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HomeMy WebLinkAbout18 - Call for Review of the Approval of the Variance and Coastal Development Permit for 3200 Ocean BoulevardCITY OF �s NEWPORT BEACH Cg41C1 F0 f9L City Council Staff Report September 25, 2018 Agenda Item No. 18 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: Seimone Jurjis, Community Development Director - 949-644-3232, sjurjis@newportbeachca.gov PREPARED BY: David S. Lee, Assistant Planner, dlee@newportbeachca.gov PHONE: 949-644-3225 TITLE: Call for Review of the Approval of the Variance and Coastal Development Permit for 3200 Ocean Boulevard (PA2017-208) ABSTRACT: This item is a call for review of the Planning Commission's approval of a variance and coastal development permit to demolish an existing single-family residence and allow the construction of a new 7,276 -square -foot, single-family residence and a 688 -square -foot, three -car garage. Excluding the 2,748 -square -foot subterranean basement, the resulting total floor area proposed is 5,216 square feet. The variance authorized the residence to encroach 5 feet into the required 10 -foot rear setback and exceed the maximum floor area limit of 4,234 square feet. RECOMMENDATION: a) Conduct a public hearing; b) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, of the CEQA Guidelines, because this project has no potential to have a significant effect on the environment; and c) Adopt Resolution No. 2018-73, A Resolution of the City Council of the City of Newport Beach, California, Approving Variance No. VA2017-002 and Coastal Development Permit No. CD2017-091 to Allow the Construction of a New Single -Family Residence for Property Located at 3200 Ocean Boulevard (PA2017-208). FUNDING REQUIREMENTS: There is no fiscal impact related to this item. 18-1 Hinton and Maloney Residence Call for Review September 25, 2018 Page 2 Table 1 — Land Use, Zoning and Uses LOCATION ON-SITE VICINITY MAP ZONING Single -Unit Residential R-1 CURRENT USE Single -Unit Residence NORTH RS -D R-1 Single -Unit Residences SOUTH RS -D =1 R-1 Single -Unit Residences EAST RS -D I R-1 Single -Unit Residences WEST RS -D =1 R-1 -Single-Unit Residences 1 � Subject Property s Mar State � Beach •"`�, ..�.1 ;L�� 0 �p� � 9 GENERAL PLAN ZONING j j /�o, Table 1 — Land Use, Zoning and Uses LOCATION ON-SITE GENERAL PLAN Single -Unit Residential Detached RS -D ZONING Single -Unit Residential R-1 CURRENT USE Single -Unit Residence NORTH RS -D R-1 Single -Unit Residences SOUTH RS -D =1 R-1 Single -Unit Residences EAST RS -D I R-1 Single -Unit Residences WEST RS -D =1 R-1 -Single-Unit Residences 18-2 Hinton and Maloney Residence Call for Review September 25, 2018 Page 3 DISCUSSION: Planning Commission Action On August 9, 2018, a public hearing was held before the Planning Commission to review Variance No. VA2017-002 and Coastal Development Permit No. CD2017-091. The project involves the demolition of an existing single-family residence and construction of a new single-family residence that encroaches 5 feet into the required 10 -foot rear setback and exceeds the maximum floor area limit of 4,234 square feet. The majority of the Planning Commission's discussion centered on whether it had the legal authority to grant a variance in the Coastal Zone, since the certified Local Coastal Program is currently silent on variance procedures. The Commission discussed its previous approval of 2607 Ocean Boulevard (Ginsberg Residence), which is a variance and coastal development permit that was appealed to the Coastal Commission and is currently under review. The Commission discussed whether it should continue the item until the Coastal Commission's review on the Ginsberg Residence brings additional clarity on the City's authority to grant a variance in the Coastal Zone. The applicant emphasized their awareness of the risk of a lengthy appeal process with the Coastal Commission and requested that the Planning Commission approve or deny the project at the current time. The Planning Commission ultimately voted 5 to 2 to approve the Variance and Coastal Development Permit (Attachment C). The two dissenting Commissioners were in favor of continuing the item due to the lack of clear permitting authority. The remaining commissioners determined that the facts in support of findings were sufficient. A copy of the August 9, 2018 Planning Commission minutes are attached (Attachment D). Call for Review On August 20, 2018, Council Member Jeff Herdman submitted a Call for Review for the City Council to review the Planning Commission's decision. Pursuant to Newport Beach Municipal Code (NBMC) Section 20.64.030.C.3 (Conduct of Hearing), a public hearing on a Call for Review is conducted "de novo," meaning that it is a new hearing and the prior decision of the Planning Commission to approve the application has no force or effect. The City Council is not bound by the Planning Commission's prior decisions or limited to the issues raised at the lower hearing. The Planning Commission Staff Report provides projects details and justification for the approval of the variance and coastal development permit (Attachment E). Alternatives 1. The City Council may suggest specific changes that are necessary to alleviate concerns. If any additional requested changes are substantial, the item should be continued to a future meeting to allow a redesign or additional analysis. Should the City Council choose to do so, staff will return with a revised resolution incorporating new findings and/or conditions. 18-3 Hinton and Maloney Residence Call for Review September 25, 2018 Page 4 2. If the City Council believes that there are insufficient facts to support the findings for approval, the City Council may reverse the decision of the Planning Commission and deny the application and provide facts in support of denial to be included in the attached draft resolution for denial (Attachment B). 3. If new or different evidence is presented at the review, the City Council may refer the matter to the Planning Commission for their consideration. ENVIRONMENTAL REVIEW: Staff recommends the City Council find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) 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. NOTICING: Notice of this hearing was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways) including the applicant and posted on the subject property at least 10 days before the scheduled meeting, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. The agenda item has been noticed according to the Brown Act (72 hours in advance of the meeting at which the City Council considers the item). ATTACHMENTS: Attachment A — Draft Resolution for Approval Attachment B — Draft Resolution for Denial Attachment C — Planning Commission Resolution No. PC2018-023 Attachment D — Planning Commission Minutes Attachment E — Planning Commission Staff Report Attachment F — Correspondence Om ATTACHMENT A RESOLUTION NO. 2018-73 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING VARIANCE NO. VA2017-002 AND COASTAL DEVELOPMENT PERMIT NO. CD2017-091 TO ALLOW THE CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE FOR PROPERTY LOCATED AT 3200 OCEAN BOULEVARD (PA2017-208) WHEREAS, an application was filed by Nicholson Construction on behalf of Karen M. Hinton, Successor Trustee of the Maloney Family Trust ("Applicant"), with respect to property located at 3200 Ocean Boulevard, in the City of Newport Beach, and legally described as a portions of Lot 7 and Lot 8 of Block 138 of the Re -subdivision of Corona Del Mar, in the City of Newport Beach, County of Orange, State of California, as shown on Map recorded in Book 4, Page 67 of Miscellaneous Maps in the office of the County Recorder of said county, requesting approval of a coastal development permit and a variance. WHEREAS, the Applicant requests a coastal development permit to demolish an existing single-family residence and allow the construction of a new 7,276 -square -foot, single-family residence and a 688 -square -foot, three -car garage. Excluding the 2,748 - square -foot subterranean basement, the resulting total floor area proposed is 5,216 square feet. The Applicant requests a variance application to allow the residence to encroach five (5) feet into the required ten (10) foot rear setback and exceed the maximum floor area limit of 4,234 square feet. WHEREAS, the site is designated Single -Unit Residential Detached (RS -D) by the General Plan Land Use Element and is located within the Single -Unit Residential (R-1) Zoning District. WHEREAS, the site is located within the coastal zone. The Coastal Land Use Plan category is Single -Unit Residential Detached — 6.0-9.9 DU/AC (RSD -B) and the Coastal Zone is Single -Unit Residential (R-1). WHEREAS, a public hearing was held before the Planning Commission on August 9, 2018, in the Council Chambers located at 100 Civic Center Drive, Newport Beach. The Planning Commission approved Variance No. VA2017-002 and Coastal Development Permit No. CD2017-091 allowing for the demolition of an existing single-family residence and construction of a new single-family residence and determining that the findings and facts in support of such findings were sufficient. Conditions of approval were established to minimize potential impacts from the residence to the surrounding neighborhood. WHEREAS, on August 20, 2018, Council Member Jeff Herdman submitted a Call for Review for the City Council to review the previous approval made by the Planning Commission. WHEREAS, on September 25, 2018, the City Council held a noticed public hearing to consider the Call for Review in the Council Chambers located at 100 Civic Center Drive, 18-5 Resolution No. 2018 - Page 2 of 9 Newport Beach. A notice of time, place and purpose of the public hearing was given in accordance with the NBMC. Evidence, both written and oral, was presented to, and considered by, the City Council at the public hearing. WHEREAS, a variance is requested to allow a new single-family residence that exceeds the maximum floor area and encroaches five (5) feet into a required ten (10) foot rear setback, in accordance with NBMC Section 20.52.090(F) (Variances — Findings and Decision). The following findings and facts in support of such findings are set forth: Finding: A. Theme are special or unique circumstances or conditions applicable to the subject property (e.g., location, shape, size, surroundings, topography, or other physical features) that do not apply generally to other properties in the vicinity under an identical zoning classification. Facts in Support of Findin 1. The subject property has a unique orientation compared to neighboring lots along Ocean Boulevard. The property and surrounding area were originally subdivided in 1904 as part of the Re -Subdivision of Corona del Mar. The subject property and neighboring property at 210 Larkspur Avenue consist of portions of Lot 7 and 8 of Block 138 of that original subdivision. Subsequent to the original subdivision, portions of Lots 7 and 8 were combined and reoriented to provide two lots facing Larkspur Avenue (pre -1948). As a result of the reorientation, the subject property (southern portion of Lots 7 and 8) does not have alley access and maintains vehicular access from Larkspur Avenue. 2. Typical R-1 lots surrounding the subject property abut an alley and are only subject to a five (5) foot rear alley setback. However, the subject lot is atypical due to the reorientation and abuts a residence to the rear instead of an alley. Including the subject property and 210 Larkspur Avenue, there are a total of thirteen (13) similarly reconfigured lots out of three hundred sixty seven (367) lots in the Re- subdivision. Due to the lot not abutting an alley, it is subject to a ten (10) foot rear setback. The ten (10) foot rear setback, in addition to the large twenty-four (24) foot front setback, disproportionately impacts the Applicant's right to develop the property. 3. The subject property is shallower than the typical lots in the surrounding neighborhood. The lot depth ranges between seventy-nine (79) and eighty-eight (88) feet, whereas the typical lot depth is one hundred eighteen (118) feet. The unusual shape and orientation of this lot does not generally apply to other properties in the vicinity under the same R-1 zoning classification. 18-6 Resolution No. 2018 - Page 3 of 9 Finding: B. Strict compliance with Zoning Code requirements would deprive the subject property of privileges enjoyed by other properties in the vicinity and under an identical zoning classification. Facts in Support of Finding: 1. Strict compliance with the Zoning Code deprives the subject property of a buildable area that is comparable to typical lots with similar lot sizes. With the lot's current setback configuration, forty-eight (48) percent of the lot is dedicated to the required setbacks. Surrounding typical properties have an approximate setback dedication ranging from twenty-six (26) to thirty-eight (38) percent. 2. Strict compliance with the Zoning Code requirements would deprive the subject property of constructing a residence with similar floor area ratio ("FAR") when compared to neighboring lots. The required maximum floor area yields an FAR of 0.777, which is approximately twenty-five (25) percent less than what is allowed on lots of similar or smaller size and standard configuration in the surrounding neighborhood and same zone. Surrounding typical lots have FARs between 0.930 and 1.167. Finding: C. Granting of the variance is necessary for the preservation and enjoyment of substantial property rights of the applicant. Facts in Support of Finding: 1. Without granting the variance to increase the floor area, the Applicant could not construct a residence on the property similar to and consistent with what the development regulations permit on other lots in the area. Per Zoning Code and LCP development standards, the Applicant can only build a 4,234 square -foot residence (including garage), which results in a FAR of 0.777. This is substantially smaller than what could be constructed on typical rectangular R-1 lots in Corona del Mar, which have FARs between 0.930 and 1.167. 2. The Applicant is requesting a maximum floor area of 5,216 square feet, which would result in a FAR of 0.958 that is consistent with other properties in the vicinity and within the same zone. 3. The required ten (10) foot rear setback, in addition to the large twenty-four (24) foot front setback along Ocean Boulevard, constitutes an impingement on the Applicant's right to develop the property. The remaining properties on the same block have the same large front setback, but enjoy a five (5) foot rear yard setback which allows a larger buildable area. Granting a five (5) foot rear yard setback 18-7 Resolution No. 2018 - Page 4 of 9 would bring parity between the subject property and the surrounding neighborhood. Finding: D. Granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district. Fact in Support of Finding 1. Approval of the variance request allows the Applicant to develop a 5,216 square - foot residence (excluding subterranean basement) that is comparable in size, height, and setbacks with other lots along Ocean Boulevard that are identically zoned. 2. The request to increase the floor area above the maximum allowed by the Zoning Code creates a FAR of 0.958, which is not a special privilege as it is consistent with the limitations on other properties in the vicinity. The FAR in the surrounding area is between 0.930 and 1.167. 3. Due to the reorientation of the subject property, the rear abuts a residence instead of an alley, which requires a ten (10) foot rear setback. The request to encroach five (5) feet into the required ten (10) foot rear setback is consistent with other properties in the vicinity, as typical R-1 lots that surround the subject property abut an alley and are subject to a five (5) foot rear alley setback. Finding:_ E. Granting of the variance will not be detrimental to the harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood. Facts in Support of Findin 1. Granting of the variance will improve the current setback configuration that exists on the lot. Currently, a twenty-two (22) foot wide portion of the existing garage and second floor living area encroach eight (8) feet, three (3) inches into the required ten (10) foot rear yard setback, resulting in a setback of one (1) foot nine (9) inches. The proposal includes the demolition of the existing dwelling and the construction of a new dwelling five (5) feet from the property line for a width of thirty-seven (37) feet. Although the width of the encroachment increases, the location of the dwelling five (5) feet from the property line exceeds what would normally be provided if this were treated as a side yard with a minimum required four (4) foot setback. This setback, in addition to the existing Five (5) foot ten (10) inch setback on the abutting residence on 210 Larkspur, would create a separation of ten (10) feet, ten 18-8 Resolution No. 2018 - Page 5 of 9 (10) inches between the neighboring structures. The existing separation is seven (7) feet, seven (7) inches. 2. The proposed five (5) foot rear yard setback is more than a typical setback between two abutting residences. If the proposed rear yard setback was regulated as a side yard setback, a four (4) foot setback would be required on both properties, creating an eight (8) foot minimum separation between the two structures. The proposed rear yard setback will provide the adequate flow of light and air to the adjacent residence. 3. The proposed design is a two-story structure with a subterranean basement, located in a neighborhood with two- and three-story residences. The design, including proposed floor area, maintains a bulk and scale that is consistent with other allowable development on typical lots in the surrounding area constructed. 4. Although the City does not have private view protection policies, the adjacent neighbor located at 210 Larkspur Avenue currently enjoys a private view across the northwesterly corner of the subject lot. The design of the proposed dwelling includes a two hundred four (204) foot open space design feature at the northwesterly corner of the proposed dwelling that helps preserve a significant portion of the neighbor's existing private view and provides a greater private viewshed than what could have been provided with a setback -compliant design that did not include the feature. 5. Granting of the variance to allow additional floor area will not be detrimental to the on -street parking situation in the area. The proposed residence provides a three - car garage with additional car storage in the basement level. Finding F. Granting of the variance will not be in conflict with the intent and purpose of this section, this Zoning Code, the General Plan, or any applicable speck plan. Facts in Support of Finding: Granting the variance request would not increase the density beyond what is planned for the area, and will not result in additional traffic, parking, or demand for other services. 2. The proposed variance request provides similar setbacks for the property consistent with the existing development pattern along Ocean Boulevard. 3. The proposed variance request provides a maximum floor area that is consistent with neighboring lots of similar size, located within the same zoning designation. 4. The property is not located within a specific plan area. M Resolution No. 2018 - Page 6 of 9 WHEREAS, a coastal development permit is requested to allow the demolition of an existing single-family residence and the construction of a new single-family residence that exceeds the maximum floor area and encroaches five (5) feet into a required ten (10) foot rear setback, in accordance with NBMC Section 21.52.015(F) (Coastal Development Permit — Findings and Decision). 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: 1. The proposed deviations to the rear setback and floor area limitation allow for a development that is similar and compatible in design, bulk, and scale of the existing single-family neighborhood pattern of development and expected future development. The maximum floor area limitation granted by the variance would allow 5,216 square feet of floor area, or an FAR of 0.958, consistent with the typical FAR of other properties in the vicinity ranging between 0.930 and 1.167. 2. With the exception of the variance requests, the proposed development complies with applicable residential development standards including, but not limited to, front and side setbacks, height, and parking as follows: a. The proposed residence complies with the height limitations of the Zoning Code, which allows a maximum of twenty-four (24) feet for flat roofs and twenty-nine (29) feet for sloped roofs, measured from existing grade. A thirty (30) square -foot elevator shaft with a flat roof extends to twenty-nine (29) feet which is a permitted height exception granted in LCP Section 21.30.060 (Height Limits and Exceptions). b. As the proposed residence includes more than 4,000 square feet of livable floor area, a three -car garage is required. The proposed residence provides a three -car garage. c. A minimum of four hundred sixty six (466) square feet of open volume area is required and the proposed residence includes six hundred sixty five (665) square feet of open volume area provided. 3. The property is located in an area known for the potential of seismic activity and liquefaction and is required to comply with the California Building Code ("CBC") and City's 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 18-10 Resolution No. 2018 - Page 7 of 9 inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 4. The development is set back approximately three hundred (300) feet from the nearest beach. Due to the large distance from coastal waters, a Water Quality Management Plan ("WQMP") and a Construction Pollution Prevention Plan ("CPPP") are not required. A post -construction drainage system will be installed that includes drainage and percolation features designed to retain dry weather and minor rain run-off on-site to ensure the project does not impact water quality. Any water not retained on-site is directed to the City's storm drain system. 5. Proposed landscaping complies with NBMC Section 21.30.075 (Landscaping). A condition of approval is included that requires drought -tolerant, and prohibits invasive, species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 6. The subject property is not between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. The Coastal Land Use Plan identifies Ocean Boulevard as a coastal view road. However, the subject property is located on an inland lot north of Ocean Boulevard and will not impact public coastal views from Ocean Boulevard. There is also no impact on public views from Larkspur Avenue, as no deviation is being requested from the required 4 -foot side yard setback on Larkspur Avenue. Conditions of approval are included to remove existing trees and prohibit the planting of new trees in order to enhance the view corridor as viewed from Larkspu r Avenue. The existing residential lot does not currently provide nor inhibit public coastal access. The property is more than 200 feet from the nearest public beach and the proposed development will remain a private residential lot. 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 Findinq: 1. The existing residential lot does not currently provide nor inhibit public coastal access. The property is more than two hundred (200) feet from the nearest public beach and the proposed development will remain a residential lot. The development will not impact public access to local coastal resources and is not located between the sea or shoreline and the nearest public road. 18-11 Resolution No. 2018 - Page 8 of 9 NOW, THEREFORE, the City Council of the City of Newport Beach resolves as follows: Section 1: The City Council of the City of Newport Beach does hereby uphold the Planning Commission's approval of Variance No. VA2017-002 and Coastal Development Permit No. CD2017-091 with the conditions of approval attached as Exhibit 'A," and incorporated herein by reference. Section 2: The recitals provided in this resolution are true and correct and are incorporated into the operative part of this resolution. Section 3: If any section, subsection, sentence, clause or phrase of this resolution is, for any reason, held to be invalid or unconstitutional, such decision shall not affect the validity or constitutionality of the remaining portions of this resolution. The City Council hereby declares that it would have passed this resolution, and each section, subsection, sentence, clause or phrase hereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases be declared invalid or unconstitutional. Section 4: The City Council finds the adoption of this resolution is exempt from environmental review under the California Environmental Quality Act ("CEQA") pursuant to Section 15303 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. Class 3 exempts the construction of limited numbers of new, small structures, including one single-family residence. The proposed project is a new single-family residence located within the R-1 (Single -Unit Residential) Zoning District. Section 5: This resolution shall take effect immediately and the City Clerk shall certify the vote adopting the resolution. 18-12 Resolution No. 2018 - Page 9 of ­9 Section 6: Final action taken 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. ADOPTED this 25th day of September, 2018. ATTEST: Leilani I. Brown City Clerk APPROVED AS TO FORM: CITY ATTORNEY'S OFFIC Aaron C. Harp City Attorney Marshall "Duffy" Duffield Mayor 18-13 EXHIBIT "A" CONDITIONS OF APPROVAL (Project -specific conditions are in italics) 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. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 3. The Applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Use Permit. 4. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with the most recent, City -adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 5. A copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the City's Building Division and field sets of plans prior to issuance of the building permits. 6. The dwelling shall encroach a maximum of five (5) feet into the rear ten (10) foot setback. An additional six (6) inch allowance shall be permitted for a roof eave. 7. The northwesterly comer of the proposed residence shall maintain a two hundred four (204) square -foot open space feature on each level above grade as shown on the approved site plan, floor plans, and building elevations stamped and dated with the date of this approval. No structures, principal or accessory, shall be constructed within said open space areas. 8. The maximum floor area shall not exceed 5,216 square feet (excluding subterranean basement). 9. Accessory structures and landscaping in the side setback abutting Larkspur Avenue shall be in substantial conformance with the approved site plan and shall not exceed forty-two (42) inches from existing grade, in order to maintain the view corridor on Larkspur Avenue. 10. No trees shall be planted within the side setback area abutting Larkspur Avenue in order to maintain the view corridor on Larkspur Avenue. 18-14 11. No trees shall be planted within the illustrated private view corridor shown in Figure 4 of the Staff Report dated August 9, 2018. 12. All trees located within the side setback abutting Larkspur Avenue and the front setback shall be removed. 13. No trees shall be planted in the planter area near the intersection of Larkspur Avenue and Ocean Boulevard to enhance the view corridor as viewed from Larkspur Avenue. 14. Prior to the issuance of a building permit, the Applicant shall submit a final landscape and irrigation plan prepared by a licensed landscape architect. These plans shall incorporate drought tolerant plantings and water efficient irrigation practices, and the plans shall be approved by the City's Planning Division. 15. 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 part of regular maintenance. 16. 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 City's Planning Division. 17. Prior to issuance of a building Qermit, the Applicant shall submit to the City's Planning Division an additional copy of the approved architectural plans for inclusion in the application 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 eleven (11) inches by seventeen (17) inches. The plans shall accurately depict the elements approved by this Variance and Coastal Development Permit application. 18. 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 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. 19. Debris from demolition shall be removed from work areas each day and removed from the project site within twenty-four (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 18-15 and any waterway. 20. 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. 21. 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. 22. 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. 23. 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. 24. Construction activities shall comply with NBMC Section 10.28.040, 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. 25. 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 NBMC Title 20 Planning and Zoning. 26. 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 Hinton and Maloney Variance including, but not limited to, Variance No. VA2017-002 and Coastal Development Permit No. CD2017-091 (PA2017-208). 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 18-16 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 Conditions 27. Parkways on Ocean Boulevard and Larkspur Avenue shall be planted with drought -tolerant planting or turf. 28. The proposed driveway shall be installed per City Standard STD -162-L. The approach bottom maximum width shall be twenty (20) feet. 29. The proposed project shall comply with sight distance standard STD -110-L at the corner of Ocean Boulevard and Larkspur Avenue. 30. No staging/storage of materials shall be permitted within the public right-of-way. 31. In case of damage done to public improvements surrounding the development site by the private construction, additional reconstruction within the public right-of-way may be required at the discretion of the City's Public Works Inspector. 18-17 Attachment B Draft Resolution for Denial OM RESOLUTION NO. 2018- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH, CALIFORNIA, OVERTURNING THE PLANNING COMMISSION'S APPROVAL OF VARIANCE NO. VA2017-002 AND COASTAL DEVELOPMENT PERMIT NO. CD2017-091 TO ALLOW THE CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE FOR PROPERTY LOCATED AT 3200 OCEAN BOULEVARD (PA2017-208) WHEREAS, an application was filed by Nicholson Construction on behalf of Karen M. Hinton, Successor Trustee of the Maloney Family Trust ("Applicant"), with respect to property located at 3200 Ocean Boulevard, in the City of Newport Beach, and legally described as a portions of Lot 7 and Lot 8 of Block 138 of the Re -subdivision of Corona Del Mar, in the City of Newport Beach, County of Orange, State of California, as shown on Map recorded in Book 4, Page 67 of Miscellaneous Maps in the office of the County Recorder of said county, requesting approval of a coastal development permit and a variance; WHEREAS, the Applicant requests a coastal development permit to demolish an existing single-family residence and allow the construction of a new 7,276 -square -foot, single-family residence and a 688 -square -foot, three -car garage. Excluding the 2,748 - square -foot subterranean basement, the resulting total floor area proposed is 5,216 square feet. The Applicant requests a variance application to allow the residence to encroach five (5) feet into the required ten (10) foot rear setback and exceed the maximum floor area limit of 4,234 square feet; WHEREAS, the site is designated Single -Unit Residential Detached (RS -D) by the General Plan Land Use Element and is located within the Single -Unit Residential (R-1) Zoning District; WHEREAS, the site is located within the coastal zone. The Coastal Land Use Plan category is Single -Unit Residential Detached — 6.0-9.9 DU/AC (RSD -B) and the Coastal Zone is Single -Unit Residential (R-1); WHEREAS, a public hearing was held before the Planning Commission on August 9, 2018, in the Council Chambers located at 100 Civic Center Drive, Newport Beach. The Planning Commission approved Variance No. VA2017-002 and Coastal Development Permit No. CD2017-091 allowing for the demolition of an existing single-family residence and construction of a new single-family residence and determining that the findings and facts in support of such findings were sufficient. Conditions of approval were established to minimize potential impacts from the residence to the surrounding neighborhood; WHEREAS, on August 20, 2018, Council Member Jeff Herdman submitted a Call for Review for the City Council to review the previous approval made by the Planning Commission; 18-19 Resolution No. 2018 - Page 2 of 3 WHEREAS, on September 25, 2018, the City Council held a noticed public hearing to consider the appeal in the Council Chambers located at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the public hearing was given in accordance with the NBMC. Evidence, both written and oral, was presented to, and considered by, the City Council at the public hearing; WHEREAS, the City Council may approve a variance application only after making each of the required findings set forth in NBMC Section 20.52.090(F) (Variances — Findings and Decision). In this case, the City Council was unable to make the required findings for the following reasons: 1. The proposed Variance for the Development is not consistent with the legislative intent of Title 20 of the NBMC and that findings required by Section 20.52.090 are not supported in this case. The Development may prove detrimental to the community; 2. The design, location, size and characteristics of the Development are not compatible with the single-family residences in the vicinity. The development may result in negative impacts to residents in the vicinity and would not be compatible with the enjoyment of the nearby residential properties; and WHEREAS, the City Council may approve a coastal development permit application only after making each of the required findings set forth in NBMC Section 21.52.015 (F) (Findings and Decision). In this case, the City Council was unable to make the required findings for the following reasons: 1. The proposed residence does not conform to all applicable residential development standards as the Development does not comply with floor area limitation, setbacks, height and open volume requirements. NOW, THEREFORE, the City Council of the City of Newport Beach resolves as follows: Section 1: The City Council of the City of Newport Beach does hereby overturn the Planning Commission's approval of Variance No. VA2017-002 and Coastal Development Permit No. CD2017-091 on the basis that it is unable to make the required findings. Section 2: The recitals provided in this resolution are true and correct and are incorporated into the operative part of this resolution. Section 3: If any section, subsection, sentence, clause or phrase of this resolution is, for any reason, held to be invalid or unconstitutional, such decision shall not affect the validity or constitutionality of the remaining portions of this resolution. The City Council hereby declares that it would have passed this resolution, and each section, subsection, sentence, clause or phrase hereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases be declared invalid or unconstitutional. 18-20 Resolution No. 2018 - Page 3 of 3 Section 4: Pursuant to Section 15270 of the California Environmental Quality Act (CEQA) Guidelines, projects which a public agency rejects or disapproves are not subject to CEQA review. Section 5: This resolution shall take effect immediately and the City Clerk shall certify the vote adopting the resolution. Section 6: Final action taken 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. ADOPTED this 25th day of September, 2018. Marshall "Duffy" Duffield Mayor ATTEST: Leilani I. Brown City Clerk APPROVED AS TO FORM: CITY ATTORNEY'S OFFICE C -r Aaron C. Harp City Attorney FE -MI Attachment C Planning Commission Resolution No. PC2018-023 18-22 RESOLUTION NO. PC2018-023 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING VARIANCE NO. VA2017-002 AND COASTAL DEVELOPMENT PERMIT NO. CD2017-091 TO ALLOW THE CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE FOR PROPERTY LOCATED AT 3200 OCEAN BOULEVARD (PA2017-208) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Nicholson Construction on behalf of Karen M. Hinton, Successor Trustee of the Maloney Family Trust ("Applicant"), with respect to property located at 3200 Ocean Boulevard, in the City of Newport Beach, and legally described as a portions of Lot 7 and Lot 8 of Block 138 of the Re -subdivision of Corona Del Mar, in the City of Newport Beach, County of Orange, State of California, as shown on Map recorded in Book 4, Page 67 of Miscellaneous Maps in the office of the County Recorder of said county, requesting approval of a coastal development permit and a variance. 2. The Applicant requests a coastal development permit to demolish an existing family residence and allow the construction of a new 7,276 -square -foot, single-family residence and a 688 -square -foot, three -car garage. Excluding the 2,748 -square -foot subterranean basement, the resulting total floor area proposed is 5,216 square feet. The Applicant requests a variance application to allow the residence to encroach 5 feet into the required 10 -foot rear setback and exceed the maximum floor area limit of 4,234 square feet. 3. The site is designated Single -Unit Residential Detached (RS -D) by the General Plan Land Use Element and is located within the Single -Unit Residential (R-1) Zoning District. 4. The site is located within the coastal zone. The Coastal Land Use Plan category is Single - Unit Residential Detached — 6.0-9.9 DU/AC (RSD -B) and the Coastal Zone is Single -Unit Residential (R-1). 5. A public hearing was held on August 9, 2018, in the Council Chambers located at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the public hearing was given in accordance with the Newport Beach Municipal Code ("NBMC"). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303, Article 19, of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act) under Class 3, (New Construction or Conversion 18-23 Planning Commission Resolution No. PC2018-023 Paae 2 of 12 of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment. 2. Class 3 exempts the construction of limited numbers of new, small structures, including one single-family residence. The proposed project is a new single-family residence located within the R-1 (Single -Unit Residential) Zoning District. SECTION 3. REQUIRED FINDINGS. Variance In accordance with NBMC Subsection 20.52.090(F) (Variances — Findings and Decision), the following findings and facts in support of such findings are set forth: Finding: A. There are special or unique circumstances or conditions applicable to the subject property (e.g., location, shape, size, surroundings, topography, or other physical features) that do not apply generally to other properties in the vicinity under an identical zoning classification. Facts in Support of Finding: 1. The subject property has a unique orientation compared to neighboring lots along Ocean Boulevard. The property and surrounding area were originally subdivided in 1904 as part of the Re -Subdivision of Corona del Mar. The subject property and neighboring property at 210 Larkspur Avenue consist of portions of Lot 7 and 8 of Block 138 of that original subdivision. Subsequent to the original subdivision, portions of Lots 7 and 8 were combined and reoriented to provide two lots facing Larkspur Avenue (pre -1948). As a result of the reorientation, the subject property (southern portion of Lots 7 and 8) does not have alley access and maintains vehicular access from Larkspur Avenue. 2. Typical R-1 lots surrounding the subject property abut an alley and are only subject to a 5 -foot rear alley setback. However, the subject lot is atypical due to the reorientation and abuts a residence to the rear instead of an alley. Including the subject property and 210 Larkspur Avenue, there are a total of 13 similarly reconfigured lots out of 367 lots in the Re -subdivision. Due to the lot not abutting an alley, it is subject to a 10 -foot rear setback. The 10 -foot rear setback, in addition to the large 24 -foot front setback, disproportionately impacts the Applicant's right to develop the property. 3. The subject property is shallower than the typical lots in the surrounding neighborhood. The lot depth ranges between 79 and 88 feet, whereas the typical lot depth is 118 feet. The unusual shape and orientation of this lot does not generally apply to other properties in the vicinity under the same R-1 zoning classification. 11-09-17 18-24 Planning Commission Resolution No. PC2018-023 Paae 3 of 12 Finding: B. Strict compliance with Zoning Code requirements would deprive the subject property of privileges enjoyed by other properties in the vicinity and under an identical zoning classification. Facts in Support of Finding: 1. Strict compliance with the Zoning Code deprives the subject property of a buildable area that is comparable to typical lots with similar lot sizes. With the lot's current setback configuration, 48 percent of the lot is dedicated to the required setbacks. Surrounding typical properties have an approximate setback dedication ranging from 26 to 38 percent. 2. Strict compliance with the Zoning Code requirements would deprive the subject property of constructing a residence with similar floor area ratio (FAR) when compared to neighboring lots. The required maximum floor area yields an FAR of 0.777, which is approximately 25 percent less than what is allowed on lots of similar or smaller size and standard configuration in the surrounding neighborhood and same zone. Surrounding typical lots have FARs between 0.930 and 1.167. Finding: C. Granting of the variance is necessary for the preservation and enjoyment of substantial property rights of the applicant. Facts in Support of Finding: 1. Without granting the variance to increase the floor area, the Applicant could not construct a residence on the property similar to and consistent with what the development regulations permit on other lots in the area. Per Zoning Code and LCP development standards, the Applicant can only build a 4,234 square -foot residence (including garage), which results in a FAR of 0.777. This is substantially smaller than what could be constructed on typical rectangular R-1 lots in Corona del Mar, which have FARs between 0.930 and 1.167. 2. The Applicant is requesting a maximum floor area of 5,216 square feet, which would result in a FAR of 0.958 that is consistent with other properties in the vicinity and within the same zone. 3. The required 10 -foot rear setback, in addition to the large 24 -foot front setback along Ocean Boulevard, constitutes an impingement on the Applicant's right to develop the property. The remaining properties on the same block have the same large front setback, but enjoy a 5 -foot rear yard setback which allows a larger buildable area. Granting a 5 -foot rear yard setback would bring parity between the subject property and the surrounding neighborhood. 11-09-17 18-25 Planning Commission Resolution No. PC2018-023 Paae 4 of 12 Finding: D. Granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district. Fact in Support of Finding: 1. Approval of the variance request allows the Applicant to develop a 5,216 square -foot residence (excluding subterranean basement) that is comparable in size, height, and setbacks with other lots along Ocean Boulevard that are identically zoned. 2. The request to increase the floor area above the maximum allowed by the Zoning Code creates a FAR of 0.958, which is not a special privilege as it is consistent with the limitations on other properties in the vicinity. The FAR in the surrounding area is between 0.930 and 1.167. 3. Due to the reorientation of the subject property, the rear abuts a residence instead of an alley, which requires a 10 -foot rear setback. The request to encroach 5 feet into the required 10 -foot rear setback is consistent with other properties in the vicinity, as typical R-1 lots that surround the subject property abut an alley and are subject to a 5 -foot rear alley setback. Finding: E. Granting of the variance will not be detrimental to the harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood. Facts in Support of Finding: 1. Granting of the variance will improve the current setback configuration that exists on the lot. Currently, a 22 -foot -wide portion of the existing garage and second floor living area encroach 8 feet, 3 inches into the required 10 -foot rear yard setback, resulting in a setback of 1 -foot 9 -inches. The proposal includes the demolition of the existing dwelling and the construction of a new dwelling 5 feet from the property line for a width of 37 feet. Although the width of the encroachment increases, the location of the dwelling 5 feet from the property line exceeds what would normally be provided if this were treated as a side yard with a minimum required 4 -foot setback. This setback, in addition to the existing 5 -foot 10 -inch setback on the abutting residence on 210 Larkspur, would create a separation of 10 feet, 10 inches between the neighboring structures. The existing separation is 7 feet, 7 inches. 2. The proposed 5 -foot rear yard setback is more than a typical setback between two abutting residences. If the proposed rear yard setback was regulated as a side yard setback, a 4 -foot setback would be required on both properties, creating an 8 -foot minimum separation between the two structures. The proposed rear yard setback will 11-09-17 18-26 Planning Commission Resolution No. PC2018-023 Page 5 of 12 provide the adequate flow of light and air to the adjacent residence. 3. The proposed design is a two-story structure with a subterranean basement, located in a neighborhood with two- and three-story residences. The design, including proposed floor area, maintains a bulk and scale that is consistent with other allowable development on typical lots in the surrounding area constructed. 4. Although the City does not have private view protection policies, the adjacent neighbor located at 210 Larkspur Avenue currently enjoys a private view across the northwesterly corner of the subject lot. The design of the proposed dwelling includes a 204 -foot open space design feature at the northwesterly corner of the proposed dwelling that helps preserve a significant portion of the neighbor's existing private view and provides a greater private viewshed than what could have been provided with a setback -compliant design that did not include the feature. 5. Granting of the variance to allow additional floor area will not be detrimental to the on - street parking situation in the area. The proposed residence provides a three -car garage with additional car storage in the basement level. Finding: F. Granting of the variance will not be in conflict with the intent and purpose of this section, this Zoning Code, the General Plan, or any applicable specific plan. Facts in Support of Finding: 1. Granting the variance request would not increase the density beyond what is planned for the area, and will not result in additional traffic, parking, or demand for other services. 2. The proposed variance request provides similar setbacks for the property consistent with the existing development pattern along Ocean Boulevard. 3. The proposed variance request provides a maximum floor area that is consistent with neighboring lots of similar size, located within the same zoning designation. 4. The property is not located within a specific plan area. Coastal Development Permit In accordance with NBMC Subsection 21.52.015(F) (Coastal Development Permits - Findings and Decision), the following findings and facts in support of such findings as set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. 11-09-17 18-27 Planning Commission Resolution No. PC2018-023 Page 6 of 12 Facts in Support of Finding: The proposed deviations to the rear setback and floor area limitation allow for a development that is similar and compatible in design, bulk, and scale of the existing single-family neighborhood pattern of development and expected future development. The maximum floor area limitation granted by the variance would allow 5,216 square feet of floor area, or an FAR of 0.958, consistent with the typical FAR of other properties in the vicinity ranging between 0.930 and 1.167. 2. With the exception of the variance requests, the proposed development complies with applicable residential development standards including, but not limited to, front and side setbacks, height, and parking as follows: a. The proposed residence complies with the height limitations of the Zoning Code, which allows a maximum of 24 feet for flat roofs and 29 feet for sloped roofs, measured from existing grade. A 30 -square -foot elevator shaft with a flat roof extends to 29 feet which is a permitted height exception granted in LCP Section 21.30.060 (Height Limits and Exceptions). b. As the proposed residence includes more than 4,000 square feet of livable floor area, a three -car garage is required. The proposed residence provides a three - car garage. c. A minimum of 466 square feet of open volume area is required and the proposed residence includes 665 square feet of open volume area provided. 3. The property is located in an area known for the potential of seismic activity and liquefaction and is required to comply with the California Building Code ("CBC") and City's 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. 4. The development is set back approximately 300 feet from the nearest beach. Due to the large distance from coastal waters, a Water Quality Management Plan (WQMP) and a Construction Pollution Prevention Plan (CPPP) are not required. A post -construction drainage system will be installed that includes drainage and percolation features designed to retain dry weather and minor rain run-off on-site to ensure the project does not impact water quality. Any water not retained on-site is directed to the City's storm drain system. 5. Proposed landscaping complies with NBMC Section 21.30.075 (Landscaping). A condition of approval is included that requires drought -tolerant, and prohibits invasive, species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 6. The subject property is not between the nearest public road and the sea or shoreline of 11-09-17 18-28 Planning Commission Resolution No. PC2018-023 Paae 7 of 12 any body of water located within the coastal zone. The Coastal Land Use Plan identifies Ocean Boulevard as a coastal view road. However, the subject property is located on an inland lot north of Ocean Boulevard and will not impact public coastal views from Ocean Boulevard. There is also no impact on public views from Larkspur Avenue, as no deviation is being requested from the required 4 -foot side yard setback on Larkspur Avenue. The existing residential lot does not currently provide nor inhibit public coastal access. The property is more than 200 feet from the nearest public beach and the proposed development will remain a private residential lot. Findin . 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 existing residential lot does not currently provide nor inhibit public coastal access. The property is more than 200 feet from the nearest public beach and the proposed development will remain a residential lot. The development will not impact public access to local coastal resources and is not located between the sea or shoreline and the nearest public road. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Variance No. VA2017-002 and Coastal Development Permit No. CD2017-091, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 2. The Variance 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 City Clerk in accordance with the provisions of Title 20 Planning and Zoning of the Newport Beach Municipal Code. 3. The Coastal Development Permit action shall become final and effective fourteen (14) days following the date this resolution was adopted unless within such time an appeal or call for review is filed with the City Clerk in accordance with the provisions of Title 21 Local Coastal Implementation Plan of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with NBMC Section 21.64.035 and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. 11-09-17 18-29 Planning Commission Resolution No. PC2018-023 Page 8 of 12 PASSED, APPROVED, AND ADOPTED THIS 9t" DAY OF AUGUST 2018. AYES: Dunlap, Koetting, Kramer, Lowrey and Weigand NOES: Kleiman and Zak ABSTAIN: ABScNT: BY. Peter Zak, Yrman r BY: UA Bill Dunlap, Sec ary MC • rA 18-30 Planning Commission Resolution No. PC2018-023 Page 9 of 12 EXHIBIT "A" CONDITIONS OF APPROVAL (Project -specific conditions are in italics) PLANNING 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. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 3. The Applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Use Permit. 4. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with the most recent, City - adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. Approval from the Orange County Health Department is required prior to the issuance of a. building permit. 5. A copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the City's Building Division and field sets of plans prior to issuance of the building permits. 6. The dwelling shall encroach a maximum of 5 feet into the rear 10 -foot setback. An additional 6 -inch allowance shall be permitted for a roof eave. 7. The northwesterly corner of the proposed residence shall maintain a 204 -square -foot open space feature on each level above grade as shown on the approved site plan, floor plans, and building elevations stamped and dated with the date of this approval No structures, principal or accessory, shall be constructed within said open space areas. 8. The maximum floor area shall not exceed 5,216 square feet (excluding subterranean basement). 9. Accessory structures and landscaping in the side setback abutting Larkspur Avenue shall be in substantial conformance with the approved site plan and shall not exceed 42 -inches from existing grade, in order to maintain the view corridor on Larkspur Avenue. 10. No trees shall be planted within the side setback area abutting Larkspur Avenue in order to maintain the view corridor on Larkspur Avenue. 11-09-17 18-31 Planning Commission Resolution No. PC2018-023 Page 10 of 12 11. No trees shall be planted within the illustrated private view corridor shown in Figure 4 of the Staff Report dated August 9, 2018. 12. All trees located within the side setback abutting Larkspur Avenue and the front setback shall be removed. 13. No trees shall be planted in the planter area near the intersection of Larkspur Avenue and Ocean Boulevard to enhance the view corridor as viewed from Larkspur Avenue. 14. Prior to the issuance of a building permit, the Applicant shall submit a final landscape and irrigation plan prepared by a licensed landscape architect. These plans shall incorporate drought tolerant plantings and water efficient irrigation practices, and the plans shall be approved by the City's Planning Division. 15. 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 part of regular maintenance. 16. 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 City's Planning Division. 17. Prior to issuance of a building permit, the Applicant shall submit to the City's Planning Division an additional copy of the approved architectural plans for inclusion in the application 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 Variance and Coastal Development Permit application. 18. 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 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. 19. 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. 20. 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. 11-09-17 18-32 Planning Commission Resolution No. PC2018-023 Paae 11 of 12 21. 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. 22. 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. 23. 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. 24. Construction activities shall comply with NBMC Section 10.28.040, 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. 25. This approval shall expire and become void unless exercised within 24 months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of NBMC Title 20 Planning and Zoning. 26. 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 Hinton and Maloney Variance including, but not limited to, Variance No. VA2017-002 and Coastal Development Permit No. CD2017-091 (PA2017-208). 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. Public Works Conditions 27. Parkways on Ocean Boulevard and Larkspur Avenue shall be planted with drought - tolerant planting or turf. 28. The proposed driveway shall be installed per City Standard STD -162-L. The approach bottom maximum width shall be 20 feet. 11-09-17 18-33 Planning Commission Resolution No. PC2018-023 Page 12 of 12 29. The proposed project shall comply with sight distance standard STD -110-L at the corner of Ocean Boulevard and Larkspur Avenue. 30. No staging/storage of materials shall be permitted within the public right-of-way. 31. In case of damage done to public improvements surrounding the development site by the private construction, additional reconstruction within the public right-of-way may be required at the discretion of the City's Public Works Inspector. 11-09-17 18-34 Attachment D Planning Commission Minutes 18-35 NEWPORT BEACH PLANNING COMMISSION 8/9/2018 VII. ONSENT ITEMS ITEM NO. 2 MINUTES OF JULY 19, 2018 Recommended Action: 1. Approve and file Motion made by Vice Chair Weigand and seZ'eed by Commissioner Koetting to approve the draft minutes of the July 19, 2018 meeting as presented. AYES: Zak, Weigand, Kleiman, Dunlap, Koetting NOES: None ABSTAIN: Lowrey ABSENT: Kramer VIII. CONTINUED BUSINESS: ITEM NO. 3HINTON AND MALONEY RESIDENCE (PA2017-208) )Site Location: 3200 Ocean Boulevard Summary: A request for a coastal development permit to allow the construction of a new 7,421 -square -foot, single-family residence and a 694 -square -foot three car garage. The application also includes a request for a variance to allow the residence to encroach 5 feet into the required 10 -foot rear setback and exceed the maximum floor area limit. Recommended Action: 1. Conduct a public hearing; 2. Find the project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303, Article 19, of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act under Class 3, (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 Resolution No. PC2018-023 approving Coastal Development Permit No. CD2017-091 and Variance No. VA2017-002. Assistant Planner David Lee reported that the project proposes to demolish an existing single-family residence and construct a new single-family residence. The existing home was constructed in 1948. Required setbacks are 24 feet at the front, 4 feet at the sides, and 10 feet at the rear. The existing structure encroaches into the side and rear setbacks. The proposed residence will encroach 5 feet into the rear setback and exceed the maximum floor area limit. The square footage of the basement is not included in the proposed home's total floor area. The subject lot in Corona del Mar is unique in that it does not abut an alley. The rear setback acts as a side setback, for which 3 or 4 feet would otherwise be required, because the lot abuts an adjacent residential property. The distance between the proposed residence and the adjacent residence to the rear will be 10 feet, 10 inches. Prior to 1948, Lots 7 and 8 were oriented to face Ocean Boulevard; whereas, the current lots are oriented to face Larkspur Avenue. The current orientation of the lots creates disproportionate setbacks for the subject lot, and decreases the buildable area, the maximum floor area, and the floor area ratio (FAR) of the lot. If Lots 7 and 8 were still oriented to Ocean Boulevard, the buildable area would be 67 percent for Lot 8 and 65 percent for Lot 7. The maximum floor area would be 5,335 square feet with an FAR of 1.009 for Lot 8 and 4,247 square feet with an FAR of 0.96 for Lot 7. In the current orientation, the buildable area decreases to 52 percent for 3200 Ocean Boulevard and 47 percent for 210 Larkspur Avenue; the maximum floor area decreases to 4,234 square feet with an FAR of 0.777 for 3200 Ocean and 2,993 square feet with an FAR of 0.708 for 210 Larkspur. Most lots in the area have FAR values greater than 1.0. The proposed project has an FAR of 0.958. Thirteen of 376 lots are oriented similar to the subject lot, and 11 of the 13 lots deviate from required setbacks and floor area or have nonconforming structures. The current orientation of the lots deprives the subject property of privileges 2 of 8 18-36 NEWPORT BEACH PLANNING COMMISSION 8/9/2018 enjoyed by other properties. Granting a variance would not be a special privilege because the proposed FAR and 5 -foot setback will be consistent with surrounding lots and will not be detrimental to the surrounding area. The proposed structure will provide better private views for 210 Larkspur than a Code -compliant structure. To protect the private view for 210 Larkspur, staff has included a condition of approval for 204 square feet of open space at the northwesterly corner of the subject lot. Because the proposed structure exceeds the maximum floor area and the lot is located within the coastal zone, the project requires a coastal development permit. The project does not impact public views and neither provides nor inhibits coastal access. Staff requests two additional conditions of approval for removal of all trees located within the side setback abutting Larkspur Avenue and the front setback and for no trees to be planted in the planter area near the intersection of Larkspur Avenue and Ocean Boulevard. Staff recommends the Commission approve the application. In response to Commissioners' questions, Senior Planner Jaime Murillo explained how the floor area is calculated, and the 4,528 square feet. Under authority granted to him, Community Development Director Jurjis utilized the variance procedure stated in the Zoning Code as the Local Coastal Plan (LCP) does not contain a variance procedure. Staff is awaiting a California Coastal Commission hearing on the City's amendment to include a variance procedure in the LCP. A Commission decision to approve the project may be appealed to the City Council or the Coastal Commission. An appeal of the Commission's decision regarding the Ginsberg project, based on the lack of a variance procedure in the LCP, is scheduled for August 10, 2018, before the Coastal Commission. Commissioners Kleiman, Dunlap, Lowrey, and Weigand reported meetings with the applicant and the consultant. Commissioners Kramer, Koetting, and Zak reported no ex parte communications. Chair Zak opened the public hearing. John Ramirez, consultant for Nicholson Construction, advised that the applicant requests a coastal development permit and a variance for a 4,500 -square -foot home with a three -car garage and a subterranean basement. No trees or large shrubs are proposed in the setback areas. The basement includes a storage area for vehicles. The first floor is comprised of a great room, kitchen, office, and powder room. Bedrooms are located on the second floor. The proposed roof deck will be confined within the architecture of the existing structure. No parts of the structure will exceed the height limit. The facades facing Larkspur and Ocean will be a combination of smooth stucco and stone with many windows. Over the last several months, project representatives have met with the community and staff to modify and improve the design of the home. The size of the home has been reduced since the first submission. In response to comments, the architect incorporated retractable glass to open up the interior and exterior of the building as well as the view corridor along Larkspur. By not building the house to the setback and not planting trees or large shrubs in the setback along Larkspur, 210 Larkspur will have a nice view corridor. The proposed home design is compatible with the neighborhood and responsive to community feedback. In reply to Commission inquiries, Mr. Ramirez indicated lifts will move vehicles into the basement. Once a vehicle has been moved into the basement, a lid will cover the space between the basement and garage so that another vehicle can park in the garage. Jim Mosher believed the City did not have the authority to grant variances in the coastal zone. Beyond that, the findings for granting a variance could not be made. A property owner had no right to the same FAR as neighboring properties and no right to exceed the 1.5 floor area limit. Ken Alber, the adjacent property owner of 210 Larkspur, remarked that he worked with staff and the applicant to address his concerns and now supports the project. Brant Dahlfors, 211 Larkspur, wished to ensure the large shrubs and trees at 3128 Ocean Blvd. do not recur in the future on the subject property. Chair Zak closed the public hearing 3 of 8 18-37 NEWPORT BEACH PLANNING COMMISSION 8/9/2018 In answer to Commissioners' queries, Community Development Director Jurjis clarified that the Coastal Commission will determine whether a substantial issue exists in the Ginsberg project. Staff informs applicants of the risks of seeking a variance that is subject to a coastal development permit. The issues before the Coastal Commission on August 10 are public access, view protection, and variance procedures in the Ginsberg project. Coastal Commission staff is recommending a substantial issue for the Ginsberg project. The Code does not contain a requirement for ventilation of a subterranean garage, and staff does not anticipate any noise issues because the subterranean garage will be built of concrete. An applicant's representative explained that a hydraulic system will operate the garage lift and cover, and the system should not be a noise issue. Chair Zak felt a continuance of the project would be prudent in light of the Coastal Commission's review of the Ginsberg project the following day. Secretary Kleiman concurred. The Commission did not have clear legal authority to grant a coastal development permit with a variance. In response to Commissioner Dunlap's question, Assistant City Attorney Michael Torres recommended the Commission continue the project rather than make its approval contingent upon a Coastal Commission determination. Commissioner Koetting remarked that each applicant faces a risk of the Commission's decision being appealed. The Commission has sufficient information to approve or deny the project. In response to Commissioner Koetting's inquiry, Senior Planner Murillo clarified that a building permit would not be issued during the 14 -day appeal period. Chair Zak reiterated the need to continue the project as the Ginsberg appeal is based on the variance procedure. The applicant's representative anticipated the appeal before the Coastal Commission would require some time to reach a conclusion. The applicant is aware of the risks of proceeding with the project and requests the Planning Commission approve or deny the project at the current time. Secretary Kleiman commented that the City did not have the authority under the existing LCP to grant a variance. While the Coastal Commission could provide some information the following day, she suspected that would not happen. Commissioner Dunlap understood Commissioners' concern regarding the Ginsberg appeal; however, the applicant submitted its application almost a year prior. In addition, the applicant accepts the risks of an appeal. Vice Chair Weigand suggested a second appeal of the same issue to the Coastal Commission could inspire the Coastal Commission to move more quickly. Motion made by Vice Chair Weigand and seconded by Commissioner Lowrey to find the project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 (New Construction or Conversion of Small Structures); and adopt Resolution No. PC2018-023 approving Coastal Development Permit No. CD2017-091 and Variance No. VA2017-002 with the additional conditions of approval recommended by staff. AYES: Weigand, Dunlap, Kramer, Lowrey, Koetting NOES: Zak, Kleiman ABSTAIN: None ABSENT: None IX. P UIQi IC HEARING ITEMS ITEM NO.4 DEAN RESID 7-167) Site Location: 16 Bay Island Summary: 4 of 8 18-38 Attachment E Planning Commission Staff Report 18-39 V1� Q� 2 18-40 �eEwPpa> CITY OF NEWPORT BEACH on PLANNING COMMISSION STAFF REPORT V )b S �4FOM1�P SUBJECT: Hinton and Maloney Residence (PA2017-208) SITE LOCATION: 3200 Ocean Boulevard • Coastal Development Permit No. CD2017-091 • Variance Permit No. VA2017-002 APPLICANT: Nicholson Companies OWNER: Karen M. Hinton and John D. Maloney PLANNER: David S. Lee, Assistant Planner 949-644-3225, dlee@newportbeachca.gov PROJECT SUMMARY August 9, 2018 Agenda Item No. 3 A coastal development permit (CDP) to allow the construction of a new 7,276 -square - foot, single -unit residence and a 688 -square -foot, three -car garage. The application also includes a request for a variance to allow the residence to encroach 5 feet into the required 10 -foot rear setback and exceed the maximum floor area limit. RECOMMENDATION 1) Conduct a public hearing, 2) Find the project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303, Article 19, of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act) under Class 3, (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 Resolution No. PC2018-023 approving Coastal Development Permit No. CD2017-091 and Variance No. VA2017-002 (Attachment No. PC 1). 1 18-41 V1� Q� 2 18-42 Hinton and Maloney Variance Planning Commission, August 9, 2018 Page 2 Subject Property GENERAL PLAN ZONING Table 1 — Land Use, Zoning and Uses LOCATION GENERAL PLAN ZONING CURRENT USE ON-SITE Single -Unit Residential Detached (RS -D) Single -Unit Residential (R-1) Single -Unit Residence NORTH RS -D R-1 Single -Unit Residences SOUTH RS -D R-1 Single -Unit Residences EAST RS -D R-1 Single -Unit Residences WEST RS -D R-1 Single -Unit Residences 18-43 V1� Q� 4 18-44 Hinton and Maloney Variance Planning Commission, August 9, 2018 Page 3 Project Setting The 5,445 -square -foot lot is located in Corona del Mar on the northeast corner of Ocean Boulevard and Larkspur Avenue, on the northerly side of Ocean Boulevard. The property is located in a residential neighborhood and is immediately surrounded by other single - unit residences. The property takes vehicular access from Larkspur Avenue due to the lack of alley access. The property faces Ocean Boulevard and the Corona del Mar State Beach access ramp is located approximately 250 feet to the west. The site is currently developed with a 2,904 -square -foot, two-story, single -unit residence that encroaches 8 feet, 3 inches into the required 10 -foot rear setback. The existing residence also encroaches approximately 4 inches into the required 4 -foot interior side setback. In 1990, Modification Permit No. MD3791 was approved authorizing an 885 - square -foot addition and alterations to the existing nonconforming dwelling, including allowing the second floor addition to maintain the 4 -inch encroachment into the 4 -foot side setback. Prosect Description The applicant proposes to demolish the existing single family residence and construct a new 7,276 -square -foot, single family residence and a 688 -square -foot, three -car garage. The proposed residence would consist of two levels above grade totaling 4,528 square feet (excluding the garage) and a 2,748 square -foot subterranean basement. The proposed three -car garage is designed to include lift access to an additional vehicle storage space within the subterranean basement. In addition, the design includes an elevator that leads to a roof deck above the second floor. Background — Lot Reorientation The subject property and surrounding area were originally subdivided in 1904 as part of the Re -Subdivision of Corona del Mar (Attachment No. PC 3). The subject property and neighboring property at 210 Larkspur Avenue consist of portions of Lot 7 and 8 of Block 138 of that original subdivision. At the time of the original subdivision, the two lots were typical of neighboring lots and were oriented in a northeasterly direction with each lot facing Ocean Boulevard with alley access provided at the rear. Prior to the construction of the existing residence in 1948, portions of Lots 7 and 8 were combined and reoriented to provide two lots facing Larkspur Avenue. As a result of reorientation, the subject property (the southern portions of Lots 7 and 8) does not have alley access and maintains vehicular access from Larkspur Avenue. The reoriented lots are highlighted below in Figure 1. 5 18-45 Hinton and Maloney Variance Planning Commission, August 2018 PageA DISCUSSION Analysis General Plan, Local Coastal Glen and Zoning Code The site is designated as Single Unit Residential Detached (RSO) by the General Plan Lana Use Element and single Unit Residential Detached —6090 OIJAC (PSD by the Coastal Lana Use Plan (CLUP). It is located within the Single unn Residential R 1) Zoning Oisris and Coastal Zoning District . The single unn residence is permitted use under these lana use designations Win the exception of requested variance for rear setback encroachment and floor area limitation the proposed residence complies with all ether applicable development standards of P Zoning and Coastal zoning Districts as illustrated in Tame 2 below: ar race Hinton and Maloney Variance Planning Commission, August 9, 2018 Page 5 Table 2: Zoning and Coastal Zoning Development Standards Development Feature Required Existing Proposed Setbacks (min.) Front 24' 24' 24' Rear 10' 1'-10" 5,0) Left Side (West) 4' 13'-4" 4' Right Side East 4' 3'-8" 4' Height (max.) Flat 24' 24' Sloped 29' 25'-6" 29' Open Space (min.) 466 sq. ft. Exceeded 665 sq. ft. 3rd Floor Area (max.) 466 sq. ft. No 3rd Floor No 3rd Floor Floor Area Limit (max.) 4,234 sq. ft. 2,904 sq. ft. 5,216 sq. ft. (excluding basement)(1)(2) Parkin min. 3 spaces 2 spaces 3 spaces (1) Variance requested (2) The floor area of a subterranean basement is not included in the calculation of total gross floor area pursuant to NBMC Sections 20.18.030 and 21.18.030. The total floor area including the subterranean basement is 7,964 square feet. Variance Findings The variance is requested to reduce the required rear yard setback and to exceed the maximum floor area limit allowed by the Zoning Code and certified Local Coastal Program (LCP) Implementation Plan. A variance is a request to waive or modify certain standards when, because of special circumstances applicable to the property, including location, shape, size, surroundings, topography, or other physical features, the strict application of the development standards otherwise applicable to the property denies the property owner privileges enjoyed by other property owners in the vicinity and in the same zoning district. A variance should be granted to maintain parity between the variance site and nearby properties in the same zoning district to avoid the granting of special privileges to one property. Currently, the certified LCP is silent on variance procedures. However, California Coastal Act (Coastal Act) Section 30010 states that the Coastal Act is not intended to "take or damage private property for public use, without the payment of just compensation therefor." Coastal Act Section 30010 further states that the Coastal Act is "not intended to increase or decrease the rights of any owner of property under the Constitution of the State of California or the United States." This policy is reiterated in the certified LCP as CLUP Policy 1.3(1). As the Coastal Act and the certified LCP are not intended to increase or diminish the rights of any property owner, the Community Development Director has made an interpretation pursuant to NBMC Section 21.12.020 (Rules of Interpretation) that the City will rely upon the variance procedures in the City's Zoning Code (Section 20.52.090) for deviations requested from the certified LCP Implementation Plan development standards allowing for due process for the applicant. 18-47 Hinton and Maloney Variance Planning Commission, August 9, 2018 Page 6 The City has a pending LCP amendment under review by the California Coastal Commission to acknowledge variances and modification permits through a CDP, in order to provide due process to the applicant. Section 20.52.090.F (Variances, Findings and Decision) of the Zoning Code requires the Planning Commission to make the following findings before approving a variance: A. There are special or unique circumstances or conditions applicable to the subject property (e.g., location, shape, size, surroundings, topography, or other physical features) that do not apply generally to other properties in the vicinity under an identical zoning classification; B. Strict compliance with Zoning Code requirements would deprive the subject property of privileges enjoyed by other properties in the vicinity and under an identical zoning classification; C. Granting of the Variance is necessary for the preservation and enjoyment of substantial property rights of the applicant, D. Granting of the Variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district; E. Granting of the Variance will not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood; and F. Granting of the Variance will not be in conflict with the intent and purpose of this Section, this Zoning Code, the General Plan, or any applicable specific plan. Variance Analysis — Rear Setback Encroachment Typical R-1 lots surrounding the subject property abut an alley and are only subject to a 5 -foot rear alley setback. However, the subject lot is atypical due to the reorientation and it abuts another lot developed with a residence to the rear instead of an alley. Including the subject property and 210 Larkspur Avenue, there are a total of 13 (3.5 percent) similarly reconfigured lots out of 367 lots in the 1904 Re -subdivision. Out of these 13 lots, 11 have been previously granted deviations from the Zoning Code (See Attachment No. PC 4). Due to the lot not abutting an alley, it is subject to a 10 -foot rear setback. The 10 - foot rear setback, in addition to the large 24 -foot front setback, disproportionately impacts the property owner's ability to develop the property. As illustrated in Figure 2, the lot's current setback configuration results in 48 percent of the lot dedicated to setback areas, whereas surrounding typical properties have a range between 26 to 38 percent. As such, strict compliance with setback requirements with the 2 18-48 Hinton and Maloney Variance Planning Commission, August 9, 2018 Page 7 existing atypical lot configuration reduces the usable buildable area when compared to surrounding typical lots with similar lot sizes in the area. Alternatively, if the subject property and neighboring 210 Larkspur Avenue were never reoriented, development of the original Lots 7 and 8 with orientation facing Ocean Boulevard, would be subject to setbacks and a percentage of lot area dedicated to setbacks (35% and 33%) consistent with surrounding typical lots in the area. Current Orientation Larkspur Ave. 98.61 1 4'SiDE SETBACK 1 3200 Ocean Boulevard 1 Southerly Podiona Lots 7 and 1 1 ! Lot Size: 5,445 sq. ft. Mac � 1 Lot Area Dedicated to ' Setbacks: 48% O 1 I 24' FRONT SETBACK .1 4'SIDE SETBACi._ 79.27 Figure 2 — Lot Reorientation (Setbacks) Original Orientation pl r Larkspur Ave. 153.6 _-_-____ 3'SIDE SETBACK "'T I I Lot Size: 5,284 sq. ft. Lot $ 1 m Iy G Lot Slze:4,225 sq. k. ml Io 24' FRONT Lo[ Area Dedicated to Setbacks: 33% o I^ ' 1 SETBACK I I N I m 1 rcl m3'SIDE SETBACK i......_. c M _._._._._ _._._._._._._._._ 3' SIDE SETBACK .J $ O 1 Lot Size: 4,386 sq. ft. Lot 7 I Y I I 24' FRONT m ' 1 SETBACK Lot Area Dedicated to Setbacks: 35% w I o 1 I =5E�BACyr«... _._._..........«�. .J 144.2]' Current Orientation Larkspur Ave. 98.61 1 4'SiDE SETBACK 1 3200 Ocean Boulevard 1 Southerly Podiona Lots 7 and 1 1 ! Lot Size: 5,445 sq. ft. Mac � 1 Lot Area Dedicated to ' Setbacks: 48% O 1 I 24' FRONT SETBACK .1 4'SIDE SETBACi._ 79.27 .1.. I.......•..I REAR.E.TBP_.—•.•J 65' 9 18-49 65, 20' FRONESURACK• I pl r 210 Larkspur Avenue Northerly Portion ofw 7and 8 I m Iy G Lot Slze:4,225 sq. k. Y 1. w Io o I^ ' Lot Area Dedicated to I I Setbacks: 53% I I .1.. I.......•..I REAR.E.TBP_.—•.•J 65' 9 18-49 Hinton and Maloney Variance Planning Commission, August 9, 2018 Page 8 The requested 5 -foot rear yard setback would make the property more compatible with the existing setbacks of the immediately adjacent properties. The remaining properties along the same block have the same large 24 -foot front setback, but enjoy a similar 5 - foot rearyard setback and larger percentage of buildable area. Granting a 5 -foot rearyard setback would decrease the percentage of the lot dedicated to setbacks from 48 to 43 percent and bring parity between the subject property and other lots in the surrounding neighborhood. As illustrated in Figure 3, a 22 -foot -wide portion of the existing garage and second floor living area currently encroach 8 feet, 3 inches into the required 10 -foot rear yard setback, resulting in a setback of 1 -foot 9 -inches. The proposal includes the demolition of the existing dwelling and the construction of a new dwelling 5 feet from the property line for a width of 37 feet. Although the width of the encroachment increases, the location of the dwelling 5 feet from the property line exceeds what would normally be provided if this were treated as a side yard with a minimum required 4 -foot setback, and provides an increased setback distance compared to the existing condition. As a result, there would be increased light and air to the adjacent property. Additionally, the existing setback for the residence of 210 Larkspur Avenue abutting this property is 5 feet, 10 -inches (4 -foot minimum side setback required), resulting in a proposed separation of 10 feet, 10 inches between the neighboring structures, whereas the existing separation is 7 feet, 7 inches. ° x'01 101.55iC 3 CURB ROCK PM 1.1991'SRAW'Z2'a'°S QO2. !2�y I91. "53 A PLN O z Figure 3 — Existing Development LARKSPUR AVENUE 0 2�c 6,6 L ° s 0 2J n N o^^ Ri RIDGE LINE 0 '01 °?n s x200, CONC. WA C X01, X93; y n 18810]. 0>.6> .IOI.g N 40' 35 22 E 1 Ig,15iW ,15 s�> 3'-8" (E) Side Setback CONC. PE Legend: Required Setbacks — Existing Residence — Property Line N c a 5-10" (E) Side Setback (Neighbor) 11.2 INYL FENCF, E ATE 1' g" (E) Rear Setback ZD 18-50 Hinton and Maloney Variance Planning Commission, August 9, 2018 Page 9 Although the City does not have private view protection policies, the adjacent neighbor located at 210 Larkspur Avenue currently enjoys a private view across the northwesterly corner of the subject lot. The design includes a 204 -square -foot open space design feature by way of a larger setback on each of the two levels above grade at the northwesterly corner of the proposed dwelling. The applicant included the feature to preserve a portion of the neighbor's existing private view. As illustrated in Figure 4, the design also provides a greater setback and a greater private view shed than what would be provided with a setback -compliant design. The draft resolution of approval includes a condition that requires the design feature to be maintained. Variance Analysis — Floor Area Increase The maximum floor area permitted on R-1 properties in Corona del Mar is based on a calculation of 1.5 times the buildable area. The buildable area is defined as the area of a lot, excluding the minimum front, side, and rear setback areas. As previously mentioned, due to the reorientation of the lots, the buildable area of the subject property is disproportionately less than that of typical surrounding lots. As a result, the maximum allowable floor area is also similarly impacted. Currently, the subject lot has a buildable area of 2,823 square feet, resulting in a maximum floor area of 4,234 square feet. Due to the difference in lot sizes and variation in setback areas between the subject property and surrounding lots, staff has calculated the floor to lot area ratios to compare the proposed project to other properties in the area (Table 3 below). A map that shows the referenced properties is shown in Figure 5 below. Figure 4 — Private View Exhibit Legend: > Proposed view shed 67' �oa�N 'V L. LARKSPUR AVE. -- Setback compliant � view shed A' 540 ♦` �` 25 . ,... .xITTR , ,,n y � 1 z y Of CORNER OF SETBACK I CORNER OF PROPOSED — = 210 LARKSPUR �' RESIDENCE ..--3 PROPOSED RESIDENCE I - x..11TC N Iy t nxvcxrl Variance Analysis — Floor Area Increase The maximum floor area permitted on R-1 properties in Corona del Mar is based on a calculation of 1.5 times the buildable area. The buildable area is defined as the area of a lot, excluding the minimum front, side, and rear setback areas. As previously mentioned, due to the reorientation of the lots, the buildable area of the subject property is disproportionately less than that of typical surrounding lots. As a result, the maximum allowable floor area is also similarly impacted. Currently, the subject lot has a buildable area of 2,823 square feet, resulting in a maximum floor area of 4,234 square feet. Due to the difference in lot sizes and variation in setback areas between the subject property and surrounding lots, staff has calculated the floor to lot area ratios to compare the proposed project to other properties in the area (Table 3 below). A map that shows the referenced properties is shown in Figure 5 below. Hinton and Maloney Variance Planning Commission, August 9, 2018 Page 10 Table 3: Lot Comparison Max Floor Area Floor Required Property Address Lot Size (SF) Buildable (Buildable SF x 1.5) Area Setbacks Area (SF) (SF) Ratio 3200 Ocean Blvd. F:24 R:10 S:4 (Code -Required) 5,445 2,823 4,234 0.777 3200 Ocean Blvd. 5,445 3,108 5,216 0.958 F:24 R:5 S:4 (Proposed) Neighboring Lots 0 3128 Ocean Blvd. 8,127 5,631 8,446.5 1.039 F:22 R:5 S:4 3208 Ocean Blvd. 4,263 2,707 4,060.5 0.952 F:24 R:5 S:3 210 Larkspur Ave.0) 4,225 1,994.6 2,991.9 0.708 F:20 R:10 S:4 211 Larkspur Ave. 5,310 3,626 5,439 1.024 F:15 R:5 S:4 212 Larkspur Ave.* 4,720 3,332 4,998 1.059 F:15 R:5 S:3 217 Larkspur Ave.* 4,720 3,332 4,998 1.059 F:15 R:5 S:3 3300 Ocean Blvd. 7,893 5,355 8,032.5 1.018 F:25 R:5 S:4 3100 Ocean Blvd. 5,746 3,973 5,959.5 1.037 1 F:8 R:10 S:3 209 Marguerite Ave.*1 4,720 1 3,672 1 5,508 1 1.167 11 F:5 R:5 S:3 *Typical lot size in the neighborhood. (1) Staff Approval No. SA2001-017 (August 22, 2001) authorized reconstruction of dwelling to maintain a 4 -foot rear setback and 15 -foot front setback consistent with prior approval of Modification Permit No. MD2001-090. Fiaure 5: Setback/Reference Ma ryo 070 9 ��wp 2zv e a�s•� et0?��t�� �'?96 `��SF"��� c� 3O °s 2p Ty� ^°o as O sP� ^h aa2 as a COs Q, 10 ^ 6 a a3 ^ a, " M oo ?? OA azo aaa�4v R 0CFqa,ry tie ?q titi a a's fp<��gRa ° oO ti aO° 7IIJID� 4Ag O Ib Ip .1027 12 18-52 Hinton and Maloney Variance Planning Commission, August 9, 2018 Page 11 A typical lot in the surrounding area is 4,720 square feet. These lots have FARs between 1.059 and 1.167, depending on their respective setback requirements and the Code - required floor area limit. However, due to the orientation of the subject lot, the buildable area results in a maximum FAR of 0.777, which is approximately 25 percent less than what is allowed on lots of similar or smaller size and with a non -reoriented configuration in the neighborhood. In its original configuration (see Figure 6A), Lot 7 would have a maximum floor area of 4,247 square feet and Lot 8 would have a maximum floor area of 5,335 square feet, totaling a maximum floor area of 9,582 between the two lots. Due to the reconfiguration of the two lots to face Larkspur Avenue (see Figure 613), the subject lot has a maximum floor area of 4,234 square feet and 210 Larkspur has a maximum floor area of 2,993 square feet, totaling a maximum floor area of 7,227 square feet which is approximately 25 percent less than the original configuration of the lots would have provided. Figure 6A — Lot Reorientation (Floor Area) Original Orientation Larkspur Ave 153.6 tm.rr IS 18-53 3' SIDE SETBACK •1 Lot Size: 5,284 sq. ft. Lot 1 Buildable Area: 3,556.85 sq. ft. m za raorvT Max Floor Area: 5,335 sq. ft. 1 SETBACK Floor Area to Lot Size Ratio: 1.009 I m a• 1 �I m 1 _ _ _ _ _ _ _ 3' SIDE SETBACK _. _. _. _._._._._._ -J C 3'SIDE SETBACK `6 1 d J 1 O Lot Size: 4,386 sq. ft. Lot 7 Y I zs raorvT Buildable Area: 2,831 sq. ft. / m 1 sETBacK Max Floor Area: 4,247 sq. ft. w I o 1 Floor Area to Lot Size Ratio: 0.9683 a I m 1 I tm.rr IS 18-53 Hinton and Maloney Variance Planning Commission, August 9, 2018 Page 12 Figure 613 — Lot Reorientation (Floor Area) Current Orientation Larkspur 99.6! 4'SIDE SETBACK "=1 F1 Ave. 65• 20' FRONTSETBACK I 3200 Ocean Boulevard 61 I Southerly Portion of Lots] and 210LarksoAvenue d1 Northerly PortionoiLas ] and 8 1 Buiable Area: 2,823sq ft. I a Bui995 sti. ft. a Max Floor Ar e:4234 s9 ft i n MaxFloorA eat 993 St. R. r 1 0.7]7^•tea rc I c � � I 1 24' FRONT 1 SETBACK 1 I 4'SIDE SETBACK a �]sn+ Cumulative MaximummF F 10' REAR SETBACK 65, The applicant is requesting a maximum floor area of 5,216 square feet, which would result in a FAR of 0.958. The granting of the variance would not constitute a special privilege, as it is consistent with and lower than other properties in the vicinity and within the same zone. The subject property has a unique lot configuration that is different from other properties in the vicinity and same zone and results in the application of setbacks and buildable area that is significantly more restrictive. As demonstrated, strict compliance with the Zoning Code requirements would deprive the subject property of constructing a residence with similar FAR and setbacks when compared to neighboring lots and the granting of the variance would not grant more floor area than what could be achieved by other property owners in the same vicinity with identical zoning requirements. Coastal Development Permit The subject property is located within the Categorical Exclusion Order (CEO) Area of the Coastal Zone. Projects on properties located within the CEO may be excluded from the requirement to obtain a coastal development permit (CDP) provided it meets the conditions of the Coastal Commission's Exclusion Order CE-5-NPB-16-1. One of the conditions is the 1.5 floor area limit and given that the proposed project does not meet the maximum floor area limit, the project does not qualify for a Categorical Exclusion and requires a coastal development permit. 14 18-54 Hinton and Maloney Variance Planning Commission, August 9, 2018 Page 13 Pursuant to certified LCP Implementation Plan Section 21.52.15 (F) (Findings and Decision), the review authority may approve or conditionally approve a CDP application, only after first finding that the proposed development: 1. Conforms to all applicable sections of the certified Local Coastal Program (e.g. development standards, no impacts to public views, natural resources, etc.); and 2. 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. Staff believes sufficient facts exist to support the CDP request, as proposed by the applicant and demonstrated in the Draft Resolution (Attachment No. PC 1). Scenic and Visual Quality Protection The Coastal Land Use Plan of the certified LCP identifies Ocean Boulevard as a coastal view road due to the view of the coast looking south. Due to the location of the project near this protected public view, an initial evaluation of the potential impact to the view shed or the scenic and visual qualities of the coastal zone was conducted pursuant to Section 21.30.100 of the certified LCP Implementation Plan. The 3100-3200 block of Ocean Boulevard provides views of the ocean, Harbor entrance and Corona del Mar State Beach. However, the subject property is located landward of Ocean Boulevard; therefore, the proposed project site is not between public vantage points along Ocean Boulevard and these view features. Therefore, the project will not impact existing, nor provide an opportunity to enhance, public views along Ocean Boulevard. Larkspur Avenue provides a view corridor to south and that also allows views of the ocean, Harbor entrance, and Corona del Mar State Beach. While the proposed single - unit residence will be located closer to Larkspur Avenue than the existing residence, it will not encroach into the side setback area established by the certified LCP. Furthermore, the CDP is conditioned to restrict accessory structures and landscaping within this setback area in order to maintain the view corridor. Therefore, the project will not significantly impact existing, nor provide an opportunity to enhance, public views from Larkspur Avenue. The proposed project will maintain a building envelope consistent with the certified LCP, with the exception of the proposed deviations to the rear setback and floor area limitation. These proposed deviations are limited and only allow for a development that is similar and compatible in design, bulk, and scale of the existing single -unit neighborhood pattern of development and expected future developments permitted pursuant to the certified LCP. When viewed from nearby and distant public viewing areas, the completed project will blend into the low-density residential form of the neighborhood. Therefore, the 1,5 18-55 Hinton and Maloney Variance Planning Commission, August 9, 2018 Page 14 proposed project does not have the potential to degrade the visual quality of the Coastal Zone. As a result of this initial evaluation, it is staff's determination that the proposed deviations will not result in visual impacts that would be detrimental to the surrounding areas in the coastal zone. Public Access Certified LCP Implementation Plan Section 21.30A.040 requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. The project site does not currently provide a public view or access easement and is located more than 200 feet from the nearest public beach. Public access by pedestrians and vehicles to the coast and to public views is presently provided by Ocean Boulevard and Larkspur Avenue, both public roads, and the proposed project is designed and sited so as not to interfere with that access. The project site does not have alley access and the proposed project will use an existing driveway approach on Larkspur Avenue for vehicular access. Therefore, existing public on -street parking will be maintained. The proposed project will provide three off-street parking spaces within garages, which conforms with Zoning Code and certified LCP off- street parking requirements for a single -unit residence with this amount of floor area. Therefore, the project will not impact public on -street parking available for public access. Finally, the proposed single -unit residence will replace an existing single -unit residence; therefore, the proposed project will not generate a significant new or increased demand for public access or recreational opportunities as there will be no increase in density. Summary The reconfiguration of the subject property has created a unique lot orientation that has a rear setback and floor area limit that is more restrictive than neighboring lots of similar size in the surrounding area. Staff, therefore, recommends Planning Commission approval of the variance and coastal development permit based on the discussion and facts above and findings included in the draft resolution for approval. Conditions of approval have been incorporated into the attached draft resolution (Attachment No. PC 1). Alternatives 1. The Planning Commission may suggest specific changes that are necessary to alleviate concerns. If any additional requested changes are substantial, the item should be continued to a future meeting to allow a redesign or additional analysis. Should the Planning Commission choose to do so, staff will return with a revised resolution incorporating new findings and/or conditions. 10 18-56 Hinton and Maloney Variance Planning Commission, August 9, 2018 Page 15 2. If the Planning Commission believes that there are insufficient facts to support the findings for approval, the Planning Commission must deny the application and provide facts in support of denial to be included in the attached draft resolution for denial (Attachment No. PC 2). Environmental Review This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) 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. Public Notice Notice of this hearing was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways) including the applicant and posted on the subject property at least 10 days before the scheduled meeting, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by: 06we�_ David S. Lee Assistant Planner ATTACHMENTS Submitted by: Jim Campbell Deputy Community Development Director PC I Draft Resolution with Findings and Conditions P2 PC 3 Re -Subdivision Map of Corona del Mar (1904) PC 4 Deviations of Reconfigured Lots Along Ocean Boulevard PC 5 Project Plans PC 6 Correspondence 27 18-s7 V1� Q� 12 18-58 ... -. ► . IRT �e�M� �M ...... M ........ Attachment Removed - See Attachment A of City Council Report for Updated Version ZJ 18-59 V1� Q� 20 1s -so Attachment Removed - See Attachment B of City Council Report for Updated Version S4 18-62 Attachment No. PC 3 Re -Subdivision Map of Corona del Mar (1904) Si 18-63 V1� Q� 40 18-64 �/.r.•g•yyr y.. + " ''Y✓art A 2. 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Ma/v+r O/o/r9< t f I /� /<o7a or<3oA'4o 6a{nnd o/G ^ Ij/ S of Jirsri/or /rvm,b/td lo7J 7rao/!r, /wco/di a{Oyn9w fo fo% UU LUU� UUU PLACE T) I` JE V JUL 1OIS06 at V— * /d 001KV4 M. at request of JRANGF CDUNTV RECORDS �yy4.,.9 ..a Rec�dt `r� Fee. s J n s U" U I s ♦ . e > • r e = I e> n o •>• n 13 /d/ A�4a w Carane v/MnY" 1 /a<r<ay ce�� fho/laic oba/•� mora Ner /a,wde of my r �.r 8 n/a d co//.••cY/y J,iorss o Ju35�rir/o/) o{fond aY>n <d ,ey �C����t%/• / 4 amles, uana/y ufs�/.yo. �.,�. FJwed W. F!rly a &A.trb, ce/7 {r� foot >/ie ebor< mop /ror o/o /o e ' i/forle JE. Hart ,6yy//e �o/do{eT /r/ro�r o�\�/4n9�C—�/off is p meeYiiaq held /D OOOO U/VV1`U �� ,�ff , C/. friSt .Boo a aper//rorr •. r1 9 4:' 18-65 N s � � UU LUU� UUU PLACE T) I` JE V JUL 1OIS06 at V— * /d 001KV4 M. at request of JRANGF CDUNTV RECORDS �yy4.,.9 ..a Rec�dt `r� Fee. s J n s U" U I s ♦ . e > • r e = I e> n o •>• n 13 /d/ A�4a w Carane v/MnY" 1 /a<r<ay ce�� fho/laic oba/•� mora Ner /a,wde of my r �.r 8 n/a d co//.••cY/y J,iorss o Ju35�rir/o/) o{fond aY>n <d ,ey �C����t%/• / 4 amles, uana/y ufs�/.yo. �.,�. FJwed W. F!rly a &A.trb, ce/7 {r� foot >/ie ebor< mop /ror o/o /o e ' i/forle JE. Hart ,6yy//e �o/do{eT /r/ro�r o�\�/4n9�C—�/off is p meeYiiaq held /D OOOO U/VV1`U �� ,�ff , C/. friSt .Boo a aper//rorr •. r1 9 4:' 18-65 42 1s -ss Attachment No. PC 4 Deviations of Reconfigured Lots Along Ocean Boulevard -9-3 18-s7 V1� Q� 44 18-68 Deviations of Reconfigured Lots Along Ocean Boulevard Address Deviation Discretionary Approval Description Setbacks Floor Non - Area conforming 2824 Ocean X No discretionary approvals on file Existing structure encroaches into Blvd. 10 -foot rear setback. 2828 Ocean X No discretionary approvals on file Existing structure encroaches into Blvd. 10 -foot rear setback. 211 Heliotrope X X Alternative Setback Determination To modify setbacks and resulting Ave. No. SA2011-012 buildable area to 10 feet along Approved June 21, 2011 Heliotrope Avenue (front), 4 feet along the rear property line, 5 feet along Ocean Lane (side), and 4 feet opposite Ocean Lane (side). 3000 Ocean X Modification Permit No. 195 To permit a detached garage to Blvd. Approved May 12, 1970 encroach 7 feet into a 10 -foot rear setback. 210 Iris Ave. X Modification Permit No. 4459 To permit a replacement second Approved July 9, 1996 floor balcony to encroach 10 feet into a 20 -foot front yard setback, and 7 feet 3 inches into a required 10 foot rear setback. Also, to permit a staircase to encroach 3 feet into a 4 -foot side yard setback. X Variance No. 62 To reduce the front setback (Iris Approved June 23, 1952 Ave.) from 20 feet to 10 feet, and reduce the rear setback from 10 feet to 3 feet. X Modification Permit No. MD2007- To permit the encroachment of bay 085 windows 12 feet 3 inches into a 20 - Approved December 4, 2007 foot front setback along Iris Ave and 7 feet 3 inches into a 10 -foot rear setback. 45 18-69 3200 Ocean X Modification Permit No. 3791 To permit an addition to encroach 4 Blvd. Approved December 18, 1990 inches into a 4 -foot side setback. 210 Larkspur X X Variance No. 1206 To permit an addition to exceed Ave. Approved June 8, 1995 maximum floor area and encroach "Never Constructed 1 -foot 3 inches into a 20 -foot front setback, and 6 feet into a 10 -foot rear setback. X Modification Permit No. 2001-090 To permit an expansion of an Approved August 22, 2001 existing fireplace in front setback, and an extension of a second floor deck to encroach 3 feet 6 inches into a 20 -foot front setback. 211 Orchid Ave. X Modification Permit No. 2533 To permit a patio structure to Approved April 29, 1980 encroach 6 feet into a 10 -foot rear setback. X X Alternative Setback Determination To reduce a portion the existing 20 - No. SA2012-002 foot front setback to 10 feet, and to Approved April 5, 2012 reduce the 10 -foot rear setback to 7 feet, except for a portion of the rear to be reduced to 4 feet for the garage. Results in increased buildable and maximum floor area. 3600 Ocean X Variance No. 418 To permit a 5 -foot encroachment Blvd. Approved November 21, 1957 into a 10 -foot rear setback. X Variance No. 616 To permit a 3 -foot, 6 -inch overhang Approved August 18, 1960 to encroach into a 25 -foot front setback. 3728 Ocean X Modification Permit No. 2170 To permit the renovation of an Blvd. Approved November 29, 1977 existing nonconforming garage that encroaches 4 feet into a required 4 - foot setback. X Modification Permit No. 3269 To permit an expansion to an Approved April 14, 1987 existing nonconforming garage that encroaches 3 feet 3 inches into a 4 foot side setback, and the 40 18-70 47 18-71 reconstruction of a deck above the garage that will encroach 3 feet 3 inches into a 4 foot side setback. X Modification Permit No. 3515 To permit a structural alteration to Approved March 7, 1989 an existing nonconforming garage and second floor deck which encroach 4 feet into a required 4 - foot side setback. X Modification Permit No. 4959 To permit additions and alterations Approved August 31, 1999 to an existing residence that encroaches 1 foot 6 inches into the required 4 -foot side setback. 215 Poppy Ave. X Modification Permit No. 564 To permit a second floor balcony to Approved September 12, 1972 encroach 9 inches into a 20 front setback. 47 18-71 42 18-72 Jy� / / mei% ell' i r3 � SSS s� 49 18-73 �D 18-74 Attachment No. PC 5 Project Plans 51 18-75 V1� Q� 52 18-76 CITY OF NEWPORT BEACH NOTES FIRE SPRINKLERS NEW CONSTRUCTION, REQUIRES INSTALLATION OF AFIRE SPRINKLERS YSTEM THROUGHOUT THE STRUCTURE. OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION. DEFERRED SUBMITTAL TO BE CERTIFIED BY PROJECT ARCHITECT PRIOR TO SUBMITTAL. SEPARATE PERMITS A/C UNIT INSTALLATION & LOCATION, POOLS, SPAS, FOUNDATION FOR POOUSPA, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. TEMPERED GLASS ALL TEMPERED GLASS TO BE ETCH MARKED. UTILITY EDISON COMPANYAPPROVAL IS REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION. DOORS TO POOL ALL DOORS FROM HOUSE TO POOL YARD MUST BE EQUIPPED WITH AN ALARM PER C.B.C. 3109 & N.B.M.C. 15.04.230. POOL ENCLOSURE AND SAFETY FEATURES SHALL BE PROVIDED. FIRE PIT FIRE PIT WILL BE UNDER SEPARATE PERMIT BUT IT SHALL BE BUILTAT THE SAME TIME AS THIS PERMIT. PROOF OF EXISTING CONDITIONS THE GENERAL CONTRACTOR SHALL EXTENSIVELY PHOTOGRAPH THE SITE AND PUBLIC RIGHT-OF-WAY PRIOR TO STARTING DEMOLITION/CONSTRUCTION AS PROOF OF THE EXISTING CONDITION FOR PUBLIC WORKS DEPARTMENT. SITE RECONSTRUCTION CONTRACTOR SHALL RECONSTRUCTALL DAMAGED/BROKEN CONCRETE CURB, GUTTER AND SIDEWALK ALONG THE FAIRFIELD ROAD AND OFIRRINGTON ROAD FRONTAGES. -PER CIVIL PLANS. TREES -PROTECT CITY TREES IN PLACE REMOVAL OF ANY CITY TREES REQUIRES PRIOR APPROVAL FROM GENERAL SERVICES DEPARTMENT. TREES PROVIDE TREES IN THE PARKWAY ADJOINING THIS SITE TO THE SATISFACTION OF THE GENERAL SERVICES DEPARTMENT. TEL: (949) 644-3083. APPROVAL FROM THE GENERAL SERVICES DEPARTMENT IS REQUIRED ON THE BUILDING INSPECTION CARD PRIOR TO FINAL INSPECTION. PLANNING SIDEYARD A 4' SIDEYARD SETBACK SHALL BE MAINTAINED UP TO A MAXIMUM HEIGHT OF 8' ABOVE GRADE BETWEEN PRIMARY ENTRANCE TO ANY DWELLING UNIT AND THE PUBLIC STREET ORALLEYAND WITHIN THIS AREA A 3' WIDE UNOBSTRUCTED WALKWAY SHALL BE PROVIDED. WALKWAY SHALL BE PAVED AND THE ONLYABOVE GRADE ENCROACHMENTS PERMITTED IN THIS AREA SHALL BE STEPS ESSENTIAL FOR USE OFA FIRST FLOOR ENTRANCE. WALL FINISH TO PROPERTY LINE -SETBACK DISTANCE FROM FACE OF FOUNDATION TO PROPERTY LINE TO BE ZONING SETBACK PLUS WALL FINISH THICKNESS (MINIMUM) WHERE NEW CONSTRUCTION OR MORE THAN 25% ADDED. BUILDING HEIGHT BUILDING HEIGHT CERTIFICATION UPON COMPLETION OF FRAMING AND PRIOR TO INSTALLATION OF ANY ROOF MATERIAL MUST BE SUBMITTED. A HEIGHT CERTIFICATION FROM A LICENSED ENGINEER MUST BE SUBMITTED FOR SLAB HEIGHT CERTIFICATION PRIOR TO POURING CONCRETE SLAB. SKYLIGHTS PER SECTION 20.65.070 D, SKYLIGHTS MAY PROJECT A MAXIMUM OF 6" ABOVE THE FINISHED SURFACE OF A CONFORMING ROOF. FIRE RESISTIVE CONSTRUCTION WALLS WITHIN 5 FEET OF PROPERTY LINE SHALL BE 1 -HOUR FIRE RESISTIVE CONSTRUCTION. ACOUSTICS ALL WORK RELATED TO AIR CONDITIONING CONDENSERS AND POOL AND/OR SPA EQUIPMENT SHALL BE PERFORMED BYA LICENSED CONTRACTOR AS DESIGN -BUILD CONSTRUCTION. SUBMITSOUND ATTENUATION DESIGN FOR HVAC AND POOL AND/OR SPA EQUIPMENT PER ARI STANDARD 275, PRIOR TO OBTAINING MECHANICAL OR POOUSPA PERMITS. SOUND LEVEL NOT TO EXCEED 50 DBA (55DBA WITH TIMER; 65 DBA WITH TIMER AND NEIGHBOR'S CONSENT) PER SECTION 10.26.045 OF THE NBMC. LOCATION OF MEASUREMENT TO BE ADJACENT PROPERTY PATIO OR OPENING. FLOOR SLABS - CAPILLARY BREAK NEW CONSTRUCTION WITH SLAB ON GRADE SHALL INSTALL A CAPILLARY BREAK IN COMPLIANCE WITH THE FOLLOWING: A 2 -INCH THICK LAYER OF SAND OVER A VAPOR BARRIER OVER A 4 -INCH THICK BASE OF 1/2 -INCH OR LARGER CLEAN AGGREGATE AND A CONCRETE MIX DESIGN WHICH WILL ADDRESS BLEEDING, SHRINKAGE, AND CURLING. (FOR ADDITIONAL INFORMATION, SEE AMERICAN CONCRETE INSTITUTE, ACI 302.013-06) -PROVIDE A MOISTURE VAPOR RETARDER CONSISTING OF A POLYETHYLENE MEMBRANE SUCH AS 15 -MIL VAPOR BARRIER TO MEET ASTM 1745, OR EQUIVALENT. REFER TO SOILS REPORTWHICH GOVERNS OVER ARCHITECTURAL AND CIVIL PLANS. ENCROACHMENT PERMIT PRIOR TO PERFORMING ANYWORK IN THE CITY RIGHT-OF-WAYAN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. ENCROACHMENT AGREEMENT A CITY ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD PRIVATE IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLYWITH CITYCOUNCIL POLICYL-6 AND L-18 ENCROACHMENT PERMIT INSPECTION IFANY OFTHE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THESITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, ALLEY/STREET PAVEMENT, AND OTHER PUBLIC IMPROVEMENTS WILL BE REQUIRED BYTHE CUYAT THE TIME OF PRIVATE CONSTRUCTION COMPLETION. ADDITIONALLY, IF EXISTING UTILUIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER METER 2 OF 3 BOX, SEWER LATERALAND/OR CLEANOUT WITH BOXAND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BYTHE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OFTHE PUBLIC WORKS INSPECTOR CHIMNEY HEIGHT OVERALL CHIMNEY HEIGHT FROM AN INTERIOR FIREPLACE (INCLUDING CAP AND/OR ARRESTOR) PERMITTED TO EXCEED HEIGHT LIMIT ONLY AS REQUIRED BY C.R.C. OR MANUFACTURER SPECIFICATION PLUS ADDITIONAL 12" MAXIMUM FOR CAP/SPARK ARRESTOR. THE PORTION THAT EXCEEDS HEIGHT LIMIT AND C.R.C. MINIMUM IS LIMITED NOTONLYTO 12 INCHES IN HEIGHT BUTALSO 2 FEET BY4 FEET IN WIDTH AND DEPTH. TRASH TRASH CAN STORAGE AREA TO BE OUT OF VIEW FROM PUBLIC PLACES AND MAY NOT BE LOCATED IN REQUIRED PARKING AREAS. SIDE SETBACK OVERLAY DISTRICT -AN ADDITION TO THE PRINCIPAL BUILDING SHALL BE ALLOWED TO BE CONSTRUCTED TO THE SIDE YARD SETBACK LINE IN EFFECTAT THE TIME THE PRINCIPAL BUILDING WAS CONSTRUCTED. S 40° 35' 14" W 24.68' CORNER RECORD / RECORD OF SURVEY THE SURVEYOR TO FILE A CORNER RECORD OR RECORD OF SURVEYWITH THE OFFICE OF COUNTY SURVEYOR. EVIDENCE OF THE FILING SHALL BE SUBMTTED TO BUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION. ASSOCIATION APPROVAL ADVISORY ISSUANCE OFA BUILDING PERMIT BYTHE CITY DOES NOT RELIEVE APPLICANT OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN COMMUNITY ASSOCIATION APPROVAL OF PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BYTHIS PERMIT. DRAINAGE MAINTAIN DRAINAGE PER CITY STANDARDS AND EXISTING CONDITIONS. CONTRACTOR SHALL TEST THE DRAINAGE TO VERIFY FLOW BEFORE AND AFTER ADDITION. SHOULD PONDING OR OTHER RESTRICTION OCCUR, CONTACTTHE OWNER AND ARCHITECT IMMEDIATELY. CONSTRUCTION AND DEMOLITION WASTE RECYCLE AND/OR SALVAGE FOR REUSE A MINIMUM OF 65% OF THE NONHAZARDOUS CONSTRUCTION AND DEMOLITION WASTE IN ACCORDANCE WITH SECTION 4.408.1 CAL GREEN CODE. CAL -OSHA PERMIT A CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5 FT. AND FOR SHORING AND UNDERPINNING. WASTEWATER CONTRACTOR ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIG HT-OF-WAYSHALL BE PERFORMED BYA C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN "A" LICENSED GENERAL ENGINEERING CONTRACTOR. WATER CONTRACTOR ALL WORK RELATED TO WATER PIPING IN THE PUBLIC RIG HT -OF -WAY SHALL BE PERFORMED BYA C-34 LICENSED PIPELINE CONTRACTOR ORAN "A" LICENSED GENERAL ENGINEERING CONTRACTOR. SIDE YARD ACCESS PER CNB 20.30.110 A. 1. ACCESS TO SIDE SETBACK AREA. ON RESIDENTIAL LOTS, REGARDLESS OF THE SETBACK AREA ENCROACHMENTS ALLOWED BYTHIS SUBSECTION, A MINIMUM THIRTY-SIX (36) INCH WIDE PASSAGEWAY SHALL BE MAINTAINED WITHIN AT LEAST ONE SIDE SETBACK AREA ADJACENT TO THE PRINCIPAL STRUCTURE IN COMPLIANCE WITH THE FOLLOWING: i. THE PASSAGEWAYSHALL BE FREE OFANY ENCROACHMENTS OR OBSTRUCTIONS FROM GROUND LEVEL TO A HEIGHTOF EIGHT FEET, INCLUDING MECHANICAL EQUIPMENT, AND OTHER ITEMS ATTACHED TO, OR DETACHED FROM, THE PRINCIPAL STRUCTURE; ii. FENCES AND WALLS LOCATED IMMEDIATELYADJAC ENT TO THE PROPERTY LINE MAY ENCROACH UP TO SIX INCHES. NO REDUCTION OR MODIFICATION TO THIS REQUIREMENT SHALL BE ALLOWED; AND iii. THE OPPOSITE SIDE SETBACK AREA MAY HAVE ENCROACHMENTS ALLOWED BYTHIS SUBSECTION. WALL FINISH TO PROPERTY LINE -SETBACK DISTANCE FROM FACE OF FOUNDATION TO PROPERTY LINE TO BE ZONING SETBACK PLUS WALL FINISH THICKNESS (MINIMUM) WHERE ADDITIONAL AREA IS LESS THAN 25%. EXIST NON CONFORMING IS ACCEPTABLE PER C.N.B. m1 �I TW 104.53 AC PAVEME T EX. F.S. 104.00 = 0.53' ABV. EX. I z� CONC. STREET to TW 106.44 Y EX. F.S. 104.00 = 2.44' ABV. EX. TW 108.35 EX. F.S. 107.30 = 1.05' ABV. EX. VICINITY MAP PROJECT SITE ® No Scale UULMIV SITE LEGEND LINE OF BUILDING FOOTPRINT PROERTY LINE SETBACK LINE AIR CONDITIONING CONDENSER. VERIFY SIZE WITH TITLE 24 REPORT. A/C SOUND ATTENUATION DESIGN TO BE BEPROVDEDBYCONTRACTOR ATTIME OF Disc. PULLING PERMIT. -PROVIDE ELEC. DISCONNECT, TO BE VISIBLE FROM UNIT, TO PROTECT MAINTENANCE PERSONAL DURING REPAIR OR MAINTENANCE. IWC WATER METER OSCO SEWER CLEAN OUT TREES 79) CONTOUR LINES (SEE TOPOGRAPHIC SURVEYAND GRADING PLANS) 280) ENERGY NOTES TITLE 24 / HERS INSPECTION SEEPAGE 2 OF THE CF1 R FOR THE REQUIRED HERS VERIFICATIONS SUMMARY. PLEASE NOTE THE HERS MEASURE QII, HIGH QUALITY INSULATION INSTALLATION, NEEDED TO BE USED IN ORDER TO REACH COMPLIANCE. THEREFORE, A HERS RATER WILL NEED TO BE HIRED TO PERFORM THIS TEST BEFORE THE WALLS ARE CLOSED IN. T24 / RADIANT BARRIER PER T24, PROVIDE RADIANT BARRIER. REVISION HISTORY OWNER NICHOLSON COMPANIES 1 CORPORATE PLAZA DR. SUITE 110 NEWPORT BEACH, CA 92660 TEL: (949) 756-8393 ARCHITECT TEALE ARCHITECTURE 2900 BRISTOL ST., BLDG A, SUITE 203 COSTA MESA, CA 92626 CODES TEL: (949) 975-0123 FAX: (949) 274-4833 ALL WORK AND MATERIALS SHALL CONFORM STRICTLY TO THE 2016 C.R.C.; 2016 C.B.C.; EMAIL: mteale@tealearchitecture.com 2016 C.P.C.; 2016 C.E.C.; 2016 C.M.C.; 2016 CEES (CA ENERGY); 2016 C.G. (CAL GREEN); CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NBMC); AND ALL OTHER FEDERAL, MARK TEALE . ARCHITECT C-22162 STATE AND LOCAL CODE. CONTRACTOR DEFERRED SUBMITTALS SPECIAL INSPECTIONS 111CORPORA CCHOLSON ORPORATE SUITE 110 DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT SEE STRUCTURAL AND SHORING DRAWINGS FOR SPECIAL NEWPORT BEACH, CA 92625 AND/OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL FOR INSPECTIONS. PLAN CHECK OR APPROVAL BYTHE CITY. VERIFY WITH STRUCTURAL PLANS. TEL: (949) 756-8393 SEE STRUCTURAL ENGINEERING DRAWINGS AND ENGRG DRAWINGS FOR FAX: 949 756 8394 DEFERRED SUBMITTALS. VERIFYWITH STRUCTURAL ENGINEER. -STEEL, SHOTCRETE, MASONRYGROUT (WHERE REQUIRED), ( ) EXPANSION ANCHOR, ADHESIVE ANCHOR. -AUTOMATIC FIRE SPRINKLERS IN ACCORDANCE WITH NFPA 13D -STRUCTURAL STEEL WELDING AND HIGH STRENGTH BOLTING -SEE STRUCTURAL DRAWINGS FOR STRUCTURAL DEFERRED SUMBITTALS. -STRUCTURAL STEEL SHOP DRAWINGS HEIGHT CERTIFICATION NOTE TO GENERAL CONTRACTOR: HEIGHT CERTIFICATION INSPECTION IS REQUIRED PROJECT DESCRIPTION NEW 2 -STORY SINGLE FAMILY RESIDENCE WITH BASEMENT OPEN VOLUME AREA BUILDABLE AREA = 3,108 S.F. 3,108 S.F. x .15 = 466.2 S.F. MIN. REQUIRED OPEN VOLUME 1 = 95 S.F. (SEE SHEETA-2.1) OPEN VOLUME 1 B = 81 S.F. (SEE SHEETA-2.1) OPEN VOLUME 2 = 123 S.F. (SEE SHEETA-2.1) OPEN VOLUME 3 = 27 S.F. (SEE SHEETA-2.1) OPEN VOLUME 4 = 108 S.F. (SEE SHEETA-2.2) OPEN VOLUME 4B = 81 S.F. (SEE SHEETA-2.2) OPEN VOLUME 5 = 123 S.F. (SEE SHEETA-2.2) OPEN VOLUME 6 = 27 S.F. (SEE SHEETA-2.2) 665 S.F. OPEN VOLUME PROVIDED =OPEN VOLUME AREA (SEE PLAN BELOW FOR LOCATIONS) SHEET INDEX OPEN VOLUME AREA TO HAVE 5'-0" MIN WIDTH, AND HEIGHT A-1 SITE PLAN, PROJECT DATA A-1.1 GENERAL NOTE OF 7'-6" MINIMUM 2 S 00 C.L. LARKSPUR AVE. A FIRST FL R PLAN A-2.1 FIRST FLOOR PLAN cuR & *ROCK.L* C❑.� �t> LL`y�y"LL`-%CURB' LL ITW 103.19 EX. F.S. 101.19 = 2.00' ABV. EX. I RAMS a ° n p 1�j � � PIAMEA a U) a P-NrEfl LEGAL DESCRIPTION: F n(101.19 o NOTE: MAR, EXCEPT THE NORTHEASTERLY 65 FEET THEREOF z MAINTAIN TRAFFIC SAFETY 052-112-23 VISIBILITY AREA PER NBMC FS 108.75 n 20.30.130 (SHADED AREA) R -3/U (GARAGE) 1�j � � PIAMEA a U) a P-NrEfl r E�REPR 109.02-108.94=.08' (LESS THAN 8") N 40' 35' 14'" E A-2.2 SECOND FLOOR PLAN A-2.3 ROOF PLAN AC PAVEMENT A-3 EXTERIOR ELEVATIONS A-4 BUILDING SECTIONS 15' A-4.1 BUILDING SECTIONS A-5 FIRST FLOOR ELECTRICAL PLAN / REFLECTED CEILING PLAN / 25, CONCEPT DUCTING LAYOUT A-5.1 SECOND FLOOR ELECTRICAL PLAN / REFLECTED CEILING PLAN / CONCEPT DUCTING LAOUT ROCK PKWY asl°.�.��° G cod Pxw� A-6 SQUARE FOOTAGE CALCULATIONS D 1 ARCHITECTURAL DETAILS s1EEVTALx a' D-2 ARCHITECTURAL DETAILS T -24A ENERGY CALCULATIONS T 24B ENERGY CALCULATIONS y Il NTEI �9 o iVEV UIP MER 109.02=108.35=8" \sv S-1 STRUCTURAL GENERAL NOTES &TYPICAL DETAILS 0 ❑ ° e� S-2 FOUNDATION PLAN S-2.1 SECOND FLOOR FRAMING PLAN & ROOF FRAMING PLAN bill m s �� - S-3 STRUCTURAL DETAILS 0=1�� o�PQP�e I GATE S-4 STRUCTURAL DETAILS 106.14-106.06=.08'_Q GRADING PLAN i F5 107.39-107.31=108' (LESS THAN 8") (LESS THAN s") I 1 of 1 TOPOGRAPHIC SURVEY iamnni"' 7a CODE -ALLOWED OUTLINE OF BASEMENT BUILDING AREA WALLS BELOW G (SHOWN HATCHEDAREA) PROJECT DATA GARAGE OUTLINE OF EXISTING HOUSE OUTLINE OF GARAGE / BASEMENT ❑ (SHOWN THICK, DASHED LINE WITH HATCH) _ WALLS BELOW ❑ LINE OF PROPOSED PROPOSED RESI ENCS i HOUSE❑ F.SLAB:109.02 F.SLAB: 107.52 (AT ENTRY�'-10" ���� i ❑ i I riiimnniamnnii%�nm/� a FG9 6 5° n I �eG N 106.33-109.8s5=.4 (LESS THAN 8") FOOTPRINT OF FIRST FLOOR L DN (SHOWN HEAVY LINE WITH POCHE) ti I ,goo° c 5 109.02-10.358" ENFEss 109.02-108.35=8" r, N 40° 35' 22" E 79.15' 2'-11" LOW WALL EXISTING BUILDING LEGAL DESCRIPTION: LOTS 7 AND 8, BLK.138, OF RESUB OF CORONA DEL MAR, EXCEPT THE NORTHEASTERLY 65 FEET THEREOF z APN# 052-112-23 ZONE FS 108.75 OCCUPANCY GROUP R -3/U (GARAGE) IEX. F.S. 107.21 = 1.54' ABV. EX. z CONSTRUCTION TYPE O iE/] (BUILDING SHALL BE EQUIPPED WITH W s 9 PARKING THREE CAR GARAGE Wa BUILDABLE C ll c� 0 AREAS: (ABOVE GRADE) BASEMENT FLOOR z FIRST FLOOR 1,973 S.F. 1,973 S.F. y JJJ 2,555 S.F. 2,555 S.F. GARAGE 688 S.F. 688 S.F. TW 103.87 578 S.F. T � EX. F.S. 104.47 = -0.6' ABV. EX. y 6 z Z I e TW 106.36 EX. F.G. 104.00 = 2.36' ABV. EX. I g Www �" II I N I O N I 6 U' �j I o I O 6 W e aj w LL .�I.LL. n z I � n n � ~d a I 5 4, I r E�REPR 109.02-108.94=.08' (LESS THAN 8") N 40' 35' 14'" E A-2.2 SECOND FLOOR PLAN A-2.3 ROOF PLAN AC PAVEMENT A-3 EXTERIOR ELEVATIONS A-4 BUILDING SECTIONS 15' A-4.1 BUILDING SECTIONS A-5 FIRST FLOOR ELECTRICAL PLAN / REFLECTED CEILING PLAN / 25, CONCEPT DUCTING LAYOUT A-5.1 SECOND FLOOR ELECTRICAL PLAN / REFLECTED CEILING PLAN / CONCEPT DUCTING LAOUT ROCK PKWY asl°.�.��° G cod Pxw� A-6 SQUARE FOOTAGE CALCULATIONS D 1 ARCHITECTURAL DETAILS s1EEVTALx a' D-2 ARCHITECTURAL DETAILS T -24A ENERGY CALCULATIONS T 24B ENERGY CALCULATIONS y Il NTEI �9 o iVEV UIP MER 109.02=108.35=8" \sv S-1 STRUCTURAL GENERAL NOTES &TYPICAL DETAILS 0 ❑ ° e� S-2 FOUNDATION PLAN S-2.1 SECOND FLOOR FRAMING PLAN & ROOF FRAMING PLAN bill m s �� - S-3 STRUCTURAL DETAILS 0=1�� o�PQP�e I GATE S-4 STRUCTURAL DETAILS 106.14-106.06=.08'_Q GRADING PLAN i F5 107.39-107.31=108' (LESS THAN 8") (LESS THAN s") I 1 of 1 TOPOGRAPHIC SURVEY iamnni"' 7a CODE -ALLOWED OUTLINE OF BASEMENT BUILDING AREA WALLS BELOW G (SHOWN HATCHEDAREA) PROJECT DATA GARAGE OUTLINE OF EXISTING HOUSE OUTLINE OF GARAGE / BASEMENT ❑ (SHOWN THICK, DASHED LINE WITH HATCH) _ WALLS BELOW ❑ LINE OF PROPOSED PROPOSED RESI ENCS i HOUSE❑ F.SLAB:109.02 F.SLAB: 107.52 (AT ENTRY�'-10" ���� i ❑ i I riiimnniamnnii%�nm/� a FG9 6 5° n I �eG N 106.33-109.8s5=.4 (LESS THAN 8") FOOTPRINT OF FIRST FLOOR L DN (SHOWN HEAVY LINE WITH POCHE) ti I ,goo° c 5 109.02-10.358" ENFEss 109.02-108.35=8" r, N 40° 35' 22" E 79.15' 2'-11" LOW WALL EXISTING BUILDING VINYL FENCE TOTAL HABITABLE AREA WATER SERVICE To - TOTAL DECK AREA WATER METER, IN ALLEY TOTAL GARAGE AREA TOTAL HABITABLE AREA + GARAGE TOTAL ABOVE GRADE BUILDING SIZE: 5,216 S.F. SITE AREA: 5,445 S.F. PROPOSED F.A.R.: 0.958 7,276 S.F. 578 S.F. 688 S.F. 7,964 S.F. 5,216 S.F. M GV O O O C•J M V # e N N L = N V lig V E- O N e .� eT :o era e e e i4 e _ _ e o e e C7 # D C E # 0 W �. 12=9 # EE -1 e lnwrm�wx .m -`n>ww mzr��¢w H �zc�rw�s000 o-mxm <wa J -ova �o>�xar_w rwo oma" z Q! F wrx x -xr x wx xaw 4�7i Q�a 3<zw�a0 'o rw wz- 'U oo O ao�¢m3> z- r-1 �,�mazzrmar mw ooJ Saar LJ 0 ¢ o w v r o z r r w a o "wow row�wz xo z -ori -w- sIn�NW-HW Or NH QV] -Q dCJH W 0w� 0�w-F W Cr�xoam wmZ r4'F InHaU3 om ,�E��ly'1l� Z O W K H J O W d 0 Q W - Q�wao <3 Jm Wz wo w a~zcn E oz F ��r 3 x w Wx �� w w -wim �-�� zz oW �ocnmwlnwmxwm mma a�moo>x w - a a a omm orm a za 3 a d(n S a o ow r` G�NSED ARC/,//;,, No. C 22162 Ren. 7/31/19 sl\TgTF OF CAFCP�\P Qi xE z # E z # a E W o z J CV zzz- � Q J C-) Lu �. O U CC _ # Q O w U N o o z ON • ID Q O cm E ri M Q 0- PA E z z � � H- dW L W H- y � d # REVISIONS: E z # E• Plot Date: 07/31/18 E� START DATE: 9/3/17 W z SCALE: 1/8" - 1'-0" SHEET A-1 # LEGAL DESCRIPTION: LOTS 7 AND 8, BLK.138, OF RESUB OF CORONA DEL MAR, EXCEPT THE NORTHEASTERLY 65 FEET THEREOF z APN# 052-112-23 ZONE R-1 OCCUPANCY GROUP R -3/U (GARAGE) 0 z CONSTRUCTION TYPE TYPE VB, SPRINKLERED iE/] (BUILDING SHALL BE EQUIPPED WITH AUTOMATIC FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13D) w PARKING THREE CAR GARAGE BUILDABLE AREAS: (ABOVE GRADE) BASEMENT FLOOR 2,748 S.F. FIRST FLOOR 1,973 S.F. 1,973 S.F. SECOND FLOOR 2,555 S.F. 2,555 S.F. GARAGE 688 S.F. 688 S.F. DECK AND BALCONY 578 S.F. VINYL FENCE TOTAL HABITABLE AREA WATER SERVICE To - TOTAL DECK AREA WATER METER, IN ALLEY TOTAL GARAGE AREA TOTAL HABITABLE AREA + GARAGE TOTAL ABOVE GRADE BUILDING SIZE: 5,216 S.F. SITE AREA: 5,445 S.F. PROPOSED F.A.R.: 0.958 7,276 S.F. 578 S.F. 688 S.F. 7,964 S.F. 5,216 S.F. M GV O O O C•J M V # e N N L = N V lig V E- O N e .� eT :o era e e e i4 e _ _ e o e e C7 # D C E # 0 W �. 12=9 # EE -1 e lnwrm�wx .m -`n>ww mzr��¢w H �zc�rw�s000 o-mxm <wa J -ova �o>�xar_w rwo oma" z Q! F wrx x -xr x wx xaw 4�7i Q�a 3<zw�a0 'o rw wz- 'U oo O ao�¢m3> z- r-1 �,�mazzrmar mw ooJ Saar LJ 0 ¢ o w v r o z r r w a o "wow row�wz xo z -ori -w- sIn�NW-HW Or NH QV] -Q dCJH W 0w� 0�w-F W Cr�xoam wmZ r4'F InHaU3 om ,�E��ly'1l� Z O W K H J O W d 0 Q W - Q�wao <3 Jm Wz wo w a~zcn E oz F ��r 3 x w Wx �� w w -wim �-�� zz oW �ocnmwlnwmxwm mma a�moo>x w - a a a omm orm a za 3 a d(n S a o ow r` G�NSED ARC/,//;,, No. C 22162 Ren. 7/31/19 sl\TgTF OF CAFCP�\P Qi xE z # E z # a E W o z J CV zzz- � Q J C-) Lu �. O U CC _ # Q O w U N o o z ON • ID Q O cm E ri M Q 0- PA E z z � � H- dW L W H- y � d # REVISIONS: E z # E• Plot Date: 07/31/18 E� START DATE: 9/3/17 W z SCALE: 1/8" - 1'-0" SHEET A-1 # CONC. STREET 10' 4' a II I AC PAVEMENT ROCK PKWY CURB & GUTTER r — I I I I I I I I I I I I I I I I I SIDEWALK L1 11 \111J 1 V 1 1 1 T 1J • N 400 35' 14" E ROCK PKWY p SIGN GM 15' t 5' 4' LOVA WALL N 400 35' 22" E 79.15' 2'_11" 1' El EXISTING BUILDING BASEMENT FLOOR PLAN t1311 LOW WALL '— 1011 CONC. PKWY NYL ]FENCE KEY NOTES -FLOOR PLAN 12x6 WOOD FRAMING AT 16"o.c. PER C.R.C. w/ 1 INTERIOR WALL -5/8" GYPSUM BOARD, SMOOTH FINISH EXTERIOR WALL -7/8" EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPER. PTDF SILL PLATE AT CONCRETE SLAB INSULATION PER T-24 SHEEET. INSULATION THROUGHOUT ALL INTERIOR WALLSAR PLUMBING WALL, AS OCCURS [2 2x4 WOOD FRAMING AT 16"o.c. PER C.R.C. -SEE NOTE 1 ABOVE. ❑3 5/8" TYPE "X" GYPSUM BOARD ATWALLS THROUGHOUT GARAGE TO HOUSE. 5/8" TYPE "X" GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE "X" GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.) ®PLUMBING FIXTURES AS SELECTED BYOWNER OR ARCHITECT. 1.28 GALLONG PER FLUSH W/C -SEE PLUMBING SYMBOLS -A-1.1 ❑5 30"x30" ATTIC ACCESS WITH 30" MINIMUM HEADROOM ABOVE CEILING ©TEMPERED GLASS SHOWER ENCLOSURE AND DOOR TO 6'-0" ABOVE THE DRAIN. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. NET AREA OF SHOWER ENCLOSURE SHALL NOT BE LESS THAN 1,024 SQ. INCH (7.1 SQ. FT.) OF FLOOR AREA, AND A MINIMUM OF 30 INCHES DIAMETER CIRCLE. TUB / SHOWER OR SHOWER SURROUND WITH CERAMIC TILE WALLS 'MUDSET` WITH CEMENT PLASTER BACKING o/ WATERPROOF (W/P) MEMBRANE TO +72" MIN. ABOVE THE DRAIN PER TILE COUNCIL OF NORTH AMERICA. INSTALL W/P PER ICC ESR -1058. SHOWER HEAD AT +80" A.F.F. PROVIDE BID FOR ONE SOAP NICHE MINIMUM 18" HIGH 13" WIDE - LOCATION TO BE VERIFIED IN FIELD. ❑8 TANKLESS WATER HEATER. PROVIDE VENT TO OUTSIDE. PROVIDE P & T VALVE WITH DRAIN TO OUTSIDE. WHEN USING (2) WATER HEATERS, PROVIDE VALVE TO ISOLATE WATER HEATERS. VENT SHALL BE TERMINATED ABOVE THE ROOF LEVEL. APPLIANCES PER OWNER 10 HARDWIRED SMOKE DETECTOR w/BATTERY BACKUP BATTERY OPERATED SMOKE DETECTOR. CARBON MONOXIDE DETECTOR- HARDWIRED U.N.O - LOCATE NEAR BEDROOMS & AWAY FROM GAS APPLIANCES AS PER MANUF.'S RECOMMENDATIONS 11 PROVIDE RECEPTACLES AND LIGHTING PER CODE. LOCATIONS SHOWN FOR CONCEPT ONLY. VERIFYWITH OWNER. SEE SHEETA-5 FOR ADD'L INFORMATION. 12 CLOSET SHELF AND POLE -DOUBLE PER OWNER AND SHELVES -- NOT USED 13 14 FORCED AIR UNIT. PROVIDE GAS STUB. SEE DETAIL FOR ADDITIONAL INFO: 15 4" DIAMETER DRYER VENT VENT TO OUTSIDE AIR w/BACK DRAFT DAMPER 16 WASHER AND DRYER HOOKUP. LEVER FAUCETS 17 COLDWATER STUD -OUT AND SHUT OFF VALVE IN CABINET ADJACENT TO REFRIGERATOR FOR ICE MAKER. 18 3" DIAMETER GALVANIZED STEEL PIPE POST. 36" HIGH. SEE FOUNDATION PLAN. SEE DETAIL: 19 ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS, UNDER -STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED SIDE WITH 1/2 -INCH (12.7 MM) GYPSUM BOARD. CRC R302.7 20 GARAGE DOOR WITH WEATHERSTRIPPING ALL AROUND. AS SELECTED BY OWNER. NEW STAIRS -SEE SYMBOLS -SHEETA-1.1 21 -WOOD HANDRAIL +36" A.F.F. ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE (11 LUX) AT THREADS AND LANDINGS. CRC R303.6 22 GUARD +42" A.F.F. OPENINGS (AS OCCUR) BETWEEN PICKETS (AS OCCUR) SHALL PRECLUDE THE PASSAGE OFA 4" DIA. SPHERE. 23 VELUXVS3055 DUAL -PANE SKYLIGHT WITH ELECTRICAL OPERATION. INSTALL PER MANUFACTURER RECOMMENDATIONS 24 20 FT. CONTINUOUS #4 REBAR UFER GROUND IN FOOTING. STUB OUT3" ABOVE FINISH SURFACE. MAINTAIN 3 FT. CLEAR FROM FACE OF ELECTRICAL PANEL TO ANY WALL SURFACE OR OBSTRUCTION. 25 DECK: TILE o/MORTAR BED o/ WATERPROOF MEMBRANE PER T.C.N.A. RECOMMENDATIONS. 1/4" PER FOOT MINIMUM SLOPE. (DROP DECKSHT'G 2-1/2" FROM FLOOR SHT'G AT WALL EDGE TO ACCOMODATE FOR 1-1/2" MORTAR BED AND TILE) 26 WATERPROOFING. SEE "WATERPROOF MEMBRANE" SPECIFICATION SHEET A-1.2. TYPICAL INDICATES MIRADRAIN SHORING CONDITION. FRENCH DRAIN INDICATES TRADITIONAL SLOPE CUTBACK. 27 WHOLE HOUSE VENTILATION. (NEW CONST AND ADDITIONS >1,000 SF) PROVIDE A WHOLE -BUILDING MECHANICAL VENTILATION SYSTEM IN ACCORDANCE WITH THE FAN VENTILATION RATE (ASHRAE SEC. 4.1.1): MECHANICAL VENTILATION MIN REQ'D. 1 CFM PER 100 SF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EA. OCCUPANT BEDROOM +1. WHOLE RIIILDINfLVENIILATION SHALL BE PROVIDED BYEXHAUSTAIR, SUPPLYAIR OR COMBINED. NATURAL VENTILATION THROUGH DOORS/WINDOWS OR CONTINUOUS OPERATION OF FORCED AIR SYSTEM AIR HANDLERS USED IN CENTRAL FAN INTEGRATED VENTILATIONS SYSTEMS ARE NOTA PERMISSIBLE METHODS OF PROVIDING WHOLE -BUILDING VENTILATION. BEES 150(o), EXC.. 5 TO 152(A) & ASHRAE STD. 62.2 PROVIDE: (2830 / 100 CFM PER SF) + (5 X7.5 CFM) = 65.80 CFM MIN. EXHAUST FAN, 1 SONE PERMANENTLY ON WITH A NOTE ON THE SWITCH STATING "VENTILATION CONTROL" "CONTINUOUS OPERATION REQUIRED WHEN THE HOUSE IS IN USE." SEE SECOND FLOOR PLAN FOR WHOLE HOUSE VENTILATION FAN. PROVIDE BROAN QTXE80 FAN. 27a AT KITCHEN VENT. HOOD, LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS SHALL HAVE A MINIMUM EXHAUST RATE OF 100 CFM. BEES 150(o), EXC. 5 TO 152(a) & ASHRAE STD. 62.2. SEE FIRST FLOOR PLAN FOR KITCHEN VENT. HOOD. PREMANUFACTURED GAS BURNING FIREPLACE. 28 -PROVIDE CLEARANCE TO COMBUSTIBLES PER MANUFACTURERAND CODE. -INSTALL PER MANUFACTURERS INSTALLATION SPECIFICATIONS. -CONTRACTOR TO PROVIDE FIELD INSPECTOR WITH COPYOF LISTING BY APPROVED LISTING AGENCY(ICC-ES, WARNOCK-HERSHEY, INTERTEK) -MAJESTIC MARQUIS KHLDV. CSA LISTED AND TESTED UNDER: ANSI Z21.88-2009 / CSA 2.33-2009 STANDARDS. LIGHT & VENTILATION NET GLAZING SHALL BE 8% OF THE FLOOR AREA CRC R303.1 NET VENTILATION SHALL BE 4% OF THE FLOOR AREA GAME ROOM/BAR 43.28 S.F. WNDWAREA REDO 48 S.F. PROVIDED 541 S.F. 21.64 OPERABLE WNDWAREA REQ'D 48 S.F. PROVIDED BEDROOM 13.76 S.F. WNDWAREA REQ'D 15.75 S.F. PROVIDED 172 S.F. 6.88 OPERABLE WNDWAREA REDO 15.75 S.F. PROVIDED WALL LEGEND NOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK. NOTIFYARCHITECT IMMEDIATELY SHOULD THERE BE ANY DISCREPANCY. ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O. ALL EXTERIOR DIMENSIONS SHOWN ARE TO EXT. FACE OF STUD U.N.O. OVERALL EXTERIOR DIMENSIONS ARE TO EXT. FACE OF SHTG / FOOTING AS INDICATED - NEW INTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE STRUCTURAL DRAWINGS. -5/8" GYPSUM BOARD INTERIOR WALLS, SMOOTH FINISH -PROVIDE, AT MOIST AREAS, WATER RESISTANT "GREEN" GYPSUM BOARD -GREEN BOARD NOTACCEPTABLEIN SHOWERS OR TUB SURROUNDS. PROVIDE 5/8" TYPE "X" GYPSUM BOARD AT GARAGE TO HOUSE. PROVIDE WATERPROOF MEMBRANE "BUILDING PAPER" BELOW ALL EXTERIOR WALL FINISHES. 2x FRAMING AT 16"o.c. -SEE STRUCTURAL. PROVIDE 8" WOOD TO EARTH SEPARATION OR PRESSURE TREATED WOOD. WOOD LOCATED ON CONCRETE SLAB SHALL BE PRESSURE TREATED. - NEW EXTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O. EXTERIOR WALLS (WITH WOOD SIDING) TO HAVE 1/2" PLYWOOD AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1" SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGS EXTERIOR WALLS (WITH EXTERIOR PLASTER) TO HAVE WOOD STRIP FURRING AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1" SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGS NEW 2x6 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE NOTES ABOVE. ®NEW 2x8 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE NOTES ABOVE. ®NEW 2x10 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE NOTES ABOVE. G7,=,77zlTi7Ti1 CONCRETE BLOCK WALL w a e r m aie a ua e mm E- m C m N = ` e e e ` E e = e e m �-1 e 7 r e e� i4 e e e m C7 # D �E E� E z # 0 z # E o �zo�w�=000 mx�n -�a�-ova tea! 3mz wm�winwoo O oo O ¢o'o �a mazzrmar ww ooJ Saar caw ¢� ower oz� �� w�ao wow �owmwz xo d >~a oaz cnJ 3wz�mom # (/l-UVW d O -W NH ¢ H ��NW-HW V]_¢ dCJH Y�XUd� �Z rwH �H¢U3 O, Ey z�wm w ow a ¢ _ w a� ao�a3 �Jm wzmwo~�w u w w -wim o w=wzzow ocnmwinWm=Wmzm m m a3moo>= W aaaommo�m a_a3a d(n3aoow� ` A S.PRK TE,q! Lo N Cfl I N I 5' 10' 4' a II I AC PAVEMENT ROCK PKWY CURB & GUTTER r — I I I I I I I I I I I I I I I I I SIDEWALK L1 11 \111J 1 V 1 1 1 T 1J • N 400 35' 14" E ROCK PKWY p SIGN GM 15' t 5' 4' LOVA WALL N 400 35' 22" E 79.15' 2'_11" 1' El EXISTING BUILDING BASEMENT FLOOR PLAN t1311 LOW WALL '— 1011 CONC. PKWY NYL ]FENCE KEY NOTES -FLOOR PLAN 12x6 WOOD FRAMING AT 16"o.c. PER C.R.C. w/ 1 INTERIOR WALL -5/8" GYPSUM BOARD, SMOOTH FINISH EXTERIOR WALL -7/8" EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPER. PTDF SILL PLATE AT CONCRETE SLAB INSULATION PER T-24 SHEEET. INSULATION THROUGHOUT ALL INTERIOR WALLSAR PLUMBING WALL, AS OCCURS [2 2x4 WOOD FRAMING AT 16"o.c. PER C.R.C. -SEE NOTE 1 ABOVE. ❑3 5/8" TYPE "X" GYPSUM BOARD ATWALLS THROUGHOUT GARAGE TO HOUSE. 5/8" TYPE "X" GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE "X" GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.) ®PLUMBING FIXTURES AS SELECTED BYOWNER OR ARCHITECT. 1.28 GALLONG PER FLUSH W/C -SEE PLUMBING SYMBOLS -A-1.1 ❑5 30"x30" ATTIC ACCESS WITH 30" MINIMUM HEADROOM ABOVE CEILING ©TEMPERED GLASS SHOWER ENCLOSURE AND DOOR TO 6'-0" ABOVE THE DRAIN. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. NET AREA OF SHOWER ENCLOSURE SHALL NOT BE LESS THAN 1,024 SQ. INCH (7.1 SQ. FT.) OF FLOOR AREA, AND A MINIMUM OF 30 INCHES DIAMETER CIRCLE. TUB / SHOWER OR SHOWER SURROUND WITH CERAMIC TILE WALLS 'MUDSET` WITH CEMENT PLASTER BACKING o/ WATERPROOF (W/P) MEMBRANE TO +72" MIN. ABOVE THE DRAIN PER TILE COUNCIL OF NORTH AMERICA. INSTALL W/P PER ICC ESR -1058. SHOWER HEAD AT +80" A.F.F. PROVIDE BID FOR ONE SOAP NICHE MINIMUM 18" HIGH 13" WIDE - LOCATION TO BE VERIFIED IN FIELD. ❑8 TANKLESS WATER HEATER. PROVIDE VENT TO OUTSIDE. PROVIDE P & T VALVE WITH DRAIN TO OUTSIDE. WHEN USING (2) WATER HEATERS, PROVIDE VALVE TO ISOLATE WATER HEATERS. VENT SHALL BE TERMINATED ABOVE THE ROOF LEVEL. APPLIANCES PER OWNER 10 HARDWIRED SMOKE DETECTOR w/BATTERY BACKUP BATTERY OPERATED SMOKE DETECTOR. CARBON MONOXIDE DETECTOR- HARDWIRED U.N.O - LOCATE NEAR BEDROOMS & AWAY FROM GAS APPLIANCES AS PER MANUF.'S RECOMMENDATIONS 11 PROVIDE RECEPTACLES AND LIGHTING PER CODE. LOCATIONS SHOWN FOR CONCEPT ONLY. VERIFYWITH OWNER. SEE SHEETA-5 FOR ADD'L INFORMATION. 12 CLOSET SHELF AND POLE -DOUBLE PER OWNER AND SHELVES -- NOT USED 13 14 FORCED AIR UNIT. PROVIDE GAS STUB. SEE DETAIL FOR ADDITIONAL INFO: 15 4" DIAMETER DRYER VENT VENT TO OUTSIDE AIR w/BACK DRAFT DAMPER 16 WASHER AND DRYER HOOKUP. LEVER FAUCETS 17 COLDWATER STUD -OUT AND SHUT OFF VALVE IN CABINET ADJACENT TO REFRIGERATOR FOR ICE MAKER. 18 3" DIAMETER GALVANIZED STEEL PIPE POST. 36" HIGH. SEE FOUNDATION PLAN. SEE DETAIL: 19 ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS, UNDER -STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED SIDE WITH 1/2 -INCH (12.7 MM) GYPSUM BOARD. CRC R302.7 20 GARAGE DOOR WITH WEATHERSTRIPPING ALL AROUND. AS SELECTED BY OWNER. NEW STAIRS -SEE SYMBOLS -SHEETA-1.1 21 -WOOD HANDRAIL +36" A.F.F. ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE (11 LUX) AT THREADS AND LANDINGS. CRC R303.6 22 GUARD +42" A.F.F. OPENINGS (AS OCCUR) BETWEEN PICKETS (AS OCCUR) SHALL PRECLUDE THE PASSAGE OFA 4" DIA. SPHERE. 23 VELUXVS3055 DUAL -PANE SKYLIGHT WITH ELECTRICAL OPERATION. INSTALL PER MANUFACTURER RECOMMENDATIONS 24 20 FT. CONTINUOUS #4 REBAR UFER GROUND IN FOOTING. STUB OUT3" ABOVE FINISH SURFACE. MAINTAIN 3 FT. CLEAR FROM FACE OF ELECTRICAL PANEL TO ANY WALL SURFACE OR OBSTRUCTION. 25 DECK: TILE o/MORTAR BED o/ WATERPROOF MEMBRANE PER T.C.N.A. RECOMMENDATIONS. 1/4" PER FOOT MINIMUM SLOPE. (DROP DECKSHT'G 2-1/2" FROM FLOOR SHT'G AT WALL EDGE TO ACCOMODATE FOR 1-1/2" MORTAR BED AND TILE) 26 WATERPROOFING. SEE "WATERPROOF MEMBRANE" SPECIFICATION SHEET A-1.2. TYPICAL INDICATES MIRADRAIN SHORING CONDITION. FRENCH DRAIN INDICATES TRADITIONAL SLOPE CUTBACK. 27 WHOLE HOUSE VENTILATION. (NEW CONST AND ADDITIONS >1,000 SF) PROVIDE A WHOLE -BUILDING MECHANICAL VENTILATION SYSTEM IN ACCORDANCE WITH THE FAN VENTILATION RATE (ASHRAE SEC. 4.1.1): MECHANICAL VENTILATION MIN REQ'D. 1 CFM PER 100 SF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EA. OCCUPANT BEDROOM +1. WHOLE RIIILDINfLVENIILATION SHALL BE PROVIDED BYEXHAUSTAIR, SUPPLYAIR OR COMBINED. NATURAL VENTILATION THROUGH DOORS/WINDOWS OR CONTINUOUS OPERATION OF FORCED AIR SYSTEM AIR HANDLERS USED IN CENTRAL FAN INTEGRATED VENTILATIONS SYSTEMS ARE NOTA PERMISSIBLE METHODS OF PROVIDING WHOLE -BUILDING VENTILATION. BEES 150(o), EXC.. 5 TO 152(A) & ASHRAE STD. 62.2 PROVIDE: (2830 / 100 CFM PER SF) + (5 X7.5 CFM) = 65.80 CFM MIN. EXHAUST FAN, 1 SONE PERMANENTLY ON WITH A NOTE ON THE SWITCH STATING "VENTILATION CONTROL" "CONTINUOUS OPERATION REQUIRED WHEN THE HOUSE IS IN USE." SEE SECOND FLOOR PLAN FOR WHOLE HOUSE VENTILATION FAN. PROVIDE BROAN QTXE80 FAN. 27a AT KITCHEN VENT. HOOD, LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS SHALL HAVE A MINIMUM EXHAUST RATE OF 100 CFM. BEES 150(o), EXC. 5 TO 152(a) & ASHRAE STD. 62.2. SEE FIRST FLOOR PLAN FOR KITCHEN VENT. HOOD. PREMANUFACTURED GAS BURNING FIREPLACE. 28 -PROVIDE CLEARANCE TO COMBUSTIBLES PER MANUFACTURERAND CODE. -INSTALL PER MANUFACTURERS INSTALLATION SPECIFICATIONS. -CONTRACTOR TO PROVIDE FIELD INSPECTOR WITH COPYOF LISTING BY APPROVED LISTING AGENCY(ICC-ES, WARNOCK-HERSHEY, INTERTEK) -MAJESTIC MARQUIS KHLDV. CSA LISTED AND TESTED UNDER: ANSI Z21.88-2009 / CSA 2.33-2009 STANDARDS. LIGHT & VENTILATION NET GLAZING SHALL BE 8% OF THE FLOOR AREA CRC R303.1 NET VENTILATION SHALL BE 4% OF THE FLOOR AREA GAME ROOM/BAR 43.28 S.F. WNDWAREA REDO 48 S.F. PROVIDED 541 S.F. 21.64 OPERABLE WNDWAREA REQ'D 48 S.F. PROVIDED BEDROOM 13.76 S.F. WNDWAREA REQ'D 15.75 S.F. PROVIDED 172 S.F. 6.88 OPERABLE WNDWAREA REDO 15.75 S.F. PROVIDED WALL LEGEND NOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK. NOTIFYARCHITECT IMMEDIATELY SHOULD THERE BE ANY DISCREPANCY. ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O. ALL EXTERIOR DIMENSIONS SHOWN ARE TO EXT. FACE OF STUD U.N.O. OVERALL EXTERIOR DIMENSIONS ARE TO EXT. FACE OF SHTG / FOOTING AS INDICATED - NEW INTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE STRUCTURAL DRAWINGS. -5/8" GYPSUM BOARD INTERIOR WALLS, SMOOTH FINISH -PROVIDE, AT MOIST AREAS, WATER RESISTANT "GREEN" GYPSUM BOARD -GREEN BOARD NOTACCEPTABLEIN SHOWERS OR TUB SURROUNDS. PROVIDE 5/8" TYPE "X" GYPSUM BOARD AT GARAGE TO HOUSE. PROVIDE WATERPROOF MEMBRANE "BUILDING PAPER" BELOW ALL EXTERIOR WALL FINISHES. 2x FRAMING AT 16"o.c. -SEE STRUCTURAL. PROVIDE 8" WOOD TO EARTH SEPARATION OR PRESSURE TREATED WOOD. WOOD LOCATED ON CONCRETE SLAB SHALL BE PRESSURE TREATED. - NEW EXTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O. EXTERIOR WALLS (WITH WOOD SIDING) TO HAVE 1/2" PLYWOOD AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1" SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGS EXTERIOR WALLS (WITH EXTERIOR PLASTER) TO HAVE WOOD STRIP FURRING AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1" SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGS NEW 2x6 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE NOTES ABOVE. ®NEW 2x8 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE NOTES ABOVE. ®NEW 2x10 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE NOTES ABOVE. G7,=,77zlTi7Ti1 CONCRETE BLOCK WALL w a e r m aie a ua e mm E- m C m N = ` e e e ` E e = e e m �-1 e 7 r e e� i4 e e e m C7 # D �E E� E z # 0 z # E o �zo�w�=000 mx�n -�a�-ova tea! 3mz wm�winwoo O oo O ¢o'o �a mazzrmar ww ooJ Saar caw ¢� ower oz� �� w�ao wow �owmwz xo d >~a oaz cnJ 3wz�mom # (/l-UVW d O -W NH ¢ H ��NW-HW V]_¢ dCJH Y�XUd� �Z rwH �H¢U3 O, Ey z�wm w ow a ¢ _ w a� ao�a3 �Jm wzmwo~�w u w w -wim o w=wzzow ocnmwinWm=Wmzm m m a3moo>= W aaaommo�m a_a3a d(n3aoow� ` A S.PRK TE,q! U Lu J Plot Date: 07/30/18 START DATE: 9/13/17 SCALE: 1/4" - 1'-0" SHEET A-2 PA # 7 z E z E z # 07 •r z_ # E-� W z # Lo N Cfl N m U cm Q OJ m zJ W O Q W O 0 0 O e CD N IY O 06 co U U Lu J Plot Date: 07/30/18 START DATE: 9/13/17 SCALE: 1/4" - 1'-0" SHEET A-2 PA # 7 z E z E z # 07 •r z_ # E-� W z # I O ul �1 l �I Z 1 ' ' Z� T CJ4 1� w N 00 O_ N CP N O � O 0I o \. AC PAVEMENT STREET � •L• L1 11%ALx."1 V 1N� 1 1 T JLJ• N 400 35' 14" E FixMV!NTAN►OiIIN1Y1 151 51 CURB & GUTTER a. e'.a.ddW., Y'�' WWW°°W ���°dddWWWWWWWW ° ,•a� WWW°-WWW�YY,.�dad 'dWWWWW�WWWy�Y , `'^WWu°WWWWWWWWWY ' �WWWWWWy.W.WYYYyv,da p° . 4d'a W°•WWWWWW�WW Y i a WWy�WW.WWWW a°vd a..%Vda.d'°WWWW..WWWW.W . ' vvvep9q�' e < a.�a°'. ..A.WWWWWyW.W �eY:°va.p.: .° .ilYp °.WWWW.W.°WWd° .Ja.rrr...�d a <'° . r: 1aa %�WWyW.WW�QY�ad�d.� ,' ,, e a.SO d '°W.WW.WWWvv °.�°d d d ° ,dFcn'a WyW.WW pv °a d° . d WWW°W.°WW Y°r. IG °. o.da—a.'° a W•YY � �W%WW(c/J.q�°"WW ,Ya J<aCjJ�O�GW�.- [b�WW " '�Z .WA�Ja WWL Y a. ,,4L�((ui,5 a P�WJ'p 1�nSWWW TI YII II4 IW II IIIY a IIIW IIa II IIWI° r II III I I aYI eII I,W I .I IWI�I�W�L{ Y►■GGVfit��[��/ /////�,,W 1 W V' J WV• WWW 4Y' W Y W WW. WY� W /YY / Ra WWaY aA K d 1d'na Y °aT aO% F W W W W WWW Y Y Y Y CLcTW ° '° n� °MW� d V TWY1WJV W W W W .° .a dd A -A d 4 '° a a d . a Aa ay �i .LW R '.% n<UA JM°ST'HE T 3� WW°Y d. d d ° 4. T.) ° 4.. 4 ce d ° aA p Q °° a eN a °d°A ° ° SI�aE 1LKa e A.a .p ° d ° ;° °eed °dd 4 a A a °d, N 40° 35 14 88.38 a a .d 4 4 ' a NY NV y y y y y PLANTER D VEWA8a ° 4 ° e. a UP A d.A 14 dadPLANTER OPENM2 95 IF;// 123 SR PLANTER ,4 PLANTER ABV FIREPIT ------ L I V I N G - ---LIVING ENT 4 F///ff a�.4 GARAGE 4 4 4. LINE OF RETRACTABLE w METAL SHADE ABOVEI D I N I N G 4 N — OPEN TO ABOVE/BELO UP 16 n Qd1 ELEVATOR cr F71 M E71= c— a t7_7.,A A ° REF. POWDER ELEV. EQUIP 44. n BUTLER'S KITCHEN PANTRY e 4 A -MICRO - e d. 16 E E E El El L FT_ 11:1E W W W W W W a .a a° �J B� DN—fl N G T �LCCI W W W W W W d .. °. .. d. N 400 35 22" E 79.15' 2 —11 11 LOW WALL . �.. L d ° d . ° A a a ° a 1� a Y Y 4 ° . °' °' a. a d ° .e 5' a' I .. 4 1 1 °. e a a. p °. .e a' A a d ° ° a °' ° ° Q. II El EXISTING BUILDING FIRST FLOOR PLAN IM011 [GATE] IBM 1-1011J-av- OUTLINE OF EXISITNJHOUSE (SHOWN THICK, DAS ED LINE WITH HATCH) 15 4" DIAMETER DRYERVENT VENT TO OUTSIDE AIR w/BACK DRAFT DAMPER 16 WASHER AND DRYER HOOKUP. LEVER FAUCETS 17 COLD WATER STUD-OUTANDSHUTOFFVALVE IN CABINET ADJACENT TO REFRIGERATOR FOR ICE MAKER. 18 3" DIAMETER GALVANIZED STEEL PIPE POST. 36" HIGH. SEE FOUNDATION PLAN. SEE DETAIL: 19 ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS, UNDER -STAIR SURFACE AND ANYSOFFITS PROTECTED ON THE ENCLOSED SIDE WITH 1/2 -INCH (12.7 MM) GYPSUM BOARD. CRC R302.7 20 GARAGE DOOR WITH WEATHERSTRIPPING ALL AROUND. AS SELECTED BY OWNER. NEW STAIRS -SEE SYMBOLS -SHEETA-1.1 21 -WOOD HANDRAIL +36" A.F.F. ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE (11 LUX) AT THREADS AND LANDINGS. CRC R303.6 22 GUARD +42" A.F.F. OPENINGS (AS OCCUR) BETWEEN PICKETS (AS OCCUR) 2� SHALL PRECLUDE THE PASSAGE OFA 4" DIA. SPHERE. 23 VELUXVS3055 DUAL -PANE SKYLIGHT WITH ELECTRICAL OPERATION. INSTALL PER MANUFACTURER RECOMMENDATIONS 24 20 FT. CONTINUOUS #4 REBAR UFER GROUND IN FOOTING. STUB OUT 3" ABOVE FINISH SURFACE. MAINTAIN 3 FT. CLEAR FROM FACE OF ELECTRICAL PANEL TO ANY WALL SURFACE OR OBSTRUCTION. 25 DECK: TILE o/MORTAR BED o/ WATERPROOF MEMBRANE PER T.C.N.A. RECOMMENDATIONS. 1/4" PER FOOT MINIMUM SLOPE. (DROP DECKSHT'G 2-1/2" FROM FLOOR SHT'G AT WALL EDGE TO ACCOMODATE FOR 1-1/2" MORTAR BED AND TILE) 26 WATERPROOFING. SEE "WATERPROOF MEMBRANE" SPECIFICATION SHEET A-1.2. TYPICAL INDICATES MIRADRAIN SHORING CONDITION. FRENCH DRAIN INDICATES TRADITIONAL SLOPE CUT BACK. 27 WHOLE HOUSE VENTILATION. (NEW CONST AND ADDITIONS >1,000 SF) PROVIDE A WHOLE -BUILDING MECHANICAL VENTILATION SYSTEM IN ACCORDANCE WITH THE FAN VENTILATION RATE (ASHRAE SEC. 4.1.1): MECHANICAL VENTILATION MIN REQ'D. 1 CFM PER 100 SF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EA. OCCUPANT BEDROOM +1. WHOLE RIIILDINfLVENTILATION SHALL BE PROVIDED BYEXHAUSTAIR, SUPPLYAIR OR COMBINED. NATURAL VENTILATION THROUGH DOORS/WINDOWS OR CONTINUOUS OPERATION OF FORCED AIR SYSTEM AIR HANDLERS USED IN CENTRAL FAN INTEGRATED VENTILATIONS SYSTEMS ARE NOTA PERMISSIBLE METHODS OF PROVIDING WHOLE -BUILDING VENTILATION. BEES 150(o), EXC.. 5 TO 152(A) & ASHRAE STD. 62.2 PROVIDE: (2830 / 100 CFM PER SF) + (5 X7.5 CFM) = 65.80 CFM MIN. EXHAUST FAN, 1 SONE PERMANENTLY ON WITH A NOTE ON THE SWITCH STATING "VENTILATION CONTROL" "CONTINUOUS OPERATION REQUIRED WHEN THE HOUSE IS IN USE." SEE SECOND FLOOR PLAN FOR WHOLE HOUSE VENTILATION FAN. PROVIDE BROAN QTXE80 FAN. 27a AT KITCHEN VENT. HOOD, LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS SHALL HAVE A MINIMUM EXHAUST RATE OF 100 CFM. BEES 150(o), EXC. 5 TO 152(a) & ASHRAE STD. 62.2. SEE FIRST FLOOR PLAN FOR KITCHEN VENT. HOOD. PREMANUFACTURED GAS BURNING FIREPLACE. 28 -PROVIDE CLEARANCE TO COMBUSTIBLES PER MANUFACTURERAND CODE. -INSTALL PER MANUFACTURERS INSTALLATION SPECIFICATIONS. -CONTRACTOR TO PROVIDE FIELD INSPECTOR WITH COPYOF LISTING BY APPROVED LISTING AGENCY(ICC-ES, WARNOCK-HERSHEY, INTERTEK) -MAJESTIC MARQUIS KHLDV. CSA LISTED AND TESTED UNDER: ANSI Z21.88-2009 / CSA 2.33-2009 STANDARDS. KEY NOTES -FLOOR PLAN # E 1❑ 2x6 WOOD FRAMING AT 16"o.c. PER C.R.C. w/ w NET VENTILATION SHALL BE 4% OF THE FLOOR AREA START DATE: 9/13/17 INTERIOR WALL -5/8" GYPSUM BOARD, SMOOTH FINISH GAME ROOM/BAR 43.28 S.F. WNDWAREA REQ'D 48 S.F. PROVIDED EXTERIOR WALL -7/8" EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPER. 541 S.F. 21.64 OPERABLE WNDWAREA REQ'D 48 S.F. PROVIDED SCALE: 1/4" - V-0" PTDF SILL PLATE AT CONCRETE SLAB INSULATION PER T-24 SHEEET. 15.75 S.F. PROVIDED SHEET INSULATION THROUGHOUT ALL INTERIOR WALLSAR 15.75 S.F. PROVIDED [2 PLUMBING WALL, AS OCCURS 2x4 WOOD FRAMING AT 16"o.c. PER C.R.C. -SEE NOTE 1 ABOVE. 31 5/8" TYPE "X" GYPSUM BOARD ATWALLS THROUGHOUT GARAGE TO HOUSE. p O a z ZJ' 5/8" TYPE "X" GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE Li � OAC "X" GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.) ®PLUMBING FIXTURES AS SELECTED BYOWNER OR ARCHITECT. or 1.28 GALLONS PER FLUSH W/C -SEE PLUMBING SYMBOLS -A-1.1 ❑5 30"x30" ATTIC ACCESS WITH 30" MINIMUM HEADROOM ABOVE CEILING D ©TEMPERED GLASS SHOWER ENCLOSURE AND DOOR TO 6'-0" ABOVE THE # z DRAIN. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. NET AREA OF SHOWER ENCLOSURE SHALL NOT BE LESS THAN 1,024 SQ. INCH (7.1 SQ. FT.) OF FLOOR AREA, AND A MINIMUM OF 30 INCHES DIAMETER CIRCLE. 7 TUB/SHOWER OR SHOWER SURROUND WITH CERAMIC TILE WALLS"MUDSET` WITH CEMENT PLASTER BACKING o/ WATERPROOF (W/P) MEMBRANE TO +72" L0 # MIN. ABOVE THE DRAIN FERTILE COUNCIL OF NORTH AMERICA. INSTALL W/P W W v- °• °Q K�,, PER ICC ESR -1058. SHOWER HEAD AT +80" A.F.F. PROVIDE BID FOR ONE SOAP W W W W W p a�,° C NICHE MINIMUM 18" HIGH 13" WIDE - LOCATION TO BE VERIFIED IN FIELD. N m E• Q a, U F . a TANKLESS WATER HEATER. PROVIDE VENT TO OUTSIDE. A' .. a 4 ° a °. 8 PROVIDE P & T VALVE WITH DRAIN TO OUTSIDE. WHEN USING (2) WATER ° ° J HEATERS, PROVIDE VALVE TO ISOLATE WATER HEATERS. " Ae a' O VENT SHALL BE TERMINATED ABOVE THE ROOF LEVEL. a y 4 ° .e... W ° .. 4 o. .' °, d zJ PER OWNER 4. CD 191APPLIANCES W D ° ° a° ° 10 HARDWIRED SMOKE DETECTOR w/BATTERY BACKUP BATTERY OPERATED .4 d 4 ' ° ' SMOKE DETECTOR. CARBON MONOXIDE DETECTOR- HARDWIRED U.N.O - �(�I �I4/i LOCATE NEAR BEDROOMS & AWAY FROM GAS APPLIANCES AS PER CV C=)C MANUF.'S RECOMMENDATIONS ONO e � �_ 11 PROVIDE RECEPTACLES AND LIGHTING PER CODE. LOCATIONS SHOWN FOR U CONCEPT ONLY. VERIFYWITH OWNER. SEE SHEETA-5 FOR ADD'L __ INFORMATION. c 12 CLOSETSHELFANDPOLE-DOUBLEPEROWNERANDSHELVES 13 -- NOT USED 14 FORCED AIR UNIT. PROVIDE GAS STUB. SEE DETAIL FOR ADDITIONAL INFO: N 400 35 22" E 79.15' 2 —11 11 LOW WALL . �.. L d ° d . ° A a a ° a 1� a Y Y 4 ° . °' °' a. a d ° .e 5' a' I .. 4 1 1 °. e a a. p °. .e a' A a d ° ° a °' ° ° Q. II El EXISTING BUILDING FIRST FLOOR PLAN IM011 [GATE] IBM 1-1011J-av- OUTLINE OF EXISITNJHOUSE (SHOWN THICK, DAS ED LINE WITH HATCH) 15 4" DIAMETER DRYERVENT VENT TO OUTSIDE AIR w/BACK DRAFT DAMPER 16 WASHER AND DRYER HOOKUP. LEVER FAUCETS 17 COLD WATER STUD-OUTANDSHUTOFFVALVE IN CABINET ADJACENT TO REFRIGERATOR FOR ICE MAKER. 18 3" DIAMETER GALVANIZED STEEL PIPE POST. 36" HIGH. SEE FOUNDATION PLAN. SEE DETAIL: 19 ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS, UNDER -STAIR SURFACE AND ANYSOFFITS PROTECTED ON THE ENCLOSED SIDE WITH 1/2 -INCH (12.7 MM) GYPSUM BOARD. CRC R302.7 20 GARAGE DOOR WITH WEATHERSTRIPPING ALL AROUND. AS SELECTED BY OWNER. NEW STAIRS -SEE SYMBOLS -SHEETA-1.1 21 -WOOD HANDRAIL +36" A.F.F. ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE (11 LUX) AT THREADS AND LANDINGS. CRC R303.6 22 GUARD +42" A.F.F. OPENINGS (AS OCCUR) BETWEEN PICKETS (AS OCCUR) 2� SHALL PRECLUDE THE PASSAGE OFA 4" DIA. SPHERE. 23 VELUXVS3055 DUAL -PANE SKYLIGHT WITH ELECTRICAL OPERATION. INSTALL PER MANUFACTURER RECOMMENDATIONS 24 20 FT. CONTINUOUS #4 REBAR UFER GROUND IN FOOTING. STUB OUT 3" ABOVE FINISH SURFACE. MAINTAIN 3 FT. CLEAR FROM FACE OF ELECTRICAL PANEL TO ANY WALL SURFACE OR OBSTRUCTION. 25 DECK: TILE o/MORTAR BED o/ WATERPROOF MEMBRANE PER T.C.N.A. RECOMMENDATIONS. 1/4" PER FOOT MINIMUM SLOPE. (DROP DECKSHT'G 2-1/2" FROM FLOOR SHT'G AT WALL EDGE TO ACCOMODATE FOR 1-1/2" MORTAR BED AND TILE) 26 WATERPROOFING. SEE "WATERPROOF MEMBRANE" SPECIFICATION SHEET A-1.2. TYPICAL INDICATES MIRADRAIN SHORING CONDITION. FRENCH DRAIN INDICATES TRADITIONAL SLOPE CUT BACK. 27 WHOLE HOUSE VENTILATION. (NEW CONST AND ADDITIONS >1,000 SF) PROVIDE A WHOLE -BUILDING MECHANICAL VENTILATION SYSTEM IN ACCORDANCE WITH THE FAN VENTILATION RATE (ASHRAE SEC. 4.1.1): MECHANICAL VENTILATION MIN REQ'D. 1 CFM PER 100 SF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EA. OCCUPANT BEDROOM +1. WHOLE RIIILDINfLVENTILATION SHALL BE PROVIDED BYEXHAUSTAIR, SUPPLYAIR OR COMBINED. NATURAL VENTILATION THROUGH DOORS/WINDOWS OR CONTINUOUS OPERATION OF FORCED AIR SYSTEM AIR HANDLERS USED IN CENTRAL FAN INTEGRATED VENTILATIONS SYSTEMS ARE NOTA PERMISSIBLE METHODS OF PROVIDING WHOLE -BUILDING VENTILATION. BEES 150(o), EXC.. 5 TO 152(A) & ASHRAE STD. 62.2 PROVIDE: (2830 / 100 CFM PER SF) + (5 X7.5 CFM) = 65.80 CFM MIN. EXHAUST FAN, 1 SONE PERMANENTLY ON WITH A NOTE ON THE SWITCH STATING "VENTILATION CONTROL" "CONTINUOUS OPERATION REQUIRED WHEN THE HOUSE IS IN USE." SEE SECOND FLOOR PLAN FOR WHOLE HOUSE VENTILATION FAN. PROVIDE BROAN QTXE80 FAN. 27a AT KITCHEN VENT. HOOD, LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS SHALL HAVE A MINIMUM EXHAUST RATE OF 100 CFM. BEES 150(o), EXC. 5 TO 152(a) & ASHRAE STD. 62.2. SEE FIRST FLOOR PLAN FOR KITCHEN VENT. HOOD. PREMANUFACTURED GAS BURNING FIREPLACE. 28 -PROVIDE CLEARANCE TO COMBUSTIBLES PER MANUFACTURERAND CODE. -INSTALL PER MANUFACTURERS INSTALLATION SPECIFICATIONS. -CONTRACTOR TO PROVIDE FIELD INSPECTOR WITH COPYOF LISTING BY APPROVED LISTING AGENCY(ICC-ES, WARNOCK-HERSHEY, INTERTEK) -MAJESTIC MARQUIS KHLDV. CSA LISTED AND TESTED UNDER: ANSI Z21.88-2009 / CSA 2.33-2009 STANDARDS. NNL ]FENCE WALL LEGEND NOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK. NOTIFYARCHITECT IMMEDIATELY SHOULD THERE BE ANY DISCREPANCY. ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O. ALL EXTERIOR DIMENSIONS SHOWN ARE TO EXT. FACE OF STUD U.N.O. OVERALL EXTERIOR DIMENSIONS ARE TO EXT. FACE OF SHTG / FOOTING AS INDICATED — NEW INTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE STRUCTURAL DRAWINGS. -5/8" GYPSUM BOARD INTERIOR WALLS, SMOOTH FINISH -PROVIDE, AT MOIST AREAS, WATER RESISTANT "GREEN" GYPSUM BOARD -GREEN BOARD NOTACCEPTABLEIN SHOWERS OR TUB SURROUNDS. PROVIDE 5/8" TYPE "X" GYPSUM BOARD AT GARAGE TO HOUSE. PROVIDE WATERPROOF MEMBRANE "BUILDING PAPER" BELOW ALL EXTERIOR WALL FINISHES. 2x FRAMING AT 16"o.c. -SEE STRUCTURAL. PROVIDE 8" WOOD TO EARTH SEPARATION OR PRESSURE TREATED WOOD. WOOD LOCATED ON CONCRETE SLAB SHALL BE PRESSURE TREATED. — NEW EXTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O. EXTERIOR WALLS (WITH WOOD SIDING) TO HAVE 1/2" PLYWOOD AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1" SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGS EXTERIOR WALLS (WITH EXTERIOR PLASTER) TO HAVE WOOD STRIP FURRING AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1" SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGS NEW 2x6 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE NOTES ABOVE. ®NEW 2x8 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE NOTES ABOVE. ®NEW 2x10 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE NOTES ABOVE. V7777777=11 CONCRETE BLOCK WALL w ae r e e W 44m9 e # aie a ua a m E- ` e e ` E e = a ae m e e e m C7 # D E GF= mz n� # E 0 W I --I GE3I--1 # o �zo�w�=000 mxln –�¢�–ova tea! o¢o�¢" Z Fi >Wr=�= z wz �¢w ¢Wa Vl �i<ZWK~LiH\ �W UI L�UO U o0 0 ¢o�¢ao z�> z– ,��az Zrzar ww caw ¢� ower Uzi �� w�ao wow "",z x_ d >~¢ �zr (�wE/l –NJ�VW=U–WHW�rFln3VH]wH–¢ ¢ UZ~U, Z zxu OoU¢ WmHNw Ey J a ZwZ¢ Uwo~�w U w w – w m O~ U w= W Z Z w U UlmWinwKlw WZmm¢ LIGHT & VENTILATION # E NET GLAZING SHALL BE 8% OF THE FLOOR AREA CRC R303.1 w NET VENTILATION SHALL BE 4% OF THE FLOOR AREA START DATE: 9/13/17 GAME ROOM/BAR 43.28 S.F. WNDWAREA REQ'D 48 S.F. PROVIDED z_ 541 S.F. 21.64 OPERABLE WNDWAREA REQ'D 48 S.F. PROVIDED SCALE: 1/4" - V-0" c7 BEDROOM 13.76 S.F. WNDWAREA REQ'D 15.75 S.F. PROVIDED SHEET 172 S.F. 6.88 OPERABLE WNDWAREA REDO 15.75 S.F. PROVIDED NNL ]FENCE WALL LEGEND NOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK. NOTIFYARCHITECT IMMEDIATELY SHOULD THERE BE ANY DISCREPANCY. ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O. ALL EXTERIOR DIMENSIONS SHOWN ARE TO EXT. FACE OF STUD U.N.O. OVERALL EXTERIOR DIMENSIONS ARE TO EXT. FACE OF SHTG / FOOTING AS INDICATED — NEW INTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE STRUCTURAL DRAWINGS. -5/8" GYPSUM BOARD INTERIOR WALLS, SMOOTH FINISH -PROVIDE, AT MOIST AREAS, WATER RESISTANT "GREEN" GYPSUM BOARD -GREEN BOARD NOTACCEPTABLEIN SHOWERS OR TUB SURROUNDS. PROVIDE 5/8" TYPE "X" GYPSUM BOARD AT GARAGE TO HOUSE. PROVIDE WATERPROOF MEMBRANE "BUILDING PAPER" BELOW ALL EXTERIOR WALL FINISHES. 2x FRAMING AT 16"o.c. -SEE STRUCTURAL. PROVIDE 8" WOOD TO EARTH SEPARATION OR PRESSURE TREATED WOOD. WOOD LOCATED ON CONCRETE SLAB SHALL BE PRESSURE TREATED. — NEW EXTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O. EXTERIOR WALLS (WITH WOOD SIDING) TO HAVE 1/2" PLYWOOD AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1" SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGS EXTERIOR WALLS (WITH EXTERIOR PLASTER) TO HAVE WOOD STRIP FURRING AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1" SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGS NEW 2x6 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE NOTES ABOVE. ®NEW 2x8 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE NOTES ABOVE. ®NEW 2x10 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE NOTES ABOVE. V7777777=11 CONCRETE BLOCK WALL w ae r e e W 44m9 e # aie a ua a m E- ` e e ` E e = a ae m e e e m C7 # D E GF= mz n� # E 0 W I --I GE3I--1 # o �zo�w�=000 mxln –�¢�–ova tea! o¢o�¢" Z Fi >Wr=�= z wz �¢w ¢Wa Vl �i<ZWK~LiH\ �W UI L�UO U o0 0 ¢o�¢ao z�> z– ,��az Zrzar ww caw ¢� ower Uzi �� w�ao wow "",z x_ d >~¢ �zr (�wE/l –NJ�VW=U–WHW�rFln3VH]wH–¢ ¢ UZ~U, Z zxu OoU¢ WmHNw Ey J a ZwZ¢ Uwo~�w U w w – w m O~ U w= W Z Z w U UlmWinwKlw WZmm¢ 0. a z # No. C 22162 Ren. 7/31 /19 Srq OF CALK # E E - w START DATE: 9/13/17 J W z_ z SCALE: 1/4" - V-0" c7 mE Lu � SHEET Q C/D E p O a z ZJ' Li � OAC ►-i or E � � D # z L0 # N Cfl N m E• Q U F z_ J O zJ CD Q W D Lu z CD CV C=)C ONO e � E, M U 0. a z # E. cn E - w START DATE: 9/13/17 J W z SCALE: 1/4" - V-0" c7 mE Lu � SHEET Q C/D E p O a z ZJ' Li � OAC ►-i or o � � D # 0. a z # 1.2.1 18-79 E. Plot Date: 07/31/18 E - START DATE: 9/13/17 W z SCALE: 1/4" - V-0" c7 SHEET 1.2.1 18-79 CONC. STREET n n 5' n 4' 1 ' G[yl�_\1II�11II1171►YID CURB & GUT ROCK PKWY CURB RAMP LINE OF RETRACTABLE METAL SHADE ABOVE—� EROA6�� INTD �T �TBACK)FR GLASS GUARDRAIL LOW WAIT 1' 6' INTOA� �� •L• L1 11\11►J1 V 1� 1 1 T 1J• SIDEWALK DESK N 400 35' 14" E ROCK PKWY Tom GLASS GUARDRAIL AC PAVEMEN`I[, TOWELRACK O m TV BATH 2 GM BEDROOM 2' 1A 15' t 25' 4' u I'� � Il SEAT BEDROOM 3 10 MENEM ,J 1 ■■■■■I d N■■ �■■■■L�� NONE���� 1 ' I■■■■■■■■ 1 �0 �I 1 e I,■■■■■■■■■■1 1' 1 1 ' 11 II III/�� 1 1 ■.■ 1 ■ C N 400 35' 22" E 79.15 2'_11" EXISTING BUILDING SECOND FLOOR PLAN 0 CONC. PKWY LOW WALL YL FENCE CD KEY NOTES -FLOOR PLAN m a CD « W r O e W V m a e a r -J Iflw2x6 WOOD FRAMING AT 16"o.c. PER C.R.C. w/a Go E+ NTERIOR WALL -5/8" GYPSUM BOARD, SMOOTH FINISH — w ^ ^ m E ! EXTERIOR WALL -7/8" EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPER. m e a •tel PTDF SILL PLATE AT CONCRETE SLAB o e E INSULATION PER T-24 SHEEET. INSULATION THROUGHOUTALL INTERIORWALLS AND FLOOR e 9 e e o W PLUMBING WALL, AS OCCURS e m 1 ►zi [2 2x4 WOOD FRAMING AT 16"o.c. PER C.R.C. -SEE NOTE 1 ABOVE. e m m m m m N r C� N �r r ❑3 5/8" TYPE "X" GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE. 5/8" TYPE "X" GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE ► "X" GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.) ❑4 PLUMBING FIXTURES AS SELECTED BY OWNER OR ARCHITECT. 1.28 GALLONS PER FLUSH W/C -SEE PLUMBING SYMBOLS -A-1.1 ❑5 30"x30" ATTIC ACCESS WITH 30" MINIMUM HEADROOM ABOVE CEILING E,)E �Ej=E TEMPERED GLASS SHOWER ENCLOSURE AND DOOR TO 6'-0" ABOVE THE DRAIN. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. NET AREA OF SHOWER ENCLOSURE SHALL NOT BE LESS THAN 1,024 SQ. INCH (7.1 SQ. FT.) OF FLOOR AREA, AND A MINIMUM OF 30 INCHES DIAMETER z CIRCLE. U' TUB / SHOWER OR SHOWER SURROUND WITH CERAMIC TILE WALLS T " WITH CEMENT PLASTER BACKING o/ WATERPROOF (W/P) MEMBRANE TO O +7 +72" U MIN. ABOVE THE DRAIN PER TILE COUNCIL OF NORTH AMERICA. INSTALL W/P PER ICC ESR -1058. SHOWER HEAD AT +80" A.F.F. PROVIDE BID FOR ONE SOAP NICHE MINIMUM 18" HIGH 13" WIDE - LOCATION TO BE VERIFIED IN FIELD. # TANKLEE WATER VE WITH PROVIDE VENT ID OUTSIDE. PROVIDE P & T VALVE WITH DRAIN TO OUTSIDE. WHEN USING (2) WATER Er HEATERS, PROVIDE VALVE TO ISOLATE WATER HEATERS. VENT SHALL BE TERMINATED ABOVE THE ROOF LEVEL. E APPLIANCES PER OWNER Q z10 HARDWIRED SMOKE DETECTORw/BATTERY BACKUP BATTERY OPERATED ,.., SMOKE DETECTOR. CARBON MONOXIDE DETECTOR- HARDWIRED U.N.O - C9 LOCATE NEAR BEDROOMS & AWAY FROM GAS APPLIANCES AS PER RECOMMENDATIONS PROVIDE 11 PROVIDE RECEPTACLES AND LIGHTING PER CODE. LOCATIONS SHOWN FOR CONCEPT ONLY. VERIFY WITH OWNER. SEE SHEET A-5 FOR ADD'L INFORMATION. 12 CLOSETSHELFANDPOLE-DOUBLEPEROWNERANDSHELVES 13 --NOT USED 14 FORCED AIR UNIT. PROVIDE GAS STUB. E SEE DETAIL FOR ADDITIONAL INFO: z ❑ 4" DIAMETER DRYER VENT 15 oz u-wJz�oo�-m=om -=ate-on VENT TO OUTSIDE AIRw/BACK DRAFT DAMPER 4>-=s 16 WASHER AND DRYER HOOKUP. LEVER FAUCETS z ��o 0�a0�¢,o~\�3> wzo ► owaao owc»aoz� �� w��o �w�w ~ 17 COLD WATER STUD -OUT AND SHUT OFF VALVE IN CABINET ADJACENT TO �a >�aw owmwz REFRIGERATOR FOR ICE MAKER. z r N w r w a a a o ❑3" DIAMETER GALVANIZED STEEL PIPE POST. 36" HIGH. 18 zow� oQw3�ow SEE FOUNDATION PLAN. SEE DETAIL: E- �zaF Jw�ow�aV a � _ oa=w¢oW¢�_Qomzwz =oU�Vw 19 ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS, UNDER -STAIR SURFACE AND ANYSOFFITS PROTECTED ON THE ENCLOSED- w o w wU w Im -U�w=wZzo SIDE WITH 1/2 -INCH (12.7 MM) GYPSUM BOARD. CRC R302.7 �aa¢o=m o��a _a3a au�3ac�c�w� y 20 GARAGE DOOR WITH WEATHERSTRIPPING ALL AROUND. AS SELECTED BYOWNER. eco ARCh7 cX� T 21 NEW STAIRS -SEE SYMBOLS -SHEETA-1.1 �� �PµK TE�4p <-, ►r -WOOD HANDRAIL +36" A.F.F. ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE (11 LUX) AT THREADS AND LANDINGS. CRC R303.6 No. C 22162 22 GUARD +42" A.F.F. OPENINGS (AS OCCUR) BETWEEN PICKETS (AS OCCUR) S Ren. 7/31/19 SHALL PRECLUDE THE PASSAGE OFA 4" DIA. SPHERE. 23 VELUXVS3055 DUAL -PANE SKYLIGHTWITH ELECTRICAL OPERATION. T9TFOF SAL% INSTALL PER MANUFACTURER RECOMMENDATIONS E� 24 20 FT. CONTINUOUS #4 REBAR UFER GROUND IN FOOTING. STUB OUT3" ABOVE FINISH SURFACE. MAINTAIN 3 FT. CLEAR FROM FACE OF ELECTRICAL W PANEL TO ANYWALL SURFACE OR OBSTRUCTION. z 25 DECK: TILE o/MORTAR BED o/ WATERPROOF MEMBRANE PER T.C.N.A. RECOMMENDATIONS. 1/4" PER FOOT MINIMUM SLOPE. (DROP DECKSHT'G 2-1/2" FROM FLOOR SHT'G AT WALL EDGE TO ACCOMODATE FOR 1-1/2" MORTAR BED AND TILE) 26 WATERPROOFING. SEE "WATERPROOF MEMBRANE" SPECIFICATION SHEET A-1.2. TYPICAL INDICATES MIRADRAIN SHORING CONDITION. FRENCH DRAIN INDICATES TRADITIONAL SLOPE CUTBACK. 27 WHOLE HOUSE VENTILATION. (NEW CONSTAND ADDITIONS >1,000 SF) Ey PROVIDE A WHOLE -BUILDING MECHANICAL VENTILATION SYSTEM IN ACCORDANCE WITH THE FAN VENTILATION RATE (ASHRAE SEC. 4.1.1): F MECHANICAL VENTILATION MIN REQ'D. 1 CFM PER 100 SF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EA. OCCUPANT BEDROOM +1. WHOLE RIIILDING-VENTILATION SHALL BE PROVIDED BY EXHAUST AIR, SUPPLYAIR W OR COMBINED. NATURAL VENTILATION THROUGH DOORS/WINDOWS OR CONTINUOUS OPERATION OF FORCED AIR SYSTEM AIR HANDLERS USED IN CENTRAL FAN INTEGRATED VENTILATIONS SYSTEMS ARE NOTA PERMISSIBLE METHODS OF PROVIDING WHOLE -BUILDING VENTILATION. BEES 150(o), EXC.. 5 TO 152(A) & ASHRAE STD. 62.2 PROVIDE: (2830/ 100 CFM PER SF) + (5 X 7.5 CFM) = 65.80 CFM MIN. LO EXHAUST FAN, 1 SONE PERMANENTLY ON WITH A NOTE ON THE SWITCH N STATING "VENTILATION CONTROL" "CONTINUOUS OPERATION REQUIRED Cfl WHEN THE HOUSE IS IN USE." SEE SECOND FLOOR PLAN FOR WHOLE HOUSE � F_ VENTILATION FAN. PROVIDE BROAN QTXE80 FAN. 27a AT KITCHEN VENT. HOOD, LOCAL EXHAUSTSYSTEM VENTED TO OUTDOORS Q F SHALL HAVE A MINIMUM EXHAUST RATE OF 100 CFM. BEES 150(o), EXC. 5 U TO 152(a) & ASHRAE STD. 62.2. SEE FIRST FLOOR PLAN FOR KITCHEN VENT. _ z HOOD. 28 PREMANUFACTURED GAS BURNING FIREPLACE. J ¢QC -PROVIDE CLEARANCE TO COMBUSTIBLES PER MANUFACTURER AND CODE. O G -INSTALL PER MANUFACTURERS INSTALLATION SPECIFICATIONS. J ►r -CONTRACTOR TO PROVIDE FIELD INSPECTOR WITH COPYOF LISTING BY z w APPROVED LISTING AGENCY (ICC -ES, WARNOCK-HERSHEY, INTERTEK) O Q -MAJESTIC MARQUIS KHLDV. CSA LISTED AND TESTED UNDER: w ANSI Z21.88-2009 / CSA 2.33-2009 STANDARDS. O U Q CDz 0 LIGHT &VENTILATION c CN o o NETGLAZING SHALL BE 8/o OF THE FLOORAREA CRC R303.1 NETVENTILATION SHALL BE 4% OF THE FLOOR AREA W GAME ROOM/BAR 43.28 S.F. WNDWAREA REDO 48 S.F. PROVIDED 541 S.F. 21.64 OPERABLE WNDWAREA REDO 48 S.F. PROVIDED BEDROOM 13.76 S.F. WNDWAREA REDO 15.75 S.F. PROVIDED 172 S.F. 6.88 OPERABLE WNDWAREA REQ'D 15.75 S.F. PROVIDED Lu J WALL LEGEND = Lup E NOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK. NOTIFY ARCHITECT IMMEDIATELY SHOULD THERE BE ANY DISCREPANCY. � ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O. p p W ALL EXTERIOR DIMENSIONS SHOWN ARE TO EXT. FACE OF STUD U.N.O. p OVERALL EXTERIOR DIMENSIONS ARE TO EXT. FACE OF SHTG / FOOTING AS INDICATED z 0 z � CD CD NEW INTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE STRUCTURAL DRAWINGS. wo � p -5/8" GYPSUM BOARD INTERIOR WALLS, SMOOTH FINISH -PROVIDE, AT MOISTAREAS, WATER RESISTANT"GREEN" REVISIONS: GYPSUM BOARD -GREEN BOARD NOT ACCEPTABLE IN SHOWERS OR TUB SURROUNDS. PROVIDE 5/8" TYPE "X" GYPSUM BOARD AT GARAGE TO HOUSE. Ey PROVIDE WATERPROOF MEMBRANE "BUILDING PAPER" BELOW ALL EXTERIOR WALL FINISHES. W 2x FRAMING AT 16"o.c. -SEE STRUCTURAL. z PROVIDE 8" WOOD TO EARTH SEPARATION OR PRESSURE TREATED WOOD. WOOD LOCATED ON CONCRETE SLAB SHALL BE PRESSURE TREATED. - NEW EXTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O. EXTERIOR WALLS (WITH WOOD SIDING) TO HAVE 1/2" PLYWOOD AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1" SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGS .T, EXTERIOR WALLS (WITH EXTERIOR PLASTER) TO HAVE WOOD Plot Date: 07/31/18 E STRIP FURRING AT EXTERIOR SIDE. PROVIDE TWO LAYERS START DATE: 9/13/17 GRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1" W SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGS z NEW 2x6 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE SCALE: 1/4" - 1'-0" NOTES ABOVE. ® NEW 2x8 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE SHEET ®NOTES ABOVE. Am2.2 NEW 2x10 STUD WALL FRAMING AT 16"o. c. U.N.O. -SEE NOTES ABOVE. CONCRETE BLOCKWALL Ul IO �OUTLINE OFEXISITN HOUSE %%I (SHOWN THICK, DAS ED LINE WITH HATCH) 1 YL FENCE CD KEY NOTES -FLOOR PLAN m a CD « W r O e W V m a e a r -J Iflw2x6 WOOD FRAMING AT 16"o.c. PER C.R.C. w/a Go E+ NTERIOR WALL -5/8" GYPSUM BOARD, SMOOTH FINISH — w ^ ^ m E ! EXTERIOR WALL -7/8" EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPER. m e a •tel PTDF SILL PLATE AT CONCRETE SLAB o e E INSULATION PER T-24 SHEEET. INSULATION THROUGHOUTALL INTERIORWALLS AND FLOOR e 9 e e o W PLUMBING WALL, AS OCCURS e m 1 ►zi [2 2x4 WOOD FRAMING AT 16"o.c. PER C.R.C. -SEE NOTE 1 ABOVE. e m m m m m N r C� N �r r ❑3 5/8" TYPE "X" GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE. 5/8" TYPE "X" GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE ► "X" GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.) ❑4 PLUMBING FIXTURES AS SELECTED BY OWNER OR ARCHITECT. 1.28 GALLONS PER FLUSH W/C -SEE PLUMBING SYMBOLS -A-1.1 ❑5 30"x30" ATTIC ACCESS WITH 30" MINIMUM HEADROOM ABOVE CEILING E,)E �Ej=E TEMPERED GLASS SHOWER ENCLOSURE AND DOOR TO 6'-0" ABOVE THE DRAIN. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. NET AREA OF SHOWER ENCLOSURE SHALL NOT BE LESS THAN 1,024 SQ. INCH (7.1 SQ. FT.) OF FLOOR AREA, AND A MINIMUM OF 30 INCHES DIAMETER z CIRCLE. U' TUB / SHOWER OR SHOWER SURROUND WITH CERAMIC TILE WALLS T " WITH CEMENT PLASTER BACKING o/ WATERPROOF (W/P) MEMBRANE TO O +7 +72" U MIN. ABOVE THE DRAIN PER TILE COUNCIL OF NORTH AMERICA. INSTALL W/P PER ICC ESR -1058. SHOWER HEAD AT +80" A.F.F. PROVIDE BID FOR ONE SOAP NICHE MINIMUM 18" HIGH 13" WIDE - LOCATION TO BE VERIFIED IN FIELD. # TANKLEE WATER VE WITH PROVIDE VENT ID OUTSIDE. PROVIDE P & T VALVE WITH DRAIN TO OUTSIDE. WHEN USING (2) WATER Er HEATERS, PROVIDE VALVE TO ISOLATE WATER HEATERS. VENT SHALL BE TERMINATED ABOVE THE ROOF LEVEL. E APPLIANCES PER OWNER Q z10 HARDWIRED SMOKE DETECTORw/BATTERY BACKUP BATTERY OPERATED ,.., SMOKE DETECTOR. CARBON MONOXIDE DETECTOR- HARDWIRED U.N.O - C9 LOCATE NEAR BEDROOMS & AWAY FROM GAS APPLIANCES AS PER RECOMMENDATIONS PROVIDE 11 PROVIDE RECEPTACLES AND LIGHTING PER CODE. LOCATIONS SHOWN FOR CONCEPT ONLY. VERIFY WITH OWNER. SEE SHEET A-5 FOR ADD'L INFORMATION. 12 CLOSETSHELFANDPOLE-DOUBLEPEROWNERANDSHELVES 13 --NOT USED 14 FORCED AIR UNIT. PROVIDE GAS STUB. E SEE DETAIL FOR ADDITIONAL INFO: z ❑ 4" DIAMETER DRYER VENT 15 oz u-wJz�oo�-m=om -=ate-on VENT TO OUTSIDE AIRw/BACK DRAFT DAMPER 4>-=s 16 WASHER AND DRYER HOOKUP. LEVER FAUCETS z ��o 0�a0�¢,o~\�3> wzo ► owaao owc»aoz� �� w��o �w�w ~ 17 COLD WATER STUD -OUT AND SHUT OFF VALVE IN CABINET ADJACENT TO �a >�aw owmwz REFRIGERATOR FOR ICE MAKER. z r N w r w a a a o ❑3" DIAMETER GALVANIZED STEEL PIPE POST. 36" HIGH. 18 zow� oQw3�ow SEE FOUNDATION PLAN. SEE DETAIL: E- �zaF Jw�ow�aV a � _ oa=w¢oW¢�_Qomzwz =oU�Vw 19 ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS, UNDER -STAIR SURFACE AND ANYSOFFITS PROTECTED ON THE ENCLOSED- w o w wU w Im -U�w=wZzo SIDE WITH 1/2 -INCH (12.7 MM) GYPSUM BOARD. CRC R302.7 �aa¢o=m o��a _a3a au�3ac�c�w� y 20 GARAGE DOOR WITH WEATHERSTRIPPING ALL AROUND. AS SELECTED BYOWNER. eco ARCh7 cX� T 21 NEW STAIRS -SEE SYMBOLS -SHEETA-1.1 �� �PµK TE�4p <-, ►r -WOOD HANDRAIL +36" A.F.F. ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE (11 LUX) AT THREADS AND LANDINGS. CRC R303.6 No. C 22162 22 GUARD +42" A.F.F. OPENINGS (AS OCCUR) BETWEEN PICKETS (AS OCCUR) S Ren. 7/31/19 SHALL PRECLUDE THE PASSAGE OFA 4" DIA. SPHERE. 23 VELUXVS3055 DUAL -PANE SKYLIGHTWITH ELECTRICAL OPERATION. T9TFOF SAL% INSTALL PER MANUFACTURER RECOMMENDATIONS E� 24 20 FT. CONTINUOUS #4 REBAR UFER GROUND IN FOOTING. STUB OUT3" ABOVE FINISH SURFACE. MAINTAIN 3 FT. CLEAR FROM FACE OF ELECTRICAL W PANEL TO ANYWALL SURFACE OR OBSTRUCTION. z 25 DECK: TILE o/MORTAR BED o/ WATERPROOF MEMBRANE PER T.C.N.A. RECOMMENDATIONS. 1/4" PER FOOT MINIMUM SLOPE. (DROP DECKSHT'G 2-1/2" FROM FLOOR SHT'G AT WALL EDGE TO ACCOMODATE FOR 1-1/2" MORTAR BED AND TILE) 26 WATERPROOFING. SEE "WATERPROOF MEMBRANE" SPECIFICATION SHEET A-1.2. TYPICAL INDICATES MIRADRAIN SHORING CONDITION. FRENCH DRAIN INDICATES TRADITIONAL SLOPE CUTBACK. 27 WHOLE HOUSE VENTILATION. (NEW CONSTAND ADDITIONS >1,000 SF) Ey PROVIDE A WHOLE -BUILDING MECHANICAL VENTILATION SYSTEM IN ACCORDANCE WITH THE FAN VENTILATION RATE (ASHRAE SEC. 4.1.1): F MECHANICAL VENTILATION MIN REQ'D. 1 CFM PER 100 SF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EA. OCCUPANT BEDROOM +1. WHOLE RIIILDING-VENTILATION SHALL BE PROVIDED BY EXHAUST AIR, SUPPLYAIR W OR COMBINED. NATURAL VENTILATION THROUGH DOORS/WINDOWS OR CONTINUOUS OPERATION OF FORCED AIR SYSTEM AIR HANDLERS USED IN CENTRAL FAN INTEGRATED VENTILATIONS SYSTEMS ARE NOTA PERMISSIBLE METHODS OF PROVIDING WHOLE -BUILDING VENTILATION. BEES 150(o), EXC.. 5 TO 152(A) & ASHRAE STD. 62.2 PROVIDE: (2830/ 100 CFM PER SF) + (5 X 7.5 CFM) = 65.80 CFM MIN. LO EXHAUST FAN, 1 SONE PERMANENTLY ON WITH A NOTE ON THE SWITCH N STATING "VENTILATION CONTROL" "CONTINUOUS OPERATION REQUIRED Cfl WHEN THE HOUSE IS IN USE." SEE SECOND FLOOR PLAN FOR WHOLE HOUSE � F_ VENTILATION FAN. PROVIDE BROAN QTXE80 FAN. 27a AT KITCHEN VENT. HOOD, LOCAL EXHAUSTSYSTEM VENTED TO OUTDOORS Q F SHALL HAVE A MINIMUM EXHAUST RATE OF 100 CFM. BEES 150(o), EXC. 5 U TO 152(a) & ASHRAE STD. 62.2. SEE FIRST FLOOR PLAN FOR KITCHEN VENT. _ z HOOD. 28 PREMANUFACTURED GAS BURNING FIREPLACE. J ¢QC -PROVIDE CLEARANCE TO COMBUSTIBLES PER MANUFACTURER AND CODE. O G -INSTALL PER MANUFACTURERS INSTALLATION SPECIFICATIONS. J ►r -CONTRACTOR TO PROVIDE FIELD INSPECTOR WITH COPYOF LISTING BY z w APPROVED LISTING AGENCY (ICC -ES, WARNOCK-HERSHEY, INTERTEK) O Q -MAJESTIC MARQUIS KHLDV. CSA LISTED AND TESTED UNDER: w ANSI Z21.88-2009 / CSA 2.33-2009 STANDARDS. O U Q CDz 0 LIGHT &VENTILATION c CN o o NETGLAZING SHALL BE 8/o OF THE FLOORAREA CRC R303.1 NETVENTILATION SHALL BE 4% OF THE FLOOR AREA W GAME ROOM/BAR 43.28 S.F. WNDWAREA REDO 48 S.F. PROVIDED 541 S.F. 21.64 OPERABLE WNDWAREA REDO 48 S.F. PROVIDED BEDROOM 13.76 S.F. WNDWAREA REDO 15.75 S.F. PROVIDED 172 S.F. 6.88 OPERABLE WNDWAREA REQ'D 15.75 S.F. PROVIDED Lu J WALL LEGEND = Lup E NOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK. NOTIFY ARCHITECT IMMEDIATELY SHOULD THERE BE ANY DISCREPANCY. � ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O. p p W ALL EXTERIOR DIMENSIONS SHOWN ARE TO EXT. FACE OF STUD U.N.O. p OVERALL EXTERIOR DIMENSIONS ARE TO EXT. FACE OF SHTG / FOOTING AS INDICATED z 0 z � CD CD NEW INTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE STRUCTURAL DRAWINGS. wo � p -5/8" GYPSUM BOARD INTERIOR WALLS, SMOOTH FINISH -PROVIDE, AT MOISTAREAS, WATER RESISTANT"GREEN" REVISIONS: GYPSUM BOARD -GREEN BOARD NOT ACCEPTABLE IN SHOWERS OR TUB SURROUNDS. PROVIDE 5/8" TYPE "X" GYPSUM BOARD AT GARAGE TO HOUSE. Ey PROVIDE WATERPROOF MEMBRANE "BUILDING PAPER" BELOW ALL EXTERIOR WALL FINISHES. W 2x FRAMING AT 16"o.c. -SEE STRUCTURAL. z PROVIDE 8" WOOD TO EARTH SEPARATION OR PRESSURE TREATED WOOD. WOOD LOCATED ON CONCRETE SLAB SHALL BE PRESSURE TREATED. - NEW EXTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O. EXTERIOR WALLS (WITH WOOD SIDING) TO HAVE 1/2" PLYWOOD AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1" SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGS .T, EXTERIOR WALLS (WITH EXTERIOR PLASTER) TO HAVE WOOD Plot Date: 07/31/18 E STRIP FURRING AT EXTERIOR SIDE. PROVIDE TWO LAYERS START DATE: 9/13/17 GRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1" W SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGS z NEW 2x6 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE SCALE: 1/4" - 1'-0" NOTES ABOVE. ® NEW 2x8 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE SHEET ®NOTES ABOVE. Am2.2 NEW 2x10 STUD WALL FRAMING AT 16"o. c. U.N.O. -SEE NOTES ABOVE. CONCRETE BLOCKWALL I O n �I Z r_ so Z � r W IW U U) N O N 1000, J 00 un N O � O 0 I CONC. STREET 10' 4' AC PAVEMENT ROCK PKWY LOVA WALL •L• L1 11\11►J1 V 1� 1 1 T 1J• N 400 35' 14" E CURB & GUTTER ROCK PKWY SIDEWALK p SIGN W = Y GM 0 15' t 5' 4' 1' ❑ N 400 35' 22" E 79.15 2'_11" EXISTING BUILDING ROOF DECK PLAN t1311 -10747 21Lp5 ABV G. LOW WALL D D� DECK DRAIN. SEE DETAIL 17/D2 & 19/D2 /+2" DECK DRAIN OVERFLOW, TO BE PIPED SEPARATELY FROM OVERFI�OW DECK DRAIN. SEE DETAIL 16/D2 ROOF VENT. SEE KEYNOTE 9, THIS SHEET. - �0 GUTTER AND DOWNSPOUT D. CONC. PKWY NYL ]FENCE �a e KEY NOTES -ROOF PLAN R1 LINE OF WALL BELOWM2 v w E. R2 NEW ROOFING o/30# FELTo/ROOF SHEATHING w e o Z E -SEE MATERIAL SPECIFICATIONS, SHEETA-3 s m a m = � a a R3 EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPER Re e e r? • W MSTUCCO FINISH AS INDICATED ON ELEVATIONS BITUTHENE WATERPROOF MEMBRANE UNDER BUILDING PAPER a no p x W ON HORIZONTAL (OR NOT VERTICAL) PLASTER PLANES �n`'n'--'n� �n'••'n'••'n� R4 WOOD FASCIA PAINT R5 CORROSION RESISTANT SHEET METAL GUTTER AND DOWNSPOUT D DECORATIVE ATTIC VENTILATION -SEE LEGEND A-1 R6 -SEE DETAILS DECORATIVE CHIMNEY CAP AND SPARKARRESTOR PER MANUFACTURER R7 RECOMMENDATIONS. SEE A-1 FOR CITY HEIGHT REQUIREMENTS. RS CORROSION R NTSADDFLASHING 1� W INSTALL PER SMACNMACNA RECOMMENDATIONS -PAINT z R9 ROOFVENT(S)(0'HAGIN'STEMPERED FLATOREQUAL) �y REQUIRED ROOF VENTILATION -SEE CALCULATIONS BELOW. ^ ^ d ROOF VENT: CORROSION REISTANT METAL -PAINT TO MATCH ROOFING LLLLJJJJ BACKED WITH 1/4" MESH GALV. WIRE CLOTH. 1/8" MINIMUM OPENINGS. DO ROOFINGS SEE "MATERIALS SPECIFICATIONS" ATSHEETA-3 FOR ROOFING MATERIAL E CHIMNEY o CHIMNEY (AND CHIMNEYCAPS, ETC.) HEIGHTS PERMITTED ONLYAS REQUIRED BYC.R.C. OR MANUFACTURER SPECIFICATIONS PLUS z ADDITIONAL 12" MAXIMUM FOR CAP/SPARK ARRESTOR. �y THE PORTION THAT EXCEEDS THE C.B.C./C.R.C. MINIMUM IS LIMITED NOT ONLYTO 12 INCHES IN HEIGHT BUTALSO TO 2 FEET BY4 FEET IN WIDTH AND DEPTH (N.B.M.C.) ROOF VENT REQUIRED ROOF VENTILATION -SEE CALC'S ROOF VENT(S) O'HAGIN'S TAPERED ROOF VENT 72.00 SQ. IN. F.A. M. LOUVER: GALV. STEEL -PAINT TO MATCH ROOFING. BACKED WITH 1/4" E MESH GALV. WIRE CLOTH REQUIRED ROOF VENTILATION of wrx x -_� = wz iaw NOTE: za�o '^ 3Qowm�"��m��inwoo ROOF VENTS FOR VENTILATION AT THE UPPER PORTION OF THE SPACE SHALL BE a �a�zomar�aa000J�'>aar rr INSTALLED NO MORE THAN 3 FEET (914mm) BELOW RIDGE u a� ow rwoo ow>ao v'wow �owmwz x- z -v i-w- �dN>�Vw ao azwcnJ 3Fz�mmm REQUIRED NET FREE VENTILATING AREA:Fay-a ATTIC SQ. FT. 6,126/300=20.42 S.F. (2,940 SQ.IN.) VENTAREA REQ'D w a?wowz ��w owm omw-Fww mrJwmd� wm ow�a��ao3mom E~ Q NET FREE VENTILATING AREA AT UPPER PORTION OF THE SPACE: o Q o J 3 _ - w - w CONTRACTOR TO PROVIDE& INSTALL: TWENTY ONE (11) wdNiwzwz waomwFz z0aF w E ROOFVENTR(S)0'HAGIN'STAPEREDVENT72.00SQ.IN.F.A.M. TnT l on9444w� w~w m3o~ U_ws''' zz ow TVENTING: 1,512 SQ. IN. 1<<<01.01m1 <<<�3z� a3zmoo>s W �aaaommo1m aza3a d(n3awu, ` NET FREE VENTILATING AREA AT LOWER PORTION OF THE SPACE: FZi CONTRACTOR TO PROVIDE & INSTALL: TWENTY ONE (21) AR ROOFVENTR(S) O'HAGIN'S TAPERED VENT 72.00 SQ. IN. F.A.M. p�S xT TOTAL ROOF VENT VENTING: 1,512 SQ. IN. ROOF VENT: CORROSION RESISTANT METAL -PAINT TO MATCH ROOFING BACKED w/ 1/4" MESH GANVANIZED WIRE CLOTH. 1/8" MIN. OPENING No. C 22162 UPPER: 1,512 SQ. IN. =>50%OF REDO VENTING S Ren. 7/31/19 P LOWER: 1,512 SQ. IN. = >50% OF REDO VENTING rq �� F TOTAL VENTING 3,024 SQ. IN. PROVIDED OF CAIN E ROOFVENTS SUPPLIED BY: O'HAGIN'S, INC. W Corporate Office & West Coast Mfg. Facility 210 Classic Court, Suite 100, Rohnert Park, California 94928 Phone: 707/303-3660 Toll Free Phone: 800/394-3864 �. www.OHAGINVENT.com CRC R806.2 ROOFVENTILATION - THE MINIMUM NET FREE VENTILATION AREA SHALL BE 1/150 OF THE AREA OF THE VENTED SPACE. EXCEPTION: THE MINIMUM NET FREE VENTILATION AREA SHALL BE 1/300 OF THE E VENTED SPACE PROVIDED ONE OR MORE OFTHE FOLLOWING CONDITIONS Cir ARE MET: THAT AT LEAST 40 PERCENT AND NOT MORE THAN 50 PERCENT F OF THE REQUIRED VENTILATING AREA IS PROVIDED BYVENTILATORS LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER W V€#TILAGRS SHALL BE LOCATED NO MORE THAN 3 FEET (914MM) BELOW z THE RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY, WITH THE BALANCE OF THE REQUIRED VENTILATION PROVIDED BYEAVE OR CORNICE VENTS. WHERE THE LOCATION OF WALL OR ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION MORE THAN 3 FEET (914MM) BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE SHALL BE PERMITTED LO (SEE "GENERAL NOTES - SECTIONS" [SHT A-3] FOR VAPOR RETARDER NOTE) N V1 I � NOTE TO CONTRACTOR: 5' 10' 4' AC PAVEMENT ROCK PKWY LOVA WALL •L• L1 11\11►J1 V 1� 1 1 T 1J• N 400 35' 14" E CURB & GUTTER ROCK PKWY SIDEWALK p SIGN W = Y GM 0 15' t 5' 4' 1' ❑ N 400 35' 22" E 79.15 2'_11" EXISTING BUILDING ROOF DECK PLAN t1311 -10747 21Lp5 ABV G. LOW WALL D D� DECK DRAIN. SEE DETAIL 17/D2 & 19/D2 /+2" DECK DRAIN OVERFLOW, TO BE PIPED SEPARATELY FROM OVERFI�OW DECK DRAIN. SEE DETAIL 16/D2 ROOF VENT. SEE KEYNOTE 9, THIS SHEET. - �0 GUTTER AND DOWNSPOUT D. CONC. PKWY NYL ]FENCE �a e KEY NOTES -ROOF PLAN R1 LINE OF WALL BELOWM2 v w E. R2 NEW ROOFING o/30# FELTo/ROOF SHEATHING w e o Z E -SEE MATERIAL SPECIFICATIONS, SHEETA-3 s m a m = � a a R3 EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPER Re e e r? • W MSTUCCO FINISH AS INDICATED ON ELEVATIONS BITUTHENE WATERPROOF MEMBRANE UNDER BUILDING PAPER a no p x W ON HORIZONTAL (OR NOT VERTICAL) PLASTER PLANES �n`'n'--'n� �n'••'n'••'n� R4 WOOD FASCIA PAINT R5 CORROSION RESISTANT SHEET METAL GUTTER AND DOWNSPOUT D DECORATIVE ATTIC VENTILATION -SEE LEGEND A-1 R6 -SEE DETAILS DECORATIVE CHIMNEY CAP AND SPARKARRESTOR PER MANUFACTURER R7 RECOMMENDATIONS. SEE A-1 FOR CITY HEIGHT REQUIREMENTS. RS CORROSION R NTSADDFLASHING 1� W INSTALL PER SMACNMACNA RECOMMENDATIONS -PAINT z R9 ROOFVENT(S)(0'HAGIN'STEMPERED FLATOREQUAL) �y REQUIRED ROOF VENTILATION -SEE CALCULATIONS BELOW. ^ ^ d ROOF VENT: CORROSION REISTANT METAL -PAINT TO MATCH ROOFING LLLLJJJJ BACKED WITH 1/4" MESH GALV. WIRE CLOTH. 1/8" MINIMUM OPENINGS. DO ROOFINGS SEE "MATERIALS SPECIFICATIONS" ATSHEETA-3 FOR ROOFING MATERIAL E CHIMNEY o CHIMNEY (AND CHIMNEYCAPS, ETC.) HEIGHTS PERMITTED ONLYAS REQUIRED BYC.R.C. OR MANUFACTURER SPECIFICATIONS PLUS z ADDITIONAL 12" MAXIMUM FOR CAP/SPARK ARRESTOR. �y THE PORTION THAT EXCEEDS THE C.B.C./C.R.C. MINIMUM IS LIMITED NOT ONLYTO 12 INCHES IN HEIGHT BUTALSO TO 2 FEET BY4 FEET IN WIDTH AND DEPTH (N.B.M.C.) ROOF VENT REQUIRED ROOF VENTILATION -SEE CALC'S ROOF VENT(S) O'HAGIN'S TAPERED ROOF VENT 72.00 SQ. IN. F.A. M. LOUVER: GALV. STEEL -PAINT TO MATCH ROOFING. BACKED WITH 1/4" E MESH GALV. WIRE CLOTH REQUIRED ROOF VENTILATION of wrx x -_� = wz iaw NOTE: za�o '^ 3Qowm�"��m��inwoo ROOF VENTS FOR VENTILATION AT THE UPPER PORTION OF THE SPACE SHALL BE a �a�zomar�aa000J�'>aar rr INSTALLED NO MORE THAN 3 FEET (914mm) BELOW RIDGE u a� ow rwoo ow>ao v'wow �owmwz x- z -v i-w- �dN>�Vw ao azwcnJ 3Fz�mmm REQUIRED NET FREE VENTILATING AREA:Fay-a ATTIC SQ. FT. 6,126/300=20.42 S.F. (2,940 SQ.IN.) VENTAREA REQ'D w a?wowz ��w owm omw-Fww mrJwmd� wm ow�a��ao3mom E~ Q NET FREE VENTILATING AREA AT UPPER PORTION OF THE SPACE: o Q o J 3 _ - w - w CONTRACTOR TO PROVIDE& INSTALL: TWENTY ONE (11) wdNiwzwz waomwFz z0aF w E ROOFVENTR(S)0'HAGIN'STAPEREDVENT72.00SQ.IN.F.A.M. TnT l on9444w� w~w m3o~ U_ws''' zz ow TVENTING: 1,512 SQ. IN. 1<<<01.01m1 <<<�3z� a3zmoo>s W �aaaommo1m aza3a d(n3awu, ` NET FREE VENTILATING AREA AT LOWER PORTION OF THE SPACE: FZi CONTRACTOR TO PROVIDE & INSTALL: TWENTY ONE (21) AR ROOFVENTR(S) O'HAGIN'S TAPERED VENT 72.00 SQ. IN. F.A.M. p�S xT TOTAL ROOF VENT VENTING: 1,512 SQ. IN. ROOF VENT: CORROSION RESISTANT METAL -PAINT TO MATCH ROOFING BACKED w/ 1/4" MESH GANVANIZED WIRE CLOTH. 1/8" MIN. OPENING No. C 22162 UPPER: 1,512 SQ. IN. =>50%OF REDO VENTING S Ren. 7/31/19 P LOWER: 1,512 SQ. IN. = >50% OF REDO VENTING rq �� F TOTAL VENTING 3,024 SQ. IN. PROVIDED OF CAIN E ROOFVENTS SUPPLIED BY: O'HAGIN'S, INC. W Corporate Office & West Coast Mfg. Facility 210 Classic Court, Suite 100, Rohnert Park, California 94928 Phone: 707/303-3660 Toll Free Phone: 800/394-3864 �. www.OHAGINVENT.com CRC R806.2 ROOFVENTILATION - THE MINIMUM NET FREE VENTILATION AREA SHALL BE 1/150 OF THE AREA OF THE VENTED SPACE. EXCEPTION: THE MINIMUM NET FREE VENTILATION AREA SHALL BE 1/300 OF THE E VENTED SPACE PROVIDED ONE OR MORE OFTHE FOLLOWING CONDITIONS Cir ARE MET: THAT AT LEAST 40 PERCENT AND NOT MORE THAN 50 PERCENT F OF THE REQUIRED VENTILATING AREA IS PROVIDED BYVENTILATORS LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER W V€#TILAGRS SHALL BE LOCATED NO MORE THAN 3 FEET (914MM) BELOW z THE RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY, WITH THE BALANCE OF THE REQUIRED VENTILATION PROVIDED BYEAVE OR CORNICE VENTS. WHERE THE LOCATION OF WALL OR ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION MORE THAN 3 FEET (914MM) BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE SHALL BE PERMITTED 108.70 -106.17 = 2.53 2.53 / 57' = 0.0444 0.0444 x 100= 4.44 LESS THAN 5% 107.35 + 106.17 + 108.70 + 107.64 = 429.86 / 4 = 107.47 AVG N.G. 107.47 AVG N.G. + 24.00131.47 MAX FLAT ROOF/GUARDRAIL 107.47 AVG N.G. + 29.00 = 136.47 MAX RIDGE Q U J d O � o LU U z D w o 0 � � a Plot Date: 07/31/18 START DATE: 9/13/17 SCALE: 1/4" - 1'-0" SHEET A-2.3 # r z E z_ ►-r # # •r i # E -r W z 0 # LO (SEE "GENERAL NOTES - SECTIONS" [SHT A-3] FOR VAPOR RETARDER NOTE) N N NOTE TO CONTRACTOR: m ROOF VENTILATION CALCULATIONS PROVIDED HERE SHALL NOT BE USED 49 FOR ROOFING MATERIAL TAKE-OFFS/CALCULATIONS/ETC. U ROOF HEIGHT LEGEND > Q (EXAMPLE NUMBERS BELOW. SEE PLAN FOR ACTUAL HEIGHTS) J m 0 RIDGE.......... ROOF LOCATION Z J 103.43 F.SLAB....... FINISH SLAB O < L•Li 23.99 ......... SHEATHING HEIGHTABOVE FINISH SLAB + .......... ROOF MATERIAL THICKNESS U Q 127.7.7 5 ......... TOTAL ROOF HEGHTABOVE FINISH SLAB O O Z -104.73 AVG. N.G...... AVERAGE NATURAL GRADE (SEE CALCULATION BELOW) 23.02 ABV AVG N.G..... TOTAL ROOF HEIGHT ABOVE AVERAGE NATURAL GRADE C�i O o CD CORROSION RESISTANT SHEET MILCos UU WHERE INDICATED ON THE DRAWINGS AS "CORROSION RESISTANTSHEET METAL" THE CONTRACTOR SHALL PROVIDE GALVSTEEL OR CORROSION RESISTANT FLASHING. PROVIDE BACKPRIME AT DISSIMILAR METALS, INSTALL PER S.M.A.C.N.A. SITE SLOPE / AVERAGENATURALGRADE/ Cn MAX. ROOF HEIGHT CALWS J 108.70 -106.17 = 2.53 2.53 / 57' = 0.0444 0.0444 x 100= 4.44 LESS THAN 5% 107.35 + 106.17 + 108.70 + 107.64 = 429.86 / 4 = 107.47 AVG N.G. 107.47 AVG N.G. + 24.00131.47 MAX FLAT ROOF/GUARDRAIL 107.47 AVG N.G. + 29.00 = 136.47 MAX RIDGE Q U J d O � o LU U z D w o 0 � � a Plot Date: 07/31/18 START DATE: 9/13/17 SCALE: 1/4" - 1'-0" SHEET A-2.3 # r z E z_ ►-r # # •r i # E -r W z 0 # T — 107.47 AVG. N. HEIGHT LIMIT -RIDGE Ov 5ti LL_____________ ____________________ -i �HEIG . e ----- - ---- ------------- ------ 7 - ----- 107.47 LEFT SIDE ELEVATION RIGHT SIDE ELEVATION KEY NOTES -ELEVATIONS ❑ 1 MAINTAIN FINISH SLAB TO FINISH GRADE OR FINISH SURFACE MIN. CLEARANCES PER CRC R317. SLOPE FINISH GRADE OR FINISH SURFACE AWAY FROM BUILDING. SEE DETAIL 30 D1 2 NEW ROOFING o/30# FELTo/ROOF SHEATHING -SEE MATERIAL SPECIFICATIONS THIS SHEET ❑3 EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPER STUCCO STEEL TROWEL FINISH -TYP. SEE SPECIFICATIONS BELOW 2 LAYER GRADE D PAPER (FELT) o/PLYWOOD SHEAR WALLS. 3A BRICKVENEER o/EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPER SEE SPECIFICATIONS BELOW 2 LAYER GRADE D PAPER (FELT) o/PLYWOOD SHEAR WALLS. XWOODTRIM. PROVIDE WINDSOR ONE WOOD, SEE "WOOD TRIM" X SPECIFICATION, THIS SHEET. -PAINT 3D WOOD SIDING o/BUILDING PAPER SEE SPECIFICATIONS BELOW 2 LAYER GRADE D PAPER (FELT) o/PLYWOOD SHEAR WALLS. ®WOOD FASCIA. PROVIDE WINDSOR ONE WOOD, SEE "WOOD TRIM" SPECIFICATION, THIS SHEET. -PAINT ❑5 DOORS AND WINDOWS -TYP. ❑6 DECORATIVE ATTIC VENTILATION -SEE ROOF PLAN ❑7 HANDRAIL +36" ABOVE ADJACENT SURFACE PICKETS -MAX. SPACE 3-7/8" BETWEEN ®GUARDRAIL +42" ABOVE ADJACENT SURFACE PICKETS -MAX. SPACE 3-7/8" BETWEEN 91 DECORATIVECHIMNEYCAP -AS SELECTED BYARCHITECT AMERICAN CHIMNEY SHROUD #1 - COPPER (949) 364-5118 10 STONE -SEE SPECIFICATIONS BELOW CONNECT DOWNSPOUTS TO SUBDRAIN SYSTEM 11 -SEE CIVIL PLANS 1 MATERIAL CALLOUT -SEE MATERIALS AND COLORS LEGEND -THIS SHEET GENERAL NOTES -ELEVATIONS 1. PROVIDE ADDRESS ON BUILDING PER N.B.M.C. 13.12.210 2. SEE ROOF PLAN SHEET FOR ROOF VENTILATION CALCULATIONS. MATERIAL SPECIFICATIONS w a e r e e W {N9 e N e 10 � C7 e = a a a e e e e C7 N m C1 F W r D CE E z El 0 W GE3TES o �zc��w�=000 m=in -�a�-ova tea! o-� Q -w o �w oao�a" z Fi Qwa 'n 3<z wz~i`F� �winwoo U o0 O ¢o�aa0 ,��azzr=ar ww ooJ �QQr caw ¢� ower oz� �� w�ao wow d >~Q oaz cnJ 3wzF�c � _ _ W Y�XUdW �z rwH �H¢U3 00 Ey O m W Z U w O~} w r w w<O- Z imw w -wo'U_W=wzzow oN�w�wz=w=zz�a a'�oo>= w Q¢Qo=m o��a_a 3z<,n aoow� ` 10 A "�GS.PRK 7E,q! Fc!• o-. 07 •r IPA z No. C 22162 Ren. 7/31/19 Srq OF CAL\a`P E E" W START DATE: 9/3/17 0 W z Q E• iz c7 SHEET w W w or 0 m A or E Lu W W z Lu Ln N Cfl C'V E• a U E• z_ O m z O Q W D W �oz CV C=)C ONO e � E, M U 07 •r IPA z cn Plot Date: 07/31/18 E" z START DATE: 9/3/17 0 W Q E• iz c7 SHEET w W w or 0 CD A or Lu W Lu 07 •r IPA z A-3 18-82 E• Plot Date: 07/31/18 E� START DATE: 9/3/17 W z SCALE: 1/4" - 1'-0" c7 SHEET A-3 18-82 31---- 7 I _ _ 10 ml- 7.47 GROUND AVG. N.G. SECTION A=A 107.47 AVG. N.G. SECTION B -B F i KEY NOTES -SECTIONS 1❑ 2x RAFTERS / ROOF JOISTS -SEE FRAMING PLAN ❑2 BEAM PER STRUCTURAL 31 3 CONCRETE FOUNDATION AND FOOTINGS -SEE FOUNDATION PLAN ❑4 CONCRETE SLAB w/ REINFORCING STEEL o/ W/P MEMBRANE. SEE A-1 AND STRUCT. FOR SLAB INFO. ❑5 2x4 CEILING JOISTS @ 16"o.c. © DOORS AND WINDOWS -SEE PLAN -TYPICAL ❑7 2x4 STUDS @ 16"o.c. (TYPICAL U.N.O.) ❑8 2x6 STUDS @ 16"o.c. ❑9 2x P.T.D.F. MUD SILL 10 FLOOR JOISTS @ 16"o.c. -SEE FRAMING PLAN 11 EXTERIOR PLASTER o/ METAL LATH o/ BUILDING PAPER COLOR COAT. -SEE SPECIFICATIONS -SHTA-3 11A EXTERIOR WOOD SIDING o/ BUILDING PAPER SEE SPECFICATIONS -SHTA-3 12 GUARD +42" ABOVE ADJACENT SURFACE PICKETS -MAX. SPACE 3-7/8" BETWEEN 13 5/8" PLYWOOD ROOF SHEATHING SEE TITLE 24 FOR RADIANT BARRIER -AS OCCURS. 14 1-1/8" T&G PLYWOOD SUBFLOOR 15 FLUSH BEAM -SEE FRAMING PLAN 16 LIGHTING -SEE PLAN 17 STAIRS. SEE PLAN FOR RISE AND RUN HANDRAIL - 34" TO 38" ABOVE NOSING 18 2x SOLID BLOCKING 19 F.G. BATT. WALL INSULATION AT 2x6 WALLS. SEE TITLE 24. 20A F.G. BATT. FLOOR INSULATION. SEE TITLE 24. 206 F.G. BATT. ROOF INSULATION. SEE TITLE 24. 21 ROOFING OVER WATERPROOF MEMBRANE SEE ROOF PLAN AND ELEVATIONS 22 MAINTAIN FINISH SLAB TO FINISH GRADE OR FINISH SURFACE MIN. CLEARANCES PER CRC R317. SLOPE FINISH GRADE OR FINISH SURFACE AWAY FROM BUILDING. SEE DETAIL 30 D1 23 5/8" TYPE "X" GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE. 5/8" TYPE "X" GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE "X" GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.) -W/P GYPSUN BOARD ENTIRE GARAGE WHERE TYPE "X" NOT REQUIRED BYCODE. 24 ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS, UNDER -STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED SIDE WITH 1/2 -INCH (12.7 MM) GYPSUM BOARD. CRC R302.7 25 DECK: SEE "DECK MATERIAL" NOTE ON SHEET A-2.2. MAINTAIN 1 /4" PER FOOT MINIMUM SLOPE. DRAIN TO GUTTER OR DECK DRAINS PER PLAN. 26 FIRE BLOCK@ 10'-0"o.c. HORIZONTAL AND VERTICAL, PER CRC R302.11 27 WATERPROOFING. INSTALL BELOW -GRADE WATERPROOF MEMBRANE PER MANUFACTURER'S RECOMMENDATIONS. PROVIDE PROTECTION BOARD FROM BACKFILL. INSTALL FRENCH DRAIN BEHIND RETAINING WALL PER SOILS REPORT. SEE DETAIL: 30 D1 GENERAL NOTES -SECTIONS 1. PROVIDE FIRE BLOCKS @ 10'-0"o.c. BOTH VERTICALLYAND HORIZONTALLY PER CRC R302.11 2. CONCEALED WALL SPACE NOT TO EXCEED 10 FEET INTERVAL HORIZONTALLY. CRC R302.11 3. WHERE "LIGHT -WEIGHT CONC" IS CALLED OUT, INSTALL o/ WATERPROOF MEMBRANE o/ PLYWOOD SHEATHING. NOTE TO STRUCT. ENG'R PROVIDE 1 8' FLOOR SHEATHING UNLESS NOTED OTHERWISE. FOR SHEAR WALLS GREATER THAN 5FT LONG USE 6" LESS THAN THE MEASURED LENGTH FOR CALCULATION PURPOSES WHEREVER POSSIBLE. CCB A w a e N e 10 E- e = a a w e e e m w m C7 # D E # El 0 W # E o �zc��w�s000 mxm -�a�-ova tea! F>wrx�x -zF F\wz iQw Q a m 3 m z W K~ 0 W U o O o0 O Qo�aaO ,�OaZZrZar ww 0.J �QQr caw a� ower oz� �� w�ao Wow �ow�Wz o xz-ori-w- d ��NW-HW O (nF Q�-Q dCJH W r�XOd� �Z rWH �HQU3 00 Ey am ao�a3 �Jm wz�Wo��W oz�F 3 ���W u W W -Wim o u-W=wzz-W <<<0.0,,zmmm a3z,uu s W aQQommo�m a_a3a d(n3aoow� ` A No. C 22162 Ren. 7/31/19 Srq OF CALI E W z m E W z # E L # Plot Date: 07/31/18 z O CV IE W z Cfl W z Z c7 N E .. a J_ U F m SHEET # z_ O m z O Q W D W # �oz CV C=)C �O e � E, M U # m E z # 1 E cn Plot Date: 07/31/18 z O Ey IE W z U Lu W z cD z c7 o .. W J_ � m SHEET # m E z # 1 Plot Date: 07/31/18 START DATE: 9/3/17 I IE W z SCALE: 1/4" - V-0" c7 , SHEET SECTION KEY A-4 18-83 w. GRC �w� we 107.47 GROUND AVG. N.G. SECTION C=C SECTION D -D i I I I I KEY NOTES -SECTIONS 1❑ 2x RAFTERS / ROOF JOISTS -SEE FRAMING PLAN ❑2 BEAM PER STRUCTURAL ❑ 3 CONCRETE FOUNDATION AND FOOTINGS -SEE FOUNDATION PLAN ❑4 CONCRETE SLAB w/ REINFORCING STEEL o/ W/P MEMBRANE. SEE A-1 AND STRUCT. FOR SLAB INFO. ❑5 2x4 CEILING JOISTS @ 16"o.c. © DOORS AND WINDOWS -SEE PLAN -TYPICAL ❑7 2x4 STUDS @ 16"o.c. (TYPICAL U.N.O.) ❑8 2x6 STUDS @ 16"o.c. ❑9 2x P.T.D.F. MUD SILL 10 FLOOR JOISTS @ 16"o.c. -SEE FRAMING PLAN 11 EXTERIOR PLASTER o/ METAL LATH o/ BUILDING PAPER COLOR COAT. -SEE SPECIFICATIONS -SHTA-3 11A EXTERIOR WOOD SIDING o/ BUILDING PAPER SEE SPECFICATIONS -SHTA-3 12 GUARD +42" ABOVE ADJACENT SURFACE PICKETS -MAX. SPACE 3-7/8" BETWEEN 13 5/8" PLYWOOD ROOF SHEATHING SEE TITLE 24 FOR RADIANT BARRIER -AS OCCURS. 14 1-1/8" T&G PLYWOOD SUBFLOOR 15 FLUSH BEAM -SEE FRAMING PLAN 16 LIGHTING -SEE PLAN 17 STAIRS. SEE PLAN FOR RISE AND RUN HANDRAIL - 34" TO 38" ABOVE NOSING 18 2x SOLID BLOCKING 19 F.G. BATT. WALL INSULATION AT 2x6 WALLS. SEE TITLE 24. 20A F.G. BATT. FLOOR INSULATION. SEE TITLE 24. 206 F.G. BATT. ROOF INSULATION. SEE TITLE 24. 21 ROOFING OVER WATERPROOF MEMBRANE SEE ROOF PLAN AND ELEVATIONS 22 MAINTAIN FINISH SLAB TO FINISH GRADE OR FINISH SURFACE MIN. CLEARANCES PER CRC R317. SLOPE FINISH GRADE OR FINISH SURFACE AWAY FROM BUILDING. SEE DETAIL 30 D1 23 5/8" TYPE "X" GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE. 5/8" TYPE "X" GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE "X" GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.) -W/P GYPSUN BOARD ENTIRE GARAGE WHERE TYPE "X" NOT REQUIRED BYCODE. 24 ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS, UNDER -STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED SIDE WITH 1/2 -INCH (12.7 MM) GYPSUM BOARD. CRC R302.7 25 DECK: SEE "DECK MATERIAL" NOTE ON SHEET A-2.2. MAINTAIN 1 /4" PER FOOT MINIMUM SLOPE. DRAIN TO GUTTER OR DECK DRAINS PER PLAN. 26 FIRE BLOCK@ 10'-0"o.c. HORIZONTAL AND VERTICAL, PER CRC R302.11 27 WATERPROOFING. INSTALL BELOW -GRADE WATERPROOF MEMBRANE PER MANUFACTURER'S RECOMMENDATIONS. PROVIDE PROTECTION BOARD FROM BACKFILL. INSTALL FRENCH DRAIN BEHIND RETAINING WALL PER SOILS REPORT. SEE DETAIL: 30 D1 GENERAL NOTES -SECTIONS 1. PROVIDE FIRE BLOCKS @ 10'-0"o.c. BOTH VERTICALLYAND HORIZONTALLY PER CRC R302.11 2. CONCEALED WALL SPACE NOT TO EXCEED 10 FEET INTERVAL HORIZONTALLY. CRC R302.11 3. WHERE "LIGHT -WEIGHT CONC" IS CALLED OUT, INSTALL o/ WATERPROOF MEMBRANE o/ PLYWOOD SHEATHING. NOTE TO STRUCT. ENG'R PROVIDE 1 8' FLOOR SHEATHING UNLESS NOTED OTHERWISE. FOR SHEAR WALLS GREATER THAN 5FT LONG USE 6" LESS THAN THE MEASURED LENGTH FOR CALCULATION PURPOSES WHEREVER POSSIBLE. CCB SECTION KEY A w ae r e e W 4IN e # O N N N e 10 E- ` e e ` E e = a ae w e 9 r e e e e e m w m C7 N m C1 # GF=D E IT, # El 0 W # E GE3 inwrm�wx 'm -`n>ww mz���¢w IZ-1 o �zo�w�s000 mx�n -�a�-ova tea! FaU,�>mwsorxm O�m<0 'o a0 aZzrF\wmz3W> iawUz o- H ooJ Saar U0, o �ow�Wz xz-ori-w- d 3Wz��U� # W a - W H 0,11-11 - o} N H a V] -_ Q d U H �w Uwe F W rO,XUd� �Z rWH �H¢U3 00 Ey Z a� ao a3 w<Q OomZ w UWo~ W r W _ U W W -Wim o U W=wzzoW <<<o.o,,zm ma a3zmoo>s w aaaommo�m a_a3a d(n3aoow� ` A No. C 22162 Ren. 2 1 /62 Srq OF CA,_I a E z m E W z m E• z # E� E� cn E� z O CV W Cfl W z c7 CD z N E• .. a J_ U E• m # cm cr� z_ O m O Q W D W # �oz CV �O e E, 6 M U m E• z # E� E� cn E� z O Ey W U w cn W z c7 CD z o .. W J_ � m # m E• z # A-4.1 E� Plot Date: 07/31/18 E� START DATE: 9/3/17 W z SCALE: 1/4" - V-0" c7 SHEET A-4.1 6, EXISTING a I I I 119,1p6' V 1 o �ti EXISTING BUILDING I ! 106.28 U o� ti bE5 W I� i _ % �• UI 5'-10" 105 2� — _ s� •1 1 ro 1 W I I I1S AIL &TAG^ O6 TO BE SET _--�-- 1° x a IW I 1o�y ti^� ��' p 167; I 11 9„ ry -I� 1rL`L' 11D�+ O . O6• I b�� 1G9.74TW p 65.022 lb ,�^ �•� �,1�b.1 1b LNTR �� A'AIy z 111 111 �J.�� W 6 25' '� � �1��,1009. 610• AIT p���- g°�' I6�O h5 4, fro 61'1 ;1 IS 0 . I1 o 5' 1 ' �� 16 6GF FCO i o ^� CONC. DRIVE I 106 �1�� (c) 'A ° xNb 'CV `v O� 1°19�� � I ^) Do O 11 I 10�g,1°b b( bg� 1 1�y o o ' EXISTING GARAGE I 10610 ;51 x ^0, 0 1 10b�'S G 4� 128'1°� 66 P•�� x12b,1°� 69 3.1°� 95FF Moro I"W 10y', GONG 4 162'1° ,42 6 3 8 �0 O 6'L � rl 19'1 a 0'11 0'1 011 I 4�6;1^� tic �O°'• AGE LINE I 1 I 134;108.02FF 1 Ci a 1°bO 1 101660 W U co 3 o' • I ��� �� 1� ��� I g� o o EXISTING BUILDING 9ro'�ti9N13 ;,0�' x 1°g o� �1 EXISTING BUILDING r �� k N 1� 00 6bw I 1 N yr°'o N 1 boo I m IL paulu o` 10� 0 0 � 5\ I 1 6� 6 6o v 1 01' •10tk 6'6 °°�/�Um��,v�a. ` � �� 1tij�`0 0,1?9 1`'�b''� 1 Z bg , I °�. 10�• 1 110'1' �c AD IL 6 10�. I a � 1� , 1° ��, I V a M °< a. I 15ti 1 $�� 10 L1ro o t. �� CONC. PATIO 1x N°b'- I I CONC. PATIO O.1 �' ^^ 101 Q0F 96'1° a � ti1 pIllinu�V'/�'�ip0 11°� • 5� °) Q] Oma' 11 1 ry b� 1°'1 ' 1 bb 10 ,�°^ •24i-2" 16 1 �, ^ ro 43%., 1 6+ b �n,j 10� ALL 6' s I 3 O ro z ��► app I 9 lo, �? Q o2 M 100 0 0 o b1�1�G�/nn����n{n.., ��G PLNTR PLNTR o°'��1 c'^ Ob�� 0 01� h N ry ,� 1°6� I' WALL �` o1�j,11F G4 19 •1 6WALL � `l'� 101. ° °Do 1�16r� SIDEWALK 16� A.5',1°� 4 SIDEWALK �' 1i66 31" �4�� 10 �'+10 0ti• 10 F 1 .1° .1° .1 •, �;, ems' .1 1•, TNAIL & O HE SET DIRT PKWY ILDIRT PKWY 6610`1'6 BRICK PKWY g1�\- I °. U 6010 1��oF� 16y1�1 ti°5��� CURB �tNkN <)b�F\5' I 191 '1,111 66 1 6661 5 I ICONC. STREET CONC. STREET I � 00 `L y N 57° 34' 33" W 282.00' CONST. CENTERLINE PER RS 2015-1084 �I OCEAN BLVD, N LEGEND: �I I 0 ---- P.C.C. CONCRETE "�I ® ----BLOCK RETAINING WALL T.W. ---- TOP OF WALL �I M 0 vI �I b 00 0 k1 NOTE: ANY OR ALL EASEMENTS OF RECORD AFFECTING THIS PROPERTY MAY NOT BE SHOWN. A CURRENT TITLE REPORT WILL BE REQUIRED IN ORDER TO LOCATE ANY EASEMENTS OF RECORD. ---- DIRECTION OF FLOW T.F.C. ---- TOP OF FOUND. CURB 2 ---- PROPOSED ELEVATION F.L. --- FLOW LINE F.S. ---- FINISH SURFACE ELEV. G.B. ---- GRADE BREAK F.G. ---- FINISH GRADE ELEV. F.F. ---- FINISH FLOOR FNIC T.C. — TOP OF CURB G.F. ---- GARAGEFLOORE.G. ---- EXISTING GRADE ELEV. T.F. --- TOP OF FOOTING x56; 98.90 TC INV. ---- PEPE INVERT ELEV. ELEVATION OF SHOT SURVEY PT. REP. NO. 18-85 02 1s -ss Attachment No. PC 6 Correspondence X03 18-s7 V1� Q� 04 1s -ss From: Ramirez. Brittany To: Lee, David Subject: FW: Variance Request -3200 ocean Blvd Date: Monday, July 09, 2018 11:40:26 AM Attachments: imaoe001.ono To be included in your staff report as a correspondence. BRITTANY RAMIREZ Community Development Department Administrative Analyst bramirez(o) newoortbeachca. oov 949-644-3232 From: Ron Beard[mailto:RonBeard@seproperties.com] Sent: Monday, July 09, 2018 11:31 AM To: Koetting, Peter<pkoetting@newportbeachca.gov>; Zak, Peter<pzak@newportbeachca.gov>; Weigand, Erik <eweigand@newportbeachca.gov>; Dunlap, Bill <bdunlap@newportbeachca.gov>; Kleiman, Lauren <Ikleiman@newportbeachca.gov>; Kramer, Kory <kkramer@new portbeachca.gov>; Lowrey, Lee <Ilow rey@new portbeachca.gov>; Campbell, Jim <JCampbell@newportbeachca.gov>; Planning Commissioners <PlanningCommissioners@newportbeachca.gov> Subject: Variance Request -3200 Ocean Blvd City of Newport Beach Community Development Department Re: Variance Request from Nicholson Companies for 3200 Ocean Blvd File # PA 2017-208 Activity # VA2017-002/CD2017-091 To Whom it May Concern: We are opposed to the subject proposal, and we certainly hope that the facts get cleared up, as the subject lot DOES NOT warrant or deserve special treatment not afforded to the rest of us in the immediate neighborhood. For example, on our own home at 3208 Ocean Blvd., many years ago, we sought city permission for a permit because our garage was too tight, and we sought to widen it 4 feet X 20 feet. The City said that we had around 45 feet of FAR available, so they processed a permit and only allowed for an expansion of around 3.5 feet of width and roughly 13 feet in length, and they would NOT agree to any variance. They were very emphatic that no variance would be granted. How I would love to have that extra 35 square feet in my garage, and I was doing all the work and spending all the money anyway! The subject property is UNIQUE; that is true. It enjoys a 65 foot wide expansive, frontage view on Ocean Blvd. That is the beauty of the lot, and for that privilegge. years ago the owners traded away an alley and the setbacks that would have existed under the former scenario. That does NOT mean that a new owner can come in today and present a biased set of facts to support a higher than allowed FAR and a 05 18-89 variance to setbacks to achieve a different result. That is insulting to the rest of us that have to abide by the rules. The setback proposed on Larkspur makes NO SENSE. There is nobody that has that setback on Larkspur, and there is no reason whatsoever to subjectively modify the setback to provide this owner w/ decreased setbacks which create a resultant increase in FAR . It's time to stop the mansionization of CDM as it's ruining the character and charm of our neighborhoods. Increases in FAR and variances providing for same need to stop. The proposed request does not meet the intent of the required findings for a variance. Compliance with code will not deprive the applicant of privileges enjoyed by other property owners in the vicinity. The variance is not necessary to preserve the enjoyment of any property rights, and it would constitute a grant of a special privilege to 3200 Ocean Blvd. which is not fair. Furthermore, the variance will be detrimental to the adjoining properties, both in property value and privileges currently enjoyed. Bottom line: it's way too much home for the subject lot, and we expect the city to NOT GRANT the requested setback on Larkspur nor any increase in FAR. Respectfully, Ron and Marsha Beard 3208 Ocean Blvd Corona Del Mar ronbeard()seproperties.com marsha.beardla_.gmail.com 00 18-90 From: Ramirez, Brittany Sent: Thursday, July 12, 2018 9:24 AM To: Lee, David Subject: FW: 3200 Ocean Blvd Va.wa' Please add to your staff report under correspondence. BRITTANY RAMIREZ Community Development Department Administrative Analyst bramireza newnortbeachca. aov 949-644-3239 From: Don Kazarian[mailto:donkazarian(cDgmail.coml Sent: Thursday, July 12, 2018 9:23 AM To: Planning Commissioners<PlanningCommissioners@newportbeachca.gov> Subject: 3200 Ocean Blvd Hello and thank you for your service on the planning commission. To keep it brief, there are no reasons to grant any variances at 3200 Ocean Blvd. in Corona Del Mar. The rules should be enforced. Everyone should be held to the same standards. I live on the 3400 block and if you are in the neighborhood take a look at the five houses on our block. All seem to blend well except the most recently constructed home at 3408. You will see it's front patio is much higher than the others. This is the type of thing that results from making exceptions to the zoning rules. Thank you for your time and consideration. Regards, Don Kazarian 3412 Ocean Blvd. Corona Del Mar, CA 92625 07 18-91 From: Ramirez, Brittany Sent: Thursday, July 12, 2018 11:28 AM To: Lee, David Subject: FW: 3200 Ocean Development For inclusion in your staff report -----Original Message ----- From: jack scrivner [mailto:iackscrivner(cDme.coml Sent: Thursday, July 12, 2018 11:22 AM To: Planning Commissioners<PlanningCommissioners@newportbeachca.gov> Cc: susanskinner949@gmail.com Subject: 3200 Ocean Development Gentlemen: My wife and I have been a residents of Corona del Mar since 1982 and have watched our beautiful community change in many ways. Many changes have been for the good of all, but unfortunately, to many for the bad. While we have great respect for the property owner and his rights we also believe in the importance of protecting the integrity of the community as a whole. That said, we are greatly opposed to what we see in the oversized development going on in our neighborhood. The proposed plan to build an 8115 sf mansion at 3200 Ocean Blvd is not only BAD for our community, but beg's the bigger question where does it end! Having more money than the next guy should not determine whether or not you can build bigger. We must consider the integrity of the community and not how deep someones pockets are. Generally I am not one to take such a strong position against a property owner, however, this must stop and stop now! There are plenty of properties around our community that can accommodate development of this size. Please do not allow the city's variance rules to be miss used for the purpose of building these mansions. Please stop the mansionization of Corona del Mar. Respectfully, Mr & Mrs Jack O Scrivner 02 18-92 From: Ramirez, Brittany Sent: Thursday, July 12, 2018 2:51 PM To: Lee, David Cc: Murillo, Jaime Subject: FW: 3200 Ocean BLVD, CDM Variance Request Follow Up Flag: Follow up Flag Status: Flagged For inclusion in your staff report. -----Original Message ----- From: Renee Pepys Lowe[mailto:renee(cDreneepepyslowe.com] Sent: Thursday, July 12, 2018 2:46 PM To: Planning Commissioners<PlanningCommissioners@newportbeachca.gov> Subject: 3200 Ocean BLVD, CDM Variance Request Dear Planning Commission, As a CDM resident, I am writing to you to express our concern of 3200 Ocean BLVD, CDM. We are proud residents of CDM and truly love this very special community. This planned expansion of 3200 Ocean BLVD is a detrimental impact of the continual mansionization in CDM, whereby losing the uniqueness of this wonderful village and hereby granting special privileges to 3200 Ocean Blvd. This granting of the Variance will allow for development which is completely OUT OF SCALE to the Larkspur Ave and the neighborhood and in addition will have a detrimental impact both in property values and privileges currently enjoyed by residents. I urge you, the Planning Commission to please re -consider this variance request. Please do not disrespect our community. With best wishes, Renee and Stan Lowe CDM Resident Renee Renee Pepys Lowe RPL and Associates, LLC. Tel: 949-466-3764 renee (C17reneepe DVSlowe.com Skype: renee.pepyslowel �� 18-93 From: Ramirez, Brittany Sent: Friday, July 13, 2018 10:08 AM To: Lee, David _ Cc: Murillo, Jaime Subject: FW: 3200 Ocean Blvd Variance Request - File # PA 2017-208 For inclusion in the staff report going in August. BRITTANY RAMIREZ Community Development Department Administrative Analyst bramireza newnortbeachca. aov 949-644-3239 From: Brant Dahlfors [mailto:bdahlfors(aDmac.com] Sent: Friday, July 13, 2018 10:05 AM To: Planning Commissioners<PlanningCommissioners@newportbeachca.gov> Cc: Ron Beard <RonBeard @seproperties.com> Subject: 3200 Ocean Blvd Variance Request - File # PA 2017-208 City of Newport Beach Community Development Department Re: Variance Request from Nicholson Companies for 3200 Ocean Blvd File # PA 2017-208 Activity # VA2017-002/CD2017-091 To Whom it May Concern: We are opposed to the subject proposal, and we certainly hope that the facts get cleared up, as the subject lot DOES NOT warrant or deserve special treatment not afforded to the rest of us in the immediate neighborhood. Please consider; • The detrimental impacts of continual mansionization in CDM • The proposed request does not meet the intent of the required findings for a variance. • The property does not have special or unique circumstances or conditions which do not generally apply to other properties in the vicinity. • Compliance with Code will not deprive the applicant of privileges enjoyed by other property owners in the vicinity. • The Variance is not necessary to preserve the enjoyment of any property rights. • The Variance will constitute a grant of a special privilege to 3200 Ocean Blvd. • The Variance will be detrimental to the adjoining property, both in property value and privileges currently enjoyed. 70 18-94 • The Variance will have a detrimental impact to persons, property, and improvements in the neighborhood and will have a detrimental effect of existing use by surrounding neighbors. • The granting of the Variance will allow for a development which is out of scale with the surrounding neighborhood. • The proposed Variance will affect the flow of air and light to the adjoining residential property. • The applicant has the ability to gain significant additional square footage by adding a basement without the need to request additional square footage above grade or alter setbacks through a variance. The subject property is UNIQUE; that is true. It enjoys a 65 foot wide expansive, frontage view on Ocean Blvd. That is the beauty of the lot, and for that privilege, years ago, the owners traded away an alley and the setbacks that would have existed under the former scenario. That does NOT mean that a new owner can come in today and present a biased set of facts to support a higher than allowed FAR and a variance to setbacks to achieve a different result. Compliance with code will not deprive the applicant of privileges enjoyed by other property owners in the vicinity. The variance is not necessary to preserve the enjoyment of any property rights, and it would constitute a grant of a special privilege to 3200 Ocean Blvd. which is not fair. Furthermore, the variance will be detrimental to the adjoining properties, both in property value and privileges currently enjoyed and significantly impact the street appeal for everyone living in the 200 block of Larkspur. Respectfully, Thank you! Brant & Nancy Dahlfors 211 Larkspur Ave. Bdahlfors(amac.com 949-439-8663 72 18-95 From: Ramirez. Brittany To: Lee, David Cc: Murillo, Jaime Subject: FW: variance for 3200 oceanboulevard Date: Monday, July 16, 2018 5:26:36 PM Attachments: 0maae001.nna For inclusion in your staff report in August. BRITTANY RAMIREZ Community Development Department Administrative Analyst bramirezO newoortbeachca. oov 949-644-3239 From: richard ardis [mailto:tobyardis@gmail.com] Sent: Monday, July 16, 2018 5:24 PM To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov> Subject: variance for 3200 oceanboulevard dear planning commission members; This is in regard to a variance for property at 3200 Ocean Boulevard,corona del mar.i am opposed to giving the variance. When people in that area purchase property there,they assume that another property owner will not get a variance to build out larger than what had previously been allowed,probably blocking some other peoples view. the view is one of the main reasons people buy in the neighborhood. They also had to pay a premium for their view. I did not like it when i lost a small portion of my view. I am sure that the current owner realized what could and what could not be done with the property.Recently,there have been built many beautiful houses in our community, on lots with various sizes and configurations..I am sure that the builders and architects can build a beautiful house on the property without getting a variance. thank you,Richard Ardis. 949- 673-2099 �'2 18-96 From: Raquel Dawson <dawson.raquel@gmail.com> on behalf of Raquel Dawson <Raquel.Dawson @chicagobooth.edu> Sent: Tuesday, July 17, 2018 8:48 AM To: Lee, David Subject: Objection to Variance PA2017-208 / Hinton and Maloney Residence Hello David, I am writing to formally object to the Planning Commission's approval of PA2017-208 (Hinton and Maloney Residence). This property has no topography challenges. Granting neighbors the right to build a NEW home that exceeds the maximum floor area limit (FAR) is unfair and creates unequal property rights in the neighborhohood. Why should they be allowed to develop their land more than other neighbors? Unless the property has a topography issue, setbacks should be consistent with code as all new properties are expect to be. The Hiltons / Maloneys should revise their plans so no variances are needed. If they want a bigger home, they should dig a basement. Denying variances to this project will allow Corona Del Mar to develop NEW homes that are consistent with City code and give no neighbor a special privilege. Sincerely, Raquel Dawson 2741 Ocean Blvd Corona Del Mar, CA 92615 3 18-97 From: Sally Rapp <sjrapp@outlook.com> Sent: Tuesday, July 17, 2018 2:36 PM To: Lee, David; Planning Commissioners Subject: PA2017-208 Dear Planning Commission members and Newport Beach Planning Staff, I am the homeowner at 3308 Ocean Blvd in Corona del Mar and I would like to submit my opposition to variances requested in relation to the above listed project at 3200 Ocean Blvd. I understand that the matter has been recommended for a continuance but wish to enter my concerns about reduced setbacks and increasing sizes of homes in the neighborhood. From what I have read there are no special circumstances ( a lot with no alley access is not a "special" circumstance but rather a basic lot characteristic) to justify a variance in this case and further that it could set a precedent for future property development in my neighborhood. 7421 sqft is a massive house and a 28% reduction would still be enormous. It seems to me that a property buyer should anticipate developing within the constraints of the neighborhood's planning rules and if they "need" a larger house they should buy a different lot where the rules permit such a size (or purchase multiple adjoining lots as others have done). Please register my opposition to the proposed variances and let me know when the matter is rescheduled for hearing. Please feel free to contact me should you have any questions. Thank you for your consideration. Sally Rapp 949-566-9921 18-98 From: Ramirez, Brittany Sent: Wednesday, July 18, 2018 10:27 AM To: Lee, David Cc: Murillo, Jaime Subject: FW: Hinton and Maloney Residence For inclusion in your staff report in August -----Original Message ----- From: Sharon McNalley[mailto:sharonmcn(cDroadrunner.coml Sent: Tuesday, July 17, 2018 5:32 PM To: Planning Commissioners<PlanningCommissioners@newportbeachca.gov> Subject: Hinton and Maloney Residence Dear Mr. Weigand and Members of the Newport Beach Planning Commission, I wish to express my very strong objections to the variances requested by Nicholson Construction at 3200 Ocean Boulevard, Corona del Mar. The city code was established to protect and preserve the character of our community and the quality of life for our residents. To grant this variance would be an unconscionable precedent for other developers. The Maloney family lived at 3200 Ocean Boulevard for many decades without seeking special treatment from the city. There is no justification for encroaching into the rear setback nor for exceeding the maximum floor area limit--- because there are no extenuating circumstances. I find it especially egregious that because the property has exactly the same set -back requirements as everyone else on our block, the builder seeks entitlement for more square footage --there is absolutely no logic to that. How does the applicant perceive that following the same rules as the rest of us somehow deprives him - ---of what, more income? Our family moved to Corona del Mar in 1970 when my late husband was recruited to found the cardiology department at Hoag Hospital. We purchased our home at 3228 Ocean Boulevard in 1971 and have resided there throughout the ensuing years. During the past 47 years there have been very few applications for variances, and those were primarily made by builders, not residents. We respect the rights and privileges of our neighbors, and receive the same consideration from them; nor do we or our friends and neighbors expect entitlement for special privileges. Corona del Mar was long ago established as a residential community with its own unique character. It is not a "Housing Development' despite the unfortunate efforts of the Nicholson Company and previous builders. I implore you on behalf of the McNalley family and other residents of Corona del Mar, to deny the variances proposed by the Nicholson Construction Company and to preserve the essence of our community. Our family feels immensely privileged to be part of this wonderful Crown of the Sea. �'5 18-99 We are placing our trust in the Planning Commission to maintain the city's zoning rules and to deny variances to those who would change the character of our community or negatively affect the quality of life we so appreciate. Thank you for your consideration. Respectfully, Sharon McNalley 3228 Ocean Boulevard Corona del Mar, CA �'o 18-100 From: Ramirez, Brittany Sent: Wednesday, July 18, 2018 11:41 AM To: Lee, David Cc: Murillo, Jaime Subject: FW: 3200 Ocean Blvd. CcM For inclusion in the staff report in August From: Karen James [mailto:kidelmar(cDyahoo.coml Sent: Wednesday, July 18, 2018 11:36 AM To: Planning Commissioners<PlanningCommissioners@newportbeachca.gov> Cc: susanskinner949@gmail.com Subject: 3200 Ocean Blvd. CcM Planning Commissioners, Please do the job that you were appointed to do That is to enforce the the zoning RULES. Please do not grant an exemption to the developer that wants to build an 8000+ s/f home in our neighborhood. The quaintness and charm of Corona del Mar is gradually disappearing with every mansion that is allowed. The RULES are in place for a reason, please do not ignore that fact, by granting special privileges to developers. Sincerely, Karen James 2627 Cove St. Corona del Mar, CA 92625 949-675-4412 77 18-101 From: Se nt: To: Cc: Subject: Follow Up Flag: Flag Status: Is this for your project? BRITTANY RAMIREZ Ramirez, Brittany Thursday, July 19, 2018 10:38 AM Lee, David Murillo, Jaime FW: No change to to zoning rules Follow up Completed Community Development Department Administrative Analyst bram irez(cDnewportbeachca.gov 949-644-3239 -----Original Message ----- From: Norman Pruitt[mailto:normandpruitt(cDgmail.coml Sent: Thursday, July 19, 2018 10:29 AM To: Planning Commissioners<PlanningCommissioners@newportbeachca.gov> Cc: susanskinner949@gmail.com Subject: No change to to zoning rules To the Planning Commission My wife and I have lived at 230 Larkspur for 35 years. We would like very much to have our voice heard. Zoning rules were made to protect the neighborhood. We our strongly against any new zoning that would effect the view of ten houses. Regards, Norman Pruitt, g 18-102 From: Ken Alber <kalber@pentabldggroup.com> rbw Sent: Tuesday, July 31, 2018 5:09 PM To: Lee, David Subject: 3200 Ocean Blvd. David, Based upon the revised plans issued 7-31-18, 1 officially retract my letter of opposition and legal argument previously submitted and now support the project as proposed including the reduction of the rear setback from 10' to 5' in exchange for preservation of sightlines on the Northwest corner of the property as depicted in the plans and mutually agreed with the developer. I appreciate the involvement and assistance of the staff at the City of Newport Beach to reach the agreeable resolution. Ken Alber I Principal 550 S. Hope St. Suite 2640 1 Los Angeles, CA 90071 181 E. Wan Springs Road I Las Vegas, NV 89119 Office (702) 614.1678 1 Fax (702) 614.3851 1 Cell (702) 591.7807 kalber(abentabldwroup.com I pentabldggroup.com Building Foundation for Success PENTA Tho PE\T.1 Building Group hi From: Lee, David <dlee (cDnewportbeachca.eov> Sent: Tuesday, July 31, 2018 4:21 PM To: Ken Alber <kalber@pentabldeeroup.com> Subject: Plans DAVID S. LEE Community Development Department Assistant Planner dleea-newnortbea chca. oov 949-644-3225 CITY OF NEWPORT BEACH 100 Civic Center Drive, First Floor Bay C. Newport Beach, California 92660 1 newportbeachca.eov 7J 18-103 PENTA IT DISCLAIMER: This email was sent from an external user 20 18-104 Planning Commission -August 9, 2018 Item No. 3a Additional Materials Received Hinton and Maloney Residence (PA2017-208) From: Lee, David TO: Ramirez. Brittany Subject: FW: New Home at 3200 Ocean Boulevard Date: Wednesday, August 01, 2018 3:57:30 PM Hi Brittany, I received this email. Let me know if I need to do anything with it. Thanks. From: Robert Miller [mailto:rpmmickey@aol.com] Sent: Wednesday, August 01, 2018 3:53 PM To: Lee, David <dlee@newportbeachca.gov> Subject: New Home at 3200 Ocean Boulevard August 1, 2018 Planning Commission City of Newport Beach 100 Civic Center Drive First Floor, Bay B Newport Beach, CA 92660 Dear Mr. Lee We live in Corona Del Mar and wanted to write to express our support for the new home proposed at the corner of Larkspur and Ocean. It will be a great update to the existing home that is located on that property. We have seen many Nicholson Company projects over the years and they are a top notch company that builds quality homes. We also feel that new development is good for our community. We would appreciate your support for this project. Thank you, Bob and Esther Miller 220 Narcissus Avenue Corona Del Mar 949-566-0010 18-105 Planning Commission -August 9, 2018 Item No. 3a Additional Materials Received Hinton and Maloney Residence (PA2017-208) From: Lee, Dayid TO: Ramirez. Brittany Subject: FW: 3200 Ocean project Date: Wednesday, August 01, 2018 4:57:46 PM From: Ben Strom [mailto:stromben@gmail.com] Sent: Wednesday, August 01, 2018 4:56 PM To: Lee, David <dlee@newportbeachca.gov> Cc: Carrie Strom <strom_carrie@allergan.com> Subject: 3200 Ocean project Planning Commission City of Newport Beach 100 Civic Center Drive First Floor, Bay B Newport Beach CA 92660 RE: Updated Single Family Home at 3200 Ocean Boulevard Dear Planning Commission, I live in Corona Del Mar and I am writing to ask you to approve the new home in Corona Del Mar. I think the new home will be a great update to the property by replacing the existing home. There is really no reason to oppose progress. For this state and city to stay alive and feed all of the governement services, entitlements, etc, we need to allow capitalism and risk takers to make improvements to property. The weather only takes us so far to attracting the wealthy to carry such a huge debt burden that the state carries... which seems many older generations are blind to their poor financial management and huge entitlements (they pay themselves) need to be paid for. Nicholson Construction looks like they have been building homes for 30+years in Newport Beach. The build high quality homes — and have been such a solid business that they successfully built homes during the recession. I think a homebuilder who survived the recession must be good — really good. The way I have been thinking about it, this company takes old properties throughout the city and invests time and money to improve them. In addition to improving them, they are increasing the values of the properties, which result inhelping all of us in the community through nicer neighborhoods and increased tax revenue. 18-106 Planning Commission -August 9, 2018 Item No. 3a Additional Materials Received Hinton and Maloney Residence (PA2017-208) Please approve this project since it is good for the City and good for the neighborhood. Don't allow selfish cranky old people that pay $1000 a year in property taxes and that barely anything into the system, instead opting to straddle future generations paying their unsustainable benefits to keep protecting only their best interests. Enough is enough. Progress must happen Thank you, Ben Strom M:917-495-9958 E: stromben gmail.com 18-107 Planning Commission -August 9, 2018 Item No. 3a Additional Materials Received Hinton and Maloney Residence (PA2017-208) From: Lee, David TO: Ramirez. Brittany Subject: FW: 3200 Ocean Blvd Date: Thursday, August 02, 2018 9:35:33 AM Attachments: imaae002.Dna imaae005.Dna imaae006.Dna imaae007.Dna From: Bill Bird [maiIto:bill@executivemovingsystems.com] Sent: Thursday, August 02, 2018 7:52 AM To: Lee, David <dlee@newportbeachca.gov> Subject: 3200 Ocean Blvd 8/2/18 Planning Commission City of Newport Beach 100 Civic Center Drive First Floor, Bay B Newport Beach, CA 92660 RE: New Home/3200 Ocean Blvd Dear Planning Commission, I am a resident and homeowner at 220 Iris Ave Corona Del Mar. Our community at large fully supports the project proposed on the above lot with excitement. The energy created by new quality home builds in our area with the residents is unapparelled to most other communities. As I am sure you are aware, Nicholson Companies has been a well-established and widely recognized quality professional builder in our community for 30 plus years. This company is a sensitive and caring professional builder with a tract record locally. They have demonstrated competence time and again with builds in our area. With that said I note all street side set backs are maintained or exceed the city code. It goes without saying the final product will enhance our beautiful city and will continue to support the values of our properties which obviously will continue increasing the city revenues. All residents in which I have come in contact with fully support this project. We trustyou will do the same. My Best, Bill Bird Pres dent ExecutiveAl Systems Inc. Phone: 714 6884800 Bill2EXe cetivemo bstemimm 711 (m RR4ROveMov v�5 stems Com "1 4J�ftft-0ft00 4.11illlilir 1101b1A111MIC811. Wall SERVICES C xecutive Planning Commission uste 2018 Penn No 3, Motional Himonand Maloney ReadencePP 20l;e208) From: Lee, David TO: Ramirez. Brittany Subject: FW: 3200 Ocean Letter of Support 2.docx Date: Thursday, August 02, 2018 4:09:12 PM Attachments: 3200 Ocean Letter of Sumort 2.docx From: John Ramirez [mailto:john@mljresources.com] Sent: Thursday, August 02, 2018 3:35 PM To: Lee, David <dlee@newportbeachca.gov> Subject: Fw: 3200 Ocean Letter of Support 2.docx Hi, See attached forwarded from below. thx, John John P. Ramirez, AICP Principal MLJ Resources, LLC. 562-818-6719 From: Tom Nicholson <tom(cDnicholsoncomoanies.com> Sent: Thursday, August 2, 2018 9:26 AM To: John Ramirez Subject: Fwd: 3200 Ocean Letter of Support 2.docx Sent from myiPhone Begin forwarded message: From: Kathy Guarnieri <valleykmV@gmail.com> Date: August 1, 2018 at 7:11:58 PM PDT To: Tom Nicholson <tom(@nicholsoncomganies.com> Subject: 3200 Ocean Letter of Support 2.docx Hi Tom, You can forward this letterfrom us. Best. Planning Commission -August 9, 2018 Item No. 3a Additional Materials Received Hinton and Maloney Residence (PA2017-208) 18-110 Kathy and Dave Guarnieri Message sent from my i -phone. Kathy Guarnieri Planning Commission -August 9, 2018 Item No. 3a Additional Materials Received Hinton and Maloney Residence (PA2017-208) 18-111 Planning Commission -August 9, 2018 Item No. 3a Additional Materials Received Hinton and Maloney Residence (PA2017-208) August 2, 2018 Planning Commission City of Newport Beach 100 Civic Center Drive First Floor, Bay B Newport Beach CA 92660 RE: New House at 3200 Ocean Boulevard Dear Planning Commission, I live in Corona Del Mar and wanted to write to express my support for the new home proposed at the corner of Larkspur and Ocean. It will be a great update to the existing home that is located on that property. Sincerely, Kathy and Dave Guarnieri 18-112 Planning Commission -August 9, 2018 Item No. 3b Additional Materials Received Hinton and Maloney Residence (PA2017-208) To: Susan Skinner; Planning Commissioners; Lee, David Subject: RE: Comments on 3200 Ocean Blvd Dear Planning Commissioners: On August 9, you will consider an application for a variance for 3200 Ocean Blvd. The developer is arguing that his lot has a longer than average frontage on Ocean Blvd with a 24 - foot setback rather than the 20 -foot setback of an average lot, thus depriving him of the ability to build as large of a house as he would prefer. I would point out that many people would consider the longer frontage to be an advantage as this means a wider ocean view. The developer is also complaining that since the back of the lot is adjacent to another lot, the setback is a 10 -foot setback rather than the 5 -foot setback that an alley lot would have. He did, of course, know this when he purchased it recently. Using this as the rationale to open an application for a variance, the developer then proceeds to ask for a very large increase in square footage, far above any increase that the requested change to the setbacks would dictate. In other words, the increases to the potential home size requested are far out of proportion to the changes in the setbacks requested. Using an average length of the lot as 83.7 feet (the lot is a rhomboid) and a width of 65 feet, the lot size about 5441 sq ft. With a setback of 24 ft in the front, 4 feet on the side and 10 feet in the back, the buildable area is about 2822 sq ft and a maximum home size of 4234 sq ft (not including basement). The back setback exists to protect the neighbor from a home being built right on top of his/her existing home and it is highly inappropriate (in my opinion) for the developer to seek to change this. The only argument that might be made is that the length of the lot, longer than average, creates a disproportionate effect of the 24 -foot front setback on the property. If that setback were reduced to a 20 -foot setback, the standard for homes not on Ocean Blvd, the subsequent increase in buildable area would be 3061 sq ft with a maximum home size of 4592 sq ft. The Planning Commission has heard on several occasions now that the neighborhood is very concerned about the `mansionization' of CdM. If you do feel that this lot warrants a variance, please consider limiting the increase in sq footage to no more than would be allowed if the front setback were decreased to a 20 -foot setback. Please also remember that the location 18-113 Planning Commission -August 9, 2018 Item No. 3b Additional Materials Received Hinton and Maloney Residence (PA2017-208) of the lot makes the construction of a basement quite easy, allowing another 2748 sq ft of home to be added to this home. This will allow the developer to build a total of 7340 sq ft, which should be sufficient for him to recoup his investment at the time of sale. Zoning rules exist for a reason: to protect the character of the neighborhood. I hope you will take the concerns of the neighbors into consideration as you make your decision. I will be on vacation on August 9 and will likely not be able to attend the meeting. Thank you for taking my comments into account. Respectfully, Susan Skinner N 18-114 August 1, 2018 Edward Baldus 427 Marguerite Ave. Corona Del Mar, CA 92625 Planning Commission City of Newport Beach 100 Civic Center Drive First Floor, Bay B Newport Beach CA 92660 RE: New House at 3200 Ocean Boulevard Dear Planning Commission, Planning Commission -August 9, 2018 Item No. 3b Additional Materials Received Hinton and Maloney Residence (PA2017-208) I saw the plans for the new home to be built on Ocean Boulevard. I am writing to support the project. The existing home is dated and it will be great to see a new and modern home in this community. There are several other homes under construction along Ocean Boulevard and it is great to see these cool new homes in the area. Sincerely, a�J 18-115 T.: Ramiry Bi Sal Fat 3200 Mean Mid ii Morday, argrIt 06, 20 18 8 00 04 AM Mt.charnery 3200 Mean Sul Latta lof From: oarrm Ginsberg Imall[odg@2gs. coml Sent Friday, August 03, 2018 834AM To: Lee, David tyle,@newporcbeamc. gov> Subject: 3200 It BNtl Please see attached letter In support of 3200 Ocean Blvd Thanks Oarrin Ginsberg I [EO 949673-2009 Direct d, imp)5 P repital DQUI I :Tgicapdal_ Super Planning Commission Al Far, No 3, Additional dtnare BumnnandMaloneyheadene Poe„208) Planning Commission -August 9, 2018 Item No. 3b Additional Materials Received Hinton and Maloney Residence (PA2017-208) Darrin Ginsberg 301 Carnation Ave Corona Del Mar, Ca 92625 August 2, 2018 Planning Commission City of Newport Beach 100 Civic Center Drive First Floor, Bay B Newport Beach CA 92660 RE: New House at 3200 Ocean Boulevard Dear Planning Commission, I live on Carnation Avenue in Corona Del Mar and want to express my support for the new single family house proposed at the corner of Larkspur and Ocean Blvd. I saw the plans for this new home and think that it will be a nice addition to the neighborhood. Nicholson Construction only builds quality homes and adds value to the neighborhood and the city. Please approve this project. Sincerely, f)CWr vl Gvvl&Tev'g- 18-117 Planning Commission -August 9, 2018 Item No. 3c Additional Materials Received Hinton and Maloney Residence (PA2017-208) August 9, 2018, Planning Commission Item 3 Comments These comments on a Newport Beach Planning Commission agenda item are submitted by: Jim Mosher (i immosher(o).vahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229). Item No. 3. HINTON AND MALONEY RESIDENCE (PA2017-208) 1. The staff reports for applications for variances typically include a letter from the owner/developer explaining what they are asking for and attempting to justify it. 2. In this case, the applicant seems to have left it to one of the City's assistant planners to rationalize the construction of a 7,276 square foot home (5,216 sf not counting a basement almost as large as the entire existing home) on a 5,445 sf lot with 2,823 sf of buildable area, where the code sanctioned Floor Area Limit restricts construction to 4,234 sf. 3. On page 7 of the staff report the planner has advanced some novel theories to justify the granting of variances to the development standards in the City's Local Coastal Program when the certified LCP grants the City no such authority. a. Public Resources Code Section 30010 — a passage about "takings" requiring compensation — is misread as exempting the Coastal Act from itself. That is, as a statement that the enactment of the Coastal Act was not intended to affect property rights. b. The planner misquotes this as saying "the Coastal Act is "not intended to increase or decrease the rights of any owner of property under the Constitution of the State of California or the United States."" [emphasis added] c. It actually says "This section is not intended to increase or decrease the rights of any owner of property under the Constitution of the State of California or the United States." That is, it at most says the preceding sentence of Section 30010 about "takings" is not meant to change constitutional law on that question. d. The justification for granting variances to the certified LCP before the Coastal Commission has certified the City's authority to do that remains tenuous, at best. 4. The other fundamental error of the staff report is a persistent refusal to acknowledge that the floor area of residential development in Newport Beach is regulated by Floor Area Limit (FAL) — not Floor Area Ratio (FAR), the standard used to limit commercial construction. a. Setbacks are purposeful and intended to provide space between residential buildings. b. Setbacks naturally, and purposefully, reduce buildable area. c. The allowed floor area of residential construction is purposefully limited based on the buildable area, not lot size. d. There is no reason residential lot owners should expect to be able to build the same FAR as their neighbors. If they did, it would completely defeat the distinction between FAL and FAR. 18-118 Planning Commission -August 9, 2018 Item No. 3c Additional Materials Received Hinton and Maloney Residence (PA2017-208) August 9, 2018, PC agenda Item 3 comments - Jim Mosher Page 2 of 2 5. In this case, the planner asks the Planning Commission, with no compelling reason for doing so, to reduce the rear setback along a 57 foot long area adjacent to 210 Larkspur by 5 feet, increasing the buildable area by 285 sf, from 2,283 to 3,108 sf. 6. Even if one accepted the "need" to reduce the rear setback, and that variances to the LCP can be granted, the increased buildable area would then "justify" building at most 3,108x1.5 = 4,622 sf of above -ground floor area. Instead, for no obvious reason at all, the planner asks the Commission to approve 5,216 sf, for a FAL of 1.68 compared to the expanded buildable area, or 1.85 based on the code -sanctioned buildable area. b. No evidence is presented that anyone else in neighborhood has such a FAL (the maximum code -sanctioned FAL being 1.5), or what physical peculiarities of this lot would justify it at 3200 Ocean Blvd. 7. It seems clear to me the request should be denied. 18-119 Hinton and Maloney Variance and Coa&tal Planning Commission Public Hearing August g, 2018 Planning Commission -August 9, 2018 Item No. 3d Additional Materials Presented At Meeting Hinton and Maloney Residence (PA2017-208) evelopment Permit 18-120 N I �1.Ion m i r. Subject Property r 21 NJt1 FAN1 Constructed 1948 `°� OMYP91:102-SJ es ROCK PRAY o'IY 4'Side Setback C �> 9Sl/i o 'i ..olp W/)J 6 a J � l ciL J O O pp P >OJ . A '?; o: /p g ExiAin Structur 09 ., 9 O 9 m zy' Front Setback O Or— h JJr r�����jjjfff s < 69 r m O �m v v Riu 3'-8"(E)Side Setback y 6 'O> SO rS r gJ tAW. 'J> ° 4'Side Setback OC f S6 1AIf _. I or o'IY i' -g" (E) Rear C �> A a J � 0 n >OJ A /Y i' -g" (E) Rear Projec+ Compliance Standard � Setbacks (min.) Front Left Side (West) Right Side (East) Height (max.) Flat Sloped Open Space (min.) 3rd Floor Area (max.) Parking (min.) Planning Commission -August 9, 2018 Item No. 3d Additional Materials Presented At Meeting Hinton and Maloney Residence (PA2017-208) Required I Prop * variance HB SAFETY PEA DISK (N) wn2=iaBss=. Separation ,06.,,.06.°6_00' ❑ --- ,BT.as,m.31-.ke hEssmANS1 S �. (US$71M 80 1 ,-.,-gyp CODE-ALLOWED0°NNE AWALLS Of BASEMEN BUILDINGABG BELOW I' (SXOWN HATCHED MEA) GARAGE ggqq g'Encroachment x°usE Dunx GiI1P°EIB0.5 (yo'Required) 103ARIpB9E=0B (OUlUNE SAE.TEEpsnrvc Ba (SHOVMTXIGN, OASNED UNE W°NxATDN) NWA�S Ba0.Y j{ 1LEssUNMBT PROPOSED RESIDENCE 1HOUSEE ° ESLAB: 109.02 F.SLAB: 107.52 (AT ENTRY ❑ 7�i I I I I I ,alia , I BB I nESs 0 FOOTPNNTOFRRSTROOR L---- Se (S"N'HEAVYUNEW HPOCNE) 51 (,0, J 109.02-11 a 40°1090210835=8- • FENCE �. y ❑ ❑ ❑ I ° — HATER MEMR N N AD• 35 22- E 79.15 ,. 11. wrr weu. 18-124 0 0 r EN i 0 II LarkspurAve. II. 3200 Ocean Blvd. Southerly portions of Lots 7 and 8 210 LarkspurAve. Northerly portions of Lots 7 and 8 ■ Lot Reorientation Created disproportionate setbacks for subject lot Decreased the buildable area Decreased the maximum floor area Decreased floor area ratio (FAR) of lot The ratio between the maximum floor area of a residence and the area of the lot August g, 2018 Community Development Department - Planning Division 18-126 Drininal Orientatic LarkspurAve. 153.6' 144.27 Cumulative Maximum Floor Area:g,S8z sf I m jrAve. 18-127 ont Orientation lSP LarkspurAvenue 88.6' 65' .,_ : _ - mmm� : _ : _ - _ : _ : mmm� - _ : _ : _ - _ : _ : _ - Room a Room GIDE SETBACK II 20' FRONT SETBACK II 3200 Ocean Boulevard II 23o Larkspur Avenue II � II Q Q II Lot Size: 5,445 sq. ft. Lot Size: 4,225 sq. ft. Buildable Area: 2,823 sq. ft. m w Buildable Area: 3,995 sq. ft. Max Floor Area = 4,234 sq. ft. � II w Max Floor Area = 2,993 sq. ft. w II CD r- ' FAR: 0.777 Q o FAR: 0.708 Io co = II II a �, N � �I II 24' FRONT SETBACK N II II P p n GIDE SETBACK zo' REAR SETBACK a - _ a s a s a s a s F. ROOM - 79.27' 65 Cumulative Maximum Floor Area: 7,226 sf 18-128 Planning Commission -August 9, 2018 Item No. 3d Additional Materials Presented At Meeting Hinton and Maloney Residence (PA2017-208) Lot Orientation Comparison Original Orientation Current Orientation (Cumulative of Lot 7 and 8) (Cumulative of 3200 Ocean and 210 Larkspur) Planning Commission -August 9, 2018 Item No. 3d Additional Materials Presented At Meeting Hinton and Maloney Residence (PA2017-208) Lot Orientation Comparison Original Orientation Current Orientation (Cumulative of Lot 7 and 8) (Cumulative of 3200 Ocean and 210 Larkspur) Lot reorientation decreased the subject property's FAR Next Step: Compare the FAR of the subject property to the FAR of lots in the surrounding area August g, 2018 Community Development Department - Planning Division 18-131 �� dory oho/ 220 `07 �J 070 2 o v p c cj �� i.o59(tYP) 1.024 O 4 9 i. o59(tYPJ p0 0.708 8 1.167(tYP) ° n 0.952 �4 F 0.777 Ary Proposed FAR: 015 'S z0 ^y 2O9 0.958 i.oi8 ,b 91MUSIMMA1NI• Lot orientation is unique within Re -Subdivision 13 lots out of 367 (3.5%) 3° , ry Q Lank P `SP {P^� Pr9pi V Mc L e Wlr ' Subject Property co.o�a oai nnr SL�te BereM1 V4,� SOV 13 similarly reorientedlots along Ocean Blvd. it of 13 lots have deviation of setbacks, floor area, or are nonconforming structures August g, zc 18-133 SIM USI ■ IA121• Reorientation deprives subject property of privileges enjoyed by other properties Reduces buildable area Lower FAR than surrounding properties Removes alley access and creates Zo' rear setback Not a special privilege FAR is consistent with surrounding lots 5' rear setback is consistent with surrounding lots Rear setback functions as a side setback 18-134 SIM USI M IA121• Not detrimental to the surrounding area Adequate separation between structures Two-story residence (above grade) Preserves private view for 210 Larkspur (neighbor) August g, 2018 Community Development Department - Planning Division 18-135 a .L_ r..,1:,R Ni :OAC :il'A-L'1' 67` LARKSPUR AVE. 54' W,i �II11'.FAI.A X _ f"1�F •`�f C. n J CORNEROF ° SETBACK NL��W�R F CORNER OF 210 LARKSPUR PROPOSED °„muxRESIDENCE ... ,. LYINI.L66UlNaL: O1YLIL',I WNISP61H1 —� —1 J y q GA0.AGf _y pNNPNSEN NESINENCE `,SLAG, 109.02 �+ FSLAB: 107 52 (AT EN II I I 1 —=,,A.,°111.1... I:MONN Xb LRL'NIHY Fftl le ____+__ 18-136 Located within Coastal Zone New residence exceeds maximum floor area Requires a Coastal Development Permit August g, 2018 Community Development Department- Planning Division 18-137 No impact on public views - Located on inland lot north of Ocean Blvd. ■ Not between public vantage points along Ocean Blvd. and the water August g, 2018 Community Development Department - Planning Division 18-138 •Road ;.. h�. � .,.,� w� � .. j � +� y +�• r }j�� "Y�' f Y���F • � � � I�"� � ate' ,�`� Subject Property � .. �3�� s` Coastal View Road (Coastal Land Use Plan) 44 ,� �• C F:R,.t�" w"--. T No impact on public views Larkspur Ave. has view corridor to the ocean Does not encroach into side setback facing Larkspur Conditions to restrict planting of trees / landscaping (add additional condition) August g, 2018 18-140 Does not provide nor inhibit coastal access Public access to water remains on Ocean Blvd. and Larkspur Ave. 3 -car garage provided; no impact to on -street parking No increase in density August g, 2018 Community Development Department - Planning Division 18-141 In summary, staff believes facts exist to support the required findings for the setback and floor area variance requests and the coastal development permit for the project. Adopt resolution approving Variance No. VA2017-002 and Coastal Development Permit CD2017-091 August g, 2018 Community Development Department - Planning Division 18-142 Planning Commission -August 9, 2018 Item No. 3d Additional Materials Presented At Meeting Hinton and Maloney Residence (PA2017-208) For more information contact: David S. Lee 949-644-3225 dlee@newportbeachca.gov www.newportbeachca.gov Attachment F Correspondence From: Jurjis, Seimone Sent: Tuesday, August 28, 2018 2:55 PM To: Murillo, Jaime; Ung, Rosalinh; Lee, David Subject: FW: Circumventing city zoning Follow Up Flag: Follow up Flag Status: Flagged SEIMONE JURJIS, P.E., C.B.O. Community Development Department Community Development Director siuriis(cDnewportbeachca. eov 949-644-3282 -----Original Message ----- From: Dixon, Diane Sent: Tuesday, August 28, 2018 2:43 PM To: Jurjis, Seimone <siuriis@newportbeachca.gov> Subject: FW: Circumventing city zoning For the record Diane B. Dixon Council Member District 1 949.287.9211 -----Original Message ----- From: Maureen Buffington <buffington santo@yahoo.com> Sent: Tuesday, August 28, 2018 2:41 PM To: Dixon, Diane <ddixon(cDnewportbeachca.eov> Subject: Circumventing city zoning Dear Ms. Dixon, I am sad to see that the council continues to circumvent city zoning with their approvals of oversized homes, especially near the beaches. I am requesting that you do not approve mansionization at either 3200 Ocean nor 2607 Ocean Boulevard. Thank you, maureen buffington 110 yorktown 18-145 From: Sent: To: Cc: Subject: September 3, 2018 Re: 3200 Ocean Blvd. Dear Mr. Lee, Andy Lingle <andylingle@gmail.com> Tuesday, September 04, 2018 10:13 AM Lee, David ANDY LINGLE 3200 Ocean Blve. These days I cringe whenever I see green construction fences in our neighborhoods. They all too often signal the destruction of a perfectly nice house and the construction of the largest building that can be squeezed onto the lot, with a six car garage basement underneath and a rooftop deck on top. Variances may be granted for smaller than code setbacks in order to make room for an even bigger building. Other variances are sought to allow for greater heights than the code would allow. hi order to make room for the resulting massive building, trees, lawns, and shrubs are torn out and the little space that's left is paved over, with perhaps a few pots of unhappy flowers scattered about. When all of this has been accomplished the enormous house is put on the market for millions. Why are these huge houses being built? I expect, like the example that's being proposed for 3200 Ocean Boulevard, that they are speculative house that are designed with the purpose of maximizing profit for property owners who have no intention of ever living there themselves. They're clearly not designed for a thoughtful family whose goal is to create a well designed permanent home in a lovely, tree shaded and child friendly neighborhood. I ask the council to deny the variances for a smaller setback and a greater floor area for the project at 3200 Ocean Boulevard. Thank you for the opportunity to comment. Andrea Lingle andylingleAgmail.com 949- 548 7646 2024 Diana Lane Newport Beach, CA 92660 18-146 From: Leung, Grace Sent: Monday, September 17, 2018 6:13 PM To: Brown, Leilani Subject: FW: 3200 Ocean Blvd From: Bill More[mailto:billmore714714(cDgmail.com] Sent: Monday, September 17, 2018 5:26 PM To: Dept - City Council<CityCouncil@newportbeachca.gov> Subject: 3200 Ocean Blvd To whom it may concern: Regarding 3200 Ocean Blvd: I am a real estate agent in Newport Beach and have worked with Tom Nicholson for many years. He is very thorough and the buyers who have bought his homes have been very satisfied, with no repercussions or adverse situations from local planning commissions or city officials. In my experience there would be no reason to delay his building process. In my review, it appears that all necessary requirements for 3200 Ocean Blvd have been completed (see below): -The builder has already worked with the City and neighbors and the project was approved by the planning commission. The Newport Beach City Council has more import things to address than excessive review of Tom Nicholson's projects. • This home is consistent with the size of other immediately adjacent homes on similar - sized lots and is not out of character in any way. • Over the past year, the builder has made significant compromises in working with the city and neighbors. The project is supported by city staff and the most -effected neighbor. • A well-designed new home will be an improvement to the neighborhood, and therefore an overall asset to Newport Beach. Thanks for your time in reviewing my concerns. Bill More Bill More 1400 Newport Center Dr. Ste 200 Newport Beach, CA 92660 18-147 From: Akkl Swanson <vlkkl@vikklswanson. com> Sent Sunday, September 16, 2018744 PM To: Best City Council, dry deli's Office Subject: Public Commends'. 3200 Ocean Blvd Project 419 Marguebte Ave Corona del Mar, CA92625 Septemben1T, 2018 Newport Beach City Council Ma e -mall Regarding'. 3200 Ocean Blvd oearNewport Beach City Council Members, understand the Planning Commission recently approved a project at 3200 Ocean Boulevard. I appreciate_ Councilman Hardman's elevatingthis approval to yourattention, asthisproject appearsdr bel -consistent wttb the relevant zoningas well astheLoal Coastal Pro@am. I am concerned about coupleot aspects oRMs project's approval by the Newport Beach Planning Commission, notably. - Mmttroublingls planning commission staff's representation l nthetable below, that when one multiplies 3,108 z1.5theresult Is 5,216.. that Is patently falseand misleading. 3,108 X15= 4,662. Sothis project's approval not only decreases the setback, it materially Increasesthe Floor Area Ratio (FPRAFloorArea Limit (FPL) by 554squareted (12%) without a0mg attention to thatfact •.wxtacan wen &alemle MU Fbor Nee FloorsF2NR Pfagrb�88Mee LM SMe I5F1 Me15F1 1MUIMWb SFae.S) Me 6 gMlo 3XIOOwan Blvd 5.45 31833 a,33� B))1elLCod uiBly3306 Orman Blvd 5.45 3VW 5316 0.958 I am very goodwith Excel...I would be happy to provide your planning department with a tool that would calculate the Buildable Area and Max Floor Area for every lot In Corona del Mar free of charge.. if that would eliminate thesetypes of errors/misrepresentations. The "Propose ' Buildable Area and thus MaxFImrArea (i It had been calculated properly) In thetable above Is based onthe false assumption that It Is "ok'to reduce the rear setback to 5 18148 feet from the required 10. As I've said in previous communications with the planning commission, it is very frustrating that the standard M.O. these days seems to be to ask for things that are well beyond the entitlement, and then appear to have "compromised" when settling for less ... the entitlement is the entitlement, it is not a negotiation... and worse is that the planning department and commission often appear to buy into this negotiation tactic ... or in this case there does not appear to have even been any negotiation... they just accepted the developer's egregious plan. The General Plan and the Zoning Code are there for a reason, and our planning department and commission are there to enforce those regulations. In a recent open house, Mr. Jurjis intimated that his direction to his team was to "find a way to yes". This implies that the planning department is doing all it can to facilitate developer's requests... which implies rights of surrounding home owners be damned. By the way, if one is handing out an extra 5 linear feet of "Buildable Area" and increasing the FAR/FAL for this property owner, do they not have to do that for everyone? In that case, sign me up! Actually, please don't, and certainly don't do that for (more of) my neighbors, as projects like this are changing the charm and character of this place I call home. As I understand it, the Local Coastal Program is one in which the California Coastal Commission has empowered the city to approve projects that conform with certain guidelines. This project requires two zoning variances, apparently, one to reduce the setback and another to increase the FAR/FAL so by default should not fall within the City's approval authority —and as I understand it this is why two of the Planning Commissioners did not vote to approve this project. Reading between the lines on this particular project approval, it appears that the applicant is simply trying to maximize their property value ... it is categorically NOT the planning department nor commission's jobs to facilitate property owners' desire to maximize the value of their property... their job is to enforce the code, nothing more, nothing less. As you may have guessed, the topic of "Mansionization" is a particularly sore subject with me, as I see the charm and character of this place I've called home for the past 29 years changing ... and not for the better. For my part, I will have to investigate how this planning commission agenda item escaped my notice, as this type of project is typically on my radar! In summary, I respectfully request that you deny the permit for the project as proposed... and any iteration thereof that exceeds the correctly calculated max floor area (without variances). Regards, Vikki Swanson 18-149 From: Ken Alber <kalber@pentabldggroup.com> Sent: Tuesday, September 18, 2018 3:19 PM To: Dept - City Council Subject: September 25th public hearing / Hinton and Maloney Residence 3200 Ocean Blvd City of Newport Beach Council Members, I am the neighbor (210 Larkspur Ave), of the referenced 3200 Ocean Blvd project on your agenda for September 25th When the variance request was first posted in the fall of 2017, 1 strongly opposed the variance and proposed development plans. However, working with the City of Newport Beach planning department and Nicholson Construction, the parities were able to reach a mutual agreeable solution as depicted in the current documents with the accompanying Conditions of Approval as presented and approved at the Planning Commission Public hearing on August 20, 2018. 1 gave my support for the project at the planning commission hearing. I will be unable to the attend the City Council meeting on September 25th, thus the purpose of this email is to communicate my continued support for the project as approved by the Planning Commission. Ken Alber I Principal 550 S. Hope St. Suite 2640 I Los Angeles, CA 90071 181 E. Warm Springs Road I Las Vegas, NV 89119 Office (702) 614.1678 I Fax (702) 614.3851 I Cell (702) 591.7807 kalber(tentabldpgroup.com I pentabldggroup.com ' Building a Foundation for Success PENIA Thr IIENT.1 Pnildinti fsei vr13 in► 18-150 From: Julie LaFond <julieegl@gmail.com> Sent: Tuesday, September 18, 2018 2:12 PM To: Dept - City Council Subject: 3200 Ocean Blvd juJieeg1@10mMail.euan 949-835-5446 To whom it may concern: Regarding 3200 Ocean Blvd: I am the spouse of a Newport Beach real estate agent. My husband, William More, has worked with Tom Nicholson for many years. He is very thorough and the buyers who have bought his homes have been very satisfied—a wife KNOWS these things as Bill's clients become our friends! In my experience there would be no reason to delay a Tom Nicholson build. Here are the items you will want to consider carefully before slowing the progress of city beautification in our town by delaying approvals for 3200 Ocean Blvd: -The builder has already worked with the City and neighbors and the project was approved by the planning commission. The Newport Beach City Council has more import things to address than excessive review of Tom Nicholson's projects. • This home is consistent with the size of other immediately adjacent homes on similar - sized lots and is not out of character in any way. • Over the past year, the builder has made significant compromises in working with the city and neighbors. The project is supported by city staff and the most -effected neighbor. • A well-designed new home will be an improvement to the neighborhood, and therefore an overall asset to Newport Beach. 18-151 I hope you will see the advantages for moving Tom's project along expeditiously. Thank you. Sincerely, Julie LaFond More 18-152 From: Patrick Charriou <patrick @sageinvestco.com> Sent: Tuesday, September 18, 2018 10:55 AM To: Dept - City Council Subject: 3200 Ocean Hello, I am a resident of Corona del Mar. This email is to voice our support for Tom Nicholson's plans for 3200 Ocean in Corona Del Mar. Thank you, Patrick Charriou SAGE INVESTCO (949) 954-6100 Direct 3837 Birch Street Newport Beach CA 92660 Patrick Psa gei nvestco.com 18-153 From: rpmmickey@aol.com <esty8905@aol.com> Sent: Tuesday, September 18, 2018 11:10 AM To: Dept - City Council Subject: 3200 Ocean To whom it may concern: We are writing on behalf of Nicholson Companies, a long standing, successful builder here in Corona Del Mar. For the past year Nicholson Companies have been working extensively with city staff and neighbors on this project and they have been approved by the Planning Commission to move forward with no further modifications. We have recently been informed that City Council Member Herdman (not even a representative of Corona Del Mar) is challenging this project! This challenge will cause the entire City Council and city staff to spend their valuable time and resources to re -review the approval of one single-family home. We have lived in Corona Del Mar for the past 10 years and our experience with Nicholson Companies is that they have built beautiful homes all in compliance with the Newport Beach City Council parameters. This home is consistent with all adjacent homes on similar -sized lots. Nicholson has made significant compromises on this project and it is supported by city staff and by the most -affected neighbor. Our opinion is that there are so many more important issues to be addressed by the Council and it is a waste of time and resources to delay a project that has already been accepted and approved. Thank you. Esther & Bob Miller 18-154 From: Dann Ginsberg To: Debt ON Council Subject: 3200 Ocean Blvd Date: Tuesday, September 18, 2018 9'.08'.00 AM To: City Council From: Darrin Ginsberg—resldentof 301 Carnation Ave I am writing this email In support of allowing Nicholson Companies to build the new home at 3200 Ocean Blvd. Many of the homes on this street are already In construction or have been redone already. The older homes like the one at 3200 Ocean Blvd need to be torn down and rebuilt to fit the neighborhood. The plans for this project put the new home In similar size and scale as other houses on Ocean Blvd Including the adjacent property. This new home will also pay significant more taxes than the old home with some of that coming to the city of Newport Beach. I'm not sure why the City Council has to approve this when the Planning Commission already did this and that is theirjob. Mr. Nicholson has built many quality homes in Corona Del Mar including on Ocean Blvd. His projects are a great addition to Corona Del Mar. Please support this project. Sincerely, Darrin Ginsberg I CEO 949-673-2009 Direct darrinPsunerecanital.com I sunerecanital.com SuperAPIrG ,8_,55 From: Allison Rabin <allisonjrabin@hotmail.com> Sent: Wednesday, September 19, 2018 8:42 AM To: Dept - City Council Subject: 3200 Ocean Good morning I'm writing to you to let you know I support this project and know that the builder has done the following to ensure it would be approved and completed. 1. The builder has already worked with the City and neighbors and the project was approved by the planning commission. 2. This home is consistent with the size of other immediately adjacent homes on similar - sized lots and is not out of character in any way. 3. Over the past year, the builder made significant compromises in working with the city and neighbors. The project is supported by city staff and the most -affected neighbor. 4. A well-designed new home will be an improvement to the neighborhood. I urge you to reconsider and not re -review the approval of this home. This is a waste of time and resources for our city. There are many other issues such as reducing crime/break-ins & car theft to be focused on. Thank you Allison 18-156 From: John Wrate <iwrate@gmail.com> on behalf of John Wrate <john@wrate.com> Sent: Wednesday, September 19, 2018 1:46 PM To: Dept - City Council Subject: 3200 Ocean Blvd City Council, I've worked with Nicholson Properties on various projects consulting on solar, automation and energy efficiency. Re -reviewing the project at 3200 Ocean doesn't seem to be an efficient usage of time. Planning commission staff and (most importantly) the most affected neighbor has approved of the plan. This home is consistent with other homes in the area (although probably not the Ahmanson home two doors down Q) in size and character and will be an asset to the community. I urge you to expedite the process as much as possible. Sincerely, John Wrate r r www.BrightLifeSoIar.com john@BrightLifeSolar.com c 714.883.1114 18-157 From: Jonathan Alyn <jalyn@roth.com> Sent: Wednesday, September 19, 2018 8:45 PM To: Dept - City Council Subject: 3200 Ocean To whom it may concern, Please understand that you will be doing the right thing by letting the development of 3200 Ocean proceed. Our nation was built on the concept of property rights. There are always limitations to what property owners can do but if they work within the parameters set forth by the governing community and our nation, then the development should proceed. Otherwise inconsistency and arbitrary application of rules/laws are a symptom of corruption and cronyism akin to governments such as the USSR or Venezuela. Please consider the following when reviewing the project: My understanding is this project was approved by the planning commission. This home's size is consistent with adjacent homes neighboring the property. Over the life of the project, the builder has made considerable adjustments to accommodate the neighbors. A well designed home improves the value of all surrounding homes and thus increases tax revenues. Thank you for your consideration and please remember the founding principles of what makes our country exceptional. All the best, Jon Alyn Jonathan Alyn I Director ROTH Capital Partners I Investment Banking 888 San Clemente Drive ! NeWDort Beach. CA 92660 0: (949) 720-7156 1 M.• (949) 554-3077 jalyngroth. com I www.roth.com Please access the attached hyperlink for an important electronic communications disclaimer: http://www.roth.com/main/Pa_ge.aspx?PagelD=1070 18-158 From: Mark Mansfield <mhmansfield82@gmail.com> Sent: Wednesday, September 19, 2018 10:02 PM To: Dept - City Council Subject: 3200 Ocean Blvd - Newport Beach, CA I am writing on behalf of Nicholson Companies and their Newport Beach project at 3200 Ocean Boulevard. It is my opinion that the Nicholson Companies have contributed significantly to the Newport Beach community and its iconic position in Southern California. Further, the Nicholson properties I have toured appear to be well received and seamessly integrated with the other neighborhood properties; I believe, given the project refinements and iterative reviews completed to date, the City should likely expect the same the results with the completion of the 3200 Ocean property. In any event, I have been informed that the Newport Beach City Council and city staff have elected to re -review the previously approved Nicholson 3400 Ocean project. This seems strange. As a Newport Beach resident, I would like to request written clarification as to this shift in policy. Thank you for your attention in this matter. Mark Mansfield 142 Baywood Drive Newport Beach, CA 92660 18-159 From: SPON Dorothy Kraus <dorothy.kraus@spon-newportbeach.org> Sent: Thursday, September 20, 2018 7:35 AM To: Dept - City Council; City Clerk's Office Subject: Subject: 3200 Ocean Blvd., Hinton and Maloney Residence Dear Mayor Duffield and Members of the City Council, Stop Polluting Our Newport (SPON) has been actively engaged with land use planning, community work, policy decisions, and advocacy for more than 40 years. As residents, we support the kind of growth that is received by the community as being beneficial while keeping Newport's infrastructure, views and very character from being overburdened and quality of life reduced. SPON, its members and residents are once again dismayed that the Planning Commission approved construction of a 7,964 square -foot single-family home based on variances that allow the residence to encroach 5 feet into the required 10 -foot rear setback and exceed the maximum floor area limit. This property is also in the Coastal Zone and the proposed construction required the City to approve a Coastal Development Permit under its state -certified Local Coastal Program. The LCP currently promises strict adherence to the Council imposed development standards, yet deviation from the LCP standards were also granted. These actions set a worrisome precedent for others who wish to build oversized homes with reduced setbacks and larger -than -allowed Floor Area Limit. Thankfully, this proposal is now before you for review. SPON and residents are once again asking why City staff and our governing representatives are allowing this to happen? It's creating more and more concern and frustration throughout the community. We keep asking ourselves why does this practice of advancing development proposals that do not abide by the rules governing development in our City continue? SPON's request is that you direct your Community Development department, the property owners and their representatives to redesign the proposed resident to conform to the Newport Beach zoning codes governing this parcel of land. This is your opportunity to do right by the people you represent. Thank you. Respectfully submitted, Dorothy Kraus Vice President SPON PO Box 102 1 Balboa Island, CA 92662 1 VM/Text 949.864.6616 SPONNB.orq I Facebook @SPONNB I YouTube Twitter @SPONNEWPORT I Insta rq am (cDSPONNEWPORT 18-160 From: Andy Lingle <andylingle@gmail.com> Sent: Thursday, September 20, 2018 10:15 AM To: Dept - City Council; City Clerk's Office Cc: ANDY LINGLE Subject: Public Comments: 3200 Ocean Blvd Project Approval Review Sept. 20, 2018 Dear City Council, These days I cringe whenever I see green construction fences in our neighborhoods. They all too often signal the destruction of a perfectly nice house and the construction of the largest building that can be squeezed onto the lot. Variances may be granted for smaller than code setbacks and higher than code heights in order to make room for an even bigger building. In order to make room for the resulting massive building, trees, lawns, and shrubs are torn out and the little space that's left is paved, with perhaps a few pots of unhappy flowers scattered about. When all this has been accomplished the enormous house is put on the market for millions, and many people are doing just that. Seeing this happening all around me I wondered what I could do with my house if I wanted to get in on this new trend. So I asked a friend, who is very good at this stuff, how I could maximize the size of my own house and make millions too. Here's what I found out: Current home size: 1187 square feet. Lot size: 7800 square feet. Calculated buildable area: 4810 square feet after deducting the required 20 ft. front setback and a 6 ft. side and back setback. Notes: 1. Home size in Newport is regulated by a Floor Area Limit (FAL). That limit determines the biggest house you can build on your lot. 2. In my part of the city we are allowed a FAL of 2.0 meaning I can build two stories and double the Floor Area Limit to 9,620 square feet. 3. Wow - that gives me a LOT of scope for mansionization and profit if I build the biggest house my lot size allows. 4. At 9620 square feet my house will be 8 TIMES bigger than it is now! Of course I'll have to tear out all the trees and shrubs and lawn to make room for it, but I'm sure you'll agree - it will be IMPRESSIVE! Frankly, all of this mansionization makes me sad and angry. My hope is that the council will begin to deny or modify huge projects like the one proposed for 3200 Ocean Blvd. and the others like it that are springing up everywhere. Thank you for this opportunity to comment. Andrea Lingle 2024 Diana Lane, Newport Beach, CA, 92660 18-161 949-548-7646 18-162 From: Martha Peyton <mpeyton112@gmail.com> Sent: Thursday, September 20, 2018 12:25 PM To: Dept - City Council; City Clerk's Office; info@Iineinthesandpac.org Subject: Public Comments: 3200 Ocean Blvd Project Approval Review Dear Council Members, I am unable to attend the September 25th meeting to protest the 3200 Ocean Blvd variance. I am vehemently opposed to the practice of approving extra buildable area when variances are approved for lot anomalies and set -back adjustments. You are giving away buildable area and contributing to the proliferation of bulky over -sized atrocities. Please put an end to this unwarranted practice now! Martha Peyton 212 1/2 Fernleaf Ave Sent from my iPad 18-163 From: Tom Moulson. <tjmoulson@cox.net> Sent: Thursday, September 20, 2018 9:46 AM To: Dept - City Council; City Clerk's Office; info@lineinthesandpac.org Subject: Public Comments: 3200 Ocean Blvd Project Approval Review Follow Up Flag: Follow up Flag Status: Flagged Dear City Council: I am totally opposed to the trend in building houses out in all dimensions permissible. It may enhance property values, including mine, but it deprives the "mansion" and the neighborhood around it of greenery, flowers, and charm. The trend is gradually changing the character iof Newport Beach for the worse. I wish the ratio of building area to lot space were less generous and believe residents would overwhelmingly agree. I hope our councillors value the clear and reasonable wishes of the community. Yours truly, Tom Moulson Sea Lane Corona del Mae 18-164