HomeMy WebLinkAbout01_Haunch Remodel Coastal Development Permit_PA2017-095COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
949-644-3200
www. newoortbeachca.00v
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
August 24, 2017
Agenda Item No. 1
SUBJECT: Haunch Remodel Coastal Development Permit (PA2017-095)
SITE LOCATION: 821 W. Balboa Boulevard
Coastal Development Permit No. CD2017-042
APPLICANT: John T. Morgan Jr. Architect
OWNER: Richard Hauch
PLANNER: Chelsea Crager, Assistant Planner
949-644-3227, ccrager(cDnewportbeachca.gov
GENERAL PLAN/ZONING DISTRICT
• General Plan: RT (Two -Unit Residential)
• Zoning District: R-2 (Two -Family Residential)
• Coastal Land Use Category: RT -D (Two Unit Residential (20.0-29.9 DU/AC))
• Coastal Zoning District: R-2 (Two -Unit Residential)
PROJECT SUMMARY
A request for a Coastal Development Permit (CDP) to allow a 597 -square -foot addition and
remodel to an existing two -unit condominium building. The project includes a 30 -square -foot
first floor addition, 124 -square -foot second floor addition, and 443 -square -foot third floor
addition. The height of the structure is proposed to be 29 feet. The project complies with all
applicable development standards and no deviations are requested.
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 (New Construction or Conversion of Small
Structures) 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 Coastal Development
Permit No. CD2017-042 (Attachment No. ZA 1).
1
Hauch Remodel CDP
Zoning Administrator, August 24, 2017
Page 2
DISCUSSION
Land Use and Development Standards
• The subject property is located in the R-2 Coastal Zoning District, which provides for
two -unit residential development and is consistent with the City's Coastal Land Use
Plan, General Plan and Zoning Code. A coastal development permit is required and
the property is not eligible for a waiver for de minimis development because the
property is located in the Appeal Area.
• The property consists of a legal lot developed with a two -unit condominium
development. Both units are under the same ownership. The neighborhood is
predominantly developed with two- and three-story single-family and two -unit
residences. The proposed design, bulk, and scale of the development is consistent
with the existing neighborhood pattern of development and expected future
development because the project complies with all development standards.
• The scope of work for the project includes an interior remodel and additions on the
first, second, and third floors. The first floor addition is 30 square feet, the second
floor addition is 124 square feet, and the third floor addition is 443 square feet. The
project also includes the addition of a third -floor deck.
• The existing duplex was approved to be converted into a two -unit condominium
complex in 2006. At this time, the four -car garage was divided into two, two -car
tandem garages.
• The remodeled two -unit dwelling and proposed addition conform to all applicable
development standards, including floor area limit, setbacks, height, and off-street
parking as illustrated in Table 1 below.
TmpIC 01/17/17
2
Table 1 — Development Standards
Development Standard
Standard
Proposed
Setbacks min.
Front
10 feet
10 feet
Sides
3 feet
3 feet
Rear
5 feet aIle
5 feet
Allowable Floor Area
4,466 square feet
3,864 square feet
Allowable 3rd Floor Area
447 square feet
443 square feet
Open Space
335 square feet
905 square feet
Parking
2 per unit
2 per unit
Height
24 feet flat roof
29 feet sloped roof
24 feet flat roof
29 feet sloped roof
TmpIC 01/17/17
2
Hauch Remodel CDP
Zoning Administrator, August 24, 2017
Page 3
ILF=MOn
The finish floor elevation of the proposed dwelling is 10.95 feet (NAVD 88), which
complies with the minimum 9.00 feet (NAVD88) elevation required for new
structures by the Zoning Code and Local Coastal Program.
• The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code
(CBC) and Building Division standards and policies. Geotechnical investigations
specifically addressing liquefaction are required to be reviewed and approved prior
to the issuance of building permits. Permit issuance is also contingent on the
inclusion of design mitigation identified in the investigations. Construction plans are
reviewed for compliance with approved investigations and CBC prior to building
permit issuance.
Water Quality
• Although the property is located within 100 feet of the public beach, alterations to
the existing development would occur primarily on the upper levels and minimal
site work is proposed. There is no proposed change in grading or drainage, nor
increase in impermeable surface area onsite. In addition, the development, as
proposed and as conditioned, incorporates design features to minimize the effect
of construction and post -construction activities on the marine environment. These
design features include, but are not limited to, one or more of the following: the
appropriate management of equipment and construction materials, reducing runoff
through the use of permeable surfaces, and the use of post -construction best
management practices to minimize the project's adverse impact on coastal water.
Public Access
• The project site is not located between the nearest public road and the sea or
shoreline and redevelopment will not affect public recreation, access or views.
• The existing residential lot does not currently provide nor inhibit public coastal
access. The property is located less than 100 feet from the public beach; however,
nearby public access is provided at street ends throughout Balboa Peninsula.
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, California Code
of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect
on the environment. This exemption includes addition of up to 10,000 square feet where
public services and utilities are available and the area is not considered environmentally
Tmp1[: 01/17/17
3
Hauch Remodel CDP
Zoning Administrator, August 24, 2017
Page 4
sensitive. The proposed project is an addition of less than 10,000 square feet to an existing
two -unit residence in a developed neighborhood and is not within an environmentally
sensitive area.
PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners and
residential occupants 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:
" ,-
Chelsea Crager, As� tant Planner
MCC
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
Tmp1r. 01/17/17
.y.
Attachment No. ZA 1
Draft Resolution
5
RESOLUTION NO. ZA2017-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2017-042 AUTHORIZING A
REMODEL AND ADDITION TO AN EXISTING TWO -UNIT
CONDOMINIUM COMPLEX LOCATED AT 821 WEST BALBOA
BOULEVARD (PA2017-095)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by John T. Morgan Jr, Architect, with respect to property located
at 821 West Balboa Boulevard, requesting approval of a Coastal Development Permit.
2. The property is legally described as Parcel 1 of Parcel Map No. 2005-262.
3. The applicant proposes a Coastal Development Permit (CDP) to allow a 597 -square -foot
addition and remodel to an existing two -unit condominium building. The project includes a
30 -square -foot first floor addition, 124 -square -foot second floor addition, and 443 -square -
foot third floor addition. The height of the structure is proposed to be 29 feet. The project
complies with all applicable development standards and no deviations are requested.
4. The subject property is located within the R-2 (Two -Unit Residential) Zoning District and
the General Plan Land Use Element category is RT (Two -Unit Residential).
5. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is RT -D (Two -Unit Residential — 20.0-29.9 DU/AC).
6. A public hearing was held on August 24, 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 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 (CEQA) under Class 1 (Existing Facilities).
2. Class 1 exempts additions of up to 10,000 square feet to existing structures where public
services and utilities are available and the area is not considered environmentally
sensitive. The proposed project is an addition of less than 10,000 square feet to an existing
two -unit residence in a developed neighborhood and is not within an environmentally
sensitive area.
0
Zoning Administrator Resolution No. ###
Paqe 2 of 7
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision)
of the Newport Beach Municipal Code, the following findings and facts in support of such
findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
The proposed development complies with applicable residential development standards
including, but not limited to, floor area limitation, setbacks, height, and parking.
a. The maximum floor area limitation is 4,466 square feet and the proposed floor area
is 3,864 square feet.
b. The proposed development provides the minimum required setbacks, which are 10
feet along the front property line, 3 feet along each side property line and 5 feet
along the rear property line abutting the alley.
The highest guardrail is no more than 24 feet from established grade (10.35 feet
NAVD88) and the highest ridge is no more than 29 feet from established grade,
which complies with the maximum height requirements.
The project includes existing garage parking for a total of four vehicles, complying
with the minimum two -car per unit parking requirement for two -unit residential
developments.
2. The neighborhood is predominantly developed with two- and three-story single-family
and two -unit residences. The proposed design, bulk, and scale of the development is
consistent with the existing neighborhood pattern of development and expected future
development.
3. The proposed development is not located on the shoreline. The proposed finished floor
is 10.35 feet (NAVD 88) which is higher than the 9.00 feet (NAVD 88) minimum elevation
standard. As such, impacts from future sea level rise are not anticipated.
4. The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code (CBC)
and Building Division standards and policies. Geotechnical investigations specifically
addressing liquefaction are required to be reviewed and approved prior to the issuance of
building permits. Permit issuance is also contingent on the inclusion of design mitigation
identified in the investigations. Construction plans are reviewed for compliance with
approved investigations and CBC prior to building permit issuance.
06-02-2017
Zoning Administrator Resolution No. ###
Paqe 3 of 7
5. Although the project is located within 100 feet of a public beach, there is minimal site work
proposed and therefore no proposed changes to the grading or drainage onsite.
6. There is no landscaping proposed as a part of this project.
7. The property is not located near designated public view points or coastal view roads and
will not impact public coastal views.
8. Although the property is located within 100 feet of the public beach, alterations to the
existing development would occur primarily on the upper levels and minimal site work is
proposed. There is no proposed change in grading or drainage, nor increase in
impermeable surface area onsite. In addition, the development, as proposed and as
conditioned, incorporates design features to minimize the effect of construction and
post -construction activities on the marine environment. These design features include,
but are not limited to, one or more of the following: the appropriate management of
equipment and construction materials, reducing runoff through the use of permeable
surfaces, and the use of post -construction best management practices to minimize the
project's adverse impact on coastal water.
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone.
Fact in Support of Finding:
1. The proposed project is not located between the nearest public road and the sea or
shoreline.
2. The existing residential lot does not currently provide nor inhibit public coastal access. The
property is located less than 100 feet from the public beach; however, nearby public access
is provided at street ends throughout Balboa Peninsula
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2017-042, 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 21 Local
Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken
06-02-2017
8
Zoning Administrator Resolution No. ###
Paqe 4 of 7
by the City may be appealed to the Coastal Commission in compliance with Section
21.64.035 of the City's certified LCP and Title 14 California Code of Regulations,
Sections 13111 through 13120, and Section 30603 of the Coastal Act.
PASSED, APPROVED, AND ADOPTED THIS 24TH DAY OF AUGUST, 2017.
Patrick J. Alford, Zoning Administrator
06-02-2017
9
Zoning Administrator Resolution No. ###
Paqe 5 of 7
EXHIBIT "A"
CONDITIONS OF APPROVAL
(project specific conditions are italicized)
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. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new Coastal Development Permit.
3. Coastal Development Permit No. CD2017-042 shall expire unless exercised within 24
months from the date of approval as specified in Section 21.54.060 (Time Limits and
Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise
granted.
4. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
5. This Coastal Development Permit may be modified or revoked by the Zoning
Administrator if determined that the proposed uses or conditions under which it is being
operated or maintained is detrimental to the public health, welfare or materially injurious
to property or improvement in the vicinity or if the property is operated or maintained so
as to constitute a public nuisance.
6. Prior to the issuance of building permits, a copy of the Resolution, including conditions
of approval Exhibit "A" shall be incorporated into the Building Division and field sets of
plans.
7. 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.
8. Prior to the issuance of building permits, the applicant shall submit to the Planning
Division an additional copy of the approved architectural plans for inclusion in the
Coastal Development 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 Coastal Development Permit.
9. Prior to the issuance of building permits, the applicant shall submit a final construction
erosion control plan. The plan shall be subject to the review and approval by the Building
Division.
06-02-2017
2�
Zoning Administrator Resolution No. ###
Paqe 6 of 7
10. Prior to the issuance of building permits, the applicant shall submit a final drainage and
grading plan. The plan shall be subject to the review and approval by the Building
Division.
11. If landscaping is proposed, the applicant shall submit a final landscape and irrigation
plan consistent with Implementation Plan Section 21.30.075 prior to the issuance of
building permits. These plans shall incorporate drought tolerant planting, non-invasive
plant species and water efficient irrigation design. The plans shall be approved by the
Planning Division.
12. All landscape materials and irrigation systems shall be maintained in accordance with
the approved landscape plan. All landscaped areas shall be maintained in a healthy and
growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All
landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be
kept operable, including adjustments, replacements, repairs, and cleaning as a part of
regular maintenance.
13. 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.
14. Debris from demolition shall be removed from work areas each day and removed from
the project site within 24 hours of the completion of the project. Stock piles and
construction materials shall be covered, enclosed on all sites, not stored in contact with
the soil, and located as far away as possible from drain inlets and any waterway.
15. Trash and debris shall be disposed in proper trash and recycling receptacles at the end
of each construction day. Solid waste, including excess concrete, shall be disposed in
adequate disposal facilities at a legal disposal site or recycled at a recycling facility.
16. 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 Coastal
Development Permit.
17. No demolition or construction materials, equipment debris, or waste, shall be placed or
stored in a location that would enter sensitive habitat, receiving waters, or a storm drain,
or result in impacts to environmentally sensitive habitat areas, streams, wetland or their
buffers.
18. Best Management Practices (BMPs) and Good Housekeeping Practices (GNPs) shall
be implemented prior to and throughout the duration of construction activity as
designated in the Construction Pollution Prevention Plan (CPPP).
19. The discharge of any hazardous materials into storm sewer systems or receiving waters
shall be prohibited. Machinery and equipment shall be maintained and washed in
confined areas specifically designed to control runoff. A designated fueling and vehicle
06-02-2017
22
Zoning Administrator Resolution No. ###
Paqe 7 of 7
maintenance area with appropriate berms and protection to prevent spillage shall be
provided as far away from storm drain systems or receiving waters as possible.
20. 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 Hauch Remodel Coastal Development Permit including, but not limited to,
Coastal Development Permit No. CD2017-042 (PA2017-095). 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.
0
06-02-2017
12
Attachment No. ZA 2
Vicinity Map
13
VICINITY MAP
Coastal Development Permit No. CD2017-042
(PA2017-095)
821 W. Balboa Boulevard
rM
Attachment No. ZA 3
Project Plans
15
ESTABLISHED GRADE CALCULATIONS
POINT #1 ......................................................... 10.28 F.S.
POINT #2 ......................................................... 10.30 F.S.
POINT #3 ......................................................... 10.45 F.S.
POINT #4 ......................................................... 10.40 F.S.
SUB -TOTAL ..................................................... 41.43
41.45 DIVIDED BY 4 .............. 10.35 ESTABLISHED
GRADE
PLUMBING NOTES
1. ALL NON-GOMPLIANT PLUMBING FIXTURES SHALL
BE REPLACED WITH WATER CONSERVING
PLUMBING FIXTURES AS REQUIRED BY SENATE
BILL 407,
2. THE PLUMBING FIXTURE REPLAGEMENT AFFIDAVIT
IS TO BE SIGNED AND PROVIDED TO THE
IN5PEG7OR PRIOR TO FINAL INSPECTION.
CONSULTANTS
A
CIVIL ENGINEER: DALE FORBES of
�-
E5IFME STRUCTURAL ENGINEERS, INC.
w
1800 EAST 167H STREET, UNIT B
Oz
SANTA ANA, GA 92704
(7
(714) 835-2800 PH, (714) 835-2819 FAX
CON
HATCHING INDICATES
I
EXTG MAS. FIREPLACE
AC
E
SOILS GEOLOGIST: GOA57 GEOTCHNICAL, ING.
U o
cli
1200 W. COMMONWEALTH
cDti
FULLERTON, GA 92833
EXT'G
(714) 870-1211 PH, (74) 870-1222 FAX
CONC.
AC
SPRIN<LER NOTE
NO FIRE SPZIN<LERS ARE
REQUIRED FOR THIS PROJECT
THE PROJECT DATUM USED IS NAVD88
AC - - ----
BALBO AC
A BL
AC
,Ld EXT'G
y CONC. EXT'G
l i CONC.
X" INDICATES SANDBAGS
A
PLACEMENT DURING
1 VIA PALERMO
2 STRADA CEORO
GONSTRUGTION FOR
EXT'GFn
CONSTRUCTION DUST and
Oz
EROSION CONTROL
EXT'
CONIC
CON
HATCHING INDICATES
SB
EXTG MAS. FIREPLACE
REMOVED and NEW
o
GONG. PATIO INSTALLED
cDti
=3m
EXT'G
CONC.
SHADING INDICATES NE 1ST
FLOOR ADDITION of 30.14 lo.F.
EXT'G
CONC
AC
EXT'G EXT'G
CONC. CONC.
P IOPERTY LINE
EXT'G N7 °31'30"W 30.15'
CONC. Y EXT'G
NXX XXXX XCONC. g
EXTG
EXT'G W X O CONIC.
XO' CONC. (1) x
f
:-z ICONC.II
CI I ^`tib X Oryp�O
OU X ^ ^O
#T'G CONC.
FLOOR
ND
%^
Oz
o
W
EXISTING
3 STORY
BUILDING
EXT'G
CONIC.
II
■
e0
e
O 51 AC AC
0&
EXT'G
CONIC. EXT'G EXT'G
CONC. CONC.
EXT'G EXT'G
CONC. CONC.
0
EXT'G
CONC.
A
XO
1 VIA PALERMO
2 STRADA CEORO
wU
EXT'GFn
Oz
XO
CONIC
RICHARD HAUGH
EXT'G
CONC.
SITE PLAN SGALE:Ya'=1'-Q'
�jq
A
y
'"�' !%
W '� "+GOA
1 VIA PALERMO
2 STRADA CEORO
4.9
EXT'GFn
Om
CAa
CONIC
RICHARD HAUGH
SB
EXISTING
S
o
cDti
=3m
NEWPORT BEACH, GA. 92661
Wa 2 STORY
c
3
LEGAL DESCRIPTION
Z
=
BUILDING
PARCEL 1 of PARCEL MAP NO. 2005 - 262
BUILDING CODE
SHADING INDICATES NEW
o
2ND FLOOR ADDITION of
IN
123 S.F. 3.1
SETBACKS
FRONT ................... 10-0'
2.9
c7ci
�z
SIDES ..................... 3'-0"
F --z
Xa
.Ewe -^\,(5 D
FRC .�N-
WO f0
o
WU
w
ly
N CD U
EXISTING
W
W°
2 STORY
N
�o
z HATCHING INDIGATES NEW
SEPARATION BETWEEN GARAGE and UNITS "A TO THE SIDE and UNIT "B"
3RD FLOOR ROOM ADDITION
BUILDING
z
ABOVE
„
of 442.755.F.
t�
XO
X01���
r
ZONING 15 ........
06
1�
wU w
W
XzillllO 11
WU
N 3 FL R d
BUILDABLE AREA IS 2,233.20 S.F.
>
W
r
......................
J
^p1
IW
LL a
2 TIMES BUILDABLE 15 ................. 4,466.40 S.F.
X
o a Xo
I
p
LOT AREA 15 ......................................... 3,243.40 S.F.
r `
E
Wk
E
T'G u
HATCHING INDIGATES NEW
6
CiNC.
3.0
1 3RD FLOOR DECK AREA
#
ADDITION of 37 S.F.
"X" INDIGATES TYPICAL
SANDBAGS PLACED
FOR GON57RUGTION
MAX 3RD FLOOR FOOTAGE IS 2096 of 2,233.20 =446.64 S.F.
GROUND POLLUTANT
::'
O
NEW3¢DFLOOR DECKO ANE
cDU
CONTROL DURING THE
44
XT'G
w0 �z LINE OF
CONSTRUCTION
XX>
N4 6 Q�
X�xXX�
j w0 UPPER
XX
PHASE
Off, `OQGJ
FLOOR
G�
LEVEL EXISTING + NEW = TOTAL
LEVEL
Q
Z
a
� ITo
S
3RD FLOOR UNIT "B" 0.00 + 442.75 - 442.75 S.F.
0�6
SB
CONIC. ----------Q --- FSO
-O
pa p1
10.34FS ��
EXT'G
CONIC.
ZG
30 EXT'G CONC.CONC
STRIP`O\
O �
�6�5
O
EXT'G/9)y
�291CONICEXT'G.
DRAIN
CONIC.
1
CONIC. 4EXT'G�XT'G
O
PROPERTY LINE N78°36'59"W 29.97'
111 jm is
EXT'G G
o EXT'G CONC. F
0
Q� 29.97 CONIC. 5�
7 F
O O
^�EXT'G �� �� F� EXT'G
y
�! �G
N CONIC.
X ryo, g3
O' CONC. 5 5 o L CONC.
�O�
CONC .S� O O ya ^p,
X
L6 �� EXT'G �.
CONIC
CONIC.
EXT'G 5\,- EXTGCONIC
��,
0� CONC. W `�� •
ALLEY
CEXTG
CONIC. ` '�X CONIC. CONIC.
ONN
1 `
!
0 51
N
SITE PLAN SGALE:Ya'=1'-Q'
�jq
A
y
'"�' !%
W '� "+GOA
1 VIA PALERMO
2 STRADA CEORO
NEWPORT §•' t,� '`uY'%'NC /� P' z S Tac ` r V 7x "" >i !'a``YACHT.
�r lti, HARBOR fob
ACHT BALBOA ISL R RK 'Av-," j
FER t�.,`w ,n .� su, �:I �`•� zl t �AA, i
i°'5l0ll�l A1��R Nli�tl o151� YACHTI
` �_t ZiLB AH `�F. aSP"z�F¢'c gt¢�',� a ZOP s�_i�BAY RO �'•., CLUB �,
i'RAY%QI
ALFERRY 1 GRAND CANAL US COAT
WALL o,F 21Q e1srthi�i �'£,"�,' GUARD-HB�R�
h ars MAST \
3 -.z NoWPOar�HeR2�pTALINA
SERVCEPASSENGER Tkl�i�fd �f4 r� '
NAUTICAL MUS,.
I
QLD
m n �. _.. _.WAGEJr 'BAY.'
DEIxN�v .�,.
4 PENINSULAOC ih
FE'
PROJECT SITE
PARK /5 R lV�E BAS U R R� RP
821 W. BA BOA BLVD q q 4Tm "
NEWPORT EACH, GA DR 4
r a
VICINITY MA
TOTAL LIVABLE .......... 2,485.55 + 595.89 = 3,081.44 S.F.
EXISTING GARAGE 782.33 + 0.00 = 782.33 S.F.
STRUCTURAL 3,267.88 + 595.89 = 3,863.77 S.F.
EXISTING 2ND FLOOR DECKS............................................................ 541.00 S.F.
LE55 EXISTING DECK REMOVED -123.00 S.F.
EXISTING 2ND FLOOR DECK REMAINING .................................. 418.00 S.F.
EXISTING 3RD FLOOR DECK REMOVED - 341.00 S.F.
NEW 3RD FLOOR DECK 371.00 S.F.
TOTAL DECKS............................................................................................ 789.00 S.F.
LAND5GAPING GHIANGE5
THIS PROJECT HAS ZERO SQUARE FEET OF EXISTING PLANTING
AREA. THERE WILL BE NO ADDITION of NEW PLANTING AREA FOR
THIS PROJECT.
SHEET INDEX
A-1 SITE PLAN and INFORMATION
A-2 AS -BUILT 137 and 2ND FLOOR DEMOLITION
and ROOF DEMOLITION PLANS
A-3 NEW 1ST, 2ND and 3RD FLOOR PLANS
A-4 NEW NORTH, SOUTH and WEST ELEVATIONS
A-5 NEW EAST ELEVATION
A-0 NEW ROOF PLAN
T-1 TOPOGRAPHIC, SURVEY
SITE PLAN NOTES
1. POOLS, SPAS, FENCES, WALLS, PATIO COVERS AND OTHER SIMILAR FREE
STANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS.
DESIGN PROFESSIONAL IN CHARGE
THE REGISTERED DESIGN PROFESSIONAL IN CHARGE SHALL BE RESPONSIBLE
FOR REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BY
OTHERS, INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS FOR
GOI`-PATIBILITY WITH THE DESIGN OF THE BUILDING , NBMG 15.02.010, GBG
APPENDIX CHAPTER 1, IOG.3.4
THE GOVERNING CODES AND STANDARDS FOR THIS PROJECT ARE THE
2010 CALIFORNIA BUILDING GODE ; 2016 GBG, 20105 CRC; 2016 CPC; 2016 GEG
;.201(5 GMG ; 2010 CALIFORNIA ENERGY EFFICIENCY STANDARDS CODE (EE5 )
CODES WITH LOCAL AMENDMENTS: 2010 GALIFORNA BUILDING STANDARDS
CODE ( GAL -GREEN )
NOTES
1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES
NOT RELIEVE THE APPLICANTS OF THE LEGAL REQUREMENT TO OBSERVE
COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED
AGAINST THE PROPERTY OR TO OBTAIN PLANS
2. PRIOR TO PERFORMING ANY WORK WITH IN THE CITY RIGHT-OF-WAY and
ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS
DEPARTMENT.
SITE SUMMARY NOTES
1. NEW HARD SURFAGED AREAS ...
4" CONCRETE PAVING .......................................... + 8 S.F.
SCOPE OF WORK
1. TO REMOVE EXISTING MASONRY FIREPLACE and ADD 30.14 S.F. TO EXISTING
UNIT "A DINING ROOM AREA AT PATIO.
2. INTERIOR AREA REMODEL of EXISTING UNIT'A MASTER BATHROOM, EXISTING
BATHROOM #2 and ADD NEW WALK IN CLOSET
2ND FLOOR
1. TO PATCH IN EXISTING 2ND FLOOR DECK AREA WHERE EXISTING MASONRY
CHIMNEY WAS REMOVED.
2. TO REMOVE EXISTING 2ND FLOOR EXTERIOR DECK AREA of 123 S.F. TO
GREATE NEW 2ND FLOOR STAIRWELL AREA LEADING UP TO NEW 3RD FLOOR.
NEW 3RD FLOOR
1. TO GONSTRUGT NEW 3RD FLOOR BEDROOM, BATHROOM and FAMI_Y ROOM
AREA of 442 S.F.
2. TO CONSTRUCT A NEW DECK AREA of 371 S.F. of WHICH 154 S.F. IS
COVERED and 217 S.F. 15 UNCOVERED.
w
k
a:a
NORTH ARROW
-J
REVISIONS
W
CUSTOM REMODEL FOR
Om
CAa
RICHARD HAUGH
W
S
821 WEST 5AL130A BLVD.
4-
U) U
6
=3m
NEWPORT BEACH, GA. 92661
c
3
LEGAL DESCRIPTION
Z
=
PARCEL 1 of PARCEL MAP NO. 2005 - 262
BUILDING CODE
3 STORIES OGGUPANGY GROUP IS R-3, U.
TYPE V -B, NON SPRINKLERED
SETBACKS
FRONT ................... 10-0'
SIDES ..................... 3'-0"
REAR ...................... 5-C)"
OGGUPANGY GROUP ......................... R2, U
TYPE of GON57RUG7ION ............... TYPE V -B with ONE HOUR OCCUPANCY
SEPARATION BETWEEN UNITS W and "B" ONE HOUR OCCUPANCY
SEPARATION BETWEEN GARAGE and UNITS "A TO THE SIDE and UNIT "B"
ABOVE
cl
ZONING REQUIREMENTScl
O
r
ZONING 15 ........
BUILDABLE AREA IS 2,233.20 S.F.
>
C
r
......................
2 TIMES BUILDABLE 15 ................. 4,466.40 S.F.
LOT AREA 15 ......................................... 3,243.40 S.F.
r `
E
U
v
6
OPEN VOLUME REQUIRED IS .15516 of 2,233.20 = 334.98 S.F.
PROVIDED OPEN SPACE IS 904.62 S.F.}
CA
CA
MAX 3RD FLOOR FOOTAGE IS 2096 of 2,233.20 =446.64 S.F.
::'
O
H
Nco
r
SQUARE FOOTAGE GALCULA71ONS
4 -
LEVEL EXISTING + NEW = TOTAL
LEVEL
Q
Z
a
157 FLOOR UNIT'A...... 1,028.48 + 30.14 = 1,058.62 S.F.
2ND FLOOR UNIT B"... 1,457.07 + 123.00 = 1,580.07 S.F.
3RD FLOOR UNIT "B" 0.00 + 442.75 - 442.75 S.F.
TOTAL LIVABLE .......... 2,485.55 + 595.89 = 3,081.44 S.F.
EXISTING GARAGE 782.33 + 0.00 = 782.33 S.F.
STRUCTURAL 3,267.88 + 595.89 = 3,863.77 S.F.
EXISTING 2ND FLOOR DECKS............................................................ 541.00 S.F.
LE55 EXISTING DECK REMOVED -123.00 S.F.
EXISTING 2ND FLOOR DECK REMAINING .................................. 418.00 S.F.
EXISTING 3RD FLOOR DECK REMOVED - 341.00 S.F.
NEW 3RD FLOOR DECK 371.00 S.F.
TOTAL DECKS............................................................................................ 789.00 S.F.
LAND5GAPING GHIANGE5
THIS PROJECT HAS ZERO SQUARE FEET OF EXISTING PLANTING
AREA. THERE WILL BE NO ADDITION of NEW PLANTING AREA FOR
THIS PROJECT.
SHEET INDEX
A-1 SITE PLAN and INFORMATION
A-2 AS -BUILT 137 and 2ND FLOOR DEMOLITION
and ROOF DEMOLITION PLANS
A-3 NEW 1ST, 2ND and 3RD FLOOR PLANS
A-4 NEW NORTH, SOUTH and WEST ELEVATIONS
A-5 NEW EAST ELEVATION
A-0 NEW ROOF PLAN
T-1 TOPOGRAPHIC, SURVEY
SITE PLAN NOTES
1. POOLS, SPAS, FENCES, WALLS, PATIO COVERS AND OTHER SIMILAR FREE
STANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS.
DESIGN PROFESSIONAL IN CHARGE
THE REGISTERED DESIGN PROFESSIONAL IN CHARGE SHALL BE RESPONSIBLE
FOR REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BY
OTHERS, INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS FOR
GOI`-PATIBILITY WITH THE DESIGN OF THE BUILDING , NBMG 15.02.010, GBG
APPENDIX CHAPTER 1, IOG.3.4
THE GOVERNING CODES AND STANDARDS FOR THIS PROJECT ARE THE
2010 CALIFORNIA BUILDING GODE ; 2016 GBG, 20105 CRC; 2016 CPC; 2016 GEG
;.201(5 GMG ; 2010 CALIFORNIA ENERGY EFFICIENCY STANDARDS CODE (EE5 )
CODES WITH LOCAL AMENDMENTS: 2010 GALIFORNA BUILDING STANDARDS
CODE ( GAL -GREEN )
NOTES
1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES
NOT RELIEVE THE APPLICANTS OF THE LEGAL REQUREMENT TO OBSERVE
COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED
AGAINST THE PROPERTY OR TO OBTAIN PLANS
2. PRIOR TO PERFORMING ANY WORK WITH IN THE CITY RIGHT-OF-WAY and
ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS
DEPARTMENT.
SITE SUMMARY NOTES
1. NEW HARD SURFAGED AREAS ...
4" CONCRETE PAVING .......................................... + 8 S.F.
SCOPE OF WORK
1. TO REMOVE EXISTING MASONRY FIREPLACE and ADD 30.14 S.F. TO EXISTING
UNIT "A DINING ROOM AREA AT PATIO.
2. INTERIOR AREA REMODEL of EXISTING UNIT'A MASTER BATHROOM, EXISTING
BATHROOM #2 and ADD NEW WALK IN CLOSET
2ND FLOOR
1. TO PATCH IN EXISTING 2ND FLOOR DECK AREA WHERE EXISTING MASONRY
CHIMNEY WAS REMOVED.
2. TO REMOVE EXISTING 2ND FLOOR EXTERIOR DECK AREA of 123 S.F. TO
GREATE NEW 2ND FLOOR STAIRWELL AREA LEADING UP TO NEW 3RD FLOOR.
NEW 3RD FLOOR
1. TO GONSTRUGT NEW 3RD FLOOR BEDROOM, BATHROOM and FAMI_Y ROOM
AREA of 442 S.F.
2. TO CONSTRUCT A NEW DECK AREA of 371 S.F. of WHICH 154 S.F. IS
COVERED and 217 S.F. 15 UNCOVERED.
w
k
a:a
NORTH ARROW
-J
-60
W
Om
CAa
6U
W
S
4-
U) U
6
=3m
U�t
c
3
Z
=
N No. C 22�6�/
A Expires
19
\� OF/CA�F�/
SCALE
CHECKED
DATE
JOB NO.
SHEET
A-1
1
NE 0.1s'
VE 0.15'
VE
HATCHING INDICATES EXISTING
MASONRY CHIMNEY TO BE
REMOVED, PATCH IN EXISTING
ROOF PLANE
EXISTING 2ND
FLOOR DEGK
ABBREVIATIONS
DG ........................ DUAL GLAZED
V .......................... VINYL
WD ..................... WOOD
SG ....................... SINGLE GLAZED
REVISIONS
II II
II II
EXISTING Ln N
I I I I I DECK I I I I I I I � r
>
I, EXISTING 2ND FLOOR OUTLINE L
REMOVE EXISTING-
WIG
XISTINGWIO x 15 STEEL REMOVE EXISTING zI
COLUMNS /; I"A50NRY CHIMNEY z w 6 O ' ` `6
? f/' F70PPLATE FROM BELOW I W s V
rr DI U ccv
/i 00 } Cr`,
� I EXTG 1
T r r __J LYING TOP PLATE O
-
F- � EXISTING +120.5 ( 1 N r
REMOVE EXI57ING I LIVINGp `! C }
MASONRY FIREPLACE ----- I z
and GHIMNEYABOVE -----J N N ry O
DDN G ------4 +1 +1 z Q Z Q
I REMOVE EXISTING _ a 0 l9 DN
I DOOR XFX X
W W
ENTRY \\\� NI7RY w
REMOVE EXISTING
BATHROOM
EXISTING INTERIOR
WALLS TO BE
REMOVED
REMOVE EXISTING
BA --1200M
REMOVE EXISTING
BATHROOM
I I
I REFER I
SK EXTG I I
-- KITCHEN-----' EXTG
I DW BEDROOM #3
I I
L-- I
I
1
------ c. Toy ----L SLG
-
BATH #2
II
AE
J----�I Z
----- ---�
� II
II
II
IIII I EXTG
IIII I I BEDROOM #2
IIII EXTG MASTER I
IIII BEDROOM—EXISTING INTERIOR
IIII I WALLS TO BE
I I REMOVE REMOVED
111 EXISTING II
WINDOW
I
I
I
I
L /II MASTER
�!/ I BATH
I
� I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
L_—_—______
�I
EXISTING GARAGE
GARAGE
r___ --------
I
I
---------------------
I
I
I
I
EXISTING GARAGE
_..NE 29.97'
O
O
O
II z
II J
d
d
IIII
Hill
IIII
IIII REMOVE
III EXISTING
IIII WINDOW
A5-5UIL7 157 FLOOR PLAN
n
1►
CD
DECOEXISTING
GUARD //I — — II 1 LZ-
STAIRS
----------- ------ i�
STAIRS T
I I ✓/�/ II Z I I
IT -n i9
T
IIF -----J1 I 1 +I I
III 1-- II EXISTING EXTG p( III II W
DEGK HALL W IF --^--11
__JI b- F_ �_JI Q HATCHING INDICATES EXISTING SLOPING
III 11 123 S.F. I 1 11
I IIF- 11-11 IIII �[ F--T--y1 I ot ROOF PLANES ROVE HALL and EXISTING
1 IIFJI III n EXISTING 2 O
ND FLOOR DEGK IIS JI IC BEDROOM #3, EXISTING BATHROOM #2 TO
1-- II III EXISnNG and STAIRS TO BE REMOVED z W I BE REMOVED DOWN TO THE EXISTING
IIF-- 11 IIII BEDROOM #3 IIF--T--y1 FI
All
ttllm 2ND FLOOR TOP PLATES
W IOH
IIF --T--
III REMOVE 1 I
III _-i-4>> I III EXISTING I III L---
III I `Y I I A WINDOW III I I 1 1 I I I
I1 II 11 I I I
I`___--I-J-1_L-I_-_-
--_--- BBA1TSHTI#21 iQ j -- Ql
EXISTING DECK GUARD h EXISTING DEGK GUARD
we TO BE REMOVED Iz z1 TO BE REMOVED
� I
r
EXTGa wI
HALL II I I
D _ _ SHADING INDICATES EXISTING 3RD FLOOR
- - - - - - - < - ROOF DECK AREA and GUARDS TO BE
L - J ExTG wlc REMOVED DOWN TO THE TOP of EXISTING
EXISTING 2ND FLOOR TOP PLATES
BEDROOM #2 w
L
�I EXISTING STEP TO BE
�G Q z.l REMOVED
II ❑z I ISI
EXTG EXISTING DECK GUARD Iz
wG TO BE REMOVED N EXISTING DECK GUARD
-- ----- ---- ------T 1 TO BE REMOVED
---- ---
EXISTING
HATCHING INDICATES
BATH I ( I> I ESLOPING
ROOF PLANES BOVEEXISTINGMAS ER
�q BEDROOM and BATHROOM AREAS TO BE
+Iw +1 �I REMOVED DOWN TO THE EXISTING 2ND
D(
O FLOOR TOP PLATES
c0 F- II
EXISTING 1 w
60
MASTER BEDROOM
I I
--- -- --- - - - --
I I
I I I
I
I I
I
IL __ __ ___ _i_
PROPERTY LINE 29.37'
AS-SUIL7 2ND FLOOR PLAN
EXISTING SPIRAL
STAIRS BELOW -
EXISTING 2ND FLOOR
DECK70 REMAIN UNCHANGED
VI PROPERTY LINE 29.97
A3-SUIL_7 ROOF PLAN
G0N5TRUC710N LEGEND
EXISTING WALLS TO REMAIN
---_� EXISTING WALLS TO BE REMOVED
NEW WALL CONSTRUCTION
ny
NORTH ARROW
J
�9
W
6U
W
CD
S
}
�
U
6
=3m
U�t
c
3
Z
S
* N0. C 2 A 6 A �/
Expires
131 19
\� �F/C P,
7-28-2017
L w
SCALE
7 -
CHECKED
DATE
JOB NO.
SHEET
A---2
1 -'
NEW 157 FLOOR PLAN
ti
NEW 2ND FLOOR PLAN NEW 3RD FLOOR PLAN
OPEN VOLUME REQUIREMENT
1596 MIN. of BUILDABLE AREA of IS REQUIRED.
1596 of 2,233.20 S.F. = 334.98 S.F.
ACTUAL OPEN SPACE PROVIDE 15 904.62 S.F
CAL - GREEN NOTE
PER SECTION 301.1.1 GAL -GREEN and CIVIL
CODE 1101.3(0), ALL NON-COMPLIANT
PLUMBING FIXTURES with THIS DUPLEX
SHALL BE REPLACED with WATER
CONSERVING PLUMBING FIXTURES.
BUILDINGS FINALED ON or AFTER JAN. 01,
1994 ARE EXEMPT FROM THIS REQUIREMENT
G0N5TRL)GTION LEGEND
EXISTING WALLS TO REMAIN
EXISTING WALLS TO BE REMOVED
NEW WALL GONSTRUGTION
NORTH ARROW
REVISIONS
N No. C 22�6�/
Expires
19
\� OF/CA�F�/
Z
N
0)
3
W
Z
SCALE
CHECKED
DATE
JOB NO.
SHEET
A 3
i
N
Ln
N
�
r
6U
�
O
m
s
}
to
r
=3m
�
�
co
z
=
►11
�'�
�CA
Cfl
�
�
co
Q�co
z
Q
N No. C 22�6�/
Expires
19
\� OF/CA�F�/
Z
N
0)
3
W
Z
SCALE
CHECKED
DATE
JOB NO.
SHEET
A 3
i
W
0CD
cl
6U
W
DL
m
s
}
to
U
6
=3m
U�t
�
co
z
=
N No. C 22�6�/
Expires
19
\� OF/CA�F�/
Z
N
0)
3
W
Z
SCALE
CHECKED
DATE
JOB NO.
SHEET
A 3
i
HEIGHT
GE1zTIFIGATIC�
REQUIRED
EBTAE
ELEVi
ALLOW 3" FOR APPLIGA71ON of
nIC\%/fJ/ =MAT=IAI ATTIBC
PROPERTY
LINE
DOORSv
NORTH ELEVATION
SIDING PROPERTY
LINE
N
L
ALLOW 3" FOR APPL-IGA71ON of
�T6�
��
NEW ROOF MATERIAL AT THE
ATG•\
�
�
RIDGE
I
s
TYPICAL NEW
I
�
EH
ROOF PLANES
CIDQ
TYPICAL
F
S
NEW STUGGO
\\
T LIMIT
29'-O" ROOF HOT LIMIT
�CA
— — — — — — — — —
SHED GRADE
— — — — — — — — — — — — — —
ABOVE ESTABLISHED GRADE
— — — — — — —
— — — — — — — — — — — — — — —
— — — — — — — — —
N
3935 ELEVATION
�\
NEW TOP PLATE
F/
I
}
NEW TOP PLATE ,
ABOVE
RADE
24'-0" HOT LIMIT ABOVE
ESTABLISHED GRADE
HEW WINDOW
\\
— ---- —
NEW `
WINDOW \ ,
NEW
WINDOW
------
NEW TOP of GUARD
------------------------
N
rcH IN
TING
34.35 ELEVATION
----
ry
m NEW TOP of
i l9 GUARD
Z
Q
L________
---L I L—
I
/
-J-
z
NEW GLASS �
GUARD N
;,E WAS
NEW 3RD FF
NEW BRED FF
ING SIDING
----------------—---- --. -- -
EXTG TOP
r—,,
EXTG TOP
PLATE
PLATETYPICAL
5-O"
WIINDOW
EXTG ExTG
_ DOOR DOOR j
I
NEW
STUCCO
EXISTINGCID
GLASS BLOCK CID
ir
I
I
SETBACK
and WINDOW
I EXISTING
— — — — — — — — — — — — —
— — —
ELEVATION of 10.35
GUARDRAIL
EXISTING
�
EXISTING ,
2ND FF
EXISTING SIDING EXTG WINDOW �L
2ND FF
71S7
I
NEW WINDOW EXISTING DOORS
I
TYPICAL -
SOLID LINE INDICATES
ICATES
REAR
EXISTING FINISHED
TYPICAL
PROPERTY
SIDEXIING
EXISTING
LINE
SIDING
I
RADE
ESTABLISHED GRADE
— — — — — — — — — —
35
— — — — — — — — — — — — —
— — — — — — — —
— — — — — — — — — — — — — — — — —
I
— ——
— — — — —
ELEVATION of 10—.35
ROOFING NOTES
NO ROOFING CHANGES ARE REQUIRED TO ANY EXISTING ROOF PLANES DURING THE SCOPE
of WORK FOR THIS PROJECT REMODEL ABOVE THE EXISTING 2ND FLOOR UNIT A' EXCEPT
WHERE THE EXISTING MASONRY CHIMNEY 15 REMOVED and THE EXISTING ROOF PLANE IS
PATCHED IN with EXISTING ROOF TILE MATERIALS SAVED FROM THE REAR ROOF PLANES
REMOVED. EXISTING ROOF MATERIAL 15 A CONCRETE TILE.
AT THE NEW 3RD FLOOR AREAE ADDED, THE NEW ROOF MATERIALS SHALL BE of A NEW
CONCRETE TILE ROOF MATERIAL, GLASS "A" FIRE RATED ASSEMBLY. NEW ROOF MATERIAL
WEIGHT NOT TO EXCEED 10 PSF.
ALL NEW ROOF MATERIAL SHALL BE A GLASS "A" ROOF MATERIAL INSTALLED PER
MANUFACTURE'S INSTRUCTIONS.
DOOR AND WINDOW NOT ES
ALL NEW DOOR AND WINDOW FRAMES SHALL RECEIVE A G" WIDE STRIP OF "BT'
MEMBRANE WHICH IS PLACED OVER THE WINDOW AND DOOR FRAME FLANGES.
FLASHING NOTES
ALL NEW ROOF and / or WINDOW, DOOR, ETC. FLASHINGS SHALL BE SHALL BE
STAINLESS STEEL, NO GALVANIZED IRON IS ALLOWED.
SIDING NOTE
ALL NEW HORIZONTAL SIDING SHALL BE A "JAMES HARDIE" PRODUCT. INSTALL SMOOTH
HARDIEPLANK SIDING" over " TYVEK " MEMBRANE PER G.B.G. NEW SIDING SHALL BE
RECEIVE A PAINTED FINISH.
EXISTING TYPICAL NEW SLOPING TYPICAL NEW
CHIMNEY ROOF MATERIAL WINDOWS —
TYPICAL NEW
29'-0" ROOF HOT LIMIT F WINDOWS
3'-0"
5ETBAOK'i
I WEST SIDE
PROPERTY
LINE
EXISTING SECTIONAL
GARAGE DOOR EAST SIDE
PROPERTY
LINE
SOUTH ELEVATION
57000O NOTE
CONTRACTOR SHALL UTILIZE AN ACRYLIC STUGGO APPLIGATION FOR THIS PROJECT.
ALL NEW STUCCO SHALL BE APPLIED OVER 2 LAYERS OF GRADE "D" PAPER OR
"TYVEK" MEMBRANE OVER ALL WOOD BASED SHEATHING PER G.B.G. 2510.6 per
G.R.G. 8703.6.3, G.B.G. 2510.6
ALL NEW STUCCO SHALL RECEIVE A SMOOTH GOAT TEXTURE WITH STANDARD 90
DEGREE SHAPED CORNERS.
ALLOW 3" FOR APPLICATION of
NEW ROOF MATERIAL AT THE ALL NEW WEEP SGREED5 FOR STUCCO AT THE FOUNDATION LINE SHALL BE A
RIDGE MINIMUM OF 4 INCHES ABOVE THE EARTH OR 2 INCHES ABOVE PAVED AREAS
G.R.G. 8703.6.2.1
NEW FIREPLACE
EXHAUST
TYPICAL NEW SLOPING
ROOF MATERIAL
29'-0" ROOF HOT LIMIT
ABOVE ESTABLISHED GRADE ABOVE ESTABLISHED GRADE
3.9.35 ELEVATION - 1 �_ 39.35 ELEVATION
it 1 11 11 1. 1 III u n 1 1 n II u I 1 IIn 1 1 I n I I 1 I1I I u I �— NEW TOP PLATE .I
24'-O" HOT LIMIT ABOVE
ESTABLISHED GRADE
34.35 ELEVATION
EXISTING ROOF
PLANE
EXISTING 2ND FLOOR
DECK GUARD
Q FRONT Q�
�pP X47' PROPERTY
LINE
NEW SIDING TO
MATCH EXISTING
NEW CORNER—
EXISTING RIDGE EXISTING RDGE / \ N=Wyr \ Iii \ \
PLATE
— — — — — — — — — — — — — — — —
j TYPICAL j
EXISTING ROOF NEW 3RD NEW STUCCO
PLANE PLANE FF l9
I I I I I
---------- -
----------
---------------------
----------
---------------------
I EXTG TOP PLATE EX -70 TOP PLATE I
I I I I I II Ij
I I NEW 3RD
. ExrG —I I EXISTING I i NEW 2ND FLOOR ADDITION
ExTG ExTG FLOOR DECK FS
I
wNDo i I FIREPLACE I IF ----- _� I WIND. WIND.
'—CHIMNEY II 1
I I
NEW
I STAIR
I I I OUTLINE
I I I I I I I I I
-- I----------------------------�i-------------
Ni 2ND FF -----------------
-------------------- EXTG2NDFF—
CORNER
WEST ELEVATION
WINDOWS 24'-O" HGT LIMIT ABOVE
ESTABLISHED GRADE
TYPICAL ry 34.35 ELEVATION
NEW STUCCO NEW TOP of GUARD tt1
NEW 3RD FLOOR F
DECK GUARD
4'-11%a`
GANTILEVER
EXISTING
SIDING
PLATE
EXISTING 2ND FLOOR
DECK GUARD
HEIGHT
GE1z7IFIGA7ION
izEQU I IZED
REVISIONS
N
L
N
�T6�
��
r
N
ATG•\
�
�
I
s
}
to
I
�
EH
�
CIDQ
�
F
S
\\
►11
�'�
�CA
°
WIND.
WIND.
�\
F/
I
}
I
CO
Z
Q
/
`
F -XIS
ING SIDING
5-O"
5-0"
SETBACK
— — — — — — — — — — — — —
— — —
ELEVATION of 10.35
��,
�
TYPICAL NEW WINDOW
/0/
EXISTING SIDING EXTG WINDOW �L
71S7
``0^
`0
NEW WINDOW EXISTING DOORS
SOLID LINE INDICATES
ICATES
REAR
EXISTING FINISHED
HED
PROPERTY
SURFACES
SURFACES
LINE
REVISIONS
N No. C 22�6�/
Expires
19
\� OF/CA�F�/
z
W
W
W
3
a
V—
I�In
vl
z
3
z
SCALE
7 -
CHECKED
DATE
JOB NO.
SHEET
A--llllllll4—
N
L
N
�
r
N
6U
W
CID
s
}
to
r
=3m
�
CIDQ
F
S
►11
�'�
�CA
°
+co
r
}
CO
Z
Q
N No. C 22�6�/
Expires
19
\� OF/CA�F�/
z
W
W
W
3
a
V—
I�In
vl
z
3
z
SCALE
7 -
CHECKED
DATE
JOB NO.
SHEET
A--llllllll4—
�9
W
OCID
CA
6U
W
CID
s
}
to
U
6
=3m
U�t
CIDQ
z
S
N No. C 22�6�/
Expires
19
\� OF/CA�F�/
z
W
W
W
3
a
V—
I�In
vl
z
3
z
SCALE
7 -
CHECKED
DATE
JOB NO.
SHEET
A--llllllll4—
HEIGHT
CERTIFICATION
REQUI1zED
_ 23'-0" ROOF HGT LIMIT _
ABOVE E57ABL15HED GRADE
33.35 ELEVATION
24'-O" HOT LIMIT ABOVE_
ESTABLISHED GRADE
34.35 ELEVATION
ESTABLISHED GRADE
ELEVATION of 10.35
EXISTING 2ND FLOOR
DECK GUARD
SETBAGK
eo/
REAR'
PROPERTY
LINE
ALLOW 3" FOR APPLICATION of
NEW ROOF MATERIAL AT THE
RIDGE
—TYPICAL NEW SLOPING TYPICAL NEW SLOPING EXISTING CHIMNEY
ROOF MATERIAL ROOF MATERIAL BEYOND
�l
29'-0" ROOF HGT LIMIT
ui a,_ , L H li -u LJL-LuiI L.L ll li -1u Lu ABOVE ESTABLISHED GRADE
1 Lu LL til 111 1 1 111 30.35 ELEVATION
1111 1 111111 11 [1 NEW TOP PLATE -
fIIL L
NEW TOP PLATE
TYPICAL NEW
5T000O i i E :-TO NEW WINDOW HGT EXISTING RIDGE
24'-O" HOT LIMIT ABOVE
NEW OPENING NEV ESTABLISHED GRADE
m NEW TOP of < TO EXTEROR NEW Im
34.35 ELEVATION
WINDO\VS l9 °� WINDOW N
r z GUARD
TYPGA_ NEW
a S- GGO UCCO
!
NEW 3R1:) L--
FF --1--------------------1 NEW_3RD FF --------L----------- - ST ----------- NEW 3RD F=- N
EXISTING TOP of GUARD
TYPICAL
EXISTING
SIDING
SOLID LINE INDICATES
EXISTING FINISHED —
5URFAGE5
EAST ELEVATION
_XT'G WIND
TYPICAL
EXTG ExT
EXISTING G
SIDING WINDOW wlNDow
�I I
II
_EXISTING 2ND FF __
I
/ESTABLISHED
GRADE
ELEVATION of 10.35
2ND FF
[X7GDOW
WINDOW
EXTGEXTG
WINDOW
EXTG
DOOR
r �
I
I I
I I
I I
I I
I \ I
EXISTING ROOF
PLANE
TYPICAL
EXISTING
SIDING
EXISTING STAIRS,
NO CHANGES
EXISTING 2ND FLOOR
DECK GUARD
ESTABLISHED GRADE
ELEVATION of 10.35
TYPICAL �� TYPICAL
EXISTING ,�Q EXISTING Q 0 0� QUI Q�,
SIDING ` SIDING QO
EXISTING DOOR SOLID LINE INDICATES EXISTING DOOR REMOVED, ADD
EXISTING FINISHED NEW SIDING TO MATCH EXISTING FRONT
SURFACES PROPERTY
LINE
ROOFING NOTES
NO ROOFING CHANGES ARE REQUIRED TO ANY EXISTING ROOF PLANES DURING THE SCOPE
of WORK FOR THIS PROJECT REMODEL ABOVE THE EXISTING 2ND FLOOR UNIT "A" EXCEPT
WHERE THE EXISTING MASONRY CHIMNEY 15 REMOVED and THE EXISTING ROOF PLANE 15
PATCHED IN with EXISTING ROOF TILE MATERIALS SAVED FROM THE REAR ROOF PLANES
REMOVED. EXISTING ROOF MATERIAL 15 A CONCRETE TILE.
AT THE NEW 3RD FLOOR AREAS ADDED, THE NEW ROOF MATERIALS 51HALL BE of A NEW
CONCRETE TILE ROOF MATERIAL, GLASS "A" FIRE RATED ASSEMBLY. NEW ROOF MATERIAL
WEIGHT NOT TO EXCEED 10 P5F.
ALL NEW ROOF MATERIAL SHALL BE A GLASS "A" ROOF MATERIAL INSTALLED PER
MANUFACTURE'S INSTRUCTIONS.
DOOR AND WINDOW NOT ES
ALL NEW DOOR AND WINDOW FRAMES SHALL RECEIVE A 6•' WIDE STRIP OF ••BT'
MEMBRANE WHICH IS PLACED OVER THE WINDOW AND DOOR FRAME FLANGES.
FLASHING NOTES
ALL NEW ROOF and / or WINDOW, DOOR, ETC. FLASHINGS SHALL BE SHALL BE
5TAINLE55 STEEL, NO GALVANIZED IRON 15 ALLOWED.
SIDING NOTE
ALL NEW HORIZONTAL SIDING SHALL BE A "JAMES HARDIE' PRODUCT. INSTALL SMOOTH
HARDIEPLANK SIDING' over " TYVEK " MEMBRANE PER G.B.G. NEW SIDING SHALL BE
RECEIVE PAINTED FINISH.
370000 NOTE
CONTRACTOR SHALL UTILIZE AN ACRYLIC STUCCO APPLICATION FOR THIS PROJECT
ALL NEW 570000 51 -ALL BE APPLIED OVER 2 LAYERS OF GRADE "D" PAPER OR
"TYVEK" MEMBRANE OVER ALL WOOD BASED SHEATHING PER G.B.G. 2510.6 per
G.R.G. R703.6.3, G.B.G. 2510.6
ALL NEW 570000 SHALL RECEIVE A SMOOTH GOAT TEXTURE WITH STANDARD 00
DEGREE SHAPED CORNERS.
ALL NEW WEEP SCREEDS FOR STUCCO AT THE FOUNDATION LINE SHALL BE A
MINIMUM OF 4 INCHES ABOVE THE EARTH OR 2 INCHES ABOVE PAVED AREAS
G.R.G. 8703.6.2.1
U
S
Ot
EXTGEXTG
WINDOW
WINDOW
�
cm
O
EXTG
DOOR
r �
I
I I
I I
I I
I I
I \ I
EXISTING ROOF
PLANE
TYPICAL
EXISTING
SIDING
EXISTING STAIRS,
NO CHANGES
EXISTING 2ND FLOOR
DECK GUARD
ESTABLISHED GRADE
ELEVATION of 10.35
TYPICAL �� TYPICAL
EXISTING ,�Q EXISTING Q 0 0� QUI Q�,
SIDING ` SIDING QO
EXISTING DOOR SOLID LINE INDICATES EXISTING DOOR REMOVED, ADD
EXISTING FINISHED NEW SIDING TO MATCH EXISTING FRONT
SURFACES PROPERTY
LINE
ROOFING NOTES
NO ROOFING CHANGES ARE REQUIRED TO ANY EXISTING ROOF PLANES DURING THE SCOPE
of WORK FOR THIS PROJECT REMODEL ABOVE THE EXISTING 2ND FLOOR UNIT "A" EXCEPT
WHERE THE EXISTING MASONRY CHIMNEY 15 REMOVED and THE EXISTING ROOF PLANE 15
PATCHED IN with EXISTING ROOF TILE MATERIALS SAVED FROM THE REAR ROOF PLANES
REMOVED. EXISTING ROOF MATERIAL 15 A CONCRETE TILE.
AT THE NEW 3RD FLOOR AREAS ADDED, THE NEW ROOF MATERIALS 51HALL BE of A NEW
CONCRETE TILE ROOF MATERIAL, GLASS "A" FIRE RATED ASSEMBLY. NEW ROOF MATERIAL
WEIGHT NOT TO EXCEED 10 P5F.
ALL NEW ROOF MATERIAL SHALL BE A GLASS "A" ROOF MATERIAL INSTALLED PER
MANUFACTURE'S INSTRUCTIONS.
DOOR AND WINDOW NOT ES
ALL NEW DOOR AND WINDOW FRAMES SHALL RECEIVE A 6•' WIDE STRIP OF ••BT'
MEMBRANE WHICH IS PLACED OVER THE WINDOW AND DOOR FRAME FLANGES.
FLASHING NOTES
ALL NEW ROOF and / or WINDOW, DOOR, ETC. FLASHINGS SHALL BE SHALL BE
5TAINLE55 STEEL, NO GALVANIZED IRON 15 ALLOWED.
SIDING NOTE
ALL NEW HORIZONTAL SIDING SHALL BE A "JAMES HARDIE' PRODUCT. INSTALL SMOOTH
HARDIEPLANK SIDING' over " TYVEK " MEMBRANE PER G.B.G. NEW SIDING SHALL BE
RECEIVE PAINTED FINISH.
370000 NOTE
CONTRACTOR SHALL UTILIZE AN ACRYLIC STUCCO APPLICATION FOR THIS PROJECT
ALL NEW 570000 51 -ALL BE APPLIED OVER 2 LAYERS OF GRADE "D" PAPER OR
"TYVEK" MEMBRANE OVER ALL WOOD BASED SHEATHING PER G.B.G. 2510.6 per
G.R.G. R703.6.3, G.B.G. 2510.6
ALL NEW 570000 SHALL RECEIVE A SMOOTH GOAT TEXTURE WITH STANDARD 00
DEGREE SHAPED CORNERS.
ALL NEW WEEP SCREEDS FOR STUCCO AT THE FOUNDATION LINE SHALL BE A
MINIMUM OF 4 INCHES ABOVE THE EARTH OR 2 INCHES ABOVE PAVED AREAS
G.R.G. 8703.6.2.1
U
S
Ot
SSE
N No. C 2256/
\� Expires
\� OF/CALF�j
SCALE
CHECKED
DATE
JOB NO.
SHEET
A-5
N
�
cm
O
Q
�
r
L-
U
N
N
~
r
C
0
S
O
CIDZ
0
�
a
SSE
N No. C 2256/
\� Expires
\� OF/CALF�j
SCALE
CHECKED
DATE
JOB NO.
SHEET
A-5
TYPICAL NEW
SLOPING ROOF-
MATERIAL
OOFMATERIAL
TYPICAL NEW
SLOPING ROOF —
MATERIAL
c
TYPICAL NEW
SLOPING ROOF
MATERIAL
U
EXISTING SPIRAL
STAIR
�7
WI
7
I, 29"
PROPERTY LINE
— 30.15'
II
II
II
II
II
II
I�
HATCHING INDIGATE5 WHERE
EXISTING MASONRY CHIMNEY
WAS REMOVED and NEW PATCHING
IN of ROOF PLANE 15 REQUIRED
EXISTING 2ND FLOOR
DECK BELOW
II
II
II
II
FLOOR OUTLINE
ROOF PLAN NOTES
1. ALL NEW ROOF MATERIAL ON SLOPING ROOFS SHALL BE A GLASS "A FIRE RATED ROOF
MATERIAL BY "EAGLE ROOFING PRODUCTS' COLOR TO BE SELECTED BY THE OWNER and
INSTALLED PER MANUFACTURE'S RECOMMENDATIONS. ESR REPORT #1900
2. MAXIMUM ROOF MATERIAL WEIGHT PER SQUARE FOOT =10 POUNDS.
3. ALL NEW 2ND FLOOR DEGK AND 3RD FLOOR ROOF DECK MATERIAL SHALL BE A GLASS "A
ELA57OMERIC ROOF MEMBRANE FINISH BY "POLYCOAT PRODUCTS" APPLIED OVER
DECK SHEATHING PER MANUFACTURE'S RECOMMENDATIONS. SLOPE ALL DECK AREAS
AT Y4 PER FOOT MINIMUM UNLESS NOTED OTHERWISE ON THE ROOF PLAN. ESR # 2785
4 ALL NEW ROOF TO ROOF OR ROOF TO WALL FLASHING SHALL BE STAINLESS STEEL.
NO GALVANIZED IRON IS ALLOWED.
5. ALL NEW ATTIC VENTS SHALL BE LOCATED PER THE ROOF PLAN WITH BETWEEN
Y8' MINIMUM TO Y4" MAXIMUM SCREEN MESH.
oe
REVISIONS
Q)
:
L
O�
N
r
cm
N
Q
�
r
D
K
+ID
1 0 LU U
s v w
Dcl
6 °j 1 ESTABLISHED CC1zADE _ m
EXISTING °I 1 ELEVATION 1310DC CID
s
CHIMNEY, NO O O O �
O GRANGES zCID
I Q Z a
NI
ry
NEW 3RD FLOOR OUTLINE
W
z
MAX. TOP of RIDGE
SHEATHING IS 39.10
ELEVATION or 28'-9"
ABOVE THE ESTAB.
GRADE ELEVATION
7" NEW
w
z
F
O
O
O
LL
w
z
I~
O
TYPICAL NEW
SLOPING ROOF
MATERIAL
NEW 3RD FLOOR =LINE I. .
SLOPE
%' PER FT,
NEW 3R
GLASS
EXI5TINC
DEGK BE
EXISTINC
DECK G
NEW
S PE
Y4' ER FT
3'-0::
Ln
O
W
Z
J
W
DL
a
TOP of NEW FLAT ROOF AREA SLOPES
ATY4" PER FOOT MINIMUM. MAX. HEIGHT
IS + 22-0" ABOVE THE ESTABLISHED
GRADE ELEVATION
u
MAX. TOP of RIDGE SHEATHING I5 38.79
ELEVATION or 28'-53/8" ABOVE THE
E57 -AB. GRADE ELEVATION
TOP of NEW FLAT ROOF AREA SLOPES
ATY4' PER F007 MINIMUM. MAX. HEIGHT
IS +.22-0" ABOVE THE ESTABLISHED
GRADE ELEVATION
TYPICAL NEW +42"
DECK GUARD
U
MAX. TOP of RIDGE SHEATHING IS 39.10
ELEVATION or 28'-9" ABOVE THE ESTAB.
GRADE ELEVATION
TYPICAL NEW DEGK
FINISH MATERIAL, SLOPE Y4"
PER FOOT MINIMUM
HEIGHT
GEfzTIFIGATION
REQUIRED
1..
NORTH ARROW
SSE
* No. C 2256/
\� Expires
\� OF/CALF�j
SCALE
CHECKED
DATE
JOB NO.
SHEET
zI
CA J
t..
l9
Z O
D
K
+ID
Lu
�I
l9
�
I
W
wl
z
°I
0
O
J
w
�
D
of
�zzz
1A-G�>
W
z
_G
NEW
w
z
ry
_
~I
�
0
z
0
p
-0 ,.
D
3
3
w
w
z
yII
NEW 3:12
NEW RIDGE
Thy
NEW 12"
NEW 3:12
FI
NEW 3RD FLOOR =LINE I. .
SLOPE
%' PER FT,
NEW 3R
GLASS
EXI5TINC
DEGK BE
EXISTINC
DECK G
NEW
S PE
Y4' ER FT
3'-0::
Ln
O
W
Z
J
W
DL
a
TOP of NEW FLAT ROOF AREA SLOPES
ATY4" PER FOOT MINIMUM. MAX. HEIGHT
IS + 22-0" ABOVE THE ESTABLISHED
GRADE ELEVATION
u
MAX. TOP of RIDGE SHEATHING I5 38.79
ELEVATION or 28'-53/8" ABOVE THE
E57 -AB. GRADE ELEVATION
TOP of NEW FLAT ROOF AREA SLOPES
ATY4' PER F007 MINIMUM. MAX. HEIGHT
IS +.22-0" ABOVE THE ESTABLISHED
GRADE ELEVATION
TYPICAL NEW +42"
DECK GUARD
U
MAX. TOP of RIDGE SHEATHING IS 39.10
ELEVATION or 28'-9" ABOVE THE ESTAB.
GRADE ELEVATION
TYPICAL NEW DEGK
FINISH MATERIAL, SLOPE Y4"
PER FOOT MINIMUM
HEIGHT
GEfzTIFIGATION
REQUIRED
1..
NORTH ARROW
SSE
* No. C 2256/
\� Expires
\� OF/CALF�j
SCALE
CHECKED
DATE
JOB NO.
SHEET
zI
CA J
t..
w
tD
Z O
D
K
0
LL
Lu
�I
�1
NEW 3RD FLOOR =LINE I. .
SLOPE
%' PER FT,
NEW 3R
GLASS
EXI5TINC
DEGK BE
EXISTINC
DECK G
NEW
S PE
Y4' ER FT
3'-0::
Ln
O
W
Z
J
W
DL
a
TOP of NEW FLAT ROOF AREA SLOPES
ATY4" PER FOOT MINIMUM. MAX. HEIGHT
IS + 22-0" ABOVE THE ESTABLISHED
GRADE ELEVATION
u
MAX. TOP of RIDGE SHEATHING I5 38.79
ELEVATION or 28'-53/8" ABOVE THE
E57 -AB. GRADE ELEVATION
TOP of NEW FLAT ROOF AREA SLOPES
ATY4' PER F007 MINIMUM. MAX. HEIGHT
IS +.22-0" ABOVE THE ESTABLISHED
GRADE ELEVATION
TYPICAL NEW +42"
DECK GUARD
U
MAX. TOP of RIDGE SHEATHING IS 39.10
ELEVATION or 28'-9" ABOVE THE ESTAB.
GRADE ELEVATION
TYPICAL NEW DEGK
FINISH MATERIAL, SLOPE Y4"
PER FOOT MINIMUM
HEIGHT
GEfzTIFIGATION
REQUIRED
1..
NORTH ARROW
SSE
* No. C 2256/
\� Expires
\� OF/CALF�j
SCALE
CHECKED
DATE
JOB NO.
SHEET