DRAWN : TUNG CH€N
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DATE - 12 - -19 -2017
REV
DRAWN : TUNG CH€N
SHEET Q
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(E)WEST ELEVATION
(N)ASPHALT
SHINGLE ROOF
i
(E)ASPHALf
SHINGLE ROOF
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(N)WES I ELEVATION
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HATE : 12 -10 -2017
REV
DRAWN : YUNG CHEN
SHEET
A -4
(L)NORTH LLLVATION
A -5 1/4" = 1' -0"
(F)STUCCO FINISH -
I
-2 (N)NOR IH L LLVA T iON
A -s 1/4" = 1' -0"
\
NJASPHALT _I
SHINGLE ROOF
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1
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DATE : 12 -10 -2017
REV
DRAWN i YUNG NEN
SHEEf
A -5
�T
(E)EAST ELEVATION
A -6 1/4" = I' -0'
-6
III I Will 11 Imill Il 11 wil 11111 willill
(N)ASPHALT
SHINGLE ROOF
— 3" WOOD TRIM
72' -6"
i
(N)STUCCO FINISH - (E)ASPHALT
SHINGLE ROOF
I
i - - - - - - - (E)STUCCO FINISH - -'
a
2 (N)EAST ELEVATION
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DATE -
12 -10 -2017
REV
DRAWN
: YUNG CHEN
SHEET
A-6 6