HomeMy WebLinkAbout01_Pitcher Modification Permit_PA2016-205 @� COMMUNITY DEVELOPMENT DEPARTMENT
U )+6PLANNING DIVISION
100 Civic Center Drive,P.O. Box 1768,Newport Beach, CA 92658-8915
ogLrFoa�a�P, 949-644-3200
www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
February 28, 2017
Agenda Item No. 1
SUBJECT: 1731 Bayport Way Modification (PA2016-205)
SITE LOCATION: 1731 Bayport Way
• Modification Permit No. MD2016-017
APPLICANT: Creative Heights Designs
OWNER: Greg Pitcher
PLANNER: Liz Westmoreland, Assistant Planner
(949) 644-3234 Iwestmoreland@newportbeachca.gov
ZONING DISTRICT/GENERAL PLAN
• Zone: R-1-10000 (Single-Unit Residential) (10000 indicates minimum lot area)
• General Plan: RS-D (Single-Unit Residential Detached)
PROJECT SUMMARY
A modification permit to allow a 23 percent addition to an existing single-family residence
with nonconforming parking. The modification permit is required due to the existing
nonconforming garage that does not meet the interior clear dimensions required by the
Zoning Code. The existing nonconforming garage provides dimensions 17 feet 3 inches
wide by 21 feet 10 inches deep, whereas the Zoning Code requires a minimum interior
width of 20 feet and a minimum length of 20 feet.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15301 under Class 1 (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.
MD2016-017 No. (Attachment No. ZA 1).
1
Pitcher Modification Permit
Zoning Administrator, February 28, 2017
Page 2
DISCUSSION
• The subject property is located in a single-unit residential neighborhood on Bayport
Way. The lot is irregular in shape, and measures approximately 50 feet along the
front lot line, 119.61 feet along the rear lot line, and 100.50 and 30 feet along the
sides, respectively. The lot area is 8,211 square feet.
• The property is developed with a 2,819-square-foot single-family residence
constructed in 1959. There is an existing second story over the garage and the
remainder of the existing residence is a single story.
• The existing interior garage dimensions measure 17 feet 3 inches wide by 21 feet
10 inches deep. The development was subject to the requirements of the Orange
County Zoning Code at the time of construction. The current Newport Beach
Zoning Code requires clear interior garage dimensions of 20 feet wide by 20 feet
deep for this property; therefore, the existing garage is legal nonconforming. The
garage is located on the south side of the property with a nonconforming side
setback (10 feet is required; 4 feet 7 1/5 inches is provided with the setback
increasing along the south side of the structure to almost 10 feet).
• The applicant is proposing to construct a 534-square-foot addition, which is an
increase of approximately 23 percent of the existing floor area. The addition is
located at the rear of the property on the second floor, and will comply with all
applicable development standards, including height, setbacks, and site coverage.
• The Zoning Code limits additions to residential structures with nonconforming
parking dimensions to 10 percent of the existing floor area within a 10-year period.
Larger additions may be permitted subject to the approval of a modification permit
(Newport Beach Municipal Code Section 20.38.060.2). The applicant proposes
leaving the garage dimensions unchanged.
• The garage's south wall cannot be moved the 2 feet 9 inches needed to provide
the 20-foot-wide parking clearance without encroaching further into the existing
nonconforming side yard setback (leaving approximately 22 inches from the
property line). The removal of the north wall would be costly due to it being a
bearing wall for the second floor above, and it would require new framing and
foundations.
• The existing 469-square-foot garage provides two usable garage spaces and the
intent of the Zoning Code is satisfied by providing adequate parking on-site.
Approval of the Modification Permit allows the applicant to continue using the
existing garage as two (2) parking spaces, which has not proven detrimental to the
occupants or neighbors. Additionally, the driveway in front of the garage allows for
two (2) open parking spaces on-site.
TmpIC 01/17/17
2
Pitcher Modification Permit
Zoning Administrator, February 28, 2017
Page 3
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines. This exemption
includes additions of up to 10,000 square feet where public services and utilities are
available and the area is not considered environmentally sensitive. The proposed project
is a 534-square-foot addition to an existing single family residence in a developed
neighborhood and is not within an environmentally 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:
Liz Wes4 Assistant Planner
GBR/law
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
Tmpl[:01/17/17
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. MD2016-017 FOR A 534-SQUARE-FOOT ADDITION
TO AN EXISTING SINGLE-FAMILY RESIDENCE WITH
NONCONFORMING PARKING LOCATED AT 1731 BAYPORT
WAY (PA2016-205)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Creative Heights Designs (Moises Villegas) with respect to
property located at 1731 Bayport Way and legally described as Lot 10 of Tract 2467
requesting approval of a modification permit.
2. The applicant proposes a modification permit to allow a 23 percent addition to an existing
single-family residence with nonconforming parking. The modification permit is required
due to the existing nonconforming garage that does not meet the interior clear
dimensions required by the Zoning Code. The existing nonconforming garage provides
dimensions 17 feet 3 inches wide by 21 feet 10 inches deep, whereas the Zoning Code
requires a minimum interior width of 20 feet and a minimum length of 20 feet. The
proposed development was subject to compliance with the Orange County Zoning Code
at the time of construction.
3. The subject property is located within the Single-Unit Residential (R-1-10000) Zoning
District and the General Plan Land Use Element category is Single-Unit Residential
Detached (RS-D).
4. The subject property is not located within the coastal zone.
5. A public hearing was held on February 28, 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 is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines.
2. This exemption includes additions of up to 10,000 square feet where public services
and utilities are available and the area is not considered environmentally sensitive.
The proposed project is a 534-square-foot addition to an existing single family
5
Zoning Administrator Resolution No. ZA2017-###
Page 2 of 7
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) 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 addition would increase the dwelling by 534 square feet for two new bedrooms,
walk-in closets, and a bathroom. The proposed addition will comply with all
applicable development standards, including height, setbacks, and site coverage.
The proposed addition will not intensify the existing nonconforming parking.
2. Bayport Way consists of single-story and two-story single-family residences. Several
of the other homes built in Tract No. 2467 were developed with setback
encroachments and parking dimensions similar to the subject property. The addition
is consistent with the design and height of other properties in the neighborhood.
3. The existing development on the property is a single-family dwelling with a two-car
garage. Therefore, there is no change to the density as a result of the proposed
remodel and addition.
Finding:
B. The granting of the modification is necessary due to the unique physical characteristic(s)
of the property and/or structure, and/or characteristics of the use.
Facts in Support of Finding:
1 . A modification permit is necessary based on the original design of the residence in
1959 that oriented the structure essentially parallel to the front property line, thereby
utilizing the full front of the property for livable area and leaving less than 20 feet for
the width of the garage. Therefore, expanding the garage to the south will not bring
the garage into conformance, unless a variance is approved to allow it to encroach
into the setback. Alteration of the north wall would significantly increase the scope
and cost of the project, and greatly alter the interior layout of the residence.
Expansion of the garage to provide a tandem parking configuration would require
significant structural work that would affect the existing second floor above the
garage.
01-03-17
Zoning Administrator Resolution No. ZA2017-###
Page 3 of 7
2. The granting of the Modification Permit is necessary to allow a reasonable addition
to an existing dwelling that was constructed pursuant to Orange County Zoning Code
requirements, and that allows adequate width for the parking of two (2) vehicles.
Additionally, the driveway in front of the garage allows for up to two (2) open parking
spaces on-site.
Finding:
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 existing residence and two-car garage were originally constructed under the
jurisdiction of the County of Orange in 1959 and subsequently annexed to the City
in 1968. Therefore, at the time of original construction, the existing two-car garage
was built pursuant to County of Orange standards.
2. The proposed addition is located at the rear of the lot, away from the location of the
existing garage, and does not result in the need to modify the garage located at the
front of the residence. Increasing the width of the garage to 20 feet to satisfy current
parking size requirements would require major structural alterations to the north wall
and result in a significant increase in the scope of work in order to increase the
garage width by 2 feet 9 inches.
3. The existing garage provides two (2) useable garage spaces only slightly less than
the required widths and fulfills the intent of the Zoning Code by providing adequate
parking on-site. The driveway may serve as two (2) additional open parking spaces
on-site. Approval of the Modification Permit allows the applicant to continue using
the existing two-car garage, which has not been detrimental to the occupants or
neighbors, and allows for a reasonable size addition.
4. The R-1-10000 zone limits maximum site coverage to 60 percent of the lot. The
existing property only utilizes approximately half of the total building potential allowed
by the Zoning Code. The proposed project would increase the total lot coverage by
approximately 7 percent, for a total of 40.84 percent, which is consistent with the
general range of properties in the neighborhood.
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:
01-03-17
Zoning Administrator Resolution No. ZA2017-###
Page 4 of 7
1. The applicant may expand the garage to meet the current dimension requirements.
However, expanding the garage to the south will not bring the garage into
conformance, unless a variance is approved to allow it to encroach into the setback.
Alteration of the north wall would significantly increase the scope and cost of the
project, and greatly alter the interior layout of the residence. Expansion of the garage
to provide a tandem parking configuration would require significant structural work
that would affect the existing second floor above the garage.
2. The applicant may reduce the addition to not exceed 10 percent of the existing floor
area of the structure to comply with the requirements of the Zoning Code. Given the
intent of the project is to provide two new bedrooms, a new bathroom and closets,
redesign to reduce the size of the addition will significantly impact the objectives of
the project and would not provide similar benefits to the applicant. The existing
structures onsite amount to approximately half of the allowed lot coverage of the site
(33.58% out of 60% allowed). Additionally, the proposed project would only increase
the total lot coverage of the site by approximately 7 percent (40.84°/x). Therefore, the
proposed modification permit would allow the Applicant to utilize the available square
footage permitted in the R-1-10000 zone.
3. The proposed project and the potential alternatives would result in the same potential
impacts to surrounding owners, occupants, the neighborhood, and the general
public.
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
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 second 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 existing nonconforming garage has not proven to be detrimental to the
occupants of the property, nearby properties, the neighborhood, or the City and is
adequate in width to park two (2) vehicles. Additionally, the driveway in front of the
garage allows for up to two (2) open parking spaces on-site.
3. The proposed addition will result in site coverage that is less than the maximum
allowed by Zoning Code.
01-03-17
g
Zoning Administrator Resolution No. ZA2017-###
Page 5 of 7
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 approved Modification
Permit No. MD2016-017 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 or call for review 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 28TH DAY OF FEBRUARY, 2017.
Patrick J. Alford, Zoning Administrator
01-03-17
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Zoning Administrator Resolution No. ZA2017-###
Page 6 of 7
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 (17 feet 3 inches by minimum 21 feet 10
inches deep) shall be kept clear of obstructions including cabinets, shelving, or similar
structures 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. 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
Modification.
5. 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.
6. 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 Modification
Permit 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 Modification Permit and shall highlight the approved
elements such that they are readily discernible from other elements of the plans.
7. 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 business owner, property owner or the leasing agent.
8. 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.
9. 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
01-03-17
10
Zoning Administrator Resolution No. ZA2017-###
Page 7 of 7
compliance with the provisions of Title 20 Planning and Zoning of the Newport Beach
Municipal Code.
10. 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 Pitcher Modification Permit including, but not limited to, MD2016-017(PA2016-
205). 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 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
11 . 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.
01-03-17
22
Attachment No. ZA 2
Vicinity Map
12
VICINITY MAP
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Modification Permit No. MD2016-017
PA2016-205
1731 Bayport Way
13
Attachment No. ZA 3
Project Plans
14
2ND STORY CREJ1JV_ADDITION � A T E D
NS
119.61 N C O R P O F A T E D
m
a EXISTING
SHED
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OWNER:
0
GREGORY PAUL PITCHER
951.764.1385
mv@creabveheights.net
1731 BAYPORT WAY i~creativehelghts.net
43475 Business Park Dr.Temecula,CA,92590
PROPOSED SECOND FLOOR NEWPORT BEACH STAMP
ADDITION 304 SF
PROPOSED SECOND FLOOR \
ADDITION 230 SF PROJECT ECT SUM MARY
��
/1�1. EXISTING SINGLE FAMILY
PATIO \ I DWELLING 2—STORY LEGAL DESCRIPTION
N1 APN # 426-243-34
LOT# 10
i \ d Z TR# 2467
OCCUPANCY
OCCUPANCY GROUP R-3/U
EXISTING BALCONY TO BE +'
DEMOLISHED � CONSTRUCTION TYPE V
LOT SIZE
i TRIANGULAR SHAPE 8,211 S.F.
ZONING
c CITY OF NEWPORT BEACH
I FLOOR AREA CALCULATIONS
EXISTING 1ST FLOOR 1,652 S.F.
0
PORCH I EXISTING 2ND FLOOR PLAN 698 S.F.
2ND FLOOR ADDITION 534 S.F.
(E) CONC. I NEW TOTAL LIVING AREA 2,884 S.F.
WALKWAY I EXISTING ATACHED GARAGE 469 S.F.
TOTAL BUILDING AREA 3,353 S.F.
Op \ d
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OUTDOOR LIVING
EXISTING PORCH 155 S.F.
NEW CALIFORNIA 1ST FLOOR ROOM 230 S.F.
NEW TOTAL OUTDOOR LIVING AREA 385 S.F. nn QtI�J
EXISTING SECOND FLOORa/ —
i
YEAR BUILT DEOSIIGNERILLEGAS
ATTIC VENTILATION d 959
EXISTING
DRIVEWAY
O'HAGIN'S CLOAKED VENT TILE EAVE ° REVISIONS
AND RIDGE VENTS d BAYPORT
\ 4 NO. DATE REMARKS
4 WAY
AREA 541 1651 / 150 = 3.61 SQ.FT. \ BUILDINGAREA AREA S..F PERCENTAGE
144 X 3.61 SQ.FT. = 619 SQ- IN.
LOT AREA 8,211.00
519 SQ IN. / 2 NVFA = 260 SQ.IN. Required SITE PLAN EXISTING LOT COVERAGE ( HOME,
260 SQ.IN. / 95 SQ.IN. = 2.73 VENTS NEEDED
GARAGE, PATIO, BALCONY, SHED)
INCLUDING EAVES 2,757.00 33.58%
OHAGIN VENTS PROPOSED LOT COVERAGE 3,353.00 40.84%
4 HIGH VENTS 95 SQ.IN. = 380 SQ-IN.
4 LOW VENTS 95 SQ.IN. = 380 SQ-IN.
ISSUED
OTHER VENTS _ Issued for Issued on
0 123Q4 GABLE VENTS 432 SQ.IN. = 0 SQ.IN. (N) COMP. SHINGLES
2 18" DORMER VENTS 99 SQ.IN. = 198 SCAN. TO MATCH (E)
TOTAL VENT PROVIDED = 968 SQ.IN. PIAN CHECK
BIDDING
®
FURNISH AND INSTALL O'HAGIN CLOAKED VENT TILE®IN ACCORDANCE WITH ®, CONSTRUCTION
O'HAGIN'S, INC. SPECIFICATIONS AND DETAILS AND ROOFING j PROJECT TITLE
MANUFACTURERS SPECIFICATIONS AND DETAILS. VTSCOPE OF WORK FLOORPLAN
® N RIDGE
ROOF S P E C I F CATIONS ATTIC CLOAKED VENT
SEE ATTIC VENT CONSTRUCT A 2ND STORY ADDITION
z CALCS. ADDING 2 BEDROOMS AND 1 BATHROOM WITH A JOB ADDRESS
CALIFORNIA ROOM (PATIO)AT THE FIRST FLOOR
CLASS'A' JP 91 1731 BAYPORT WAY
COMPOSITION SHINGLES UL APPROVED �� t NEWPORT BEACH, CA 92660
VICINITY MAP LEGAL DESCRIPTION
I
GAF ICC ESR#3267 OR EQUAL
I
�y L- JOB LOCATION APN- 426-243-34
v ---- - ----� LOT- 10
TRACK- 2467
(E) RIDGE SHEET TITLE
® N RIDGE
DRAINAGE Santa Ana
f . ss Heights
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N EAST SIDE Upp'
tiG ro COSTA MESA Newp6
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N DRAINAGE I ,,
ALL GRADES AROUND NEW STRUCTURE SHALL ■
BE GRADED 2%AWAY FROM BUILDING AS o°�
1% FLOW SHOWN TO ACHIEVE DRAINAGE. FLOW LINE FB GREGORY PAUL PITCHER
SHALL BE 1%AND SHALL CONNECT TO E 8 12 o air Pe 1731 BAYPORT WAY
EXISTING FLOW LINE OR DRAINS THAT DRAIN 1 12 (E) 8'12 Pte' NEWPORT BEACH, CA 92660
1 m LPo
� TO STREET w I s� �` Newport
N P,e c State Mal, Tel:
J9`s
JOB NO.: 2016-077
se DATE: 8/15/2016
VENTILATION NOTES: ; 11re1Ill Way DRAWN BY: M.V.
------- - - -----�
1. Where eave vents are installed, insulation shall not block the free flow of CHECKED BY: M.V.
air. A minimum of 1"of air space shall be provided between the insulation
and the roof sheathing.To accommodate the thickness of insulation plus ¢ DRAWING SHEET
the required 1"clearance, member sizes may have to be increased for le v
rafter-ceiling joists. Section R806.3. ROOF PLAN �c P,e y 113 A 1 0 1
2. Attic ventilation openings shall be covered with corrosion-resistant metal F r ��a
mesh with 1/16" minimum to 1/4"maximum openings. Section R806.1. 1/8" = 1'-0"
1 �
1ST FLOOR DOOR SCHEDULE ALL WINDOWS TO HAVE A .34 U-FAC. AND .33 SHGC LEGEND SHEET NOTES
DOOR1ST FLOOR WINDOW CRE WE
SIZE FIRE A. BATHROOMS I N c o R P o a A r E o
ESOGNS
Style RATING NOTES SCHEDULE NEW 2x4 STUD WALL I. TOILET LOW FLOW TYPE (1.6 GALLON PER FLUSH) TO HAVE MIN. 30"
MARK WD HGT THK MAIL GLAZING LABEL CLEAR WIDTH & 24" CLEAR WIDTH IN FRONT OF TOILET
MARK SIZE TYPE MATERIAL REMARKS 2. LAV. WITH BASE CABINET
WIDTH HEIGHT � NEW DOOR
1 1'-0' 6'-8 1 3 4 VINYL -- FRENCH SIDE LITE -- NEW x DOOR SIZE 3. SHOWER AND BATH TUB ENCLOSURES TO BE TEMPERED
2 670_`- 61-8 1 3 4 WOOD -- FRENCH DOUBLE -- NEW 1 4'-6" 4'-0" SLIDING VYNIL EXISTING TO REMAIN GLASS.
3 1 70" 6 -8 1 3/4" VINYL -- FRENCH SIDE LITE -- NEW 2 4'-6" 4'-0" SLIDING VYNIL EXISTING TO REMAIN SHOWERS SHALL BE FINISHED 70" ABOVE DRAIN WITH
4 1 -0 6 -8 1 3 4' VINYL -- FRENCH SIDE LITE -- NEW 3 4'-6" 4'-0" SLIDING VYNIL EXISTING TO REMAIN p�O WINDOW MATERIALS NOT ADVERSELY AFFECTED BY MOISTURE AS
5 6-0 618 1 3 4 WOOD -- FRENCH DOUBLE -- NEW 4 4'-6" 4'-0" SLIDING VYNIL EXISTING TO REMAIN THIS WINDOW/DOOR MUST COMPLY
6 1 -0 6'-8" 1 3/4 VINYL -- FRENCH SIDE LITE -- NEW 5 1'-6" 4'-0" SLIDING VYNIL EXISTING TO REMAIN FOLLOWS:
6 2'-6" 4'-0" SLIDING VYNIL EXISTING TO REMAIN .
7 278_`- 6'-8" WITH UBC SEC 3104 EMERGENCY
1 3 8 VINYL -- INTERIOR SINGLE -- EXISTING TO REMAIN PROVIDE WATER RESISTANT FIBER REINFORCED GYPSUM BACKING
8 2 -6 6 -8 ESCAPE REQ.1 3 8 VINYL -- INTERIOR SINGLE -- EXISTING TO REMAIN 7 1'-6" 4'-0" SLIDING VYNIL EXISTING TO REMAIN BOARD ASA BASE FOR PREFAB. SHOWER OR TUB WALL PANELS 6951.764.13e5
9 370 6 -8 1 3 4 VINYL -- DUTCH SINGLE I REPLACE EXIST. MIN. OPENABLE AREA = 5.7 N.S.F. ® my@cmativeheights.net
8 3'-6" 2'-1° SLIDING VYNIL EXISTING TO REMAIN wwciea0veheights.aet
10 2 -0 6 -8 1 3/8" VINYL -- INTERIOR SINGLE -- EXISTING TO REMAIN MIN. WIDTH = 20" 1/2" TILE BACKER BOARD OVER #15 FELT FOR CERAMIC TILE
11 2 -0 6 -8 1 3/8" VINYL -- INTERIOR SINGLE -- EXISTING TO REMAIN 9 3'-6" 2'-1" SLIDING VYNIL EXISTING TO REMAIN MIN. HEIGHT = 24" BACKING. 4347sBusiness Park Dr.Temecula,CA,ersso
12 2'-0" 6'-8" 1 3 8' VINYL -- INTERIOR SINGLE -- EXISTING TO REMAIN 10 6'-0" 4'-1" SLIDING VYNIL EXISTING TO REMAIN 20^
13 2`-_Dan- 6 -8 1 3 8 VINYL -- INTERIOR SINGLE -- EXISTING TO REMAIN MIN, ANTISCALDING SHOWER VALVE REQUIRED C.P.C. SEC 420 STAMP
14 7-0-In' 6'-8" 1 3/8 VINYL -- INTERIOR SINGLE -- EXISTING TO REMAIN MIN. OPENABLE AREA = 5.7 N.S.F.
15 4-0 6'-8" 3/4" VINYL -- INTERIOR CLOSET SLIDING -- EXISTING TO REMAIN 4. SHOWER SEE NOTE#3
16 2 -6 6'-8" 1 3 8 VINYL -- INTERIOR SINGLE -- EXISTING TO REMAIN MIN. WIDTH = 20" CLR.
- MIN. HEIGHT = 41" CLR.
174-0 6 -8 3 4 VINYL -- INTERIOR CLOSET SLIDING -- EXISTING TO REMAIN B. MISC
18 7 -0 C-8 3 4 VINYL -- INTERIOR CLOSET SLIDING -- EXISTING TO REMAIN
19 2'-6 6'-8 1 3/8" VINYL -- INTERIOR SINGLE -- EXISTING TO REMAIN 1. SHELF AND POLE OR CUSTOM CLOSET SHEVLING AND CABINETS
202 -6 6 1 3-8 8' VINYL -- INTERIOR SINGLE -- EXISTING TO REMAIN 34 I/8"W.
21 5 -9 6 -8 3 4 VINYL -- GLASS SLIDING DOOR -- EXISTING TO REMAIN
22 16-0 7 -0 1 -- -- SG GARAGE -- EXISTING TO REMAIN MIN. OPENABLE AREA = 5.7 N.S.F. E. EXTERIOR
MIN. WIDTH = 34,,1/8'$ CLR.
2ND FLOOR DOOR SCHEDULE MIN. HEIGHT = 24" CLR. 1. CONCRETE LANDING ELEVATION SHALL NOT EXCEED 7 3/4" IF DOOR
ALL WINDOWS TO HAVE A .34 U-FAC. AND .33 SHGC DOES NOT SWING OVER LANDING AND 1 1/2" LOWER THAN TOP OF
DOOR 2ND FLOOR WINDOW DOOR THRESHOLD /
SIZE FIRE 2. NEW BOX COLUMNS FIN W STUCCO
3. STUCCO FINISH SOFFIT
MARK MATL GLAZING Style RATING NOTES SCHEDULE 4. STUCCO FINISH CEILING
WD HGT THK LABEL SIZE 5. LINE OF FIRST FLOOR
MARK TYPE MATERIAL REMARKS 6. LINE OF EXISTING BALCONY TO BE DEMOLISHED
1 2 -4 6 -8 1 3 8 VINYL -- INTERIOR SINGLE -- NEW WIDTH HEIGHT
2 2 -8 61-8. 1 3 8' VINYL -- INTERIOR SINGLE -- NEW 1 6'-4" 4'-6" SLIDING VINYL EXISTING TO REMAIN
3 3 -0 6 -8 1 3 4' WOOD -- SINGLE-POCKET -- NEW 2 3'-0" 3'-0" SLIDING VINYL EXISTING TO REMAIN
4 2 -4 6 -8 1 3 8 VINYL -- INTERIOR SINGLE -- NEW 3 2'-0" 3'-0" SLIDING VINYL EXISTING TO REMAIN
5 2 -8 6 -8 2 -- -- STANDARD -- NEW 4 1'-6" 4'-8" FIXED VINYL EXISTING TO REMAIN
6 6-0 6 -8 3 4 VINYL -- INTERIOR CLOSET SLIDING -- NEW 5 5'-0" 4'-0" SLIDING VINYL NEW
7 2'-4" 6 -8 2' -- -- STANDARD -- NEW 6 2'-6" 4'-0" SINGLE HUNG VYNIL NEW
8 2`--8 6 -8 —1 -378' VINYL -- INTERIOR SINGLE -- NEW 7 2'-6" 4'-0" SINGLE HUNG VYNIL NEW
9 6'-0" 1 6'-8" 3 4 VINYL 1 INTERIOR CLOSET SLIDING -- NEW g 3'-0" 2'-0" SLIDING VINYL NEW
10 2'-0" 6'-8" 1 3/8" VINYL -- INTERIOR SINGLE -- NEW
9 5'-0" 4'-0" SLIDING VINYL NEW
10 2'-0" 4'-0" SINGLE HUNG VYNIL NEW
11 2'-0" 4'-0" SINGLE HUNG VYNIL NEW
13 4'-0" 3'-0" SLIDING VINYL NEW
14 2'-6" 2'-6" SINGLE HUNG VYNIL NEW
15 1'-6" 1'-6" SLIDING VINYL EXISTING TO REMAIN
c-c
A401
LL MOISES VILLEGAS
14•_0" —6" s'-1" -6" DESIGNER
O
El
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REVISIONS
DESK E2
E2
6 B6 NO. DATE REMARKS
B6 ❑
NEW
o CA FORNIA RM.
r—____—____=_- __---- ----------
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p\l PROJECT TITLE
Al I ❑ cu/sn — II
I I EXIST. BA�i 20 MASTER i 10 FLOORPLAN
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NEW o6 I - 0 ROOM 2 BEDROOM
W.I.C. Up EXIST. EXIST. 0 0 XIST.
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O CLOSET E�EDROOM #6 -I- 08 p JOB ADDRESS
B2 Aao1 A-A O 'z - - Aao1 1731 BAYPORT WAY
OHI 07
Aao, 0 NEWPORT BEACH, CA 92660
LEGAL DESCRIPTION
OH
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o 0 0 s APN- 426-243-34
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PNILARGED °z W'I'C' B7 ,4 - EXIST. W.LC. TRACK- 2467
C2 BR#3 OH f o IF
SHEET TITLE
of il'-9 1/2" 7•_q^ 2'-S 1/2" ,� 1T-3"
C3 C4 14
I EXIST. 6
-------- LIVING .4o.
�H EXIST.
s'-1o" BEDEROOM 12 ` tgROOM 13
O I I
EXIST. OWNER
BEDROOM #4
GREGORY PAUL PITCHER
15
1731 BAYPORT WAY
I os — NEWPORT BEACH, CA 92660
— — — — — — — — — — — — — — —
4O 2 Oj
AST. Tel:
PORCH
I JOB NO.: 2016-077
3'-01/2" X2•_6^ DATE: 8/15/2016
I
e•_7•• ❑ ❑ ❑ ❑ ❑ DRAWN BY: M.V.
g_g CHECKED BY: M.V.
A401
17'-1" B-B 7'-1" 21'-2" DRAWING SHEET
A401
SECOND FLOOR PLAN FIRST FLOOR PLAN A201
1/4" = 1'-0" 1/4" = 1'-0"
CRE IJV�=IGHTS
I N C O R R A TE D
Q 951.784.1385 Is
® mv@aeativeheights.net
• vm`v.crealiveheights.nel
43475 Business Park Or.Temecula,CA,92590
STAMP
411(
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A401
4'-," 14'-0"
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—_—_—_____—_ —___
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P401 Aao, NO. DATE REMARKS
5-0" 4'-5" 12'-,"
o
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EXIST.
LOFT —
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NEWW.I.c.uP ROOh
ISSUED
BZ A407 -- —i —_ -- ❑ -- — A401
^H Issued for Issued on
OH PLAN CHECK
ct O
BIDDING
CONSTRUCTION
NEW
oNLARGED W.I.C. B, PROJECT TITLE
C2 BR#3 "t „'—s t/r r_4 2'-8 1/2'
FLOORPLAN
C3 C4 I
5'-ta JOB ADDRESS
1731 BAYPORT WAY
NEWPORT BEACH, CA 92660
BEDEROOM #4 LEGAL DESCRIPTION
APN- 426-243-34
- - -- - - - ----I- - ---- - - ---- - - - -- - -
- - - - - - - - - - - - - - - - - - - J LOT- 10
TRACK- 2467
SHEET TITLE
18-1"
B-B
A401
OWNER
GREGORY PAUL PITCHER
1731 BAYPORT WAY
NEWPORT BEACH, CA 92660
PROPOSED SECOND FLOOR PLAN Tel:
1/4" = 1 —0° JOB NO.: 2016-077
DATE: 8/15/2016
DRAWN BY: M.V.
CHECKED BY: M.V.
DRAWING SHEET
A202
1-�
CRE AIl WE
HEaGH u S DMIGNS
IN C O R P O R A TE D
Ai
HIGHEST RIDGE A'
A2
A2 2
Aso1
e 951.764.1385
my@creativehei9hts.net
EDwww.creativeheights.nef
43475 Business Park D,Temecula,CA,92590
B' 4 STAMP
B1 FIE] FLEI &AII nsol nsol - -
i
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A5o1
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LEFT ELEVATION REAR ELEVATION
Al A2 HIGHEST RIDGE A2 Al
HIGHEST RIDGE
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■ . . . T.O.P. - - - - B1 _ _ _ _
MOISES\VI
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5,
DESIGNER
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2ND FIN. FLOOR _ _ _ _ _ - - — —
_ _ _ _ _ _ _ _ _ _ _ _ _ _ 2ND FIN. FLOOR _ _ _ _ _
_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ — O
REVISIONS
T. .P.
T.O.P. - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - NO. DATE REMARKS
FIN. FLOOR
F.G.
ISSUED
RIGHT SIDE ELEVATION FRONT ELEVATION Issued for Issued on
1/4" = V-0" 1/4" = 1'-0" PLAN CHECK
BIDDING
CONSTRUCTION
PROJECT TITLE
FLOORPLAN
JOB ADDRESS
1731 BAYPORT WAY
NEWPORT BEACH, CA 92660
LEGAL DESCRIPTION
APN- 426-243-34
LOT- 10
TRACK- 2467
ELEVATION NOTES SHEET TITLE
A. ROOF:
1. (N)COMP.SHINGLES.SEE SHEET T101 FOR ROOF SPEC'S
2. 2x FASCIA BD.TO MATCH EXISTING OWNER
GREGORY PAUL PITCHER
B. EXTERIOR FINISH: 1731 BAYPORT WAY
1, 7/8"STUCCO FINISH- OVER METAL LATH AND(2)LAYERS OF GRADE D NEWPORT BEACH, CA 92660
BUILDING PAPER.
Tel:
2.
3. JOB NO.: 2016-077
4. DATE: 8/15/2016
DRAWN BY: M.V.
CHECKED BY: M.V.
DRAWING SHEET
A301
�g
C2 SECTION NOTES CRE 1WE
C6 C. FRAMING: HEIGHTS ES11GINS
I N C O R P O R A T E D
1. 2X R.R PER FRAMING
E1 C1 2• PLYWOOD SHEATHING
3. 2x4 DBL TOP PLATE
_ _ 4, 2x4 STUDS @ 16"O.C.
C3 C10 C3 T.O.P. 5. 2x4 P.T.D.F. SILL PLATE
6. (E) FRAMING
E2
7. 2X SOFFIT FRAMING
EXIST. EXIST. NEW o 8. BEAM PER PLAN ® 951.764.1385
I 9. 2X F.J PER FRAMING 0 n&neuveheights.net
BEDROOM LOFT BEDROOM. Do . www.creativeheights.net
10. 2X C.J PER FRAMING 43475 Business Park Dr.Temecula,CA,92590
D. FOUNDATION: STAMP
C9 C5 C4
F.F.E. @ 2nd FLOOR j, 1. NEW CONCRETE FOOTING
2. NEW CONCRETE SLAB PER PLAN
IX AIN
T.O.P. 3. EXISTING CONIC.SLAB
4. EXISTING FOOTING
I F1 C7 C6
E. TITLE 24 REQUIREMENTS
EXIST. NEW o 1. R-301NSUL. INATTIC
FAMILY RM. CALIFORNIA RM. 1 2. R-131NSUL. IN WALLS
EXIST. °o
GARAGE
F. MISC.
F.F.E. @ 1st FLOOR 1. (E)WALL TO REMAIN
SECTION C-C
1/4" = 1'-01, D3 D4 D2 D1
EXISTING NEW
C1 C2
E1
i
i
- - - - - - - - - - - - - - - - - - (�(� (fin
C10 C3 I III V//
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NEW BEDROOM MOISES VILLEGAS
C4 C6
DESIGNER
EXIST. F 1
BEDROOM
C9 C5
REVISIONS
NO. DATE REMARKS
EXIST. EXIST.
MASTER BATH MASTER BR.
EXIST. EXIST. EXIST.
GARAGE DINING KITCHEN
ISSUED
Issued for Issued on
PLAN CHECK
BIDDING
SECTION A-ACONSTRUCTION
1/4" = 1'-0PROJECT TITLE
"
FLOORPLAN
C1 C2 JOB ADDRESS
1731 BAYPORT WAY
NEWPORT BEACH, CA 92660
E1 LEGAL DESCRIPTION
T.O.P.
C10 C3 LOT- 10
■ TRACK- 2467
E2 SHEET TITLE
NEW 1
BEDROOM. C4 0
C6
C9 C5 �
z F.F.E. @ 2nd FLOOR _ _ _ _ _ OWNER
AN
T.O.P. GREGORY PAUL PITCHER
c� 1731 BAYPORT WAY
NEWPORT BEACH, CA 92660
N
X
W
EXIST. EXIST. Tel:
0
LIVING RM. DINING I
0 JOB NO.: 2016-077
DATE: 8/15/2016
DRAWN BY: M.V.
CHECKED BY: M.V.
F.F.E. _@ 1st FLOOR _ _ _ _ _ _ _
DRAWING SHEET
SECTION B-B A401
1/4" = 1'-0"
19