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HomeMy WebLinkAbout02_Riley Garage Modification Permit_PA2016-210 @� COMMUNITY DEVELOPMENT DEPARTMENT U )+6PLANNING DIVISION 100 Civic Center Drive,P.O. Box 1768,Newport Beach, CA 92658-8915 cq<<FORN�P 949-644-3200 www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT February 16, 2017 Agenda Item No. 2 SUBJECT: Riley Garage Modification (PA2016-210) SITE LOCATION: 461 Morning Canyon Road Modification Permit No. MD2016-018 APPLICANT: Philip J. Nielsen Design & Drafting OWNER: David and Gianna Riley PLANNER: Chelsea Crager, Assistant Planner (949) 644-3227, ccrager@newportbeachca.gov ZONING DISTRICT/GENERAL PLAN • Zone: R-2-6000 (Two-Unit Residential) • General Plan: RT (Two-Unit Residential) PROJECT SUMMARY A modification permit to construct a two-car tandem parking garage attached to a single family home. The proposed garage addition will replace an existing 437-square-foot two- car garage. Required dimensions for a two-car garage are 20 feet wide by 20 feet deep. Proposed dimensions are 10 feet 8 inches wide by 35 feet 4 inches deep. The Zoning Code provides the Modification Permit process for deviations from size or location of parking spaces. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 (Existing Facilities) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. _approving Modification Permit No. MD2016-018 (Attachment No. ZA 1). 1 Riley Garage Modification Zoning Administrator, February 16, 2017 Page 2 DISCUSSION • The subject property is located on Morning Canyon Road, south of Corona del Mar and north of East Coast Highway. The lot is irregular in shape, measuring approximately 72 feet in width by 115 feet in depth. The lot is 7,940 square feet in area. • The property is currently developed with a 2,534-square-foot, one-story single-family home with three bedrooms, two bathrooms and a 437-square-foot attached garage at the rear of the property. The earliest building records show an addition to the garage approved in 1954 with Variance 0136, which allowed a 5-foot rear setback. • The Zoning Code allows tandem parking for a maximum of two cars in depth on residential lots that measure 39.99 feet or less in width. The minimum depth for a two- car tandem space is 35 feet. Size or location of parking spaces may be modified subject to approval of a modification permit (NBMC 20.52.050(B)). The applicant proposes tandem parking for two cars on a lot over 40 feet in width with a clear interior dimension of 35 feet 4 inches in depth. • The proposed addition and alterations include the attached two-car garage on the southeast side of the property and the conversion of the existing garage to living space. The proposed floor plan includes four bedrooms and three bathrooms. The removal of the existing driveway which leads from the street to the garage at the rear of the property will allow a swimming pool to be constructed in its place. The addition will comply with all applicable development standards including height, setbacks, and lot coverage. • Given the scope of work, providing a two-car garage with a 20-foot width near the front of the property would result in a practical difficulty requiring significant structural alterations and a significant remodel of the existing home. The existing garage requires a driveway that extends to the rear of the property and prevents the backyard area from being used as outdoor recreational space. • The proposed new garage is set back from the front property line over 22 feet. This allows the driveway to be used as an additional parking space, per Newport Beach Municipal Code Section 20.40.090 (Parking Standards for Residential Uses), which states that parking in required front setback areas shall be prohibited, except on driveways in front of garages that set back a minimum of twenty (20) feet from the front property line. • The 432-square-foot garage will provide two usable garage spaces and the driveway provides an additional off-street parking opportunity. Therefore, the intent of the Zoning Code is satisfied by providing adequate parking on-site. Approval of the Modification Permit allows the applicant a reasonable addition, including a swimming pool, and to use the tandem garage as two parking spaces. TmpIC 01/17217 2 Riley Garage Modification Zoning Administrator, February 16, 2017 Page 3 ENVIRONMENTAL REVIEW The project is categorically exempt under Section 15301 of the State CEQA (California Environmental Quality Act) Guidelines - Class 1 (Existing Facilities). This exemption includes additions of up to 10,000 square feet where public services and utilities are available and the area is not considered envirommnetally sensitive. The proposed project is a 536-square-foot addition to an existing single family residence in a developed neighborhood and is not within an envionmentally sensitive area. PUBLIC NOTICE Notice of this application 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 hearing, 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. APPEAL PERIOD: An appeal or call for review may be filed with the Director of Community Development within 14 days following the date of action. For additional information on filing an appeal, contact the Planning Division at (949) 644-3200. Prepared by: /J Chelsea Crager, Assistant Planner GBR/cc Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans Tmpl[:01/12/17 3 Attachment No. ZA 1 Draft Resolution 4 RESOLUTION NO. ZA2017-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING MODIFICATION PERMIT NO. MD2016-018 FOR A TWO-CAR TANDEM GARAGE ADDITION TO A SINGLE-FAMILY RESIDENCE WITH A LOT WIDTH OF OVER 40 FEET LOCATED AT 461 MORNING CANYON ROAD (PA2016-210) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Phil Nielsen of Philip J. Nielsen Design and Drafting, with respect to property located at 461 Morning Canyon Road, and legally described as Lot 43 in Tract 1237 requesting approval of a modification permit. 2. The applicant proposes a modification permit to construct a two-car tandem parking garage attached to a single family home. The proposed garage addition will replace an existing 437-square-foot two-car garage. Required dimensions for a two-car garage are 20 feet wide by 20 feet deep. Proposed dimensions are 10 feet 8 inches wide by 35 feet 4 inches deep. The Zoning Code provides the Modification Permit process for deviations from size or location of parking spaces. 3. The subject property is located within the Two-Unit Residential (R-2-6000) Zoning District and the General Plan Land Use Element category is Two-Unit Residential (RT). 4. The subject property is located within the coastal zone and is designated Two Unit Residential (RT-C). 5. A public hearing was held on February 16, 2017, in the Corona del Mar Conference Room (Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project has been determined to be categorically exempt pursuant to Title 14 of the California Code of Regulations (Section 15301, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act) under Class 1 (Existing Facilities). 2. This exemption includes additions up to 10,000 square feet where public services and utilities are available and the area is not considered environmentally sensitive. The 5 Zoning Administrator Resolution No. ZA20174t## Page 2 of 6 proposed project is a 536-square-foot addition to an existing single-family residence in a developed neighborhood and is not within an environmentally sensitive area. SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.52.050.E (Modification Permits — Required Findings) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. The requested modification will be compatible with existing development in the neighborhood. Facts in Support of Finding: 1. The neighborhood is comprised of predominately one-story one- and two-unit dwellings. The Modification Permit will allow expansion of the existing one-story, single-family residence, which is compatible with other properties in the neighborhood. 2. The addition would increase the dwelling by 536 square feet to add a tandem two-car garage, convert an existing garage to living space, and create space in the backyard for a swimming pool. The proposed addition will comply with all applicable development standards including height, setbacks, and site coverage. 3. The proposed addition will result in a total floor area of approximately 3,507 square feet (including the 432-square-foot garage), which is equal or less than the bulk and scale of the other dwellings within the neighborhood. 4. The existing development on the property is a single-family dwelling. Therefore, there is no change to the density or intensity as a result of the proposed remodel and addition. Finding: B. The granting of the modification is necessary due to the unique physical characteristics) of the property and/or structure, and/or characteristics of the use. Facts in Support of Finding: 1. Construction of a conforming garage with a width of 20 feet at the front of the property would require significant structural alterations and a significant remodel of the existing home, and would therefore greatly increase the scope of the project. 2. In its current location, the two-car garage requires a driveway to span from the street to the rear of the property, preventing the back yard area from being used as outdoor recreational space. 03-03-2015 Zoning Administrator Resolution No. ZA20174t## Page 3 of 6 3. The granting of the Modification Permit is necessary to allow a reasonable addition and swimming pool to an existing dwelling. The proposed garage will provide adequate parking for two vehicles and will allow one additional vehicle to be parked on the driveway. Findin : C. The granting of the modification is necessary due to practical difficulties associated with the property and that the strict application of the Zoning Code results in physical hardships that are inconsistent with the purpose and intent of the Zoning Code. Facts in Support of Finding: 1. The proposed remodel of the home includes the conversion of the existing two-car garage to living space at the rear of the structure. The new garage is proposed near the front of the property. Construction of a 20-foot-wide garage near the front of the property will require a significant remodel of the home and will significantly increase the scope of work of the project. 2. The proposed garage will provide two usable garage spaces and fulfills the intent of the Zoning Code by providing adequate parking on-site. Approval of the Modification Permit allows the applicant to provide two parking spaces in the garage and accomplish the goal of removing the existing driveway that extends to the existing garage. Finding: D. There are no alternatives to the modification permit that could provide similar benefits to the applicant with less potential detriment to surrounding owners and occupants, the neighborhood, or to the general public. Facts in Support of Finding: 1. The alternative would require that the applicant construct a new garage with required dimensions 20 feet wide by 20 feet deep at the front of the property. This width would require significant alterations to the existing structure well beyond the scope of the planned addition. 2. The other alternative is to leave the existing garage in place and instead construct a livable space addition to the home. Given the intent of the project is to provide a garage closer to the street and eliminate the need for a driveway that extends to the rear of the property, this redesign will significantly impact the project and not meet the objectives of the applicant. Finding: E. The granting of the modification would not be detrimental to public health, safety, or welfare, to the occupants of the property, nearby properties, the neighborhood, or the 03-03-2015 Zoning Administrator Resolution No. ZA2017-### Page 4 of 6 City, or result in a change in density or intensity that would be inconsistent with the provisions of this Zoning Code. Facts in Support of Finding: 1. The proposed one-story addition would maintain all required setbacks and will provide adequate protection for light, air, and privacy. The addition will not preclude access to the dwelling and will be consistent in scale with other dwellings in the neighborhood. 2. The proposed tandem garage is adequate in depth to park two (2) vehicles and is therefore not anticipated to be detrimental to the occupants of the property, nearby properties, the neighborhood, or the City. 3. The proposed addition will result in site coverage of 52 percent and is less than the maximum 60 percent allowed by Zoning Code. 4. The approval of this Modification Permit is conditioned such that the applicant is required to obtain all necessary permits in accordance with the Building Code and other applicable Codes. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Modification Permit No. MD2016-018, 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 fourteen (14) days following the date this Resolution was adopted unless within such time an appeal is filed with the Community Development Director in accordance with the provisions of Title 20 (Planning and Zoning), of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 161h DAY OF FEBRUARY, 2017. BY: Patrick J. Alford, Zoning Administrator 03-03-2015 g Zoning Administrator Resolution No. ZA20174t## Page 5 of 6 EXHIBIT "A" CONDITIONS OF APPROVAL PLANNING 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Each parking space within the garage shall be permanently available and maintained for parking purposes. The interior dimensions (10 feet wide by 35 feet deep) shall be kept clear of obstructions including cabinets, shelving, or similar that may impact the ability to adequately park two (2) vehicles. 3. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of 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 applicant is required to obtain all applicable permits from the City's Building Division and Fire Department, including for the existing improvements that were constructed without the benefit of building permits. 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. 6. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current property owner or the leasing agent. 7. This approval shall expire and become void unless exercised within twenty-four (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. 8. 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 Riley Garage Modification including, but not limited to, Modification Permit No. MD2016-018 (PA2016-210). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or 03-03-2015 9 Zoning Administrator Resolution No. ZA2017-### Page 6 of 6 proceeding whether incurred by applicant, City, and/orthe 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. PUBLIC WORKS DEPARTMENT 9. The decorative driveway within the public right of way shall be removed. 10. The driveway shall be reconstructed per City Standard STD-164-L. Entire driveway including flares/driveways Xs shall be within the prolongation of the side property line. BUILDING DIVISION 11. Plans shall be designed under the 2016 California Residential Code. 03-03-2015 2� Attachment No. ZA 2 Vicinity Map 11 VICINITY MAP Q �W xx c � , ` ��'. \ , � h �, -� may` .,' .• •. ------ Modification Permit No. MD2016-018 ' ' 1 • 1 461 Morning Canyon ' • . • Attachment No. ZA 3 Project Plans 13 REVISIONS BY 'b ,ro c�° o S � ro V row •� Q) � A U NOTES PROJECT ANALYSIS BU/LD/NG AREA CALCULATIONS PROJECT TEAM DRA WING INDEX o 1. CONTRACTOR 54ALL VER/FY ALL GOND/TIONS ,AND DIMENSIONS AT THE SITE ,AND .ALL LX "' 0R W1W_w T/TLEa tor� INCONS/STENO/E5 SHALL BE BROUGHT TO THE ATTENT/ON OF TAE DES/GNER AND THE BUILDING COOE5: T4/S PROJECT SHALL COMPLY W174 THE EX/ST/NG AREAS BEFORE REMODEL a t`JI V OWNER BEFORE PROCEEDING W/TH U/ORK FOLLOW/NG: HOUSE 2,534 SQ. FT. X s300. = s760200 T-1 TITLE SHEET CALIFORNIA RES/DENT/AL CODE, 2013 EDITION GARAGE 437 SQ, FT, X s/50. _ $65,550 Z ANY ERRORS OR OM/SS/ONS FOUND /N T4E5E DRAW/NGS 5/-IALL BE SROU04T TO TAE CALIFORNIA MEC4AN/CAL CODE, 2013 EDITION DES/GNERS ATTENTION 11-IMED/ATELY. CALIFORNIA PLUMB/NG CODE, 2013 EDITION COVERED PATIO 108 507 FT. X $53. _ $5,724 CALIFORNIA ELECTRICAL CODE, 2013 EDITION (E)EVALUATION = $631,474 A-1 5l TE PLAN 3. DO NOT SCALE DRAW/NGS. WRITTEN D/MENS/ONS TAKE PRECEDENCE OVER SCALED DIMENSIONS. T-24 ENERGY CONSERVATION 2013 ED/TION 5C% = $415,737 A-2 DEMOL/TION FLOOR PLAN N REGULAT/ON5 d CITY ORD/NANCE. A-3 NEW FLOOR PLAN 4. ALL 0/MENS/ONS ARE TO TAE FACE OF STUD OR TO T4E FACE OF FRAMING A-3.l EVALUATION CALCULATION FLOOR PLANS UNLESS NOTED OTl-IERW/SE. REMODELED AND NEW AREAS FOR EVALUATION CALCULATIONS AND ALL APPLICABLE STATE AND LOCAL CODE5. A-4 EXTERIOR ELEVATIONS 40U5E (NEW) 233 SQ. FT. X t/80. $4/,940 A-5 ROOF PLAN � •'�I gOU5E (REMODELED) 626 SQ. FT. X $80. _ $66,000 (�( LOGGIA (NEW 224 SQ. FT. X $53, _ $11,872 `" O COVERED PORCH (CONVERTED INTO 40U5E) 26 SQ. FT X $100. _ $4,680 SCOPE OF WORK w TYPE OF CONSTRUCT/ON: TYPE VB (NON SPR/NKLERED) /-/OUSE (CONVERTED INTO GARAGE) 155 SQ, FT. X s80. _ $12,400 O ro GARAGE (NEW 277 SQ, FT. X $00. _ $22,160 REMODEL AND ADD/T/ON TOA ONE STORY 5/N57LE FAMILY RESIDENCE WITH AN a V GARAGE (CONVERTED INTO NOUSEJ 437 SQ. FT X $/80. _ $78660 ATTACHED GARAGE W OCCUPANCY GROUPS: GROUP R3 AND U (N) EVALUATION = $237,792 O rro row FLOOR AREAS AFTER REMODEL PROJECT DESIGN DATA OUINER: DAVID < 6/ANNA RILEY 40U9E 3,075 SQ. FT. 461 MORN/NG CANYON ROAD ^I f=y CORONA DEL MAR CAL/FORK/A 92625 GARAGE 432 SQ. FT. ZONE R-2-6000 (949)233-2113 TOTAL BU/LD/NG AREA 3,507 SQ. FT, ►a LOT AREA 7,940 $Q. FT, W COVERED LOGE/A 224 SQ. FT. COVERED PATIO 82 SQ. FT. a' rO ROOF EA YE OVERHANG 312 SQ, FT. MAX/MUM LOT COVERAGE 4,764 (60�) ACTUAL LOT GOVER40E 4,124 (52%) L EGA L DESCRIPTION DEFERRED SUBMITTALS BUILDING PERMIT NOTES BUILDABLE AREA 5,437 50.. FT MAX/MUM BUILDING SQ. FT ALLOWED 5,437 X 1,5 = 8,155 SQ. FT, ° 1. NONE 1. EVERY PERMIT /55UED 54ALL BECOME INVALID UNLE55 WORK AUT40R/ZED /5 COMMENCED WITHIN /80 DAYS OR /F WOW AUTHORIZED /S SUSPENDED OR "o¢ TRACT 1237, LOT 43, STATE OF CALIFORNIA, ABANDON FOR A PERIOD OF 180 DAYS. A SUCCESSFUL INSPECT/ON MUST BE MAX/MUM OF BU/LD/NG 4E/Gl-IT 24%29' Ne au. COUNTY OF ORANGE CITY OF NEWPORT BEACH. OBTAINED U1174IN 180 DAYS. A PERM/T MAY BE EXTENDED /F A WRITTEN RE01UE5T 5TAT/NG JU5T/F/GATION FOR EXTEN5/ON AND AN EXTENSION FEE /5 a e z° RECEIVED PRIOR TO EXP/RAT/ON OF THE PEI-711T AND GRANTED BY TAE MINIMUM BUILDING SETBACKS FRONT 15'-0" 0 �7 a BUILDING OFFICIAL NO MORE 744N ONE (I)EXTENSION MAY BE GRANTED. a PERM/TS W4/C4 NAVE BECOME INVALID 54ALL PAY A REACT/VAT/ON FEE OF SIDES = 6'-0" APPROXIMATELY 50% OF 74E OR/r7/NAL PERMIT FEE AMOUNT UU4EN TAE PERMIT A.P.N. 459-162-19 NAS BEEN EXPIRED FOR UP TO 5/X (6)MONTHS. UU4EN A PERMIT NAS BEEN REAR = 6'-0" EXP/RED FOR A PERIOD IN EXCESS OF ONE (0 YEAR, THE REACT/VAT/ON FEE 64ALL BE APPROXIMATELY ICO% OF TAE ORIGINAL PERM/T FEE. (R/05.5 CRC) ABBREVIA TIONS SYMBOLS AND LEGEND SITE ADDRESS C7 co INTERIOR �/� •� $ AND D DRYER GA. GAUGE CA, OVERALL 5L.GLDR 51 ED/NG GLA66 DOOR ELEVA T/ON M,4RKER SECT/ON M,4RKE)R UJ,4LL5 461 MORN/NG CANYON DR/VE / Z_ ANGLE DBL. DOUBLE GAL V. GALVANIZED O.C. ON CENTER SP. 544OWER POLECORONA DEL MAR, CA 92625 m AT D.P. DRINKING FOUNTAIN G.B. GRAB BAR NON-RATED STUD WALL • CENTERLINE DET. DETAIL CFC/ GROUND FAULT OD. OVERBLOW DRAIN 6F SPACE LETTER, CORRESPONDS TO DETA/L LETTER, CORRESPONDS ODW^ ' O/T610E DIAMETER (D/. M.) SPEC. SPECIFICATIONS COORD/NATES ON THE SHEET THAT TO COOIRD/NATES ON TWE W DIAMETER ROUND DIA. DIAMETER CURRENT INTERRUPTER Q SQUARE THE DRAWING APPEARS ON BORDER OF T4E DRAWING � PHASE (ELECTRICAL) DIM. D/MENS/GhV GL. GLASS OFF OFF/CE SS.SK SERV/GE SINK Ne- I-40UR RATED WALL, !-HOUR WALL ASSEMBLIES, SHALL " POUND OR NUMBER D/5P. D/5PEN5ER OND. GROUND O.H. OVERHEADDIRECT/ON OF VIEW FROM THE FOUNDATION TO TWE UNDERSIDE OF ROOF (EJC/N/T Y MAP a EX/STING O. G. OVERHEAD CABINET 5.5. STAINLESS STEEL A-I L ON. DCNIAJ GR GRADE O.N.C. OFNG. OPEN/NG 6,67. STAINLESS STEEL REFER TO 54EET INDEX FOR S4EET EX/, EXIST/NG D.O. DOOR OPENING GYP. GYPSUM STA. STAT/ON NUMBER THAT INTER/OR ELEVATION ® BR/CK MASONRY _ A.B. ANCHOR BOLT OR DOOR GYF BD. GYPSUM BOARD OPP. OPPOSITE D/REGT/ON OF GUT ABV. ABOVE D5. DOURJSPOUT HALL l-IALLWAY PHASE STD. STANDARD APPEARS ON Z41 AGOU6. ACOUSTICAL N.B. HOSE B/88 PL- PROPERTY L/NE STL. STEEL p, ,.p,. a , 6 DW D/SH WASHER PLT PLATE STOP STORAGE CONCRETE r7 07 AD. AREA DRAIN p/G'6 pRAU/NGS H.G. HOLLOW/GORE PL/SW POLE AND SHELF STRUGT'L STRUCTURAL APPEARS ON ECT/ON �; +�+ to ADJ. ADJUSTABLE OU- DRAWER 4OR HEADER FLAS LAM PLAST/G LAM/NATE STRUCT STRUCTURE DETA/L MARKER CONCRETE MASONRY UNIT (CMU) A.F.F. ABOVE F/N/SH FLOOR E. EAST HDWO, 4ARDU/000 PLA6. PLASTER 5USP. SUSPENDED o ieo,�ae•� AGER AGGREGATE 4DUE 4ARDUARE ° EA. EACH PLYUD. PLYfI/OOD SYM. SYMMETR/CAL DETA/L LETTER, CORRESPONDS TO T `� aF � •� AL. ALUM/NUM HJ'1 HOLLOW METAL s - •� E.J. EXPANSION JOINT PNTRY PANTRY I COORD/NATES ON TAE BORDER OF C - - ALUM ALUM/NUM ElF.S. EXTERIOR INSULATION F/N/SH SYSTEM HOR/Z. HORIZONTAL FUTURE OR DEMOL/SHED WALL. L T TREAD THE DRAW/NG L ANGLE EL. ELEVAT/ON HR HOUR PNL. PANEL D-1 / �� APFROX. APPROXIMATE 4T. HE/GNT TB. TOWEL BAR (AS NOTED) ELEC. ELECTRICAL PTD. PAINTED SHEET THAT DETAIL M,4TCN LINE/D,4TUM PO/NT ARGI-E• ARCH/TELT 4.v,4.G NEAT/NG VENT/LAT/NG ELEV ELEVATOR PLUMB. PLUMBING T.G. TOP OF CURB m b AR'CH'L. ARCH/TECTURAL ENCL. ENCLOSED A/R GOND/T/CNJ/NG PLYIUD. PLYWOOD TEL. TELEPHONE APPEARS ON ® GLASS "1 �., ASB. ASBESTOS FR FAIR EF ELECTR/GAL FANELBOARD TER TERRAZZO m o c Ce„ y H •�+ ASPH. ASPHALT PT. PO/NT T.t G. TONGUE AND GROOVE - Q EQ EQUAL /D. INSIDE DIAMETER L A/3P AMPERES/3 POLE PREFAB PREFABRICATED T4K T4/GK DATUM PO/NT PLYU/OOD EQUIP EX16TI'IENT NSUL. NSULAT/GHJ EX/ST. EX/ST/NG /NT. INTER/OR PTDF PRESSURE TREATED T.O.C. TOP OF CURB KEYNOTE MAIRKER + BD. BOARD DOUGLAS FIR T.P. TOP OF PAVEMENT a M EXP. EXPANSION ® EEWsr D, ? r B/TUM. 0/TUM/NOUS EXPO. EXPOSED JT JO/NT T.PD. TOILET PAPER DISPENSER CONT (A/OOD BLKG., ( � Hyy� S,nM,y„„� _ BLDG. BU/LD/NG Q.T. QUARRY TILE TRANS. TRANSFORMER O KEYNOTE NUMBER EXT, EXTERIOR KV KILOVOLTS BLKG. BETWEEN MEMBERS BLK BLOCK R R/SER TV. TELEV/5/ON KV4 KILOVOLT-AMPERES ROOM TITLE Newport Beach BLKG. BLOCK/NG F,4. FIRE ALAI�'1 RAD. RAD/US TV TOP CN=WALL ® � WOOL) ' z`� -,s• �a.4 Hui; ' BL T. BOLT FAU FORGED A/R UNIT L. LINEN R RAD/US TYP. TYP/CAL tald Iii ., BM. BEAM F.B. FLAT BAR LAM. LAM/NATE RD. ROOF DRAIN U/INDOUI TYPE /ND/GATOR / ��,Ave ROOM TITLE -ROOM TITLE Pa M•A�e BOT BOTTOM FD. Fl OCR LAV. LAVATORY REF REFR/GERATOR UNF UNF/N/SHED ® ASPAWL TIC CONCRETE FON. FOUNDATION LT. LIGHT REV REVERSE U/G UNDERGROUND (N)2 6,9 f.lE/GNT /N INCHES % y MAX. MAXIMUM RE/NF REINFORCE, REINFORCED UX0. UNLESS NOTED OTNERW/5E �_ G CONDUIT HE/GNT /N FEET CAB. CAB/NET FF F/N/6H FLOOR M.C. MEDICINE CAB/NET Ra TR, REGESTER \�� AGOUST/CAL TILE -H GB. CA TCN BASIN F.G. FIN/54 GRADM.B. E MAC4NE BOLT REQ REQUIRED VERT VERTICAL W/DTl-1 IN INCHES CEM. CEMENT F.H FIRE HYDRANT MECH. MECHANICAL RE5/L. RE51L/ENT VEST VESTIBULE U/07I-1 /N FEET ° CER CERAMIC F$/ FURTIISH AND INSTALL MEMB, MEMBRANE RM ROOM NEW GRAVEL OR AGGREGATE BASE s DRAWN GL CAST /RCN FIN. FIN/5N MET. METAL RO. RO44 OPENING W WA64ER CLC. CE/LING FIXED FIXED WINDOW MFG MANUFACTURING RWD. REDWOOD W UE67 DOOR TYPE INDICATOR COURSE (ABC) CHECKED GLKG, CAULKING FL. FLOOR MFR MANUFACTURER RWL. RAIN WATER LEADER W/ WETI-1 CLO. CLOSET FLASH. FLASH/NG MH. MANHOLE WC. WATER CLOSET (N) 5 O NE/CWT /N /NCAES S. SOUTH �NE/GNT /N FEET ® INSULATION (BATT OR BLANKET) 461 Morning c i DATE GLR CLEAR FLUOR FLUORESCENT MIN. MIN/MUM Ul/D. WOOD S.C. SOLED GORE # Lanyon Rd o 1/24/20/7 /1:16:30 AM Cl'l.U. CONCREF.C.C.E MASONRY UNIT C. FACE OF CONCRETE MIR MIRROR WN WATER NEATER W/DTH /N INCHES G.O. CONDUIT CNdLY FOAFACE OF FIN/SH M/SG. MISCELLANEOUS SGHED. SCHEDULE W/O WITHOUT W/D7'4 /N FEET INSULATION (R/G/D) SCALE SECT SECT/ON NEW c L AS NOTED COL, COLUMN F.O.M. FAGS OF MULL ION MTD. MOUNTED 5F SQUARE FEET IUP. WATERPROOF F GONG. CONCRETE FACE UD MUL, MULL/ChV T WAINSCOT �sr b ""cwbr CONN. CONNECT/GHJ 5N. SHELFWT. UEla4T ® METAL Hy $oH Ivo. Q SNR SHOWER DRNUJ/NCS/DETA/L TITLE BLOCK CGNJSTR CONSTRUCT/ON FRAME FRAMING N NORTH 5HT. SHEET + importct,,,, FS. FULL OR N.I.C. NOT IN CONTRACT �.� m DONT. CONTINUOUS " SIM. 61M/LAR NAME OF DETAIL PLASTER OR GYPBOARD (AS NOTED) � SHEET At CSMT. CASEMENT WINDOW FT. FOOT OR FEET NO. OR NUMBER SKYL T. SKYL/GNT GTSK COUNTERSUNK FTG. FOOT/NG NOM. NOM/NAL ., CNTR COUNTER FURR FURR/NG N.T.P. NOT/GE TO PROCEED SL. SLOPE ��'r e� NUMBER OF DETA/L - - - - SOIL r FUT FUTURE NT.5. NOT TO SCALE 5L. SL/DER (WINDOW.) DETAIL AIL /�/ f1IL /� fj CTR CENTER �- TILE (GLAZED,UNGLAZED OR PAVER) PROJECT LOCAIT/ON 14 PA2016-210 6/TE FLAN KEMOTES 0 NOTES REVISIONS DY I, (E)U)OOD FENCE L SEPARATE PERMIT /S REQUIRES FOR EACH BUILD/NG STRUCTURE, LE., 2. (E)UJOOD GATE FENCE UTALLS, RETAINING UJALL5, OUTDOOR SUIII"IM/NG POOLS/SPAS. 3. (E) CONCRETE BLOCK WALL 2 HOUSE STREET NUMBER 5/-IALL BE V/5/BLE AND LEGS/BLE FROM STREET. 4. (E) CONCRETE ROLL CURB AND GUTTER NUMBERS SHALL BE OF NON-COMBUST/BLE MATER/ALS /N SPECIAL FIRE 5. (N) CONCRETE SURFACE U)/%4'�/'-0" SLOPE TO ORA IN PROTECTION AREAS. 6. (N) PLANTER AREA 3, SURVEYOR OR ENCWNEER SNALL PER/1ANENTL r' MOUNT PROPERTY 7. (N) CONCRETE DRIVEWAY CORNERS OR OFFSETS BEFORE START OF GRAD/NG 8. (N) POOL AND SPA BY SEPARATE PERMIT LSSEND 9. (N) RETAIN/NG U)ALL BY SEPARATE PERMIT I l0. (N) 42" N/GN GLASS GUARDRAIL BY SEPARATE PERMIT LTJ INDICATES AREA OF (N)App/TION 11. (N) 42" N/GN UJROUGI-lT IRON GUARDRAIL BY SEPARATE PERM/T 12. (N) 42" N/GN MAX. BLOCK /U,ALL BY SEPARATE PERMIT F.S. FIN/SH SURFACE 13. (N) CONCRETE STEPS N.P. N/GN PO/NT 14. (N) 6'-0" N/CsN MAX, U/0017) GATE BY SEPARATE PERM/T T.C. TOP OF CURB 15. (N) 42" N/GN MAX U)OOD GATE BY SEPARATE PERMIT To TOP OF GRATE FF FIN/SN FLOOR l6. (E)U1,4 TER METERS N.G. NATURAL GRADE l7. (E) VINYL FENCE (100.00) EXISTING SPOT ELEVATIONS 18. (N)EXTERIOR NANDRA/L /00.00 PROPOSED SPOT ELEVATIONS 19. (E) TURF 20. (E) CONCRETE SURFACE Cn�' b •ro 17 ti w — •0 pq 4t A( 40-.42, E - L/ U A — NE J26./O' p �1 Fill O 9 3 �Q I "1 143.46' FS.O — I ■ — ro 137.85' ✓=S. kQ P L QUIP. I SP4 — — — — 14 138.63' F:S. 13830' ✓_& g / � •ti IPOOL X O I LJ 144.00' Pb. 13260' F.S. �' �7y / O Jf.G• ^1 - ° 7z �1 o a O I Iol �z I I l 22'-OY2" I 144.30' Fs. � ,� a q II I 12 I rye°A, 0° I I � V 13 ' 140.90' F.S. I 142.00 F.S. 1 �_ / V I I I 144.00' FS. UP 1 I (r 0 � tl �a I 1 Y o Q 20 I�° 13 / l l m u e Z. II I 13 \'9 112 138.90' F6 I I I I I I 1 co I (E) OUILDINO FOOTPRINT o I (E)FIN1Sl-1 FLOOR = 14430' /gds I I I I to :0 I r� 1s I I U I I I I 1 (A •I ` - l3 UP UP PATIO 137.00' F.S. d • 5 I I 144.00'✓=S. � 1 � o I I1'I~ iz l3 12 I I Z 2 o I 3 20 �_ I I� 6 2'-8 � � I � ► � � .�. II I (E)FINISH FLOOR = 144.83' I6 w I _ I I I I 17'-6" N.Th. I DRAWN _ CHECKED 1D /5'-9%2" I 20 _ DATE 12/2//2016 2.59.24 PM LD /41, = 1s 0 (/4Se 79'l rs Q _ N 32' E PROP l- �p12� JOB NO. N ISHEET di _ ul _ _ - - - - - SITE PLAN A - 1 N PA2016-210 REVISIONS BY DFMOL /T/ON LECxEND (E)2 X STUD U/ALL AND GYP. BD. TO REMAIN. SOFFIT ABOVE OR N/DDEN OBJECT (El 2 X STUp l)ALL TO BE REMOVED. (E)DOOR AND JAMB TO BE REI'10YED. (El EXISTING. (ERl EXISTING TO BE REMOVED. OF nom' Pit, ,ro o � �w �1 l q) PA 1.4U a Cp O ko a � � r---------------I'------------------------ ---------- I L -----------------------IL --------- ----------- __________� -F�____ ______________________ rl III I I I __ _ _r__ I I II I I I L________________________1�/ III I I I II / \ ly II II III / L__________________________________Y \ --j - I I II \ \ / l r---'I s/�y O W POUJDER ,-' r a 0 m !�,, II t=====� � rr---- _J II z z IL------------------ L--------------- ------ K/TCNEN O �Q{ Ir-----------------------------------11 II II II �.I Ir---------- i t Q I L_____J I I I I I p I LL E- ------------ ^I 1 � C I I L__________- Q 0 II I I 0 D/N/NG iii W III 5/T7/NO a fi III PORCH I I � d+ � I I III I I I R-� x'71 IT-� --71 R-- �'TI I I III I I ---------------------------------------- // 11 ,' II II �, ,' II II �. ,' II I I III I I \`\ jil I ___ II_______I_______ _ -------I_______ uL____ L 0 • I Inl II I _____� N¢ F; N C pj o 1 \ I I IIII I I \ \ I II I L 1 m J L Jul LI I L J I IJ \ 1 0 a I III I I III I �-- --------------� ir ^ r---------- i iii ' I I III \ I I -----------• rrII III -------------------------------- � rJ I III I N ------ n iii co � II II / I III I I \\\\ 11II / I III I E URC. L U. III 11 B H3III t q Ell OFFICE III 4-J M. BEDROOM ; III I I I I I III I I I I I I III I I I _ I I I III I ----- old \ II \ / 11 I III I \ II \ / 11 I III I \ II \/ 11 III • \\ 11 V 11 II InlCkO 2 /' II IIII CL / I IIII •� / I I IIII III M BAGTN i - -- iI Ii WLIU B,ADROOM 2 BEDROOM 3 jawI 1 111 7rL7rL7rL7l"�J"I DRAWN CHECKED DATE 12/21/2016 2.59.28 PN1 or,.I SCALE �0 14„ = 1,_O„ JOB NO. NSHEET Oi ul N DEMOL I T/ON FLOOR PLAN A -2 N PA2016-210 REVISIONS BY FLOOR PL,4N L EIxEND MMMMMMM (N)2X4 STUDS 9 /6" O.C. UJ/ iz" GYP. BD. ON INTERIOR SIDE, FOR EXTERIOR SIDE SEE EXTERIOR ELEVATIONS, (N) 1440UR RATED WALL, 2X4 STUDS 6 /6" O.C. UJ/ 3a" TYPE "X" GYP. BD, ON INTERIOR SIDE AND TYPE "X" EXTERIOR 61P,40E GYP. BOARD, FOR EXTERIOR FINISH SEE EXTERIOR ELEVATIONS. I-HOUR RATED UALL, 1-14OUR I[JALL ASSEMBLIES SHALL SE FROM THE FOUNDATION TO THE UNOERS/DE OF ROOF (E)2 X STUD UJALL AND GYP. BD. TO REMAIN SOFFIT ABOVE OR l-IIDDEN OBJECT (E) EXIST/NG (N) NEW nom' b ,ro p 'P4 o � �w 0 l q) qA 53'-0" a O ro 1'-4" '-0" 6'-0" -0" "' IS'-10" 21'-0" U le PF E :1 p� O N a � � I I o II ------- - ----------- ll/Ofd< BENCH L---------- N ko F . 138.63' Lcwl,4 /01, �4 ro Q%4R QE 0 FF, 13760' 2% SL V4 o � DN. w I ♦ itI \ i' I F.1� 1 -------ry ------Z - - r- i DSL. F /44.3 0 PANIR t �ry KITCHEN ^I O SINK A •� ro PER DOOR MANUF " " 2'-10" TACKE ------------------------------------ PORCH d WA5F4 / DRY I I I -3' 2'-6" " 14,_0" 4'-0" 4'-4%a" 3'-6" E v e o do _ O �i �a Y O � N I oQ m® ate. C C am o¢ nen z m ° BEOROOM 4 L,4UNDR1' av I I I I 9'-4" 3'-6" ON1 00 I I � 6'-4" -Id/z' filB N 3 U/l.C. to O O LIZINO c � ^ I I • BEDROOM OFFICE Q towc w I I • I M OATN w 5,4DR00/"1 2 BEDROOM 3 Q XL— I 11=j a M DRAWN CHECKED DATE 12/21/2016 2.59.30 F�l SCALE ORTIa '4" = 1,-O„ � aoH No. 0 m SHEET Oi ul N A - 3 N NEW FLOOR PLAN PA2016-210 REVISIONS BY lNl COVERED I-OGOIA 224x+ I LL LLZ ILLLLL 'rLLLLL! b .� i' �Ll_I_1J_JJ JJ (� �I t� _ Ila O L LLL LL L LLLLLI: _2 I I 1 1 LLLLLLLLLLLLLLLLLLLLLL _ —_ — (Nl GARAGE ADDITION ~ LLLLLLLLLLLLLLLLLLLLLL LLLLLLLLLLLLLLLLLLLLLL 277# _� O ELLLLLLLLLLLLLLLLLLLLLL LLLLLLLLLLLLLLLLLLLLLL - -- --- - - - - - - - - LLLLLLLLLLLLLLLLLLLLLL rLLLLLLLLLLLLLLLLLLLLLL F-LLLLLLLLLLLLLLLLLLLLLL V [-LLLLLLLLLLLLLLLLLLLLLL LLLLLLLLLLLLLLLLLLLLLLz• LLLLLLLLLLLLLLLLLLLLLL ^1 (-LLLLLLLLLLLLLLLLLLLLLL p -LLLLLLLL/ X�. LLLLLLLL •,y O LLLLLLLL LLLLLLLL CLLLLLLLLLLLLLLLLLLLLLL _ _ - (E> TED HOUSE CONVERU LLLLLLLLLLLLLLLLLLLLLL INTO GARAGE /55m a O LLLLLLLLLLLLLLLLLLLLLL — LLLLLLLLLLLLLLLLLLLLLLELLLLLLLLLLLLLLLLLLLLLL �y O LLLLLLLLLLLLLLLLLLLLLL IC� ���ii LLLLLLLLLLLLLLLLLLLLLL C ci OpG O rLLLLLLLLLLLLLLLLLLLLLL LLLLLLLLLLLLLLLLLLLLLL rr LLLLLLLLLLLLLLLLLLLLLL CW V LLLLLLLLLLLLLLLLLLL L (N) HOUSE ADDITION 2024 [-LLLLLLLLLLLLLLLLLLL O L O O �LLLLLLLLLLLLLLLLLLL L O O LLLLLLLLLLLLLLLLLLL L O O L O O O O o \0,�i O O O O O 0JLLLLLLLLLLLLLLLLLLL 0 � � 10000O000O I0O A "O— -O O O O O O O � O O O O O O O O O O O O O O O O O O O O (E)GARAGE CONVERTED O O O O O O O O O O O O O O O O O O INTO LIVING AREA 437* 000000000000 O O 0000000000 T O O ° O ° O ° O \ 1 0 0 0 0 0 0-� 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o O O \ 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 _ 0 0 0 0 0 0 0 0 0 0 0 0 0 o O O \\ O ° O ° 000O�• © O O 0000 r- - O O ❑ ❑ ❑ ❑ ❑ ❑ ❑ m ❑ �Q� \\ 10000 0000 {� 0F<O Q» � 0000 000001 P ❑ ❑ ❑ ❑ ❑ ❑ 1 ❑ ❑ ❑ \ 0000 00 ° � ° ° ° 0 O0 0- 0- 0 O0 ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ � (E.)COVEEDPORCNO O O O O CONVERED INTO NOUSE° ° ° ° ° ° ° ° � ❑ Efl ❑ ❑ ❑ 11 ° OO 26m OOO ° ° 00 O O O O O O O O O 000 �✓���1�_1�111L1a �^1I Oro ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ }� Z7 Z� IOo ° o ° o ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 °I p ❑ ❑ ❑ ❑ ❑ ❑ ❑ O 'l 0 0 0 0 0 0 0 0 0 0 0 0 0 0 MEL 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ❑ ❑ ❑ ❑ ❑ ❑ ❑ 0 0 0l \ w P4 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 - 0 - 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 c 00000000000000000000000000000000000000000000000000000000DI `\ 0000 OD 00000000000000000 ° 0 ° 0 ° 0 ° ODODODODODODODODODODODODODODODOI \ 0 0000001000 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 01 Ir a ° ° ° 0 ° ° 0 ° ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 ° 0 °I ` 7COVEREDPORCN ❑❑ ❑❑ .� 000000 ( o000000000000000000000o0o0oDoDODODODODODODODODODODO0 0 OO I o I ------� 0 0 0 o e o e 0 0 0 a o 0 0 0 0 0 0 0 0 0 0 l I \ 000000 I 000000 000000 00000 00 000 00000K00I `\\ 0 { I O O O Q—Q—Q— O O O O O — s— p 0 a0 I O I I ° o ° o ° o j0000 �0 000 oI �' o ,1 I \�� lE>NOUSEREMODELED 1 o ° o w CtS 0 a 0a1 I ol IB N 3 lUI.0 ° ° ° I I O /v/NG Pool. I o so OFFICE bDo;l I Lvov; o j M. BEDROOM fj 0;1 I i lE>NOUSE REMODELED 0 0 0 vo ° I / 33k ° ° sx m� �� P0 a p . 1 a0 1 I �i p0 i� 00000000000001 � 00000000000 ° ° ° ° 0 ° 0O 11 — L r 1 n J - - - - - 6000 000 \- — 17 kous Co ° ° OO M BAT4 0 ° 0 ° 0 ° o ° O EF)--G0 BAOROOM2 BEDROOM3 00000 b 00 O O O O 004* \ to 0 00000000 \\ O ° O ° O ° O \ 4-J 0 ° 00000 \\ W \ \ Q ` FT (N) HOUSE ADDITION 3Im IF- Z lE> NOUSE REMODELED ° O ° C �A ICS OI- OJ "M00% aid 9 tw •� ./ •� iAz`i/' •� c a M DRAWN CHECKED DATE 12/21/2016 2:59:34 PM SCALE '4" = 1,_0„ m aoR No. SHEET Oi ul N N A 311 E I/A L UA TION CALCULATION C UL A TION FLOOR PLAN �g PA2016-210 FLEYA TION III SEC TION rrO tE S El REVISIONS BY 1. PARAPET WALL, SEE ROOF PLAN 2. FIN154 GRADE. 3. (N) 5TONE VENEER TERM/NATION, SEE DETAIL5 7 D-2 18 / 4. (N) STUCCO SCREED, SEE DETAIL D 2 --------------- ------------------------------------------------------------------------------------------------------------------------------------- 5. (N)DOORS E UIINDOU/S, SEE DETAILS - - - D-1 ----------------------------- -------------------- ------------------------------------------------------------------------------------------------- _ ------------ ----- g - LU/NDOUIS DOORS TOP PLATE `----------- 0 6. (N)ADHERED 5TONE VENEER, ELOORADO 5TONE OR EQUAL. -------------------------------- PRODUCT L/ST/NG: E6R-12/5, SEE DETAIL D-2 5 6 7. (E) CHIMNEY, UUIT4 APPROVED SPARK ARRESTOR 8. (N) SECTIONAL ROLL-UP GARAGE DOOR, SEE DETAILS TOP PLATE g CsAl2ACsE _ D-1 0-1 9 9. (N) 42" H/6H GLASS GUARDRA/L, SEE DETAIL . . i F/N/54 FLOOR = 14430' ------- ' `------- D 10. (N>EXTERIOR PLASTER FIN/54 TO MATCH lE>. - - 11^^ a o 2/ MANUP: i" THICK MERLEX, lF OVER PL rW000 PROVIDE 2 a a LAYERS OF GRADE D' PAPER (CBG 2506.4) m (� 3 L/5T/NG: A.5.77-1. 55-L-351, TYPE F N7"DR4TED LIME A.S.ThI 20 55-G-150-G PORTLAND CEMENT A.S.TPI. C-897 °16/20 461 GRADED 4GCsREaATED \� - _ TO - - _ - 11. lN> CERAMIC TILE /N-LAY ro •ry _ _ _ _ _ _ _ _ _ _ P CURS - 38.3 /2. (N) WALL MOUNTED HANDRAIL ' O ----- -- \� /3. (N) 42" 44/G4 CONCRETE BLOCK IUALL UU/ STUCCO OVER TO M4 TCN 4 3 �'1 HOUSE •P4 0� q 14. (N) 42" H/G4 U/OOD GATE 15, (N)BBQ, SEE SITE PLAN I� V NEW ADD/TION 16. (N) 4X10 U/000 FALSE HEADER FRONT ELEVATION /7. (N) 4X8 U/OOD FALSE HEADER 18. (E) ROOF MOUNTED A/C UNIT 19. (E) STUCCO TO REMAIN, PATC4 45 REQUIRED 20. (N) 42" 44/(fi4 CONCRETE BLOCK IUALL U)/ADHERED VENEER OVER �, •� A U 2/. (N)6'-0" H/G4 U/OOD GATE a O � � O ------------------------ - - ---- ---- --- - -- - ------------- w -------------- - /o -------""---"-- - - _F____--------____z--"-___________________________________________________________________________ ____________________________________ ________ -._-____-__________________________________________________________________________________________ __________________________________________________ TOP PLATE — - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - l - - - - - - - - /o $ i 50 6 m /5 6 i TOP PLATE GARAGE - - - - - - - - - - - - - - - - - - - •� 2 20 /2 F/N/SHFLOOR14430'��, \� �1N/54 FLOOR = 144.83' - - - - - - - - - - - - - - - - - - - - - - - - - - - -\ - = — - - - - - - - - - 0 3 4 O ro .. -------------------------------------------------- p �w OF CURB = 138.13 \�^ - - - - - - - — - - - - - - - - - - - - - - - - ��� _ a q \� NEUI ADDITION NEW LOGG/A AF RIGHT SIDE ELEVATION 0 a o do a o m1 L.. O p N 6p o Q r _---_----_-___--- " C L m d u O¢ --- C r o z „ 0 7 I- TOP PLATE TOP PLATE Cx m a co 2 •� r FIN/34 FLOOR = 144.83' . . . 3 - - - - - - - - - - - - - - - - - - - - - - - - - 4FLOOR = 14430' ��//�� - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- _F/N/S - - - - - - - - - - - - - W/ •� NEW ADDITION I3 4"JLn 44- 20 � L LEFT SIDE ELEVA TION Z aao / 18 a ---------------------------- TOP ---TOP PLATE o TOP PLATE ■ ■ r DRAWN r CHECKED ■F ■ DATE FLOOR = 144.30' F/N/54 FLOOR = 144.83' 1212112016 2:59:40 PM - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - SCALE "4" 0 NEG/LOGE/A ADD/TION NEU/ADD/T/ON JOB NO. SHEET of ul REAR ELEVA TION EXTERIOR ELEVA TIONS S A N ?9 PA2016-210 ROOF PLAN (SENER•4L NOTES ROOF FLAN LEGEND REVISIONS BY o 1. GENERAL CONTRACTOR TO COOED/NATE ALL PLUMB/NG AND 9. MEGNAN/GAL EQUIPMENT OF ANY TYPE /S NOT PERM/TTED ON ANY DIRECTION OF ROOF SLOPE (SEE ROOF PLAN FOR SLOPE) MECHANICAL VENT LOCATIONS AT ROOF. VENTS TO BE SCREENED EXTERIOR BUILD/NG SURFACE. FROM VIEW U/NEREVER POSSIBLE. COMB/NE PLUMBING VENTS /N ATTIC ATTIC U)NERE POSSIBLE. l0. 11/N/h1UM T/LE NA/LING SHALL COMPLY W1 7q THE FOL LODU/NG: 2. ALL ROOF PENETRATIONS, FLASHINGS, VENTS, ETC. TO BE /6 OZ. A. /I GAUGE CORRO51ON RESIST/VE EMBEDDED 3/4 INDICATES AREA OF (N) ROOF FRAMING COPPER INCHES INTO 5/-IEATNING PER TABLE NO, 15 D-I, B. THE HEADS OF ALL TIES SHALL BE NAILED. 3. INSTALLATION OF ALL ROOFING SHALL BE /N ACCORDANCE U)ITH C. THE NOSES OF ALL EAVE COURSE TILES SHALL BE MANUFACTURE'S SPECIFICATIONS. FASTENERS TO RESIST U)INO F467ENE0 U117N APPROVED CLIPS. y� LOAD OF NOT LESS THAN 80 MPH. E THE ROSESAKE TOF ALL NR/DGE, NIP AND RAKE TILES ,4LL BE / /SHALL RDOOF / LAN KEl NOTES 4, ALL ROOF TO WALL FLASH/NG SHALL BE /6 OZ. COPPER FLASHING. BE SET /N A BEAD OF APPROVED ROOFER'S MASTIC. 1, LINE OF BUILDING BELOW/ 5. PROV/DE 2" MIN/MUM CLEARANCE BETUEEN FIREPLACE COMPONENTS Il. FORCED AIR UN/TS MUST BE POS/T/ONED /N SUCH A MANNER THAT AND ANY COMBUST/BLE MATERIALS, THE REQUIRED DISTANCE FROM THE VENT OUTLET TO THE TOP OF 2. (E)APPROVED CHIMNEY SPARC ARRESTOR THE FLUE CAP /S U)ITN/N THE ATTIC ALLOU/ING THE EXTERIOR 3. (E)ROOF EA YE 6. PROTECT/ON OF OPEN/NGS. OPEN/NGS INTO ATTICS, FLOOR, OR OTHER HEIGHT OF THE FLUE GAP ABOVE THE FIN/5I-lED ROOF/NG TO BE ENCLOSED AREAS 5N4LL BE COVERED UWITI-1 CORROSION RESISTANT MINIMUM ALLOWED BY CODE 4, (E) PARAPET U)ALL WIRE MESH NOT GREATER TN4N%4" IN ANY DIMENSION. 5, (N) PARAPET /WALL EXTENS/ON 7. ALL ROOF VENTS SNALL BE THE ABSOLUTE MIN/MUM CODE REQUIRED 6. (N) PARAPET WALL NE/Gl-1T. ALL VENTS MUST BE CONSOLIDATED AND LOCATED /N AREAS THAT MINIMIZE TNE/R VIS/BIL/TY. 7. (E)BU/LT UP CRICKET 8, ROOF/NG MATER/AL: a (N)BUIL T UP CRICKET k ROOF TILE: BU/LT-UP ROOF/NG MANUF.: TAMCO, MODIFIED B/TUMAN 9. (N) ROOF SCUPPER AND 0VERFLOU/ SCUPPER 2" HIGHER THAN ROOFct STYLE: COVER/NG /0. (E) ROOF MOUNTED A/C UNIT c\1 COLOR: - Os CLASS: A TEST L/ST/NG: ICC NO, E5R-1013 'b ,ro ^1 ~ O �w 0 ' l q) 9 8 U PA U a a Cp O ko a � � 9 6 N 8 ti .P4 ps 6 6 a O < Elm w r�11' O Cro row 9 B •q a ,� L A 6 / r-------------- ---------- I I I I I I I I I I I —J L —J I I I I I .. I I E 8 u o d O C\` I I 7 2 m 1 '^ a _ N _ _ L__________________J N op oQ I 1 y1 v ® au 1 O r � 0¢ C IC rb Z . I O7 c a 0 I „ « ^ I I 9 I r-- I I I I I I I I 4 p I I I D I I I 6 I i m co R/OGE y .� I I I G . I C t I I �} ti 4W4 � i W I ~ D I .� -----, Z ' �; oldfi� I 4 .� i r------ wwwyyyttt � I I I j7 I I M � I � --------------- � ~ I D � I � I � � I � I � I o I DRAWN / 3 CHECKED ?T� DATE �0 12/2//2016 2:59:41 PM SCALE i , /,-O„ JOB NO. SHEET of ul N ROOF PLAN A - 5 N 20