PC - Item 3A - Design Review 20-08 and Tentative Tract Map 83027 - Exhibit BDW
R
DW
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15
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(E) POWERPOLE TO REMAIN
(E) POWERPOLE TO REMAIN
4' HT BLOCK WALL TO REMAIN (ON ADJACENT LOT)7' HT BLOCK WALL TO REMAIN (ON ADJACENT LOT)7' HT BLOCK WALL TO REMAIN (ON ADJACENT LOT)
(E) POWERPOLE TO REMAIN
6'
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6' HT BLOCK WALL TO REMAIN6' HT BLOCK WALL TO REMAIN3' HT WROUGHT IRON FENCE ON TOP OF 1' HT BLOCK WALL TO REMAIN
3'
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N87°10'15"E 344.00'
N87°41'44"E 343.97'
N0
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30' - 0"
FRONT SETBACK
15' - 0"
SID
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REAR SETBACK
15' - 0"
PARCEL 1
PARCEL 6
PARCEL 2
PARCEL 7
PARCEL 3
PARCEL 8
PARCEL 4
PARCEL 9
PARCEL 5
PARCEL 10
1
GUEST 1
150'-0"
15
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'
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EDMOND DR
6" X 4" X 2.5" FIRE HYDRANT
NEARE
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~ 61' -
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CBU MAIL BOX10 BOXES
GUEST 2
GUEST 3
GUEST 4
GUEST 5
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60' - 6"91' - 1"
47
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60' - 6"61' - 0"
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71' - 4"
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150'-0"
150'-0"
150'-0"
11' - 0"
R 10'
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R 10' -
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150'-0"
FIRE APPARATUS STOP
40' - 0"
11' - 0"
15
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150'-0"
GUEST 6
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11' - 0"11' - 0"
52
'
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20
'
-
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"
6' HT BLOCK WALL
6' HT BLOCK WALL6' HT BLOCK WALL
6' HT BLOCK WALL
6' HT BLOCK WALL6' HT BLOCK WALL
18
'
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"
9' - 0"9' - 0"
18
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9' - 0"
9' - 0"9' - 0"9' - 0"
18
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26
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26
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26
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5' - 0"
35
'
-
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"
40
'
-
1
1
"
1/16" = 1'-0"1 SITE PLAN
SHEET NO.
440 E. HUNTINGTON DR., # 323,
ARCADIA, CA 91006
909.569.3737
MAIL@ERIC-DESIGN.COM
ERIC CHI WANG TSANG, AIA
10 - 31 - 202510 - 31 - 2025
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SITE PLAN
APPLICANT/ OWNER
OWNER:KIM TU
ADDRESS:4316 MUSCATEL AVE., ROSEMEAD, CA 91770
ARCHITECT:ERIC TSANG
ADDRESS:440 E HUNTINGTON DR., SUITE 323,ARCADIA, CA 91006
TEL:909.569.3737
EMAIL:MAIL@ERIC-DESIGN.COM
PROJECT DESCRIPTION
PROJECT NAME:MUSCATEL RESIDENCE
PROJECT ADDRESS:4316 MUSCATEL AVE., ROSEMEAD, CA 91770
APN:5391-010-017
JOB DESCRIPTION:CONSTRUCT (10) 2-STORY SPANISH STYLE SINGLE FAMILY HOUSE
ZONING:R-3
GENERAL PLAN DESIGNATION:HIGH DENSITY RESIDENTIAL
NUMBER OF STORY:2
OCCUPANCY GROUP:R-3/U
CONSTRUCTION TYPE:V-B
EXISTING/DEMOLITION
EXISTING:1,635 SF / 878 SF / 878 SF / 935 SF / 878 SF
DEMOLITION:ALL EXISTING UNITS
PROJECT DATA
LOT SIZE:34,470 SF
MAX FLOOR AREA:NONE
1ST FLOOR LIVING AREA:752 SF
2ND FLOOR LIVING AREA:1,166 SF
GARAGE AREA:473 SF
COVERED PORCH:54 SF
TOTAL LIVING AREA PER UNIT:1,918 SF
TOTAL LIVING AREA:19,180 SF
LOT COVERAGE:EACH LOT LESS THAN 70%
GUEST PARKING REQUIRED:1 PER 2 UNITS = 5
GUEST PARKING PROVIDED:6
OPEN SPACE REQUIRED:150 SF PER UNIT
OPEN SPACE PROPOSED:152 SF PER UNIT
LANDSCAPE CALCULATION
FRONT YARD:FRONT YARD:
VISIBLE FRONT AND SIDE YARD AREA: 2,096 SF
HARDSCAPE AREA WITHIN VISIBLE AREA:1,003 SF
HARDSCAPE PERCENTAGE:49.5 % < 50%
WHOLE LOT:WHOLE LOT:
LANDSCAPE AREA:3,915 SF
LANDSCAPE PERCENTAGE:44.7 % > 20%
POROUS PAVEMENT: INSTALL POROUS PAVEMENT THAT ALLOWS RAINWATER TO INFILTRATE
THROUGH IT. POROUS PAVEMENT INCLUDES, BUT IS NOT LIMITED TO, POROUS ASPHALT,
POROUS CONCRETE, UNGROUTED PAVING BLOCKS, AND GRAVEL. AT LEAST 50 PERCENT OF THE
PAVEMENT ON THE LOT SHALL BE POROUS.
LANDSCAPING AND LANDSCAPE IRRIGATION: PLANT TREES NEAR IMPERVIOUS SURFACES
TO INTERCEPT RAINFALL IN THEIR LEAVES. TREES PLANTED ADJACENT TO IMPERVIOUS
SURFACES CAN INTERCEPT WATER THAT OTHERWISE WOULD HAVE BECOME RUNOFF. A
MINIMUM OF TWO 15 GALLON TREES SHALL BE PLANTED A MAXIMUM OF 10 FEET FROM
IMPERVIOUS SURFACES. INSTALL IRRIGATION SYSTEMS THAT MINIMIZE WATER USAGE AND
ELIMINATE DRY-WEATHER URBAN RUNOFF.
LID SYSTEMS NOTES:
A
B
COLOR ILLUSTRATION PERSPECTIVE VIEW
No.DESCRIPTION DATE
DW
R
DW
R
4:12
4:
1
2
4:
1
2
4:12
4:
1
2
4:
1
2
4:12
4:
1
2
4:12
4:
1
2
4:
1
2
4:12
4:12
LIVING RM
DINING/ KITCHEN
2-CAR GARAGE
BATH 1
BEDRM 1
13
'
-
8
"
17' - 0"6' - 6"
20' - 0"
22
'
-
1
"
5' - 0"
8'
-
0
"
3'
-
1
1
"
9' - 6"
12
'
-
5
"
10' - 10"
12
'
-
1
1
"
8'
-
6
"
11'
-
0
"
6' - 6"11' - 1"10' - 5"
3'
-
6
"
6
16' - 0"X 8' - 0" GARAGE
2
2' - 8"X 8' - 0" SC
3
2' - 6"X 8' - 0" SC
4
2' - 8"X 8' - 0" SC
5
2' - 6"X 8' - 0" SC
1
3' - 6"X 8' - 0" FDTG
1
2' - 6"x 5' - 0" SHSILL HT: 3' - 0"
6
2' - 6"x 5' - 0" SHSILL HT: 3' - 0"
5
5' - 0"x 5' - 0" SLSILL HT: 3' - 0"TG
3
5' - 0"x 5' - 0" SLSILL HT: 3' - 0"
2
5' - 0"x 5' - 0" SLSILL HT: 3' - 0"
7
2' - 8"X 8' - 0" SC
4
5' - 0"x 5' - 0" SLSILL HT: 3' - 0"
2'
-
1
"
20
'
-
0
"
CLST 1
BEDRM 2
M. BEDRM
BATH
BATH
10' - 6"9' - 6"
BEDRM 3
10
'
-
0
"
14
'
-
1
"
15' - 0"
LOFT
12' - 0"
12
'
-
0
"
10
'
-
2
"
6' - 6"5' - 0"
8'
-
0
"
5' - 0"
8'
-
6
"
BALCONY: 42 SF
9' - 0"
3'
-
2
"
11' - 0"
11
'
-
1
1
"
11' - 6"
15
2' - 8"X 8' - 0" SC
9
2' - 6"X 8' - 0" SC
16
2' - 6"X 8' - 0" SC
17
2' - 6"X 8' - 0" SC
14
5' - 0"X 8' - 0" SLTG
7
2' - 6"x 5' - 0" SHSILL HT: 3' - 0"
8
2' - 6"x 5' - 0" SHSILL HT: 3' - 0"
10
2' - 6"x 5' - 0" SHSILL HT: 3' - 0"
23
2' - 6"x 5' - 0" SHSILL HT: 3' - 0"
22
2' - 6"x 5' - 0" SHSILL HT: 3' - 0"
19
2' - 6"x 5' - 0" SHSILL HT: 3' - 0"
20
2' - 6"x 5' - 0" SHSILL HT: 3' - 0"
17
2' - 6"x 5' - 0" SHSILL HT: 3' - 0"TG
12
2' - 6"x 5' - 0" SHSILL HT: 3' - 0"
13
2' - 6"x 5' - 0" SHSILL HT: 3' - 0"
15
5' - 0"x 5' - 0" FXSILL HT: 3' - 0"16
2' - 6"x 5' - 0" SHSILL HT: 3' - 0"TG
8
2' - 8"X 8' - 0" SC
13
2' - 6"X 8' - 0" SC
11
2' - 8"X 8' - 0" SC
10
5' - 0"X 8' - 0" SL
12
5' - 0"X 8' - 0" SL
21
2' - 6"x 1' - 6" SLSILL HT: 6' - 6"TG
18
5' - 0"x 5' - 0" SLSILL HT: 3' - 0"
9
2' - 6"x 5' - 0" SHSILL HT: 3' - 0"
11
2' - 6"x 5' - 0" SHSILL HT: 3' - 0"
14
2' - 6"x 1' - 6" SLSILL HT: 6' - 6"TG
4'
-
5
"
2'
-
0
"
8'
-
0
"
14
'
-
1
"
9'
-
6
"
CLST 2 CLST 3
M. CLST
SHEET NO.
440 E. HUNTINGTON DR., # 323,
ARCADIA, CA 91006
909.569.3737
MAIL@ERIC-DESIGN.COM
ERIC CHI WANG TSANG, AIA
10 - 31 - 202510 - 31 - 2025
3/
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FLOOR PLANS
1/4" = 1'-0"3 ROOF PLAN
1/4" = 1'-0"1 1ST FLOOR
1/4" = 1'-0"2 2ND FLOOR
WINDOW SCHEDULE
#TYPE WD HT SILL HT NOTES
1 SINGLE HUNG 2' - 6"5' - 0"3' - 0"
2 SLIDING 5' - 0"5' - 0"3' - 0"
3 SLIDING 5' - 0"5' - 0"3' - 0"
4 SLIDING 5' - 0"5' - 0"3' - 0"
5 SLIDING 5' - 0"5' - 0"3' - 0"TG
6 SINGLE HUNG 2' - 6"5' - 0"3' - 0"
7 SINGLE HUNG 2' - 6"5' - 0"3' - 0"
8 SINGLE HUNG 2' - 6"5' - 0"3' - 0"
9 SINGLE HUNG 2' - 6"5' - 0"3' - 0"
10 SINGLE HUNG 2' - 6"5' - 0"3' - 0"
11 SINGLE HUNG 2' - 6"5' - 0"3' - 0"
12 SINGLE HUNG 2' - 6"5' - 0"3' - 0"
13 SINGLE HUNG 2' - 6"5' - 0"3' - 0"
14 SLIDING 2' - 6"1' - 6"6' - 6"TG
15 FIXED 5' - 0"5' - 0"3' - 0"
16 SINGLE HUNG 2' - 6"5' - 0"3' - 0"TG
17 SINGLE HUNG 2' - 6"5' - 0"3' - 0"TG
18 SLIDING 5' - 0"5' - 0"3' - 0"
19 SINGLE HUNG 2' - 6"5' - 0"3' - 0"
20 SINGLE HUNG 2' - 6"5' - 0"3' - 0"
21 SLIDING 2' - 6"1' - 6"6' - 6"TG
22 SINGLE HUNG 2' - 6"5' - 0"3' - 0"
23 SINGLE HUNG 2' - 6"5' - 0"3' - 0"
DOOR SCHEDULE
#TYPE WD HT NOTES
1 FRENCH (SINGL)3' - 6"8' - 0"TG
2 SINGLE FLUSH 2' - 8"8' - 0"
3 SINGLE FLUSH 2' - 6"8' - 0"
4 SINGLE FLUSH 2' - 8"8' - 0"
5 SINGLE FLUSH 2' - 6"8' - 0"
6 4- PANEL GARAGE 16' - 0"8' - 0"
7 SINGLE FLUSH 2' - 8"8' - 0"
8 SINGLE FLUSH 2' - 8"8' - 0"
9 SINGLE FLUSH 2' - 6"8' - 0"
10 Sliding-2 panel 5' - 0"8' - 0"
11 SINGLE FLUSH 2' - 8"8' - 0"
12 Sliding-2 panel 5' - 0"8' - 0"
13 SINGLE FLUSH 2' - 6"8' - 0"
14 Sliding-2 panel 5' - 0"8' - 0"TG
15 SINGLE FLUSH 2' - 8"8' - 0"
16 SINGLE FLUSH 2' - 6"8' - 0"
17 SINGLE FLUSH 2' - 6"8' - 0"
ABBREVIATIONS FOR WINDOWS & DOORS
AW AWNING
CLST CLOSET
CS CASEMENT
DA DOUBLE ACTING DOOR
DBL DOUBLE
FD FRENCH DOOR
HFRD HALF ROUND
OBSC OBSCURED
PD POCKET DOOR
SC SOLID CORE
SH SINGLE HUNG
SK SKYLIGHT
SL SLIDER
TG TEMPERED GLASS
TRPL TRIPLE
No.DESCRIPTION DATE
1ST FLOOR
1ST FLOOR PLATE
FINISHED GRADE
2ND FLOOR
2ND FLOOR PLATE
TOP OF RIDGE
6"
10
'
-
0
"
1'
-
0
"
10
'
-
0
"
5'
-
5
"
26
'
-
1
1
"
1ST FLOOR
1ST FLOOR PLATE
FINISHED GRADE
2ND FLOOR
2ND FLOOR PLATE
TOP OF RIDGE
6"
10
'
-
0
"
1'
-
0
"
10
'
-
0
"
5'
-
5
"
26
'
-
1
1
"
4
6
1ST FLOOR
1ST FLOOR PLATE
FINISHED GRADE
2ND FLOOR
2ND FLOOR PLATE
TOP OF RIDGE
5'
-
5
"
10
'
-
0
"
1'
-
0
"
10
'
-
0
"
6"
26
'
-
1
1
"
1ST FLOOR
1ST FLOOR PLATE
FINISHED GRADE
2ND FLOOR
2ND FLOOR PLATE
TOP OF RIDGE
6"
10
'
-
0
"
1'
-
0
"
10
'
-
0
"
5'
-
5
"
26
'
-
1
1
"
123 5
7
8
9
6
10
FINISHED GRADE
6X6 WOOD POST
4X8 JOIST
6X8 WOOD BEAM
SOLID METAL ROOF
BRONZE
CMU BLOCK STUCCO FINISH
2
6
6'
-
0
"
1'
-
1
0
"
11' - 8"11' - 8"
SELF-CLOSING METAL DOORS
BRONZE
FINISHED GRADE
7' - 6"
1'
-
1
0
"
6'
-
0
"
FINISHED GRADE
1'
-
1
0
"
6'
-
0
"
11' - 8"11' - 6"
FINISHED GRADE
6'
-
0
"
1'
-
1
0
"
7' - 6"
SHEET NO.
440 E. HUNTINGTON DR., # 323,
ARCADIA, CA 91006
909.569.3737
MAIL@ERIC-DESIGN.COM
ERIC CHI WANG TSANG, AIA
10 - 31 - 202510 - 31 - 2025
3/
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ELEVATIONS
1/4" = 1'-0"2 SIDE ELEVATION 1 (MODEL 1)
1/4" = 1'-0"4 SIDE ELEVATION 2 (MODEL 1)
1/4" = 1'-0"3 REAR ELEVATION (MODEL 1)
1/4" = 1'-0"1 FRONT ELEVATION (MODEL 1)
1/4" = 1'-0"5 TRASH ENCLOSURE FRONT
1/4" = 1'-0"6 TRASH ENCLOSURE SIDE 1
1/4" = 1'-0"7 TRASH ENCLOSURE REAR
1/4" = 1'-0"8 TRASH ENCLOSURE SIDE 2
CONCRETE ROOFING:
EAGLE ROOFING PRODUCTS ICC ER1900
CAPISTRANO
3723 ADOBE BLEND
EXTERIOR WALL STUCCO :
OMEGA STUCCO
OMEGA WHITE
SMOOTH FINISH
ACCENT STUCCO :
OMEGA STUCCO
OMEGA WHITE
PRECAST FINISH
GARAGE DOOR :
C.H.I. OVERLAY RECESSED PANEL
DUNN EDWARDS - BLACK WALNUT
VINYL DOORS & WINDOWS:
MILGARD TRINSIC, RECESSED
BRONZE
1
2
3
4
5
6
7
8
FASCIA BOARD :
1X6
DUNN EDWARDS WILD MUSTANG
EXTERIOR WALL LIGHT :
CHESTERHILL 4-LIGHT WALL LANTERN
GRECIAN BRONZE
WINDOW SHUTTER :
ATLANTIC SHUTTER
CHARLESTON GREEN
CANVAS AWNING:
GENERAL AWNING
DESIGNER WINDOW OR DOOR AWNING
FOREST GREEN
RAIN GUTTER/ DOWNSPOUT:
SHEET METAL
WEATHERED BRONZE
9
No.DESCRIPTION DATE
10
SHEET NO.
440 E. HUNTINGTON DR., # 323,
ARCADIA, CA 91006
909.569.3737
MAIL@ERIC-DESIGN.COM
ERIC CHI WANG TSANG, AIA
10 - 31 - 202510 - 31 - 2025
3/
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2
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2
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MATERIAL SELECTION
MATERIAL SELECTIONS
4316 MUSCATEL AVE, ROSEMEAD, CA 91770
EXTERIOR WALL STUCCO
OMEGA STUCCO
OMEGA WHITE
SMOOTH FINISH
WINDOW/ DOOR
MILGARD TUSCANY
BRONZE
WROUGHT IRON
DESIGN PER ELEVATION
MATTE BLACK
FOAM CAST MOULDING
OMEGA STUCCO
OMEGA WHITE
PRECAST FINISH
FASCIA BOARD
1X6
DUNN EDWARDS WILD MUSTANG
WINDOW SHUTTER
ATLANTIC SHUTTER BOARD AND BATTEN
HARTFORD GREEN
CONCRETE ROOF TILE
EAGLE ROOFING PRODUCTS ICC ER1900
CAPISTRANO 3723 ADOBE BLEND
EXTERIOR LIGHT
CHESTERHILL 4-LIGHT WALL LANTERN
GRECIAN BRONZE
CANVAS AWNING
GENERAL AWNING
DESIGNER WINDOW OR DOOR AWNING
FOREST GREEN
GARAGE DOOR
C.H.I. OVERLAY RECESSED PANEL
DUNN EDWARDS - BLACK WALNUT
No.DESCRIPTION DATE
MU
S
C
A
T
E
L
A
V
E
PARCEL 1
PARCEL 6
PARCEL 2
PARCEL 7
PARCEL 3
PARCEL 8
PARCEL 4
PARCEL 9
PARCEL 5
PARCEL 10
GUEST 1
MAIL
GUEST 2
GUEST 3
GUEST 4
LOT COVERAGE SUMMARY:
TOTAL LANDSCAPED AREA: 8,548 SF.
6,610 SF. OF MEDIUM WATER USE PLANTS (77.3%)
1,116 SF. OF LOW WATER USE PLANTS (13.1%)
822 SF. OF NO WATER USE ON D.G. (9.6%)
HARDSCAPE IN FRONT SETBACK: 602 SF. (40%) < 50%
THE FRONT SETBACK AREA: 1504.6 SF.
GUEST 6
GUEST 5
DATE REVISIONS
SCALE
DATE
PROJECT NO.
DRAWN BY
CHECKED BY
SHEET NO.
OF 2 SHEETS
TW
O
T
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43
1
6
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U
S
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A
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L
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RO
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.
9
1
7
7
0
01-12-2023
CP
LA
N
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#
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A
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9
1
7
9
0
AS SHOWN
P1932
CHIAC H E N G PERNG
NO.
5
8
4
0
12-31-2024
1-12-2023
LA
N
D
S
C
A
P
E
PL
A
N
T
I
N
G
P
L
A
N
L-1
MU
S
C
A
T
E
L
A
V
E
PARCEL 1
PARCEL 6
PARCEL 2
PARCEL 7
PARCEL 3
PARCEL 8
PARCEL 4
PARCEL 9
PARCEL 5
PARCEL 10
GUEST 1
MAIL
GUEST 2
GUEST 3
GUEST 4 GUEST 6
GUEST 5
DATE REVISIONS
SCALE
DATE
PROJECT NO.
DRAWN BY
CHECKED BY
SHEET NO.
OF 2 SHEETS
TW
O
T
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DE
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43
1
6
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RO
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M
E
A
D
,
C
A
.
9
1
7
7
0
01-12-2023
CP
LA
N
D
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A
P
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A
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C
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T
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T
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A
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CA
L
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#
5
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4
0
18
3
2
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.
W
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S
T
C
O
V
I
N
A
,
C
A
.
9
1
7
9
0
AS SHOWN
P1932
CHIAC H E N G PERNG
NO.
5
8
4
0
12-31-2024
1-12-2023
LA
N
D
S
C
A
P
E
LI
G
H
T
I
N
G
P
L
A
N
L-2
IN-GRADE LIGHT PATHWAY LIGHT