HomeMy WebLinkAboutRevised PlansSHEET
A-0
REVISIONS:JOHN SHENG ARCHITECT1917 LA MESITA DR,HACIENDA HEIGHTS, CA 91745(626) 710-7403943 BALBOA DRARCADIA, CA 91007DATE:
03/14/2021
THE CITY OF ARCADIA
BUILDING PLANS
943 BALBOA DR.
ARCADIA, CA 91007
SINGLE FAMILY
RESIDENCE ADDITION
FOR MR & MRS LIN
147.24'146.30'64'
60'
BALBOA DR
CL OF STREET
EXISTING CONC. CURB
AND APPROACH
CONC.SIDEWALK (E)
WATER METER (E)GAS METER (E)SLP(E)EXISTING POOL
TO BE REMOVED
(E) RECREATION ROOM
CONVERTED TO
ADU (N),
SEE A-6
2-CAR
GARAGE (E)
EXISTING
1-STORY
DWELLING
EXISTING PORCH & COL.
TO BE DEMOLISHED
CONCRETE
WALK (E)
PLANTER (E)
CONC. DRIVE (E)
2ND
FLOOR (N)CONC. DRIVE (E)
6' H. CONC. BLK
WALL FENCE (E)
5' H. CONC.
BLK WALL FENCE (E)
AC
EXISTING
SINGLE
FAMILY
ONE-STORY
DWELLING
EXISTING
SINGLE
FAMILY
TWO-STORY
DWELLING
D
W CONC.LANDING25' 1ST FLOOR REAR SETBACK
35' 2ND FLOOR REAR SETBACK
12" O
EXISTING TREE
TO REMAIN
I
6" O
EXISTING
LEMON TREE
TO REMAIN
I POOL EQUIP. (E)
6' H. CONC.
BLK WALL FENCE (E)
6" O
EXISTING MYRTLE TREE
TO REMAIN
I
12" O
EXISTING CITY TREE
TO REMAIN
I
AC36"REF.DW24"x30"CLR.24"x30"
CLR.
ISLAND
BRICK TRIM (E)
EXIST'G BRICK WALK
BRICK TRIM (E)SLP(E)LANDSCAPE AREA (N)
NEW
LANDSCAPE
AREA
CONC. DRIVE (E)SLP(E)CONC.
DRIVE (E)
VINYL
DIVIDER (N)
SOD (E)SLP(E)SOD (E)SOD (E)SOD (E)
PRAIRIE ARCHITECTURAL STYLE
FORM
ROOF
WALLS
WINDOW
DETAIL
COLOR
*TWO STORIES, WITH ONE-STORY PORCH;
*GEOMETRIC IN FORM;
*TOP HALF OF UPPER STORY EMPHASIZED, WITH DIFFERENT
MATERIAL/COLOR (UPPER STORY - STUCCO, LOWER STORY -
BRICK)
*LOW-PITCHED WITH WIDELY OVERHANGING BOXED EAVES
*HIPPED ROOF
*DORMERS
*CONTRASTING WALL MATERIALS OR TRIM EMPHASIZING THE UPPER PART
OF THE UPPER STORY
*STUCCO AND BRICK WALLS
*CASEMENT WINDOWS - TALL IN SHAPE
*GEOMETRIC PATTERNS OF SMALL-PANE WINDOW GLAZING
*CONTINUOUS SILL BELOW SECOND-STORY WINDOWS
*FACADE DETAILING EMPHASIZES HORIZONTAL LINES
*MASSIVE, SQUARE PORCH SUPPORTS
*WIDE USE OF NATURAL COLORS
THE PROPOSED DESIGN IS A TWO STORY PRAIRIE STYLE HOME INCORPORATED WITH ONE
STORY PORCH. THE CONTINUOUS SILL BELOW 2ND FLOOR WINDOWS AND DIFFERENT WALL
MATERIALS (UPPER STUCCO WALLS & LOWER BRICK WALLS) TO EMPHASIZE THE HORIZONTAL
NATURE OF THE STYLE. ALSO, THE DESIGN ELEMENTS OR COMPONENTS SUCH AS TALL
CASEMENT WINDOWS AND WIDELY OVERHANGING EAVE PROJECTIONS WILL FURTHER
COMPLEMENT THE ARCHITECTURAL STYLE.
SCALE
SITE PLAN
1/8"=1'-0" 1 SHEET
A-1
REVISIONS:JOHN SHENG ARCHITECT1917 LA MESITA DR,HACIENDA HEIGHTS, CA 91745(626) 710-7403943 BALBOA DRARCADIA, CA 91007DATE:
03/14/2021
N.T.S.
VICINITY MAP
1. OWNER:ZHONGMING LIN, (626)-321-2349
2. LEGAL DESCRIPTION: TRACT #11932 LOT 9
3. APN: 5777-019-026
4. ZONE: R1: SINGLE FAMILY RESIDENTIAL
5. TOTAL LOT SIZE: 9,106 SQ.FT
6. AREA BREAKDOWN:
EXISTING 1 STORY SFD AREA: 1601 SF
EXISTING 1 STORY SFD GARAGE(detached): 363 SF
EXISTING RECREATION ROOM CONVERTED TO AN ADU: 348 SF
DEMOLISHED EXISTING AREA: 44 SF
1F NEW ADDITION: 660 SF
2F NEW ADDITION: 935 SF
TOTAL ADDITION: 1595 SF
TOTAL LIVING
MAIN HOUSE 1F FLOOR AREA: 1601 - 44 + 660 = 2217 SF
MAIN HOUSE 2F FLOOR AREA: 935 SF
MAIN HOUSE TOTAL LIVING AREA: 3152 SF
NEW COVERED FRONT PORCH: 35 SF
NEW REAR PATIO: 98 SF
GARAGE: 363 SF < 450 SF
TOTAL FLOOR AREA: 3152 + 35 = 3187 SF (GARAGE EXCLUDED)
7.MAX. BLDG. HEIGHT: 30' FOR LOT WIDTH GREATER THAN 75'; 25' for SANTA ANITA VILLAGE HOA
EXISTING: 12'-6" NEW: 22'-8"
8. REQUIRED SETBACKS:
FRONT: 25' min, EXISTING & PROPOSED: 36'-6", REQUIRED: 34'-6" (39+36
2 )
SIDE - FIRST STORY: 6'-1" min (5' OR 10% OF LOT WIDTH, WHICHEVER IS GREATER, 61' LOT
WIDTH @ FRONT SETBACK)
EXISTING: 6'-1", PROPOSED: 6'-1"
SIDE - SECOND STORY: 12'-2" min (10' OR 20% OF LOT WIDTH, WHICHEVER IS GREATER, 61' LOT
WIDTH @ FRONT SETBACK))
EXISTING: N/A, PROPOSED: 13'-1" & 12'-7"
REAR - FIRST STORY: 25' min EXISTING: 60'-1", PROPOSED: 43'-4"
REAR - SECOND STORY: 35' min EXISTING: N/A, PROPOSED: 55'-10"
9. FLOOR AREA RATIO (FAR):
LOT SIZE: 9,106 SQ.FT. (7,501 TO 10,000).
SANTA ANITA VILLAGE HOA: 35% LOT AREA = 3,187 SQ.FT. > PROPOSED 3,187 SQ.FT.
PROPOSED (WITH ADU): 348 + 3,187 = 3,535 / 9,106 = 39% < 45%
10. MAXIMUM LOT COVERAGE: 35% X 9,106 SQ.FT. = 3,187 SQ.FT.
PROPOSED: (E)1,601-(E) 44+(E)363+(E)348+(N)660+(N)44+(N)98 = 3,070 S.F. < 3,187 S.F.
11. MAXIMUM STREET-FACING PORCH HEIGHT: 14'; PROPOSED: 11'-5"
12. ENCROACHMENT PLANE: FRONT PROPERTY LINE - 30 DEGREES
9. PARKING PROVIDED: 2 CAR GARAGE (EXISTING) FOR 4 BEDROOMS
10. NUMBER OF FLOORS: EXISTING: ONE STORY; PROPOSED: TWO STORIES
11. TYPE OF CONSTRUCTION: TYPE VB
12. OCCUPANCY GROUP: R3/U1
13. FIRE ZONE: NO
14. FIRE SPRINKLER: YES
15. APPLICABLE CODES: 2019 CBC, CMC, CPC, AND 2019 CEC, AND 2019 CALIFORNIA ENERGY CODE,
GREEN BUILDING STANDARD CODE AND LA COUNTY AMENITIES. 2019 CALIFORNIA FIRE CODE WITH 2019
LA COUNTY AMENDMENT.
16. ARCHITECTURAL STYLE: PRAIRIE.
THE PROPOSED DESIGN IS A TWO STORY PRAIRIE STYLE HOME INCORPORATED WITH ONE STORY
PORCH. THE CONTINUOUS SILL BELOW 2ND FLOOR WINDOWS AND DIFFERENT WALL MATERIALS (UPPER
STUCCO WALLS & LOWER BRICK WALLS) TO EMPHASIZE THE HORIZONTAL NATURE OF THE STYLE. ALSO,
THE DESIGN ELEMENTS OR COMPONENTS SUCH AS TALL CASEMENT WINDOWS AND WIDELY
OVERHANGING EAVE PROJECTIONS WILL FURTHER COMPLEMENT THE ARCHITECTURAL STYLE.
SITE SUMMARY
N 1.EXPAND 660 SF OF LIVING SPACE IN THE FIRST FLOOR AND ADD 926 SF OF TWO BEDROOMS, TWO
BATHROOMS, CLOSETS AND DEN IN THE SECOND FLOOR.
2.CONVERT EXISTING DETACHED RECREATION ROOM TO AN ADU.
3.REMOVE EXISTING SWING POOL
SCOPE OF WORKN
2
HUNTINGTON DR
JOB SITE
SHEET INDEX
DAVID LI & ASSOCIATES
1000 N. SAN GABRIEL BLVD., SUITE 208
ROSEMEAD, CA
EMAIL:dla1997@sbcglobal.net
(626) 288-1226
PERFECT DESIGN AND ENGINEERING
2416 W. VALLEY BLVD.,
ALHAMBRA, CA 91803
EMAIL:perfectaaa2@gmail.com
(626) 289-8808
JOHN SHENG ARCHITECT
1917 LA MESITA DRIVE
HACIENDA HEIGHTS, CA. 91745
EMAIL:sheng.architect@gmail.com
(626) 710-7403
CONSULTANTS
ARCHITECTURAL STRUCTURAL
T-24
ARCHITECTURAL
A - 0 PROJECT COVER SHEET
A - 1 PROJECT SUMMARY, VICINITY MAP & SITE PLAN
A - 1.1 GENERAL NOTES, FAR CALCULATION DIAGRAMS
A - 2 FIRST FLOOR PLAN,
SECOND FLOOR PLAN
A - 3 ROOF PLAN & DETAILS
A - 4 FRONT & REAR ELEVATIONS,
WINDOW SCHEDULE & DOOR SCHEDULE
A - 5 LEFT & RIGHT ELEVATIONS
A - 6 SECTIONS
A - 7 ADU PLANS & ELEVATIONS
LANDSCAPE
L - 1 FRONT YARD LANDSCAPE PLAN
SECOND FLOOR
FLOOR AREA:
935 SQ.FT.
LINE OF
PERIMETER
WALLS
M. BR
(N)
M.
BATH
(N)
DEN
(N)
BR #2
(N)
BATH
(N)
CLOSET (N)
ROOF
BELOW3:12SLP3:12
SLP
3:12
SLP
3:12
SLP 3:12SLPROOF BELOWROOF BELOWROOF
BELOW
JROOF BELOWROOF
BELOW SLPSLP3:123:12
DN
CLO. (N)
ADDITION AREA:
545 SQ.FT.
LINE OF
PERIMETER WALLS
COVER PORCH:
35 SQ.FT.
PATIO AREA:
98 SQ.FT.36REF.DW24[30CLR.24[30
CLR.
ISLAND
CONCRETE
PORCH
(N)
FOYER
LIBRARY (STUDY)
POWDER RM
FAMILY
ROOM
DINING
ROOM (N)
HALL
BR #4
(E)
BR #3
(E)
UP
PANTRY
BATH BATH
PATIO
(N)
NEW
WALLS
WALLS TO BE
REMOVED
EXISTING
WALLS
WALLS TO BE
REMOVED
WALLS TO BEREMOVED14 FTSLP.1 MIN1 MIN14 FTSLP.KITCHEN
(N)
STORAGE
LAUNDRY
DEMOLISH
EXISTING AREA:
21 SQ.FT.
DEMOLISH
EXISTING AREA:
23 SQ.FT.
EXISTING DWELLING
SHOWN IN
HATCHED AREA
EXISTING FLOOR
FLOOR AREA:
1,601 SQ.FT.
ADDITION AREA:
10 SQ.FT.
ADDITION AREA:
105 SQ.FT.
EXISTING AREA
TO REMAIN
OUTLINE FOR FAR
CALCULATION
SHEET
A-1.1
REVISIONS:JOHN SHENG ARCHITECT1917 LA MESITA DR,HACIENDA HEIGHTS, CA 91745(626) 710-7403943 BALBOA DRARCADIA, CA 91007DATE:
03/14/2021
FAR CALCULATION DIAGRAMSGENERAL NOTES
1. THE ARCHITECT ASSUMES NO RESPONSIBILITY FOR THE COMPLETENESS OF PLANS, FOR BID PURPOSES, PRIOR TO ISSUANCE
OF BUILDING PERMIT.
2. ANY WORK OR MATERIALS NOT DIRECTLY NOTED IN THE CONTRACT DOCUMENTS, BUT NECESSARY FOR THE PROPER
EXECUTION AND COMPLETION OF THE INTENT THEREFORE ARE IMPLIED AND ARE TO BE PROVIDED FOR AS IF SPECIFICALLY
DESCRIBED.
3. THE GENERAL CONTRACTOR AND ALL SUBCONTRACTORS SHALL VERIFY ALL DIMENSIONS AND CONDITIONS ON THE -OB SITE
PRIOR TO BEGINNING OF CONSTRUCTION AND REPORT ANY DISCREPANCIES TO THE ARCHITECT.
4. UNLESS OTHERWISE SHOWN OR NOTED, TYPICAL DETAILS AND GENERAL NOTES SHALL BE USED WHENEVER APPLICABLE.
SPECIFIC NOTES AND DETAILS SHALL TAKE PRECEDENCE OVER GENERAL AND TYPICAL NOTES AND DETAILS.
5. UNLESS OTHERWISE NOTED, DIMENSIONS ARE GIVEN TO FACE OF CONCRETE OR STUDS, FLOOR HEIGHT DIMENSIONS ARE
GIVEN TO FINISH CONCRETE OR PLYWOOD FLOOR EXCLUSIVE OF FLOOR COVERING. UNDER NO CIRCUMSTANCES, SHALL A
DIMENSION BE SCALED FROM THE DRAWING. CONTRACTOR SHALL VERIFY ALL SITE AND EXISTING CONDITIONS AND ALL
DIMENSIONS PRIOR TO EXECUTION OF THE WORK.
6. CONTRACTOR SHALL BE RESPONSIBLE TO LOCATE ALL EXISTING UTILITIES IN THE SITE AND TO PROTECT THEM FROM ANY
DAMAGE. ANY REPAIR AND REPLACEMENT DUE TO THE PROSECUTION OF THIS WORK SHALL BE AT CONTRACTOR
S OWN EXPENSE.
. CONTRACTOR SHALL INVESTIGATE THE SITE DURING CLEARING AND EARTHWORK OPERATIONS. IF ANY STRUCTURES SUCH AS
CESSPOOLS, EXISTING FOUNDATION AND ETC. ARE FOUND. ENGINEER SHALL BE NOTIFIED.
8. THE CONTRACT STRUCTURAL DRAWINGS REPRESENT THE FINISHED STRUCTURE AND DOES NOT INDICATE THE METHOD OF
CONSTRUCTION. CONTRACTOR SHALL PROVIDE ALL NECESSARY BRACING AND SHORING TO PROTECT THE STRUCTURE DURING
ALL PHASES OF CONSTRUCTION.
9. ALL WORK SHALL CONFORM TO THE LATEST EDITION OF THE LOCAL GOVERNING BUILDING CODES AS ADOPTED AND AMENDED
C.A.C. TITLE 24 HANDICAPPED REQUIREMENT.
10. REPLACE ALL BROKEN, CRACKED OR UPHEAVED CURB, CURB AND GUTTER, SIDEWALK AND DRIVEWAY APRONS AS MAY BE
REQUIRED BY THE CITY ENGINEER.
11. THE CONTRACTOR, AT HIS OWN EXPENSE, SHALL KEEP THE PRO-ECT AREA AND SURROUNDING AREA FREE FROM DUST
NUISANCE, THE WORK SHALL BE IN CONFORMANCE WITH THE AIR POLLUTION CONTROL STANDARDS AND REGULATIONS OF THE
STATE DEPARTMENT OF HEALTH.
12. THE CONTRACTOR SHALL FURNISH ADEQUATE SHORING, BRACING, BARRICADES AND PROTECTIVE MEASURES, ETC. AS
REQUIRED TO SAFELY EXECUTE ALL WORK, AND SHALL BE FULLY RESPONSIBLE FOR SAME.
13. CONSTRUCTION DEBRIS AND WASTES SHALL BE DEPOSITED AT AN APPROPRIATE SITE, THE CONTRACTOR SHALL INFORM THE
ENGINEER OF THE LOCATION OF DISPOSAL SITES. THE DISPOSAL SITE MUST ALSO FULFILL THE REQUIREMENTS OF THE GRADING
ORDINANCES.
14. MATERIAL FOR FILLING OR BACKFILLING SHALL CONSIST OF THE EXCAVATED MATERIAL ANDOR IMPORTED BORROW AND
SHALL BE FREE OF ORGANIC MATTER OR OTHER DEBRIS. BACK FILL AROUND THE EXTERIOR PERIMETER OF WALLS ARE
SUPPORTED BY THE CONSTRUCTION OF LATERAL SUPPORT.
15. ROOF DRAINAGE SHALL BE CONDUCTED TO THE STREET VIA A NONEROSIVE DRAINAGE SYSTEM. NO ROOF DRAIN SHALL
DISCHARGE WITHIN 25 FEET OF A PUBLIC WAY OR FLOW OVER A PUBLIC SIDEWALK. SUCH DRAINAGE SHALL BE CONDUCTED TO
THE STREET VIA AN APPROVED DRAIN LINE.
16. ALL EXTERIOR FINISH SURFACES OF BALCONIES, AND PORCHES SHALL HAVE A NONSLIP SURFACE.
1. ALL FIXED GLASS PANELS AD-ACENT TO DOORS AND GLA=ING AD-ACENT TO A WALKING SURFACE SHALL BE OF SAFETY
GLA=ING MATERIAL.
18. GUARDRAILS ON OPEN SIDES OF STAIRWAYS, RAISED FLOOR AREAS AND BALCONIES SHALL BE 36 HIGH AND SHALL HAVE
INTERMEDIATE RAILS OR ORNAMENTAL CLOSURES WHICH WILL NOT ALLOW PASSAGE OF AN OB-ECT 4 INCHES IN DIAMETER.
19. ALL OPENINGS (DOORS AND WINDOWS) SHALL BE PROPERLY WEATHERSTRIPPED, CERTIFIED, AND LABELED.
20. ALL CRITICAL -OINTS IN EXTERIOR ROOF AND WALL CONSTRUCTION WHICH ARE EXPOSED SHALL BE PROTECTED BY SHEET
METAL OR OTHER SUITABLE MATERIAL.
21. METAL FLASHING SHALL BE TYPICALLY 26 GA. GALVANI=ED SHEET.
22. ALL PIPES, DUCTS AND PRO-ECTION THROUGH ROOF SHALL BE FLASHED WITH ONEPIECE METAL HAVING A MINIMUM RETURN
OF 6 ON ALL SIDES. OPENING IN EXTERIOR WALLS SHALL BE FLASHED WITH METAL OR BUILDING PAPER WITH A MINIMUM RETURN
OF 6 ON ALL SIDES.
23. ALL ROOFING FLASHING SHALL CONFORM TO THE MANUFACTURER
S BUILTUP FLASHING SPEC. FOR THE ROOF AS SPECIFIED.
24.SAFETY GLA=ING
S REQUIRED:
A.WITHIN 24 FROM DOOR SWING.
B.IN WALLS ENCLOSING BATHTUB.
C.IN WALLS AD-ACENT TO STAIR LANDING.
D.GLA=ING LOCATED WITHIN 18 OF FINISHED FLOOR.
25.INSTALLATION OF ROOFING SHALL BE IN ACCORDANCE WITH MANUFACTURER
S SPECIFICATION.
26.
0 MIN HEIGHT IS REQUIRED IN HABITABLE SPACES, KITCHEN, BATHROOM ,AND HALLWAYS. 6
8 MIN IS ALLOWED DIRECTLY
IN FRONT OF THE BATHROOM PLUMBING FIXTURES PER EXCEPTION 2. 2016 CRC R305.1
2.ALL SMOKE DETECTORS TO BE HARDWIRE AND INTERCONNECTED WITH BACK UP FOR ALL SLEEPING ROOMS THAT ARE
AFFECTED BY THE CONSTRUCTION, AND BATTERY OPERATED SMOKE DETECTORS IN ALL SLEEPING ROOMS, AND REQUIRED
LOCATIONS THAT CURRENTLY DO NOT HAVE EXISTING SMOKE DETECTORS.
28.ALL SHOWER HEADS TO BE INSTALLED SHALL BE DESIGNED NOT TO EXCEED A WATER SUPPLY RATE OF 2.0 GALLONS PER
MINUTE .
29. SHOWER DOORS SHALL SWING OUT. NET AREA OF SHOWER RECEPTOR SHALL BE NOT LESS THAN 1024 SQ.IN. OF FLOOR
AREA, AND ENCOMPASS 30IN. DIAMETER CIRCLE.
30. SMOKE ALARM SHALL NOT LESS THAN 3FT FROM A DOOR OR OPENING OUTSIDE OF A BATHROOM THAT CONTAINS
BATHROOM OR SHOWER UNLESS IT AFFECTS AC.
31. SMOKE ALARM SHALL BE INTERCONNECTED HARDWIRED WITH BATTERY BACKUP AND SHALL BE INSTALLED IN ACCORDANCE
WITH NFPA 2.
32. BATTERY SMOKE ALARM PERMITTED IN EXISTING BUILDINGS WHERE NO CONSTRUCTION IS TAKING PLACE.
33. CARBON MONOXIDE ALARM SHALL BE INTERCONNECTED HARDWIRED WITH BATTERY BACKUP.
34. BATTERY CARBON MONOXIDE ALARM IS PERMITTED IN EXISTING DWELLING UNITS WHERE NO CONSTRUCTIONS IS TAKING
PLACE.
35.CLOTHES DRYER MOISTURE EXHAUST DUCT MUST BE 4IN. IN DIAMETER AND LENGTH IS LIMITED TO 14FT. WITH 2 ELBOWS. THE DUCT LENGTH SHALL
BE REDUCED BY 2FT. FOR EVERY ELBOW IN EXCESS OF TWO.
36. ALL SHOWERS AND TUBSHOWERS SHALL HAVE A PRESSURE BALANCE, THE THERMOSTATIC MIXING VALVE, OR A COMBINATION PRESSURE BALANCE
THERMOSTATIC MIXING TYPE VALVE.
3. ALL NEW, REPLACEMENT AND EXISTING WATER HEATERS SHALL BE STRAPPED TO THE WALL IN TWO PLACES. ONE IN THE UPPER 13 OF THE TANK AND
ONE IN THE LOWER 13 OF THE TANK. THE LOWER POINT SHALL BE A MINIMUM OF 4IN. ABOVE THE CONTROLS.
SCALE
SECOND FLOOR PLAN - FAR CALCULATION21/8"=1'-0" SCALE
FIRST FLOOR PLAN - FAR CALCULATION11/8"=1'-0"
FLOOR AREA RATIO (FAR):
LOT SIZE: 9,106 SQ.FT. (7,501 TO 10,000)
SANTA ANITA VILLAGE HOA: 35% LOT AREA = 3,187 SQ.FT. > PROPOSED 3,187 SQ.FT.
2ND FLOOR TO 1ST FLOOR RATIO: 935 / 2,261-44+35 = 41.5%
FLOOR AREA CALCULATION BREAKDOWN:
EXISTING RECREATION ROOM CONVERTED TO AN ADU: 348 SF
MAIN HOUSE 1ST FLOOR AREA: 2,252 SF
MAIN HOUSE 2ND FLOOR AREA: 935 SF
DEMOLISH EXISTING: -44 S.F
COVERED PORCH: 35 SF
GARAGE: EXCEPT (363 SF < 450 SF)
TOTAL FLOOR AREA: 2,252+935 = 3,187SF
935 S.F.EXISTING: 1601 S.F.
ADDITION: 105+10+545 = 660 S.F.
DEMOLISH EXISTING: -21+-23 = -44 S.F.
PORCH: 35 S.F.
TOTAL: 2252 S.F.
CLO. (N)
M. BR
(N)
M. BATH (N)
DEN (N)
BR #2
(N)
BATH (N)
ROOF
BELOW3 12SLP3 12
SLP
3 12
SLP
3 12
SLP 3 12SLPA-6
2
SEC. B-B
ROOF BELOWROOF BELOWROOF
BELOW
N
N
N
N
N
N
F
3
4
N
ROOF BELOWROOF
BELOW
3 12
SLP3 12SLPDN
N
F
N
N
4
3
SEC. A-A
A-6
1
ADDITION (935 S.F.)3 12SLP3 12
SLP
6
4
-ACU==I
4
2 X 6 STUD
WALLS
2 X 4 STUD
WALLS
2 X 6 STUD
WALLS
2 X 6 STUD
WALLS
2 X 6 STUD
WALLS
2 X 6 STUD
WALLS
CLO. (N)
D
N
N
F
F
F
F
FLOOR ABO9E 36"REF.DW24"x30"CLR.24"x30"
CLR.
ISLAND
CONCRETE
PORCH
(N)
FOYER
LIBRARY (STUDY)
PWD
FAMILY
ROOM
DINING
ROOM (N)
HALL
BR #4
(E)
BR #3
(E)
UP
P.
BATH BATH
FLOOR ABO9E
PATIO
(N)
NEW
WALLS
WALLS TO BE
REMO9ED
EXISTING
WALLS
WALLS TO BE
REMO9ED
A A A
A-6
2
SEC. B-B
A-6
1
SEC. A-A
WALLS TO BEREMO9EDWALLS TO BEREMO9EDEXISTING DWELLING
SHOWN IN
HATCHED AREA
(1601 S.F.)
B B
N
N
C
D
A
AAA
1
22
A
N
A
A
3
4
4
3
4
4
1/4" FTSLP.1" MIN1" MIN1/4" FTSLP.KITCHEN
(N)
STORAGE
N
LAUNDRY
C
A
31" MINA
W DWOK RM
3
EXISTING WALL TO REMAIN
NEW 2x6 FRAMING WALL
WALL LEGEND
EXISTING WALL TO BE REMO9ED
EXISTING HOUSE TO BE REMAIN
ADDITION (105 S.F.)
ADDITION (545 S.F.)
DEMOLISH
EXISTING AREA
(44 S.F.)
FLOOR ABO9E
FLOOR ABO9E
FLOOR ABO9E
ADDITION
(7'-0" x 1'-6"=10 S.F.)
A
A
6
6
2 X 6 STUD
WALLS
2 X 6 STUD
WALLS
2 X 6 STUD
WALLS
STORAGE
W/H
7
2 X 4 STUD
WALLS
SHEET
A-2
REVISIONS:JOHN SHENG ARCHITECT1917 LA MESITA DR,HACIENDA HEIGHTS, CA 91745(626) 710-7403943 BALBOA DRARCADIA, CA 91007DATE:
03/14/2021
SECOND FLOOR PLAN2 SC.
FIRST FLOOR PLAN
1/4"=1'-0" 1SC.1/4"=1'-0" 935 S.F.
EXISTING: 1601 S.F.
ADDITION: 105+10+545 = 660 S.F.
DEMOLISH EXISTING: -44 S.F.
PORCH: 35 S.F.
TOTAL: 2252 S.F.
N N
EXISTING EXTERIOR WALL CALCULATION
TOTAL OF EXISTING EXTERIOR WALL = 194 FT
WALLS TO BE REMOVED = 92 FT
92 / 194 = 47% < 50%
IT IS NOT CLASSIFIED AS A REBUILD
A-6
2
SEC. B-B
A-6
1
SEC. A-A
ROOF
BELOW 3:12SLP3:12
SLP
3:12SLP3:12
SLP 3:12SLP3:12
SLP 3:12SLPROOF BELOWROOF BELOWROOF
BELOW
ROOF
BELOW
3:12
SLP
ROOF
BELOW
3:12
SLP
3:12SLP7/8" SMOOTH
FINISH STUCCO
OVER PAPER
BACKED WIRE MESH
2'-6"
5/8" TYPE X
GYP. BD
THUR. OUT2 X 4 NAILER
@ 16" O.C.
WOOD FASCIA BD
PAINTED
2 X
R.
R.
CONC. ROOF TILE OVER
30# FELT OVER 1/2"
PLYWOOD
R-30
2"
4
-4" STUCCO MOLDING
5/8" GYP. BOARD
R-19 INSULATION
2X STUDS @16" O.C.
2X NAILER
2x12
FLOOR JOIST
@ 16" O.C.,
SEE STRUCT.
7/8" STUCCO
OVER PAPER
BACKED WIRE
MESH
1 1/2" GYP. CRETE
MIXED W/ FIBER MESH
OVER 5/8" PLYWD
GRADE 8"MIN.
26 GA. WEEP SCREED
7/8" STUCCO
PAPER BACKED WIRE
MESH W/ 16 GA. WIRE
STAPLES
2 X STUDS
@ 16" 0.C.
CALKING
2X P.T. PLATE W/
ANCHOR BOLT
5/8" GYPSUM WALL BD.
R-19 INSULATION
CONCRETE FOOTING
(SEE FOUNDATION PLAN)
5/8" GYP. BD.
R19 INSULATION
2-2X6 SILL PLATE
2-2x4 NAILER
HEADER SEE STRUCT.
STUCCO OVER PAPER BACKED WIRE MESH
VINYL WINDOW FRAME W/
WATER PROOFING EDGE OPENING
SILL
HEAD
2" RECESS
ALUMINUM SASH
FLASHING AS REQ'D
PLYWOOD SHEATHING
WHERE APPLICABLE (SEE STRUCT.)EXTERIOR
2x12 F.J.
5 8" GYP. BD.R-30 INSULATION
2X BLK'G
R-19
INSULATION
2X
BLK'G
7 8" STUCCO
METAL FLASHING
2x RR
ROOF TILE OVER
FELT UNDER-LAYMENT
7 8" STUCCO
2X4
2" RECESS
4
-
STUCCO SILL
MOLDING
WOOD FASCIA
BD PAINTED
(SEE COLOR &
MATERIAL BD ON A-1)
SHEET
A-3
REVISIONS:JOHN SHENG ARCHITECT1917 LA MESITA DR,HACIENDA HEIGHTS, CA 91745(626) 710-7403943 BALBOA DRARCADIA, CA 91007DATE:
03/14/2021
SCALE
ROOF PLAN
1/4"=1'-0"1
SCALE
UPPER EAVE DETAIL
3/4"=1'-0"3
SCALE
EXT. WALL ASSEMBLY @ FLOOR JOINTS
3/4"=1'-0"5
SCALE
EXT. WALL ASSEMBLY @ Footing
3/4"=1'-0"6
SCALE
WINDOW DETAIL
1"=1'-0"4
SCALE
LOWER EAVE DETAIL
3/4"=1'-0"2
3
12
3
12
3
12
3
12
KEY NOTES
1.NEW ROOFING MATERIAL - CONCRETE ROOF TILE, "BORAL" SAXONY® 900 SLATE APPALACHIAN BLEND TAN, BROWN
MULTICOLOR
2.NEW "MILGARD" TUSCANY SERIES ESPRESSO COLOR VINYL WINDOW
3.NEW "MILGARD" TUSCANY SERIES ESPRESSO COLOR VINYL SLIDING DOOR
4.NEW STUCCO "LAHABRA" PAREX USA COLLECTION - TUMBLEWEED T014L (37)
5.NEW EXTERIOR LED LIGHT FIXTURE "JOHN TIMBERLAND" WOODLAND PARK 15"H BLACK FINISH DUSK TO DAWN
OUTDOOR LIGHT - STYLE # 5Y117
6.NEW 4" EXTERIOR STUCCO MOLDING
7.NEW ENTRY DOOR "JELD WEN" DESIGN PRO FIBERGLASS EXTERIOR DOOR, 6-PANEL W/ OAK FINISH
8.NEW BRICK VENEER "BELDEN BRICK" DURANGO COLOR
9.NEW PRECAST CONCRETE PANEL
10.6" RECESSED REVEAL
11.WOOD FASCIA BOARD PAINTED - DUNN EDWARDS DE 6063 BLACK WALNUT
WINDOW NOTES
1. THE LOAD RESISTANCE OF GLASS UNDER UNIFORM LOAD SHALL BE DETERMINED IN ACCORDANCE WITH ASTM E 1300
2. ALL WINDOWS EXTERIOR GLAZING U-FACTOR = 0.32 AND SHGC = 0.25
WINDOW SCHEDULE
NO.SIZE FRAME MAT.FIX AWNING SINGLE HUNG CASEMENT SCREEN (YES)REMARK
A 3'-0" X 6'-0"VINYL X X
B 4'-0" X 5'-0"VINYL X X
C 2'-6" X 3'-0"VINYL X X BATH RM. TEMP. GLASS
D 3'-0" X 3'-0"VINYL X X BATH RM. TEMP. GLASS
E 2'-0" X 3'-0"VINYL X X
F 2'-6" X 4'-0"VINYL X X
N 3'-0" X 4'-0"VINYL X X TEMP. GLS @ BATH RM & STAIRCASE
DOOR SCHEDULE
NO.SIZE DOOR MAT.FRAME MAT.SOLID CORE HOLLOW
CORE GLAZING REMARK
1 3'-0" X 7'-0" X 1 3/4"WOOD WOOD X TEMP. EXTERIOR W/ WEATHER STRIP
2 6'-0" X 6'-8" X 1 1/2"VINYL VINYL TEMP.EXTERIOR SLIDING PATIO DOOR W/ WEATHER STRIP
3 2'-8" X 6'-8" X1 1/4"WOOD WOOD X 2 PANEL INTERIOR DOORS
4 2'-4" X 6'-8" X 1 1/4"WOOD WOOD X 2 PANEL INTERIOR DOORS
5 2'-8" X 6'-8" X1 1/4"WOOD WOOD X LOUVERED DOOR
6 6'-0" X 6'-8" X 1 1/4"WOOD WOOD X 2 PANEL INTERIOR DOORS
7 2'-4" X 6'-8" X 1 1/4"WOOD WOOD X EXTERIOR W/ WEATHER STRIP
DOOR NOTES
1. EXTERIOR DOOR ASSEMBLIES SHALL BE SOLID CORE WOOD HAVING STILES AND RAILS NO LESS THAN 1-3/8 INCH THICK WITH INTERIOR PANEL THICKNESS NOT LESS THAN 1-1/8 INCH.
2. VEHICLE ACCESS DOORS SHALL BE NONCOMBUSTIBLE OR EXTERIOR FIRE RETARDANT TREATED WOOD.
3. GLAZED OPENINGS WITHIN EXTERIOR DOORS SHALL BE A MINIMUM OF ONE TEMPERED PANEL.
X
X
ALL WINDOW GRIDS ARE TO BE SDL (SIMULATE DIVIDED LITES) WITH ARCHITECTURAL RELIEF.
PRAIRIE ARCHITECTURAL STYLE
FORM
ROOF
WALLS
WINDOW
DETAIL
COLOR
*TWO STORIES, WITH ONE-STORY PORCH;
*GEOMETRIC IN FORM;
*TOP HALF OF UPPER STORY EMPHASIZED, WITH DIFFERENT
MATERIAL/COLOR (UPPER STORY - STUCCO, LOWER STORY -
BRICK)
*LOW-PITCHED WITH WIDELY OVERHANGING BOXED EAVES
*HIPPED ROOF
*DORMERS
*CONTRASTING WALL MATERIALS OR TRIM EMPHASIZING THE UPPER PART
OF THE UPPER STORY
*STUCCO AND BRICK WALLS
*CASEMENT WINDOWS - TALL IN SHAPE
*GEOMETRIC PATTERNS OF SMALL-PANE WINDOW GLAZING
*CONTINUOUS SILL BELOW SECOND-STORY WINDOWS
*FACADE DETAILING EMPHASIZES HORIZONTAL LINES
*MASSIVE, SQUARE PORCH SUPPORTS
*WIDE USE OF NATURAL COLORS
THE PROPOSED DESIGN IS A TWO STORY PRAIRIE STYLE HOME INCORPORATED WITH ONE
STORY PORCH. THE CONTINUOUS SILL BELOW 2ND FLOOR WINDOWS AND DIFFERENT WALL
MATERIALS (UPPER STUCCO WALLS & LOWER BRICK WALLS) TO EMPHASIZE THE HORIZONTAL
NATURE OF THE STYLE. ALSO, THE DESIGN ELEMENTS OR COMPONENTS SUCH AS TALL
CASEMENT WINDOWS AND WIDELY OVERHANGING EAVE PROJECTIONS WILL FURTHER
COMPLEMENT THE ARCHITECTURAL STYLE.
SHEET
A-4
REVISIONS:JOHN SHENG ARCHITECT1917 LA MESITA DR,HACIENDA HEIGHTS, CA 91745(626) 710-7403943 BALBOA DRARCADIA, CA 91007DATE:
03/14/2021
SCALE
SOUTH ELEVATION (FRONT)1 1/4"=1'-0"
SCALE
NORTH ELEVATION (REAR)
1/4"=1'-0" 2
3
12
3
12
FRONT PROPERTY LINE
ENCROACHMENT PLANE
3
12
3
12
FRONT PROPERTY LINE
ENCROACHMENT PLANE
KEY NOTES
1.NEW ROOFING MATERIAL - CONCRETE ROOF TILE, "BORAL" SAXONY® 900 SLATE APPALACHIAN BLEND TAN, BROWN
MULTICOLOR
2.NEW "MILGARD" TUSCANY SERIES ESPRESSO COLOR VINYL WINDOW
3.NEW "MILGARD" TUSCANY SERIES ESPRESSO COLOR VINYL SLIDING DOOR
4.NEW STUCCO "LAHABRA" PAREX USA COLLECTION - TUMBLEWEED T014L (37)
5.NEW EXTERIOR LED LIGHT FIXTURE "JOHN TIMBERLAND" WOODLAND PARK 15"H BLACK FINISH DUSK TO DAWN
OUTDOOR LIGHT - STYLE # 5Y117
6.NEW 4" EXTERIOR STUCCO MOLDING
7.NEW ENTRY DOOR "JELD WEN" DESIGN PRO FIBERGLASS EXTERIOR DOOR, 6-PANEL W/ OAK FINISH
8.NEW BRICK VENEER "BELDEN BRICK" DURANGO COLOR
9.NEW PRECAST CONCRETE PANEL
10.6" RECESSED REVEAL
11.WOOD FASCIA BOARD PAINTED - DUNN EDWARDS DE 6063 BLACK WALNUT
PRAIRIE ARCHITECTURAL STYLE
FORM
ROOF
WALLS
WINDOW
DETAIL
COLOR
*TWO STORIES, WITH ONE-STORY PORCH;
*GEOMETRIC IN FORM;
*TOP HALF OF UPPER STORY EMPHASIZED, WITH DIFFERENT
MATERIAL/COLOR (UPPER STORY - STUCCO, LOWER STORY -
BRICK)
*LOW-PITCHED WITH WIDELY OVERHANGING BOXED EAVES
*HIPPED ROOF
*DORMERS
*CONTRASTING WALL MATERIALS OR TRIM EMPHASIZING THE UPPER PART
OF THE UPPER STORY
*STUCCO AND BRICK WALLS
*CASEMENT WINDOWS - TALL IN SHAPE
*GEOMETRIC PATTERNS OF SMALL-PANE WINDOW GLAZING
*CONTINUOUS SILL BELOW SECOND-STORY WINDOWS
*FACADE DETAILING EMPHASIZES HORIZONTAL LINES
*MASSIVE, SQUARE PORCH SUPPORTS
*WIDE USE OF NATURAL COLORS
THE PROPOSED DESIGN IS A TWO STORY PRAIRIE STYLE HOME INCORPORATED WITH ONE
STORY PORCH. THE CONTINUOUS SILL BELOW 2ND FLOOR WINDOWS AND DIFFERENT WALL
MATERIALS (UPPER STUCCO WALLS & LOWER BRICK WALLS) TO EMPHASIZE THE HORIZONTAL
NATURE OF THE STYLE. ALSO, THE DESIGN ELEMENTS OR COMPONENTS SUCH AS TALL
CASEMENT WINDOWS AND WIDELY OVERHANGING EAVE PROJECTIONS WILL FURTHER
COMPLEMENT THE ARCHITECTURAL STYLE.
SHEET
A-5
REVISIONS:JOHN SHENG ARCHITECT1917 LA MESITA DR,HACIENDA HEIGHTS, CA 91745(626) 710-7403943 BALBOA DRARCADIA, CA 91007DATE:
03/14/2021
SCALE
WEST ELEVATION - (LEFT)1 1/4"=1'-0"
SCALE
EAST ELEVATION - (RIGHT)
1/4"=1'-0" 2
3
12
2X F.J.
5/8" CDX T&G PLYWOOD
FOYERHALL
KITCHEN
DEN
2X C.J.R-30
PORCHPATIO
R-19
R-19
R 19
BED RM #2
3
A-3
R-19
EXIST'G PIERS
NEW FTG
EXIST'G CONC.
SLAB & FTG
BATH RM HALL FOYER
M.BR DEN
2X C.J.R-30
R-19
R-19
R-19
R 19
2
A-3
CLO.
3
12
STOR.STOR.
EXIST'G
CONC. FTG
EXIST'G
PIERSEXIST'G
CONC. FTG
SHEET
A-6
REVISIONS:JOHN SHENG ARCHITECT1917 LA MESITA DR,HACIENDA HEIGHTS, CA 91745(626) 710-7403943 BALBOA DRARCADIA, CA 91007DATE:
03/14/2021
SCALE
SECTION A-A11/4"=1'-0"
SCALE
SECTION B-B
1/4"=1'-0" 2
3
12
NEW ROOF TO
MATCH MAIN HOUSE
EXIST. STUCCO
COLOR TO MATCH
MAIN HOUSE
NEW WINDOW
NEW DOORNEW
WINDOW
EXIST.
DOOR
3
12
NEW ROOF TO
MATCH MAIN HOUSE
EXIST. STUCCO
COLOR TO MATCH
MAIN HOUSE
NEW
WINDOW
D
W
(E) 2CAR
GARAGE
.ITCHENBATH
BR
CONC.
LANDING
(E) FIREPLACE
TO BE REMOVED
(E) DOOR TO REMAIN
(N) FRENCH DOOR(N) WINDOW(N) WINDOW
(N) WINDOW3:12
SLP
3:12
SLP3:12SLP3:12SLP3
12
NEW ROOF TO
MATCH MAIN HOUSE
EXIST. STUCCO
COLOR TO MATCH
MAIN HOUSE
EXIST.
GARAGE DOOR
3
12
NEW ROOF TO
MATCH MAIN HOUSE
EXIST. STUCCO
COLOR TO MATCH
MAIN HOUSE
SHEET
A-7
REVISIONS:JOHN SHENG ARCHITECT1917 LA MESITA DR,HACIENDA HEIGHTS, CA 91745(626) 710-7403943 BALBOA DRARCADIA, CA 91007DATE:
03/14/2021
SCALE
EAST ELEVATION - (RIGHT)
1/4"=1'-0" 3
SCALE
NORTH ELEVATION (REAR)6 1/4"=1'-0" SCALE
SOUTH ELEVATION (FRONT)
1/4"=1'-0" 5
SCALE
ADU- ROOF PLAN21/4"=1'-0"SCALE
ADU- FLOOR PLAN11/4"=1'-0"
SCALE
WEST ELEVATION - (LEFT)4 1/4"=1'-0"
DW147.24'
146.30'64'60'BALBOA DRCL OF STREETEXISTING CONC. CURBAND APPROACHCONC.SIDEWALK (E)WATER METER (E)GAS METER (E)SLP
(E)(E) RECREATION ROOMCONVERTED TOADU (N),SEE A-62-CARGARAGE (E)EXISTING1-STORYDWELLINGCONCRETE
WALK (E)
CONCRETE
DRIVEWAY (E)EXISTING PLANTEREXISTINGCONC. DRIVEW/ BRICK TRIM2NDFLOOR (N)CONCRETEDRIVEWAY (E)6' H. CONC. BLKWALL FENCE (E)5' H. CONC.BLK WALL FENCE (E)EXISTINGSINGLEFAMILYONE-STORYDWELLINGEXISTINGSINGLEFAMILYTWO-STORYDWELLING36"
REF.D
W24"x30"
CLR.24"x30"CLR.ISLANDCONC.
LANDING
12" OEXISTING TREETO REMAINI6" OEXISTINGLEMON TREETO REMAINIPOOL EQUIP. (E)6' H. CONC.BLK WALL FENCE (E)6" OEXISTING MYRTLE TREETO REMAINI12" OEXISTING CITY TREETO REMAINISTEPPINGSTONESOD (E)FRONT YARD HARDSCAPE AREA:16'-9" X 34.5'=557.88 S.F.FRONT YARD AREA 60' X 34.5' = 2,070 S.F.557.88 / 2070 = 27% 40%FRONT YARD SETBACKSOD (E)EXISTING POOLTO BE REMOVEDA/CA/CSOD (E)SHRUB / ACCENTSYM.QTY SIZEBOTANICAL NAME COMMONNAMEPFREMARK18 5GALDIANELLA TASMANICA'VARIAGATED' FLAX LILYL3' O.C7 5GALPHORMIUM HYB. 'FLAMINGO'NEW ZEALAND FLAXL4' O.CSODFESTUCA ARUNDINACEA TALL FESCUEMEDALLION SODH24 1GALS. ROSMARINUSROSEMARYL2' O.C2' O.C1GALACHILLEA M. 'ROSED' COMMONYARROWL2' O.C20 5GALHELICTOTRICHONSEMPERVIRENS BLUE OATGRASSL3' O.C14 5GALALOE STRIATA CORAL ALOEL2' O.CSCALEFRONT YARD LANDSCAPE PLAN1/8"=1'-0" 1SHEETL-1REVISIONS:JOHN SHENG ARCHITECT
1917 LA MESITA DR,
HACIENDA HEIGHTS, CA 91745
(626) 710-7403
943 BALBOA DR
ARCADIA, CA 91007DATE:03/14/20211.DRAWING IS DIAGRAMMATIC: CONTRACTOR TO VERIFY ALL LOCATIONS AND CONDITIONS ON SITE.COUNT ALL PLANT MATERIAL BEFORE BIDDING.2.CONTRACTOR TO INSPECT ALL EXISTING CONDITIONS ON SITE AND LOCATE ALL EXISTING UTILITIESBEFORE CONSTRUCTION BEGINS.3.CONTRACTOR TO REPAIR AT HIS OWN EXPENSE ALL PROPERTY DAMAGE WHICH OCCURS DURINGPROJECT INSTALLATION.4.CONTRACTOR TO GUARANTEE ALL PLANT MATERIAL FOR 90 DAYS FROM THE DATE OF ACCEPTANCEBY OWNER.5.FINISH GRADE TO BE 1" BELOW ALL WALKS, CURBS, AND PAVING.6.ALL PLANTED AREAS SHALL RECEIVE THE FOLLOWING AMENDMENTS PER 1,000 SQ.FT. OF SURFACEAREA. ROTO-TILL AMENDMENTS TO A DEPTH OF 6" * 150 LBS. GRO-POWER * 3 CU YDS NITROGENIZED, MINERALIZED FIR BARK OF REDWOOD SHAVINGS * ADD 8 LBS OF GRO-POWER. CONTROLLED RELEASE 12-8-8 PER CU YD OF MIX.7.PLANT HOLE TO BE TWICE AS WIDE AND DEEP AS THE PLANT ROOT BALL.BACKFILL AND COMPACT TO 80% SOIL OF SITE AND 40% FIR BARK, UNLESS OTHERWISE NOTED.PROVIDE GR0-POWER PLANT TABLETS AT THE FOLLOWING RATES:1 GAL25 GAL515 GAL1024" BOX AND UP14PLACE RECOMMENDED TABLETS BETWEEN THE BOTTOM AND THE TOP OF THE ROOT BALLBUT NO HIGHER THAN 13 OF THE WAY UP TO THE TOP OF THE ROOT BALL.2" FROM THE ROOT TIPS.8.ALL PROPOSED SHRUBS AND GROUND COVER AREAS AREA ARE TO BE TREATED WITH APRE-EMERGENT WEED KILLER (EPTAM / RONSTER). APPLY PER MANUFACTURER'S SPECIFICATIONS:A)IMMEDIATELY AFTER PLANTING,B)AT THE BEGINNING OF THE MAINTENANCE PERIOD,C)AT THE END OF THE MAINTENANCE PERIOD.9.ALL EXISTING OAK TREE ON SITE, IF PROPOSE TO REMOVE OR TRIM, MUST FOLLOW ARBORISTS' REPORT AND CITY OR COUNTY REQUIREMENT TO DO SO. 10. CONTRACTOR TO INSTALL AND MAINTAIN LANDSCAPE PLANTING IN ACCORDANCE WITH THE GOVERNING AGENCY'S GUIDELINES AND SPECIFICATIONS UNLESS NOTED OTHERWISE IN THESE NOTESOR ON THE PLANS.PLANTING NOTESN