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4.0_Mitchell Residence Addition_PA2016-201
CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT January 19, 2017 Meeting Agenda Item No. 4 SUBJECT: Mitchell Residence Addition (PA2016-201) SITE LOCATION: 1911 Yacht Colinia Staff Approval No. SA2016-022 APPLICANT: WMR Design Wayne Rizzo OWNER: Margaret & Thomas Mitchell PLANNER: Makana Nova, Associate Planner (949) 644-3249, mnova@newportbeachca.gov PROJECT SUMMARY A request to modify the street setback from 10 feet to 6 feet to allow a 162-square-foot addition to an existing single-family residence. RECOMMENDATION 1) Conduct a public hearing; 2) Find the project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15305 under Class 5 (Minor Alterations in Land Use Limitations) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt Resolution No. approving Staff Approval No. SA2016-022 (Attachment No. PC 1). 1 V� QP �P Mitchell Residence Addition Planning Commission, January 19, 2017 Page 2 VICINITY MAP 1 - ! .� . ' Subject Property AF �¢ ■ ` GENERAL PLAN ZONING LOCATION GENERAL P F CURRENT USE PC-18 (Broadmoor& Single-unit residential dwellings ON-SITE RS-D (Single-Unit Pacific View Planned Residential Detached) Community, Low Density Residential Sub-Area) NORTH RS-D (Single-Unit PC-18, Low Density Single-unit residential dwellings Residential Detached) Residential Sub-Area SOUTH RS-D (Single-Unit PC-18, Low Density Single-unit residential dwellings Residential Detached) Residential Sub-Area EAST RS-D (Single-Unit PC-18, Low Density Single-unit residential dwellings Residential Detached) Residential Sub-Area WEST RS-D (Single-Unit PC-18, Parks and Single-unit residential dwellings Residential Detached) Recreation Sub-Area 3 Mitchell Residence Addition Planning Commission, January 19, 2017 Page 3 INTRODUCTION Project Setting The subject property is located within a private, single-family residential neighborhood within the Broadmoor & Pacific View Planned Community (PC-18). The 7,515-square- foot property is a through lot with the front entrance located on Yacht Colinia and the rear of the lot sloping down to Yacht Puritan. The existing single-story residence is developed with a front-facing garage that is set back approximately 3 feet 6 inches and the living area is set back 10 feet. Site photos of the subject property and surrounding neighborhood are provided as Attachment No. PC 3. Project Description The applicant requests to modify the street setback for the house from 10 feet to 6 feet. The change would modify the street setback requirement for only Lot 23, the subject lot, on the approved setback map for Tract No. 9261 (applicable setback map is provided as Exhibit "B" of Attachment No. PC 1). A description of the project and justification prepared by the applicant is provided as Attachment No. PC 4. A 162-square-foot addition is proposed consisting of a master bedroom closet, which would occur in an atrium patio adjacent to the existing garage as shown in the project plans Attachment No. PC 5. The addition would project 4 feet into the 10-foot front setback along the street. DISCUSSION Background The PC-18 (Broadmoor & Pacific View Planned Community) was established in 1975 and consists of a regulatory plan (Planned Community text) and setback maps. The Planned Community identifies development standards include permitted uses, setbacks, building height, site area coverage, parking, and fence & wall heights. The setback maps establish front and view setbacks for each property as well as setbacks for the garage and home on each lot. A final setback map was reviewed and approved by the Community Development Director (Director) when the Planned Community was established. The PC-18 regulations allow the Director to review, "future modifications of the setbacks shown on this map in view of setbacks listed in this ordinance and/or sound planning principles and shall either approve, modify, disapprove the setbacks shown, or refer the matter to the Planning Commission for a determination." To ensure surrounding property owners 4 Mitchell Residence Addition Planning Commission, January 19, 2017 Page 4 are notified of the requested change, the Director referred the request to the Planning Commission for consideration and final action. Additionally, public notice of this meeting has been provided consistent with Zoning Code requirements. The view and street setback requirements for the area are regulated as front setbacks that are staggered to provide variation and visual interest. The required setbacks for the subject lot from the front property line are 10 feet for the house and 3 feet or 20 feet for the garage. Setbacks for other properties in the area vary, with 3 feet being the most frequent required garage setback and 5 feet, 10 feet, or 18 feet for the house setbacks. Setback Compatibility To determine whether or not the requested setback modification will be appropriate, staff considered the compatibility of proposed setbacks with required setbacks in the neighborhood and the PC-18 text regulations. The required setbacks affect the location of the house and garage, but do not affect the size because the PC-18 Development Plan limits the lot coverage to a maximum of 50 percent of the entire site, rather than a floor area limit based on buildable area. The front setback requirements for the area are staggered to provide variation and visual interest. Houses are set back further from the street than the garages in the neighborhood. The single-story addition does not appear to be detrimental to the community where the addition is set back 6 feet from the front property line and would be setback farther than the garage, which is set back 3 feet 6 inches. Strict application of the 10-foot setback would require the applicant to reduce the size of the addition by approximately 64 square feet. The area of addition would comply with the 50% lot coverage limitation. Reducing the house setback would be compatible with the neighborhood because it would maintain variation of setbacks, visual interest on the street, would not block public or private views, or be detrimental to the adjacent properties. The setback is consistent with the intent of the Broadmoor & Pacific View Planned Community to provide variation that is consistent with its neighbors. The property is located on a cul-de-sac in a gated community with private streets. The applicant has submitted the project plans to the homeowner's association for review and approval. The project has been conditioned to require homeowner's association approval prior to the issuance of building permits. Summary Staff believes modifying the setbacks is compatible with the neighborhood, provides sufficient building location variation and interest on the street, and is not detrimental to the adjacent properties as it would not block private views. Altering the house setbacks 5 Mitchell Residence Addition Planning Commission, January 19, 2017 Page 5 would still meet the intent of the PC-18 setback requirements and establishes setbacks consistent with neighbors in the community. Alternatives The Planning Commission could approve alternate setbacks or deny the application (Resolution for denial provided as Attachment No. PC 2). If the application is denied, the subject property would retain all presently required setbacks as specified on the setback map. Environmental Review This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15305 under Class 5 (Minor Alterations in Land Use Limitations) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. The proposed project will modify the required setbacks, but will not result in any physical change to the lot or any changes in land use or density. Public Notice Notice of this hearing was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways) including the applicant and posted on the subject property at least 10 days before the scheduled meeting, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by: Submitted by: r,,aw, .t/ MakAa Nva B#na Wisnes i, ICP, Deputy Director Associate Planner ATTACHMENTS PC 1 Draft Resolution with Findings and Conditions PC 2 Draft Resolution for Denial PC 3 Site Photos PC 4 Applicant's Project Description and Justification PC 5 Project Plans Attachment No. PC 1 Draft Resolution with Findings and Conditions V� QP �P g RESOLUTION NO. #### A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING STAFF APPROVAL APPLICATION NO. SA2016-022 TO MODIFY THE 10-FOOT STREET SETBACK TO 6 FEET FOR PROPERTY LOCATED AT 1911 YACHT COLINIA (PA2016-201) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Wayne Rizzo, representing property owners Margaret and Thomas Mitchell, with respect to property located at 1911 Yacht Colinia, and legally described as Lot 23 of Tract 9261, being a portion of Blocks 92 & 97 of Irvine's Subdivision, as shown on a map recorded in Book 1, Page 88 of Miscellaneous Record Maps, Records of Orange County, California, requesting approval of a staff approval to modify setbacks. 2. The applicant requests to modify the street setback from 10 feet to 6 feet to allow a 162-square-foot addition to an existing single-family residence. 3. The subject property is located within the PC-18 (Broadmoor & Pacific View Planned Community) Zoning District, low density residential sub-area, and the General Plan Land Use Element category is RS-D (Single-Unit Residential Detached). 4. The subject property is not located within the coastal zone. 5. A final setback map was reviewed and approved by the Community Development Director (Director) when the Broadmoor & Pacific View Planned Community (PC-18) was adopted in 1975. The Broadmoor & Pacific View Planned Community development standards allow the Director to review, "future modifications of the setbacks shown on this map in view of setbacks listed in this ordinance and/or sound planning principles and shall either approve, modify, disapprove the setbacks shown, or refer the matter to the Planning Commission for a determination." To ensure surrounding property owners are notified, the Director referred the request to the Planning Commission for consideration and final action. 6. A public hearing was held on January 19, 2017, in the Council Chambers located at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the public hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing. 9 Planning Commission Resolution No. #### Page 2 of 6 SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. The project is categorically exempt under Section 15305, of the California Environmental Quality Act (CEQA) Guidelines — Class 5 (Minor Alterations in Land Use Limitations). Class 5 exempts minor alterations in land use limitations in areas with an average slope of less than 20 percent, which do not result in any changes in land use or density. The proposed project will modify the required setbacks, but will not result in any physical change to the lot or existing structure, or any changes in land use or density. SECTION 3. REQUIRED FINDINGS. The Broadmoor & Pacific View Planned Community regulations allow the Director to review, "future modifications of the setbacks shown on this map in view of setbacks listed in this ordinance and/or sound planning principles and shall either approve, modify, disapprove the setbacks shown, or refer the matter to the Planning Commission for a determination." The following facts in support of the modified setbacks are set forth: 1. The property is located on a cul-de-sac in a gated community with private streets and no public access. 2. The property owner is in the process of obtaining homeowner's association approval for the project design. As conditioned, homeowner's association approval prior to the issuance of building permits supports community compatibility of the modified setback under the criteria identified in the Planned Community regulations. 3. The modified setback will not interfere with views from adjacent homes, will not be detrimental to the neighborhood, and will provide adequate building articulation, access to the subject property, natural light & ventilation, and variation in setbacks from the street. 4. Setbacks would continue to vary between the lots, consistent with the intent of the original setback maps for this tract and the Broadmoor & Pacific View Planned Community. The ability to stagger the house will provide opportunities for visual interest and better architecture. 5. The modified setback provides a development standard that is consistent with surrounding properties in the community. 6. The application of the proposed 6-foot house setback along the street will serve to preserve open space, visual interest, and neighborhood compatibility. The modified setback is not detrimental to the harmonious and orderly growth of the City, nor will it endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood. 7. The addition will occur within the lot coverage limitations. 12-14-16 10 Planning Commission Resolution No. Page 3 of 6 SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Staff Approval No. SA2016-022 (PA2016-201), subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 19TH DAY OF JANUARY, 2017 AYES: NOES: ABSTAIN: ABSENT: BY: Kory Kramer, Chairman BY: Peter Zak, Secretary 12-14-16 11 Planning Commission Resolution No. Page 4of6 EXHIBIT "A" Conditions of Approval (Project specific conditions are listed in italics) PLANNING 1 . The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 2. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Use Permit. 3. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require an amendment to this Staff Approval or the processing of a new Staff Approval. 4. A copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 5. The gross floor area for the home shall be set back a minimum of 6 feet from the street frontage property line. The garage shall be setback 3 feet from the street frontage property line. 6. Prior to the issuance of building permits, the applicant shall obtain Homeowner's Association approval. 7. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise-generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction activities are not allowed on Sundays or Holidays. 8. Prior to the issuance of building permits, documents/plans shall be submitted demonstrating compliance with the prescriptive compliance requirements of Chapter 14.17 (Water-Efficient Landscaping Ordinance) of the Municipal Code. 9. Prior to issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Staff Approval file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Staff Approval and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 12-14-16 12 Planning Commission Resolution No. #### Page 5 of 6 10. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 11. This approval shall expire and become void unless exercised within 24 months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 20 Planning and Zoning of the Newport Beach Municipal Code. 12. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of the Mitchell Residence Staff Approval including, but not limited to, Staff Approval No. SA2016-022 (PA2016-201). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attomeys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. Building Division Conditions 13. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with the most recent, City- adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. Public Works Conditions 14. County Sanitation District fees shall be paid prior to the issuance of any building permits. 12-14-16 13 Planning Commission Resolution No. #### Page 6 of 6 EXHIBIT "B" MODIFIED SETBACK MAP FOR TRACT 9261 rte-14-16 Exhibit "A" Ilia pglO�BtlOtlOF '.>. �� 974 ! 274e ��� ,v • 6' modified home setback at street 3'garage setback at street / Staff Approval No. SA2016-022 (PA2016-201) 1911 Yacht Colinia (Lot 57 on Setback Map) 15 V� QP �P 2� Attachment No. PC 2 Draft Resolution for Denial 17 V� QP �P sg RESOLUTION NO. #### A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH DENYING STAFF APPROVAL APPLICATION NO. SA2016-022 TO MODIFY THE 10-FOOT STREET SETBACK TO 6 FEET FOR PROPERTY LOCATED AT 1911 YACHT COLINIA (PA2016-201) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Wayne Rizzo, representing property owners Margaret and Thomas Mitchell, with respect to property located at 1911 Yacht Colinia, and legally described as Lot 23 of Tract 9261, being a portion of Blocks 92 & 97 of Irvine's Subdivision, as shown on a map recorded in Book 1, Page 88 of Miscellaneous Record Maps, Records of Orange County, California, requesting approval of a staff approval to modify setbacks. 2. The applicant requests to modify the street setback from 10 feet to 6 feet to allow a 162-square-foot addition to an existing single-family residence. 3. The subject property is located within the PC-18 (Broadmoor & Pacific View Planned Community) Zoning District, low density residential sub-area, and the General Plan Land Use Element category is RS-D (Single-Unit Residential Detached). 4. The subject property is not located within the coastal zone. 5. A final setback map was reviewed and approved by the Community Development Director (Director) when the Broadmoor & Pacific View Planned Community (PC-18) was adopted in 1975. The Broadmoor & Pacific View Planned Community development standards allow the Director to review, "future modifications of the setbacks shown on this map in view of setbacks listed in this ordinance and/or sound planning principles and shall either approve, modify, disapprove the setbacks shown, or refer the matter to the Planning Commission for a determination." To ensure surrounding property owners are notified, the Director referred the request to the Planning Commission for consideration and final action. 6. A public hearing was held on January 19, 2017, in the Council Chambers located at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the public hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing. 19 Planning Commission Resolution No. ; Page 2 of 3 SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. Pursuant to Section 15270 of the California Environmental Quality Act (CEQA) Guidelines, projects which a public agency rejects or disapproves are not subject to CEQA review. SECTION 3. REQUIRED FINDINGS. The Broadmoor & Pacific View Planned Community development standards allow the Director to review, "future modifications of the setbacks shown on this map in view of setbacks listed in this ordinance and/or sound planning principles and shall either approve, modify, disapprove the setbacks shown, or refer the matter to the Planning Commission for a determination." In this case, the Planning Commission was unable to reduce the setbacks based upon the following: 1. The Planning Commission determined, in this case, that the requested setback reduction is inconsistent with the legislative intent of PC-18 regulations. 2. The property is located on a cul-de-sac in a gated community with private streets and no public access. 3. The property owner has not received homeowner's association approval for the project design, which is indicative of neighborhood support of the modified setback under the criteria identified in the Planned Community regulations. 4. The modified setback may interfere with views from adjacent homes, be detrimental to the neighborhood, and will provide inadequate building articulation, natural light and ventilation, and variation in setbacks from the street. 5. The subject property is consistent in orientation, size and shape with typical lots in this neighborhood which are designed with commercial and mixed-use development. A reduced setback could prove detrimental to the neighborhood and the harmonious and orderly growth of the City. 6. Granting of the reduced setback would provide special privileges to the subject property. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby denies Staff Approval No. SA2016-022 (PA2016-201). 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk in 12-14-16 20 Planning Commission Resolution No. #### Page 3 of 3 accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 19TH DAY OF JANUARY, 2017 AYES: NOES: ABSTAIN: ABSENT: BY: Kory Kramer, Chairman BY: Peter Zak, Secretary 12-14-16 V� QP �P Attachment No. PC 3 Site Photos 23 V� QP �P Subject property. Subject property and location of proposed addition adjacent to the existing garage. r._ Adjacent properties looking south. Subject property and adjacent properties looking north. �� V� QP �P Attachment No. PC 4 Applicant's Project Description and Justification 2� V� QP �P �g WAYNE M. RIZZO THE DESIGN OF FINE CUSTOM HOMES, RENOVATIONS&REMODELS 484 Prospect Street Newport Beach, CA 92663 949.289..7447 Cell kICT4 `7t All Starts with a Sketch" www.WMRdesign.com December 5, 2016 Brenda Wisneski Deputy Cdd Director- City of Newport Beach Community Development 100 Civic Center Dr,Newport Beach, CA 92660 Re: 1911 Yacht Colina,Newport Beach, California To Whom It May Concern, I am requesting on behalf of Margaret and Thomas Mitchell,owners of 1911 Yacht Colima,a front setback modification. I have been hired by the Mitchells to design a new Walk-In Closet as well as other non-structural interior improvements for said property at 1911 Yacht Colinia. The project scope taken from the related drawings is as follows: "PROJECT SCOPE STATEMENT: THISPROPUSED PROJECTCONS/STS OF THEFOLLO WbVG IMPROVF.MEMIS • CONSTRUCT NEW WALK-IN CLOSET IN PLACE OF EXISTING PATIO PER PLAN-APPROXIMATELY I G4 S.F. • RELOCATE ELECTICAL&GAS SERVICE METERS PER PLAN. • NEW BUILT-IN AT ABANDONED WARDROBE CLOSET PER PLAN. NO GRADING I.S PRO/Y USED A S PART OF MIS SCOPE. NO INCRGSEIN%HEBUILDINGHHGHTLSPRO I.WDASPARTCII THISSCOPC. NO ADDITIONAL PL UMBING IS PROMSED AS PART OF THAS SCOPE NO ADDMAONAL MECHANICAL IS PROMJM A S PART O£WIS.SCOPE.' Most significantly we are proposing a 164 square foot Walk-In Closet.This addition replaces an existing covered patio area adjacent to the existing Master Bathroom.The net effect of this addition encroaches into the front 10 foot setback by no more than 48 inches. The following list of project characteristics helps to define the minimal impact this addition would have on the immediate community and surroundings: - The proposed addition is located completely under the existing roof. To be exact the proposed exterior walls of the addition are setback approximately 36"from the roofperimeter and farther away from the Auntpropertyline than the existinggarage walls. - No views will he affected or negativelyimpacted to adjacent or up-slope neighbors by this addition as the building height will not be increased. - No neighboring properties will be compromised in light or air quality as a result of this addition. In closing,it is worthy to note a modification permit was approved for a similar property/floor plan in Seaview under Modification Permit#5137.The scope of work is almost identical to what the Mitchell's are proposing. Regards, Wayne M. Rizzo MemberAmerican Institute of Architects,AIA Bachelor ofArchitecture,B.A. �9 V� QP �P 30 Attachment No. PC 5 Project Plans 31 V� QP �P PA2016-201 Attachment No. PC 5 - Project Plans GENERAL NOTATIONS.• WAYNE M. RIZZO 1. THIS PROJECT SHALL COMPLY WITH THE 2013 CAC,CBC.,CPC,CEC CMC,BEES,CGBSC AND THE CITY OF r ..e•.2 _ DESIGN OF FINE CUSTOM NEWPORT BEACH MUNICIPAL ODE(NBMC), pd 4yj g HOMES,REMODELS& RENOVATIONS 2. DIMENSIONS ARE TO FACE UNLESS NOTM N 1903/QQn � JQ 2, 3. COLNTRACTOR TO VERIFY ALL DIMENSIONS,EXISTING AND PROPO D,PRIOR TO FRAMING.IN CASE OF � � 484 PROSPECT STREET =.. - DESIGNER WHETHER THESE NOTES OR SPECIFIC - _ 266 .. .. 4C.949.285.7447 ..:. ...,: - NEWPORT- e 4 NEWPORTBEACH CA 9 3 . .... r:. .. :;:.. u u BhY9Ar: - - - 4. 1 P W r'd� ) cam .. . :,.. K/ SHE a 1BI111T OF THE GENERAL 1 12' 9 13" 12' 9" 16" 30" 40' 6" WRITTEN DIMENSIONS ON THESE DRAWINGS GOVERN AND SHALL TAKE PRECEDENCE DO NOT SCALE . . ,. :. ,, .. n SCALED INFORMATION SHALL BE AT THE OLE RISK/RESPONSIBILITY CR£SPONS� ,... .:..:.::...:: .. .....:.,.., .. : . - t caws var. ' ' " "w�--«:. ..•: :'::.'-.::: S. R SHALL NOT MAKE CHANGES TO PLANS WALL LAYOUT, C. UNLESS OWNER/DESIGNER IS B: Newport U B .� .. - LINE OF ROOF OVERHANG, - - - - NOTIFIED. ( ) R each a s� r W � UT ET 6. 1NNEL Balboa Island 3eaaryQ O ru.Ra ;.....�; ,.;..:, ;._'..•,:'..t: :..r.` ... - _ - - _ _ - - - J .O.S.,.,1 OMNF.00.r OR GRID., ✓�_ own ... .. .. . -. . ..- . .. ..:... , Park AveS /BITTEN S SE DRAWINGS SHALL ERN DO NOT SCALE DRAWINGS DIMENSIONS 71 + FROM SCALED INFORMATION SHALL BE PERFORMED AT THE SOLE P /°jIb 8 TO F RLI OF G U.N.O.N O WORK PERFORMED BY THE GENERAL L CONTRACTOR OR SUB CONTRACTORS RISK OF THE GENERAL CONTRACTOR ..... - ....:.. ..: - O - 0 0 0 .. .. .:.. . ... ..: .. .::: ::.... : .:. CONSTRUCTION V6' corona Aal onn GS.VERIFY WITH THE DESIGNER. H O CO S'fRUCTIO DETAILS ARE SHO R NOTED FOR PART OF THE WORK SUCH DETAILS t Mar SHALL BE THE SAME AS FOR SIMILAR WORK SHOWN ON THE DOCUMENTS,"PROVIDE"SHALL NDERSTOOD TO MEAN"PROVIDE . . ..... . .. .:... . .. . . ... ... . :: . ..-.. .: .. ...: ' .... . r ` +".:.'� _ OCE",THAT TO FURNISH AND INSTALL,AND MEANS TO FURNISH,FABRICATE,DELIVER ... .. .. . . .. . . .... ; ..,....,..::... .. UD L TE D NECESSARY COMPLETE PLA ... ..., . . .:. : , . :.:... ...: .. ::. AL LAB RIALS AR , ._.. . .. : .. ....r '{.. C:. :. ... .. ..:...._..: ... _ INCLUDING R, AN EQUIPMENT NE EIT IN READY TO USE. NO SCALE , .. `:' :. `. .. .' •.'..,...: .. ::. ..:.:;. : FAMILY ROOM DINING ROOM ALL DESIGNS,DEas&ARRANGEMENTS As 9 • :. SHOWN ON THESE DRAWINGS ARE THF. � VICINITY MAP :' ALL TRADES SHALL FURNISH ALL LABOR,EQUIPMENT AND MATERIALS AND PERFORM ALL WORK d. NECESSARY AS INDICATED,REASONABLY INFERRED,OR REQUIRED BY ANY CODE WITH JURISDICTION TO LEGAL PROPERTY of MCM,RFsmeNrLnl COMPLETE THEIR SCOPE OF WORK FOR A COMPLETE AND PROPERLY FINISHED OB. PROJECT DATA: DESIGN,AND SHAW.BE IrESTRIcrED To 21 # c I J THE ORIGINAL SITE&SPECIFIC PROJECT' 10. THE GENERAL CONTRACTOR SHALL ENSURE THAT ALL WORKMANSHIP WILL BE OF A HIGH QUALITY TO FOR WHICH THEY were PREPARED. PASS INSPECTIONS BY LOCAL AUTHORITIES,THE DESIGNER,TENANTS AND THE OWNER OR OWNER'S OWNER: PEGGY AND TOM MITCHELL xeexonucrloN,PUBLICATION OR xe-use I BY ANY MFIT10D,1N WHOLE OR IN PART, REPRESENTATIVE.ANY ONE OF THE ABOVE MENTIONED MAY INSPECT THE WORKMANSHIP AT ANY TIME 1911 YACHT COLINIA WITHOUT EXPRESS WRITTMCM IS ENcorvseNT BY n,�, ❑ ITED.THERE SHALL BE KITCHEN AND REQUIRE CORRECTIONS WHICH SHALT.BE TRANSMITTED FROM THE DESIGNER TO THE GENERAL NEWPORT BEACH CALIFORNIA 92660 NOTeANGesIOR DevranoNs FRonn CONTRACTOR ANY CORRECTIONS NEEDED TO COMPLY WITH THE REQUIREMENTS OF THE THESE DRAWINGS WITHOUTTHE (352) 575-8042 - tom.mitchell cox.net '• CONSTRUCTION DOCUMENTS SHALL BE MADE IMMEDIATELY. tom.mitchell@cox.net CONSENT OF MCM.VISUAL C) Q PROJECT ADDRESS: 1911 YACHT COLINIA CONTACT WITH THESE DRAWINGS SHALL } 11. ALL MATERIALS MACHINERY AND EQUIPMENT SHALL BE STORED IN A MANNER APPROVED BY THE .I CONSTITUTE PRIMA FACIA EVIDENCE OF f FOYER ' THE ACCEPTANCE OF ALL THESE POWDER GENERAL CONTRACTOR IN A PLACE DESIGNATED BY THE GENERAL CONTRACTOR.FIRE HAZARDS SHALL BE NEWPORT BEACH, CALIFORNIA 92660 RESTxIcnoN wrrHouT PREJUDICE. 4 MINIMIZED BY ALL REASONABLE MEANS.TEMPORARY STORAGE&STAGING AREAS SHALL BE PROMPTLY LEGAL DESCRIPTION: N TRACT#9621,LOT#23 - - VACATED UPON REQUEST BY THE OWNER'S REPRESENTATIVE AND LEFT IN A BROOM-CLEAN'CONDITION. ASSESSOR'S PARCEL NUMBER: 458-581-24 0 0 12. GAS VENTS&NON-COMBUST.PIPING,IN WALLS SHALL BE DRAFT STOPPED AT CEILING. 12 I 13. FOOLS,SPAS,WALLS,FENCES,PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE DESIGNER: WMR DESIGN (WAYNE M.RIZZO) } I I ''. Gy 11'-6 „ REVIEWS AND PERMITS. 484 PROSPECT STREET F9 1 14. A CERTIFICATE OF SATISFACTORY COMPLETION OF WORK REQUIRING SPECIAL INSPECTION MUST BE I NEWPORT BEACH,CALIFORNIA 92663 COMPLETED AND SUBMITTED TO THE INSPECTION SERVICES DIVISION. I 15. AN APPLICATION TO PERFORM ANY/ALL OFF-SITE FABRICATION(S)MUST BE SUBMITTED TO THE (949) 285-7447 -WMRdeslgri@gmalLCOm INSPECTION SERVICES DIVISION FOR APPROVAL PRIOR TO ANY FABRICATION. SHAD ) • -. -:`.~_':" :• ,. ' ., N °,` 16. A CERTIFICATE OF COMPLIANCE FOR OFF-SITE FABRICATION MUST BE COMPLETED AND SUBMITTED TO STREET,SUITES' ARHAD MAN STRUCTURAL ENGINEER: ESI/FMA ENGINEERS I � 1800 EAST 16TH LIVING ROOM N PATIO THE INSPECTION SERVICES DIVISION PRIOR TO THE ERECTION OF ANY/ALL PREFABRICATED COMPONEN'T'S. SANTA ANA,CALIFORNIA 92701 19 17. THE SPECIAL INSPECTIONS IDENTIFIED ARE IN ADDITION TO THOSE REQUIRED BY SEC. 108 OF THE I 1 BEDROOM#3 N BUILDING CODE,AS AMENDED,SPECIAL INSPECTION IS NOT A SUBSTITUTE FOR INSPECTION BY A CITY (714) 835-2800 -farhad@eS1flTle.COm " 29" 20 INSPECTOR GENERAL CONTRACTOR: MCM (TOM MARK) o a9 - - 0O 18. ALL SPECIAL INSPECTIONS,STRUCTURAL TESTS&STRUCTURAL OBSERVATIONS SHALL COMPLY WITH THE P.O. BOX 9681 [J� 24" 14 oNo v APPLICABLE PROVISIONS OF CHAPTER 17 OF THE 2013 CALIFORNIA BUILDING CODE. NEWPORT BEACH,CALIFORNIA 92658 ^ 14 - ' �� ' �- CITYOFNEWPORTBEACHSPECIFICNOTATIONS: (714) So3-9204 - tomemarr@gmail.com Q ,/" /I BATH# 1. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGFIT-OF-WAY AN ENCROACHMENT PERMIT MUST BE LICENSE#869498 %` / O OBTAINED FROM THE PUBLIC WORKS DEPARTMENT." TITLE-24 CONSULTAND: ENERGY COMPLIANCE SERVICES O 2. IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING 773£SITE IS DAMAGED BY TIIF.PRIVATE 5702 HERSHOLT AVENUE WORK,NEW CONCRETE SIDEWALK,CURB AND GUTTER,ALLEY/STREET PAVEMENT AND OTHER PUBLIC LAKEWOOD,CALIFORNIA 90712 I '\ `Y� I IMPROVEMENTS WILL BE REQUIRED BUT THE CITY AT THE TIME OF PRIVATE CONSTRUCTION COMPLETION. CO ._ c. q BEDROOM#2 ❑ MASTER I SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE (562) 461-3749 -ECServlces24@ca.rr.com BEDROOM PUBLIC WORKS INSPECTOR AREA TABULATION• N ~ I \ I 3. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE N n 2 ^ LAI7NI � i:_ r� i � � I N LEGAL REQUIREMENTS TO OBSERVE COVENANTS,CONDITIONS AND RESTRICTIONS WHICH MAYBE EXISTING LIVING AREA: 2288 S.F. Q ti N RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS.YOU SHOULD CONTACT YOUR COMMUNITY PROPOSED ENING AREA: 164 S.F. 15 ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. Q± 4. ALL SPECIAL INSPECTIONS,STRUCTURAL TESTS&STRUCTURAL OBSERVATIONS SHALL COMPLY WITH THE EXISTING GARAGE SIZE(no change): 516 S.F. z APPLICABLE PROVISIONS OF CHAPTER 17 OF THE 2007 CALIFORNIA BUILDING CODE AND CHAPTER 15 F:�J f ® TOTAL GROSS AREA: 2968 S.F. I--I (Sections 15.04.350&15.04.360)OF THE NEWPORT BEACH MUNICIPAL CODE. -C' 20' 5. DEFERRED SUBMITTALS: SHALL BE SUBMITTED BY OTHERS UNDER SEPARATE PERMIT AFTER BEING LOT SIZE/AREA: 7515 S.F. (.173 ACRES) a O M O REVIEWED/APPROVED BY THE PROJECT DESIGNER,ARCHITECT OR ENGINEER OF RECORD. O o / 9 MASTER MAXIMUM BUILDING HEIGHT: 32'-0" (ABOVE SURROUNDING GRADE) U a LIST OF DEFERRED SUBMITTALS: O - I - - - O BATHROOM -NONE AN77CIPA TED ACTUAL BUILDING HEIGHT: 16'-0" �I MAXIMUM COVERAGE: 50% _ - GARAGE 6„ (PERSEAVIEWARCGU/DELLNES) J - EXISTING COVERAGE: 48.14% --' - - I LOT SIZE(7500 S.F)/ROOFAREA(3618 SF.)=COVERAGE U WALK-IN CLOSET PROPOSED COVERAGE: 48.98% Q o I LOTSIZE(7500 S,F.)/ROOFAREA(3674 S.F.)=COVERAGE '� M BUILDING DATA: M+1 1-� H OCCUPANCY: GROUP 'R 1' I � CONSTRUCTION TYPE: TYPE 'V-B' i I I - - SHAPED AREA REPRES'EWN 'CONING: 'PC-18' PROPOSED F,XPANSION SHEET INDEX: W I 31" 8'-10" 1 ' 8'-10" 4'-11" 12'-3" 26" I ; T I SITE PLAN&PROJECT INFORMATION x -- ; U � -- ---- --� 'I'24 TITLE - 24 ENERGY COMPLIANCE REPORT CG-RM CAL GREEN&RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS PROPOSED FLOOR PLAN I - - - A 3.0 FLOOR,ROOF AND ELECTRICAL&LIGHTING PLANS Scale: 118 =1'-0" A 4.0 EXTERIOR ELEVATIONS AND BUILDING SECTIONS I _ - I SGN STRUCTURAL GENERAL NOTES i- i I 1 SI FOUNDATION AND FRAMING PLANS I,I I I L- _ SI7EMNKEYEDNOTL'S. - lO. CURB LINE. 2. EXISTING 5'WIDE CONCRETE SIDEWALK TO REMAIN UNALTERED. 3. PROPERTY LINE,TYPICAL. I - I 4. EXISTING CONCRETE DRIVEWAY TO REMAIN UNALTERED. 5. EDGE OF ROOF,TYPICAL. VIF,W OFHOUSEFROM YACHT COLIATA II Illr�=��- G. LINE OF BUILDING FOOTPRINT. I; t I loll IIII�r� Was. 9 7. LINE OF BUILDING SETBACKS,TYPICAL. i. Ilomlomloll:=.� C I I' III�IIIII�IIIII�I ��: I 8. SHADED AREA REPRESENTS PROPOSED ADDITION. mlomlomlonr� 9. AREA OF ROOF PRESENTLY OPEN ABOVE EXISTING PATIO TO BE FILLED IN.MATCH Ii 4" ,. II�IIIII�IIIQ�IIIII�III �• ! EXISTING CLASS A'ROOFING PER PLAN. o m Ilolnlolnlolnlolna_1 - oIlllonllolnlolnlolll I�C�41' tli g 10. AREA OF ROOF PRESENTLY OPEN ABOVE EXISTING PATIO TO REMAIN. : 1 Srl 1 I. EXISTING CONCRETE PATIO SLAB TO REMAIN. • Pro ect#: -2016 o - Ill�Illlolnn�I1��I�I�e1^�� T- . I -- ---r _�' - U - ---- - - _ DRAWINGSPREPARFDBY, a _ _ .I x o o Q 12. EXISTING LANDSCAPED AREAS TO REMAIN i �• - O U w 13. EXISTING T WIDE UTILITY EASEMENT. -- - _ - t _ o ¢ Signature: Date 17 w w y 14. EXISTING 24"OVERHANG PROJECTION INTO SIDE SMACK. 19.77,... ; N o 47r �r - 1 �.ti 15. EXISTING 20"PROJECTION INTO SIDE SETBACK:FIREPLACE IN FAMILY ROOM AND"POP - Name; SCALE: 1/8"-1,-()„ OUT"IN GARAGE. _- 23 p 16. MAXIMUM 8'-6"PROJECTION INTO FRONT SETBACK. DRAWN• WMR 17. SHADED AREA REPRESENTS 167 S.F.REHABILITATED LANDSCAPING. - PROJECT SCOPE STATEMENT: 18. EXISTING U HIGH FRAMED PATIO FENCE. THISPROFOSED PROJECT CONSISTS OF THE FOLLOWIA'G IMPROWAIENTS 19. EXISTING 48"HIGH BLOCK WALL/FENCE. �' • CONSTRUCT NEW WALK-IN CLOSET IN PLACE OF EXISTING PATIO PER PLAN. DATE: 9.15.16 20. EXISTING 48"HIGH WROUGHT IRON FENCE. _ - • RELOCATE ELECTRICAL&GAS SERVICE METERS PER PLAN. 6'-0' 4'-0" 21. EXISTING 36"HIGH WROUGHT IRON FENCE WITH 36"HIGH SHRUBS IN FRONT. a _ -- • NEW BUILT-IN AT ABANDONED WARDROBE CLOSET PER PLAN. JOB 1614-MITCHELL SIDE } 22. EXISTING DISTANCE FROM PROPERTY LINE TO CLOSEST CORNER OF GARAGE. NoceAvwc/s PzortucvnsrarFovrwsscuPc 4 1 2 -J SIDE NOWCH/.'A.SE/NIHE6(//LDASF F✓GHT/S/RJiY)SEOASPAPFOF]$1lSSCO/$. SETBACK SETBACK 23. PROPOSED R-O"FRONT SETBACK AT AREA OF EXPANSION. rvonvrnnonni xGMsm-c/srxomeFDAsn,.zrwnnsscov[ SHEET. VIEW OFAREA OF-EXFANSION W 11,4'rheuAL MLCHA.wOq I'll,IMvee/A,essrarI'll""W" C EXISTING BUILDING PHOTOS SITE PLAN T 1 YACHT COUNM Scale: 118"=r-o" SITE PLAN & PROJECT INFORMATION 33 PA2016-201 Attachment No. PC 5 - Project Plans WAYNE M. RIZZO ELEVATION&SECTION GENERAL NOTESDESIGN OF FINE CUSTOM HOMES,REMODELS& A. CONTRACTORTO COORDINATE BFTWEEN'T'HELY'IS77NGFZOORPLANIDFN10L1770NPLAN,PROPOSFDyLOOR RENOVATIONS PLANS,STRUCTURAL FK.LWING AND FOUNDATIONFLNVS PRIOR TO COMMENCEMENT OF ANY WORK OR 484 PROSPECT STREET 1g CONSTRUCTION. NEWPORTBEACH, CA ,92663 TOPOPSTPUCTURE B. STRUCTURAL PLANS TAKE PRECEDENCE OVER ANY INFORMATION STATED IN THE BUILDING SECTIONS. C.949.285.7447 (f'XIDING) I 1 WiHXOcsigrz(o)yirL�iLcoae C. ALL INTERIOR&EXTERIOR WALLS SHALL RECEIVE BATT INSULATION AND ALL FLOOR AND CEILING FRAMING ivww.WMXdcvgu.carn 1,7 SHALL RECEIVE BATT INSULATION.REFER TO TITLE-24 ENERGY COMPLIANCE REPORT FOR MINIMUM 12 INSULATION REQUIREMENTS. 4 ext EXTERIOR ELEVATIONAND BUILDING SECTIONKEYED NOTES. 5 9 ( EXISTING STONE VENEER BASE TO REMAIN. � 2. EXISTING GARAGE DOORS TO REMAIN. 3. EXISTING EXTERIOR CEMENT PLASTER TO REMAIN. 4. EXISTING PAINTED WOOD FASCIA AND GUTTERS TO REMAIN. 5. EXISTING CLASS W LIGFITWEIGFiT ROOF ASSEMBLY TO REMAIN. 4 6. EXISTING STONE VENEER COLUMN TO REMAIN ENE � � 7. NF,W F,XTERIOR CF,MF,N'T PLAS'TF,R'TO IAM'TCH FXIS'TING IN COLOR AND FINISH. 8. NF,W FIXF,D WOOD ORNAMF,NTAI,SI IUTTF,R,STAINF,D.BACK LFGFIT SI-IUTTF,R WITT-I I-IIGF-I F,FFICACI' \ \ SOURCE PER PLAN. ALL DESIGNS,IDEAS&ARRANGEMENTS AS \ 9. FILL IN OPENING IN ROOF.MATCH EXISTING CLASS'A'ROOF ASSEMBLY. SHOWN ON'THESE HESE DRAWINGS ARE THE 10. NEW LOCATION OF ELECTRICAL SERVICE PANEL&METF,R CLOSET PER PLAN. LEGAL PROPERTY OFMCM,Rr,SiDEN'FIAL DESIGN,AND SHALL BE RESTRICTED 10 oECI' 11. NEWL x WOOD FRAMED WALLS WI'1'Ii'R-13 BA'1'f'INSULATION PER TITLE,-24 ENERGYCOMPLIANCE '1 HE ORIGINAI,SI rE&SPT.CIHC I'R FOR\VIIICII'I'uLY WERE rRLPnRFO REPORT AT WALLS OF EXPANSION.LOCATE WALLS UNDER EXISTING 4 x 14 BEAMS.USE A��EX'C CEMENT REPRODUCTION,PUBLICATION OR RE-USE BY ANY METI IOD N WHOLE OR IN PART, I PLASTER OVER TPVFKBUILDING WRAP AND_'GYP.BD.AT INTERIOR. WITHOUT EXPRESS WRITTEN CONSENT BY 12. NEW REINFORCED CONCRETE SLAB AND FOOTING. MOM n WOES O LD.THERE NS FR M 1 6 Nor ESIANGES oR Dev1Auour PROM 13. NF,W 2 x G CEILING JOISTS rD 16"O.C.WITH'R-30'BA'T'1'INSUI,AT'ION PF,R'1'1'1'LF,-24 ENERGY E CONSE r F cm. Die i0➢oroc YC slO pY,C P) WRITTENIONTI IEST DRAWINGS GSSHA UAL COMPLIANCE,REPORT AT NEW AREA AS SFIOWN. CONrnCI wu H TI DRAWNGs SHAI,I. FIN.GRADE 14. EXISTING REINFORCED CONCRE'T'E SLAB AND FOOTINGS TO REMAIN. CON"TI'I Errs PRIMA FACIA EVIDENCE OF "THE ACCEPTANCE OF ALL THESE 15. EXISTING WOOD FRAMED WALLS AND CEILINGS WITH 1/2"GYP BD.TO REMAIN. ReSTRICFION WITHOUPPRPJIUDICE. 16. EXISTING C.M.U.BLOCK PATIO WALL TO BE REMOVED. 17. NEW ATTIC VEN'T'S WH'H T'O'TAL 150 S.I.NET FREE OPENING PER NOTE THIS SHEEP.VENT MATERIAL SHALL BE NON-CORROSIVE AND OPENINGS SHALL BE A MIN.OF 1Ifi'&A MAX.OF 9"'. 18. NEW SKYLIGHT PER PLAN.USE BRINTOMTF,(ESR#3177) OR EQUAL. 19. EXISTING 4 x BEAM TO REMAIN. FRONT (WEST) ELEVATION Scale: 14' = P-0" I� O TOP OF STRUCTURE TOP OF STROCURE a.+..l (EXISTING) (E'XIS'TING) 17 12 5 4 exCg F1 12 I� 19 roronxLrrcvc mnm ----- � O IQ . . .. k 11 NEW\qA,K INCLOSB'P EXISTING MASTER BATHROOM 12 14 (8• u.G.) H 1 v)'z„d rnvorcorvc'.x.v,WX V_E\1 \ ..`. iaro1"VA'a rr u;nvxV FIN.*Dr FIN.GRADE O i6ill , —III—I I -I - -=1_1101_11=III=1_11=1_11=1_11=1_11=1_11=1_11=III=1_11=1_11=III=1_11=1_11=1_11=1_11=1_11= x z U RIGHT SIDE (NORTH) ELEVATION SECTION 'A' Scale: 14” = F-0" Scale: " L-0" ATTIC SPACE/ROOF VENTILATION CALCULATION: • 154 SQUARE FEET ATTIC AREA: • Project#: -2016 22,176 S.1.1 150 = 148 REQUIRED S.I. -TWO 9"x 18"DORMER VENTS @ 127 S.I. EACH TOTAL PROVIDED S.I. = 255 S.I. > 148 REQUIRED S.I. DRAWINGS PRF,PARF,DSK, SCALE: 1/4"=1'-0" Signature: Date DRAWN: WMR Name: DRAINAGE NOTE: DATE: 9.15.16 EXISTING ROOF RUN-OFF DRAINAGE IS NOT BEING ALTERED AS PART OF THIS SCOPE. FROJECP SCOPE S'T'ATEMENT: JOB:1614-MITCHELL 771IS PROPOJED PROIL'CTCON6L6TS OF'THL'FOLLOWING tMPROVGMEMIS, • CONSTRUCT NEW WALK-IN CLOSET IN PLACE OF EXISTING PATIO PER PLAN. ����r7-+• • RELOCATE ELECTRICAL&GAS SERVICE METERS PER PLAN. 1 aBUILDING HEIGHT NOTE: • NEW BUB;P-N AT ABANDONED WARDROBE CLOSKE PER PLAN. W ,ro cwmmaLsraoen.seen,+�IAIGM ISPROILV. x PROPOSED WORK WILL NOT AL'T'ER EXIS'T'ING ROOF NO avcsrnsrvmrvr,uuaelmc urxcnr�Isre�olvsevnseixroremssrort" U LINE.NO INCREASE IN BUILING HEIGHTIS PROPOSED. NOADenw.vne PUJAIPwc IS+R'OP ADAVIArl OFMISsmPL: ,voAPFI177CzvnL,11ernnmCIL P.w90xVIVASIAR701 MISS OPe A 4 . 0 EXTERIOR ELEVATIONS & BUIL,DING SECTION 34 PA2016-201 Attachment No. PC '{ Ci L�5� Project Plans FLOOR PLAN GENERAL NOTES. 11 i A. WALLS SHOWN AS EXISTING ARE BASED ON PREVIOUS BUILDING PLANS AND LIMITED ON-SITE INSPFCTION/CONFIRMATION.CONDITIONS SHOWN MAY NOT REFLECT ALL ACTUAL FINE CUSTOM HOMES& IIYC FCIS7'IA'G CONDITIONS. REMODELS FYTERIOR LIGHTS B. CONTRACTOR SHALL NOT MAKE CHANGES TO PLANS(WALL LAYOUT,ETC.)UNLESS OWNER/DESIGNER IS NOTIFIED. TOMMARR C. CONTRACTOR TO VERIFY ALL DIMENSIONS EXISTING AND PROPOSED PRIOR TO FRAMING.IN CASE OF CONFLICT THE CONTRACTOR SHALL VERIFY WITH TI IE DESIGNER WI IED TER P.O. BOX 9651 THESE NOTES OR SPECIFIC NOTES ON THE DRAWINGS SHALLTAKE PRECEDENCE. NEWFORTBEACH, CA 92658 11�® uflu I uAll I v d u iw 11 A D. DIMENSIONS ARE TO FACE OFSTUO UNLESS NOTED OTIIFRWISE, C. 714.803.9204 (E) illE. WRITTEN DIMENSIONS ON THESE DRAWINGS SHALL GOVERN AND SHALL TAKE PRECEDENCE.DIMENSIONS ARE TO F.O.S.,F.O.M.,F.O.C.OR CENTERLINE OF GRID.,U.N.O.. [omcn/na@g.a timeu B F. DO NOT SCALE DRAWINGS.ANY WORK PERFORMED BY THE GENERAL,CONTRACTOR OR SUB-SONTRACTORS FROM SCALED INFORMATION SHALT,BE PERFORMED AT THE SOLE BATHROOM ® O O O (LI RISK/RESPONSIBILITY OF THE GENERAL CONT'RAC'TOR OR OWNER IF PERMIT IS FILED UNDER"OWNER-BUILDER". (e) (E) G. WHERE NO CONSTRUCTION DETAILS ARE SHOWN OR NOTED FOR ANY PART OF THE WORK SUCH DETAILS SHALL BE THE SAME AS FOR SIMILAR WORK SHOWN ON THE DRAWINGS OR (E) (E) (EI HALL 8-0 pp SHALL MATCH EXISTING CONDITIONS.VERIFY WITH'T'HE DESIGNER. Sp _ (tile) 20 co ® so 2'0 co so IL AS USED IN TATE CONSTRUCTION DOCUMENTS,"PROVIDE"SHALL BE UNDERSTOOD TO MEAN"PROVIDE COMPLETE IN PLACE",TIIAT IS TO FURNISH AND INSTALL,AND MEANS TO O (carpet) (E) ❑ FURNISH,FABRICATE,DELIVER AND ERECT INCLUDING ALL LABOR,MATERIALS AND EQUIPMENT NECESSARY TO COMPLETE IN PLACE,READY TO USE. 0 ELECTRICAL PLAN GENERAL NOTES. A. ALL ELECTRICAL INSTALLATION'S AND WIRING SHALL BE IN ACCORDANCE WT'T'H'T'HE 2013 CALIFORNIA ELECTRICAL CODE(CEC)IN ADDITION TO ALL LOCAL ORDINANCES. B BOOKS - B. FIXTURE AND RECEPTACLE DESIGNATIONS AREAS FOLLOWS: 'E"=EVISTING, 'N"=NEW, 'RE"=TO BEREMOVED, 'RL"=RELOCATED, 'RP"=TOBEREPLACEDINPLACE LINEC. COORDINATE Aid,SERVICE REQUIREMENTS WITHSOUTI7ERNCALIFORNIA CAS&F,LECTRICCO. PRIOR TO COMMENCEMENT OF WORK. --- (E) LINEN N LINHN "'III"' D. CON'1'ILAC'1'OR'f'O CONFIRM ALL SWITCH AND CONDUIT LOCATIONS WITH DESIGNER F'RIOR'1'O INSTALLATION. MASTER N, +GG" \ \ E. ALL OUTLETS,SWITCHES&COVER PLATES TO BE WHITE UNLESS NOTED OTHERWISE OR REQUESTED BY OWNER. BATHROO N' Tv& . UIP. � E ALL SWITCHES TO BF, "ROCKER"STYI,F,UNLESS NOTED OTFIF,RWISF,BY OWNER. B AND � 1 • 0 35 VOL. +4z^lora 1 G. ALL NEW FIX'1'URES'1'O HAVE DIMMING CAPABILITY.4/\D CONI'ROLLLN`G SWI'1'CHES'1'O HAVE "SLIDE"STYLE DIMMER ELEMENTS UNLESS NOTED O'T'HERWISE. /v.l.DESIGNS,IDF,ns&nRR/wGFbIF.Nfs AS lE) (N) I H. ALL OUTDOOR LIGHTING SWITCHES&RECEPTACLES SHALL BE APPROVED FOR EXTERIOR USE AND SHALL BE DESIGNATED WITH NOTATION "EYT': CONTRACTOR TO sllowN oN'rHESE;UR,+wwcs ner.'rHr, BEDROOM (carpel) y;;J D / U LEGAL PROPERTY OFMCM,RESIDENTIAL WA ER .2!C'(. WAS ER DESIGN,AND SHALL BE RESTRICTED TO 8'-0" ❑ ❑ / (F) SUBMIT/PROVIDE,RATING INFORMATION FOR APPROVAL BY DESIGNER AND OWNER PRIOR TO INSTALLATION. ®!IDA THE ORIGINAL SITE$SPECIFIC PRCJECf . (L) (carpet) LAUNDRY / \ / \ L OU'1'LE'1'S AND FIXI'URES'1'I1A'f'RRF,HEIGIi'1'DESIGNATED ARE REPRESEN'T'ED WII'H'I'I{E NOTATION "*X". FOR WITCH,PUB WERE N O PREPARED. \ ALI,RECESSED LIGATING TO HAVE A MAXIMUM 4"APERTURE.CONTRACTOR TO SUBMIT SAMPLE FIXTURE OR CATALOG CUT FOR APPROVAL BY OWNER PRIOR TO INSTALLATION'. BY ANUCT 1101 PUBLIC OLE OR RE-UT, N'-o^ SE LAUNDRY \ J� By ANY MP,rHOD,m wlia.E OR m PART, (tile) �Y''R ❑ D12.,fi� (RD (r.) K. ALL RECESSED LIGHTS INTO INSULATED CEILINGS SHALL BE APPROVED FOR ZERO CLEARANCE INSULATION COVER HQ AND WILL BF,CERTIFIED"AIR TIGHT"PER ASTM F,283 AND Wrn TOUT EXPRESS WRITFEN CONSENT BY MCN IS PROHIBI"TED.THERE.SHALT.BE LABELED AS "AIRTIGHT". NOT CHANGES OR DEVIATIONS FROM CLOSET/ L. ALL NEW RECEPTACLE OUTLETS SHALL BE TAMPER-RESISTANT'PER 2013 CEC. 'reesE DRAWINGS F nano VISUAL STORAGE (N) AVRITTF.N CONSF.N'T OF MTM.VISUnI. Tr M. ALL NEW 120-V BRANCH CIRCUITS,SINGLE PHASE, 15&20 AMP SUPPLYING RECEPTACLES IN CLOSETS,HALLWAYS,BEDROOMS AND OTHER HABITABLE ROOMS(EXCEPT KITCHENS& CONTACT Wrl'II THESE DRAWINGS SHALT.(� (E) CONSrn LFFE PRIMA FACIA EVIDENCE OF (E) 34 (E) BA'T'HROOMS) SHALL BE PROTECTED BY A LISTED ARC-FAULT'CIRCUIT INTERKUPTERS(AFC0 PER 2013 CEC. THE ACCEPTANCE of ALLDIESE N. ALL BATHROOM RECEPTACLES SHALL BE SERVED BY A DEDICATED 20 AMP CIRCUIT PER 2013 CEC. RE:SrR1Cf10N WEPHOUP PREJUDICE. ■ SHELVES • 0 ; 1 0 LIGHTINGMANDATORYMEASURESNOTES E (E) 1 0 0 (RE) 33 NO AUTOMATIC ON'OPTIONS ALLOWED ON ANY LIGHTING. )\ 2 2"/GFCI • LIGHTING IN KITCHENS:A MINIMUM ONE-HALF(50%) OF THE WATTAGE RA'P'ING OF PERMANEN'T'LY INS'T'ALLED LIGHTING IN KITCHENS SHALL BE HIGH EFFICIENCY WITH V (E) NON-HIGH EFFICIENCY FIXTURES SWITCHED SEPARATELY. N \ • LIGHTING IN BATHROOMS:LIGHTING SHALL BE INSTALLED WITH A MINIMUM OF ONE HIGH EFFICIENCY LUMINAIRE IN FACTI BATHROOM AND Ai i,OTI'IFR I,IGI ITING INSTALLED IN EACH BATHROOM SHALL BE HIGH EFFICACY OR CON'T'ROLLED BY VACANCY SENSORS. MASTER • LIGHTING IN GARAGES,LAUNDRY ROOM AND UTILITY ROOMS:LIGHTING SHALL BE INSTALLED WITH HIGH EFFICIENCY LUMINAIRES AND SHALL BE CONTROLLED BY VACANCY $ BATHROOM SENSORS. MECHANICAL NOTE' 8'-0" (B) (B1 • LIGHTING IN BEDROOMS(INCLUDING I{ALLWAYS,LIVING ROOM,DEN AND OTHER SUCH ROOMS):LIGHTING SFIALI,BE HIGII EFFICIENCY OR SIIALI,BE CONTROLLED/EQUIPPED LAI END NEA RESTDUCT70 NEW 6 (tile) / WITH A"MANUALLY-ON"OCCUPANT SENSOR OR DIMMER.CLOSETS UNDER 70 S.F.ARE EXEMPT. AREA AND INSTALL DII'PUSL'R IN 3 - EXTERIOR OR OUTSIDE LIGHTING:ALL LIGATING SHALL BE HIGH EFFICIENCY OR CONTROLLED BY PHOTO-CONTROL SENSOR. c CEILING �F �� LINENMIEDS +42 IG GARAGE e) O �' O FLOOR, ROOFAND ELECTRICAL &LIGHTING PLANKEYED NOTES 1:? lO. EXIS'T'ING BA'FFIT'UB To REMAIN.CON'T'KAC'1'OR TO VERIFY FAUCET HAS A MAX.FLOW RA'P'E OF 1.5 GYM a 60 N.S.I. - (concrete) +48"/AFCI O N DLM (N) 2. EXISTING SHOWER TO REMAIN.CONTRACTOR TO VERIFY S]{OWF,RI{EAD HAS A MAX.FLOW RATE OF 2.0 GPM @ 80 Y.S.I. M 3. EXISTING TOILET TO REMAIN.CONTRACTOR TO VERIFY TOILET HAS AMAX.FLOW RATE OF 1.28 GALLONS/FLUSH. rr==11 ] 8 + ) �r =i1 (N) (N) -17 4. EXISTING BUIL;r-IN LINEN/MED.CABINET TO REMAIN. III III 17 III III 5. EXISTING VANITY TO REMAIN.CONTRACTOR To VERIFY FAUCETS HAVE A MAX.FLOW RATE OF 1.5 GPM @ 60 P.S.I. 31 SII SII 6. REMOVE EXIS'T'ING SLIDING GLASS DOOR AND REPLACE WITH BARN S'T'YLE DOOR(SWINGING DOOR OPTIONAL). II WALK-IN CLOSET III 2 III - - 3 I III III 7. NEW BUILT-IN DRAWER&STORAGE CABINET.MATERIAL,AND COLOR TO BE SELECTED BY OWNER. III (N) III �;' `r III III (N N 23'-3" (existing) - - -IIS - - - - - - o o III III 8. NEW FULL HEIGHT BUILT-IN SHOE&SWEATER SHELVES.MATERIAL AND COLORTO BE SELECTED BY OWNER. - _H - - tIL - - - - -( +1�14)- - - III III nrcl 9. SHELF AND POLE.OWNER'T'O DE'T'ERMINE CONFIGURATION-DOUBLE VS.SINGLE,ETC. L _ 10. LOCATION OF EXISTING 125 AMP ELECTRICAL SERVICE,PANEUMETE,R CLOSET TO BE RELOCATED PER PLAN. 3611.J N 11. NEW LOCATION OF ELECTRICAL SERVICE PANEL/ME'T'ER CLOSET. REPLACE EXIS'T'ING F ANEL WITH NEW 200 MRF UNH'.VERIFY EXACT'INNER CLOSET DIMENSIONS/CLEARANCES WITH SCE1r, 11� 1111 Ilk I 11IT11111 11111k 1111 Ilk III I III IIIIHII AFTER MFTER IS SELECTED.MAINTAIN 36"SQ.CLEAR WORK AREA IN FRONT. t4 - - - - J11 - - - J F1 ^ FLI IU 12.1- i RELOCATED HOSE BIBB AND MAIN WR'I'ER SHUTOFF VALVE..490ITITTil U11TINTIF M it I0 13. EXIS'T'ING GAS ME'T'ER CI,OSLf"l'O BE REMOVED AND ME'T'ER KEI,OCA'f'ED PER YI,AN. 14. NEW LOCATION OF GAS METER. 15. NEW FIXED WOOD ORNAMENTAL SHUTTER,STAINED.BACK LIGHT SHUTTER WITHHIGH EFFICACY SOURCE PER PLAN. - - - - - - - - - - - - 16. EXISTING FRAMED COLUMN WITH S'T'ONE VENEER'I'O REMAIN.PA'T'CH AND MATCH VENEER AS REQUIRED. O 17. NEW 2 x WOOD FRAMED WALLS WITH H"EXT.CEMENTPLASl'ER'T'O MATCH EXISTING FINISH AND "GYP.BD AT INTERIOR.INSTALL RAPT'INSULATION PER TITLE-24 ENERGY COMPLIANCE Ey (N) REPORT. 70 F1I070-CONTROL 13 12 14 15 SENSOR 18. RE-FRAME EXISTING DOOR OPENING AS SHOWN.RELOCATE CLEAN-OUP ACCESS TO BATHTUB AS REQUIRED. ( \ ^ 15'-71/8" 16 32 19. EXISTING WARDROBECLOSETTO... 20. CONTRACTOR TO VERIFY EXISTING HARD-WIRED SMOKE&CARBON MONOXIDE DETECTORS(WITH BATTERY BACKUP)ARE IN WORKING CONDITION. 21. EXIS'T'ING HOSE BIBB TO BE RELOCATED PER PLAN. QUI, 22. EXISTING WATER MAIN SHUT-OFF VALVE TO BE RELOCATED PER PLAN. PROPOSED FLOOR PLAN A ELECTRICAL & LIGHTING PLAN 23. RELOCATED HOSE BIBB. PROVIDE VACUUM BREAKERS AS REQUIRED. A 4.� 24. RELOCATED WATER MAIN SHUT-OFF VALVE. 25. LINE OF WALLS BELOW. 26. EXISTING CLASS W RATED ROOF ASSEMBLY(LIGHTWEIGHT CONCRETE TILE)TO REMAIN.INFILL WITH SAME ROOFING MATERIAL. O 27. EXIS'T'ING GUITERS'T'O REMAIN. 28. LINE OF EXISTING'OPEN ROOFAREA'T'O BE FILLED IN. 1� 29. NEW 24"x 48"SKYLIGHT.USE BRISTOLITF,(ESR#3177)OR EQUAL. 5 LIGHT&FO WF,R SYMBOLS30. NEW ATTIC VENTS.REFER TO EXTERIOR ELEVATIONS FOR MORE:INFORMATION. 31. LINE OF SKYLIGHT ABOVE. 1� DUPLEX RECEPTACLE MOUNTED 18"A.F.F.TO CENTER OF COVER PLATE(U.N.O.-SEE HEIGHT 32. NEW HIGH EFFICACY SAVE MOUNTED SPOT LIGFIT TO ILLUMINATE FIXED SHUTTER PER PLAN.IT,\TURF'TO BE ON A PFIO'f0-CONTROLLED SENSOR PER TPTLF.-24 MANDA"TORY MEASURES. DESIGNATION ON PLANS-i.e. 427 COLOR: W111TL' W �` W 33. REPLACE EXISTING RECESSED DOWNLIG]{'f AT SHOWER WITH FAN/LIGHT COMBO.FIXTURE.FAN SHALL HAVE MIN.50 C.F.M.RATING VENTED TO EXTERIOR.RE-WIRE A SHOWN. r -14 4-PI.FX RECFPI'ACI.E I,OCKI'FD I8"A.F.F.TO CENTER OFCOVER PLATE(U.N.O.-SEE HEIGHT 34. NEW RECESSED DOWNLIGHT Al'CLOSETCON'T'ROLLED BY A MICRO-SWITCH. v DESIGNATION ON PLANS-1,427 COLOR: WHITE 35. REMOVE EXISTING FLUORESCENT LIGHTING AT CLOSET. �{ DUPLEX RECEPTACLE Win i GROUND FAULT OR ARC FAULT CIRCUIT INTERRUPTER(GFCI/AFCTMOUNTED 18" 36. p'TYPE':X"GYP.BD.ON GARAGE SIDE OF NEW WALL.CONTRACTOR TO CONFIRM WALL ADJACENT TO ADDITION HAS SAME. AF.FTO CENTER OF COVER PLATE.(U.N.O:SRI.HEIGHT DFSIGNA'HON ON PLANS-i.e. 42').COLOR: 1,11H174' SPLI"r WIRED 15A 1/2 HOT,swriviiED ouTLE'I',COLOR: WHITE DOOR SCHEDULE.• ® RECESSED DOWNLIGEn(4"APER'1'UREMA.C./IilGli-EFFICACY). SI'M. SIZE THICKNESS TITE MATERIAL FINISH CORE THRESH. CLASS UISHGC REMARK 25 ® RECESSED DOWNUGHT WITH WALL-WASHER TRIM(DIRFCr1GNA1./I4IGH-F,FFICACY). (D 2W,x6'8" 13/8" SWING WOOD FAINT S.C. ALUM. NIA N/A (E)VERIFY DOOR IS RATED&SETP-CLOSING/LA'I CI LING B VARIES 1318" SWING WOOD FAINT H.C. N/A N/A NA (E)EXISTING RAISED PANEL INTERIOR DOORSTO REMAIN ULLI II CEILING MOUNTED FENDAN'F STYLE LIGHT FIXTURE(HIGH-EFFICACY). C G'0"X G'8" 1" WARD. ALUM. FACTORY PLC. ALUM. 'TEMP. NIA (E)EXISTING SLIDING WARDROBE DOOKTO REMAIN I T WALL MOUNTED LIGU r FUM URE(HIGH-EFFICACY). D 50"X G'S" 1 3/8" SLIDER VINYL @VN'F H.C. VINYL 'TEMP. EXS`PG (F)EXISTING SLIDING GLASS DOORTO REMAIN E 2'8".x 118" 13/8" SWING WOOD PAINT H.C. NIA NIA N/A (E)FxFsFING DOOR TO BE RELOCATED PER PLAN �I II 26 RECESSED EXHAUSTFAN,SILFN'1'MOTOR,WITH 50 C.F.M.CAPACnT-VF,NI'TO EXTERIOR,U.N.O. F e:4"s F'3" 1 1/4" SLIDE, WOOD PAINT H.C. N/A N/A N/A (M NEW BARN F[YI E DOOR TO BE SELECTED BY OWNER - � � RECESSED FXHAUS'1'FAN/LIGHT COMBO.W/SILFnN'I'MOTOR,90C.F.M.AMID.,VFNI"1'O F„CT.(HIGH-EFFICACI'). L COMINACIYIR TO HELD VEXIII'ALL OFENLVGS'13F."1'O,PEORDERWG DOORS. 2. ALL FINLSHESAPIZIRD TODOOKSRIAI,t,OCCURA TALI,SSURFACE(ZAN1,;S/EDGES; ® RECESSED(CEILING)LINEAR F,RIiAUS'P DIFFUSER.SIZE PER FLAN 3. ALL INTERIOR PNNPED DOOR, %TOrr SPRAI'1.'D. 27 WALT.MOUNTED SWITCH @ 48"A.F.F.(U.N.O.),":Y" IMPLIES X-WAY SWITCH,COLOR: WHITE 4. PAINTED DOORS70 TIA VE PA GVTEDIAMRSXTR7MS,U.,V.O. !. SFA LVED DOORSTO IIA VF,STA/NED,/AMBS,SILL S.Cfi TRIMS,UN,O. E IST Lb RECESSED CABLUDIJUNCTION BOX/OUFLEE@ 12"hRP.(U.N.O.),COLOR: WHITE C. NSW TAIN-GRA DE DOORS TO LE 7-PLP PA INF GRADE TO FF 6-PLT', u Z ALLGIASSATDOORSTOGETFAfPFR6DANDSI7ALLP.ELAG6L6DAS,5'UC17P6RCODE 20 'I'ELEYPIONE OUI'I,EI'@ 12"A.F.F.N.N.O.),COLOR: WI/17E' S. MA,CHEIGI[TOFTKRESF/OLO TO GE//2'f CIfANGEWLEVEL RE"fWEENJ/4"ANDI/2",SEIALL GEBEVELED WIT[LA.S'LOPE NO GREATER TITAN C2 DAI'A/COMPUTF,ROU'ILE'f@I2"A.FF.N.N.OJ,COLOR: WfI]TF. 9. EXI''Le/ORDOORSO'1'OHA VEdMTS�SGWGWLOA-CWEA771LVS7X'117YNGGALI?FLASILLVGABOVEALL tLV1W0TEQED EVIDUORDOOR OI'EA7NGS. LI 11 SURFACE MOUNT SPEAKER. Wa"IMPLIES RECESSED CONDI DON WINDOWSCHEDULELiLu WALLMOUNT THERMOSTAT CONTROLLER SYM. SIZE TAPE MATERIAL GLASS V-FACT0V.SHGC FEVISH REMARKS' 30 5" SMOKE DEI'ECEOR(I1ARD-WIRED WITI I BATT ERY BACK-UP) © VAWES VARIES VINYL CLEAR EXISTING FACTORY' (E)WINDOWS'fO REMAIN-ERGRESS RA'T'ED AS REQ'D. 2 2'0".x4'0" SKYLIGHT ALUMINUM ORS. .32/.29 FACTORY NEW SKYLIGIIT ) � CARBON MONOXIDE DETECTOR(I[ANWITH LiATEF,ftY BACK-UP) 1. ALL NLW GLAZING WILL BE/NSTAD,F,D WITHACRRTIFYING LABEI,ATTACHLD SHOWWG HIE D£S/GNATED'71"VAI,UE. ®/ COMBINA'DON SMOKE,*CARBON MONOXIDE DI7FECFOR(HARD-WIRED WITH Ewrr RY BACK-UP) Z ALL WINDO WS RIA LI,1IA VE'I,O W L;CGFAR,PURL GLAZING,U.N.O. 3. All,WOODWINDOW,S TO BE FACTORYPAGVTRD OR PFLULD LtFMAZ 1NSTALIA TION U.MO.. ® CEILING/SURFACE MOUNT'FLUORESCEN'rLIGFI'I'FIx'rURE.SIZE DESIGNATEDONPLAN 4. AZTCRTOEVTLRIORL%EVATIONSFOR WINDOWOPERA T10,V • PI'OJHCI$�.' -2 16 5. ALL GIA,SSW/THIN24"OFAPOOR 09W/TH1N18"OFT11TROORSHALI,BR TEMPRR6D. G. ALI,GLASS WITHING'NORIZONTAI.OF WALK'WAYS;PATHS OFTRAVr�l,TQ SHNA.BS TrNPLRED. Z ALLUATROTECITD WINDOWSRIA1,1,IIA VE GAL VAA'IZEDML7'AL OR COIT'ER F1 LVWG AROVE OPENWG. /� CEILLYG/SURFACE MOUNT COMBINA'r10N FAN AND LIGHT FIX"TURF(HIGH-EFFICACI). CONTRACTOR TO VERIFY ALL DOOR AND WINDOW DIMENSIONS WITH SITE CONDITIONS PRIOR TO ORDERING. SCALE. 1/4"=1/-0" CONTRACTOR TO VERIFY ROUGH OPENINGS WITH DOOR AND WINDOW MANUFACTURER BEFORE ROUGH FRAMING IS INSTALLED. ��� p REFER TO TITLE 24 COMPLIANCE REPORT(SHEET T-24")FOR GLAZING RECOMMENDATIONS. DRAWN:N: WMA ALL FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. DATE: 9.15.16 PARTIAL ROOF PLAN WALL LEGEND: PROJECT SCOPE STATEMENT: JOBS 614-MITCHELL DRAWINGS FR ,FARED BY- THIS PROPOSEDPROIECTCONSISTS OF THE FOLLOWINGIMPRO VEMENT,S.' EXISTING FRAMED WALLSTO REMAIN • CONSrRUCP NEW WALK-m CI,OSE'I'IN PLACE OF EXISTING PNFIO PER PLAN. Signature: Date • RELOCATE ELECTRICAL&GAS SERVICE METERS PER PLAN. SHEET: aNEW WALLS NEW Buu;r-w Ar nuANDONSDwARosouecl,osrrres PLAN. W ,vo culOAvc AvreoroszDAsrnxT Ifl/ISPRO10L. Name: ,\'10IDD/.i15'/,'LVl/1G'li!//ADAVC.1)/,jtl.1Ep/'M1'(ITV.S'I'O,I.C1i SC0J'')l1/.5.5'L"(lf'h'. ,\'O:IDUI(l0:\ilA/'/.(AI/R/.\'C/,t/'FO/tl}('UdSf.IA"/'O('»(LSA'L'O/'/.1 FLOOR ROOFAND ELECTRICAL & LIGHTING PLANS FRAMED WA1,LS EE REMOVED XOADD„r5,,,i1 ,1„ „t,.,,DA.S,(:,A.r"I„1A5,.5C1,,., ^ . 0 u Scale' 1/4"=P-0" ----- t'� 1 FLOOR, ROOF AND ELECTRICAL & LIGHTING PLAINS 3� I � � � I I • 1 • I / • / / I IOLVARIMMMUM-0511 / I r 1 Mitchell Residence Addition t If- i 1 1000, Mr w ` 3 ' r i Staff Approval No. SA2o16-022 (PA2o16-201) Planning Commission Public Hearing January 19, 2017 - Planning Commission - January 19, 2017 Item No. 4a Additional Materials Presented at Meeting 01 ) Vicinity Map - Y I JL l91.� c Yq�h.)•CUQUFTTF !9 � t�cL. , �� f ■ • ' � Y � !• .. 1911 2w C i � '4i • s 5 � �� 1909 19jg- 1-_ _ G 1905. ! 91i I/ — L y .1907• _ nom~ �*a' ■ ■ .y s Planning Commission - January 19, 2017 Item No. 4a Additional Materials Presented at Meeting 01 ) Introduction -_-- ■ PC -18 ( Broadmoor & Pacific View) Developed in mid -1970s Varied setbacks perTract Map No . 9261 ■ Request to modify street setback requirement for the home from to feet to 6feet . Community Development Department - Planning Division 3 I � � � I I • 1 • I / • / / I 1EXAMMM. • Itailimis r 1 Setback Map -Tract 9263. , �- Pat ft- . ►�, , % N '� I, ®� FAN 4 . y- Planning Commission - January 19, 2017 Item No. 4a Additional Materials Presented at Meeting 01 ) Setback Map Change W Current Proposed � k IP/ �. i 374 j 3 7,- i E • L� L 5� �C 1 ® ' Community Development Department - Planning Division 5 Planning Commission - January 19, 2017 Item No. 4a Additional Materials Presented at Meeting 01 ) Floor nnrBR�rM QQ _ o © o 2 , 0 El nL\.iTER � BnmOon nEnBi\�A1 Ep 0 OED ■ / \ 0 18 E \ 1 O \ MATER 5 BATHROOM .HEL'N14Vk:ll AYr2` �`E cv)Lvu.v[ra,\r/r CrrLlA¢Iv 6 rub - .ICIAANrL\rAfLIM/R'!AN' //��__ _ aV4W' ©�— new l'ARAGE E) --- +162 sq ft 1 il, t\Lfk Ytvic ytl"' �I o - - --- - E O 13 12 U uaw I bl--T- 6 I � � � I I • 1 • I / • / / I IMMAMMM. • / I r 1 Street Exterior Elevation _�.ninn■■u�■nnnn�. PP _..■nm■■■nn■■■nn■■■un� .ni■■■n■■n■nnu■n■■■■■■nu■■■ � ..■imp■■■u■■■■■u■■■■nm■■■u■■■■■u■�■■■u■� .nn■■■uu■■■uu■■nn■■■nn■■■nn■■■nn■■■n■n■■n �n■u■.._ � a�nun■■■u■■■■■�■■um■■�■nn■■■nmuumu■■mmn■■��■mn�■n■■�■�n■■�■nn■■■nn.._ ��o�o�o� m�o��oo�oo\ � ....<.. I • Commission January • 2017 Item No. 4a Additional II • • I • r--l[v�tchel I �R,esidence Additi 01 ) Lot Coverage MAXIMUM 0 COVERAGE: . EXISTING COVERAGE: 48.14% PROP . . . . . PRft PP . 0 Community Development Depar o � a :����'/yi/tel/✓'/�G //c�let 8 Planning Commission - January 19, 2017 Item No. 4a Additional Materials Presented at Meeting 01 ) Analysis House Setback at Street ■ Setbacks are compatible with the neighborhood Sufficient building location variation and interest is provided along the street . Adjacent private views are not impacted . ■ The applicant is in the process of obtaining HOA approval . Lot Coverage ■ Project will comply with 50% lot coverage limit. Community Development Department - Planning Division 9 Planning Commission - January 19, 2017 Item No. 4a Additional Materials Presented at Meeting 01 ) Recommendation ■ Conduct a public hearing; and Adopt Resolution to approve Staff Approval No . SA2016 - 022 ( PA2016 - 201) . Community Development Department - Planning Division 10 I � � � I I • 1 • I / • / / � I I I • 1 I l r Ir II, 46 N a ti 4 I I _ For more information contact: - Makana Nova,Associate Planner, AICP 949-644-3249 mnova@newportbeachca.gov www.newportbeachca.gov