HomeMy WebLinkAbout04_Anderson Residence Modification Permit_PA2023-0216CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
March 14, 2024
Agenda Item No. 4
SUBJECT: Anderson Residence Addition (PA2023-0216)
Modification Permit
SITE LOCATION: 2616 Clay Street
APPLICANT: Wayne M Rizzo, AIA
OWNER: Tom and Summer Anderson
PLANNER: Daniel Kopshever, Assistant Planner
dkopshever@newportbeachca.gov or 949-644-3235
LAND USE AND ZONING
General Plan Land Use Plan Category: Single Unit Residential Detached (RS-D)
Zoning District: Single-Unit Residential (R-1)
PROJECT SUMMARY
The applicant requests a modification permit to allow an approximately 37% addition to an
existing 1,961 square foot single-family residence with nonconforming parking. Title 20
(Planning and Zoning) of the Newport Beach Municipal Code (NBMC) limits additions to
10% of the existing gross floor area when the required parking dimensions are not provided.
The existing garage is considered non-conforming due to width, as one of the parking
spaces in the garage has an interior clear dimension of approximately 9 feet, 3 1/2 inches
instead of the 10-foot width required. The other parking space within the garage complies
with the NBMC.
RECOMMENDATION
1) Conduct a public hearing;
2) 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, because it has no potential to have a significant
effect on the environment; and
3) Adopt Draft Zoning Administrator Resolution No. _ approving Modification Permit No.
PA2023-0216 (Attachment No. ZA 1).
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Anderson Residence Addition (PA2023-0216)
Zoning Administrator, March 14, 2024
Page 2
DISCUSSION
The property is developed with a 1,961-square-foot, single-unit residence
constructed prior to 1990, per City records. The existing residence is single story
with a detached garage at the rear of the property.
The existing interior garage dimensions measure 21 feet, 4 inches wide by 21 feet,
3 inches deep. However, the horizontal clear space of the garage is obstructed by
three wood posts which are positioned in a vertical line. The existing garage was
compliant with the Newport Beach Zoning Code standards at the time of
construction. As a result of the amendments to the Zoning Code in 2010, the two-
car garage is now substandard in size and is considered legal nonconforming.
Prior to the changes to the Zoning Code, parking spaces were required to have a
minimum interior width of 8 feet, 3 inches and a minimum interior depth of 18 feet.
The Zoning Code limits additions to residential structures with nonconforming
parking dimensions to 10% of the existing floor area within a 10-year period. NBMC
20.38.060(2) (Nonconforming Parking – Dimensions or Type of Parking Spaces)
larger additions may be permitted subject to the approval of a modification permit
.
Development along Clay Street consists of single-story and two-story single-family
residences. The proposed areas of addition will not exceed the maximum height
allowed by the zoning district and the height is consistent with the design and
height of other properties in the neighborhood, namely the adjacent property
separated from the residence by an alley.
The proposed 738 square-foot addition is to accommodate the construction of a
new bedroom, office, and bathroom on the second floor and a family room on the
first floor. The proposed addition is located towards the front of the property and
does not result in the need to modify the garage located at the rear of the
residence. Increasing the width of the garage to satisfy current parking
requirements would result in a negligible benefit and would require major structural
alterations resulting in a significant increase in the scope of work. Expanding the
width of the garage is not feasible as it is located within the rear setback, and
Section 20.38.040 (Nonconforming Structures) of the NBMC prevents the
structural alteration of nonconforming accessory structures, including detached
garages.
An additional alternative is to reduce the size of the addition to not more than 10%
of the existing floor area of the structure as authorized under Section 20.38.060
(Nonconforming Parking), Subsection A. Given the intent of the project is to
provide a new upstairs bedroom and office and a new first floor family room to a
single-story residence, a redesign to reduce the size of the addition to 196 square
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Anderson Residence Addition (PA2023-0216)
Zoning Administrator, March 14, 2024
Page 3
feet will significantly impact the objectives of the project and would not provide
similar benefits to the applicant.
The existing garage provides two useable garage spaces, one that is 8 ½ inches
less than the required width, therefore fulfilling the intent of the Zoning Code by
providing adequate parking onsite. Approval of the Modification Permit allows the
applicant to continue using the existing two-car garage, which has not proven
detrimental to the occupants or neighbors of the dwelling.
The driveway in front of the garage allows for one additional parallel parking space
on-site. Although the uncovered parking space does not count towards the two-
car garage parking requirement for single-unit dwellings, Section 20.40.090
(Parking Standards for Residential Uses) of the NBMC allows parking of vehicles
on driveways within rear setbacks abutting residential and side yard setbacks
(regardless of alley). The additional driveway space is approximately 12 feet, 6
inches wide by 20 feet deep, which complies with the minimum dimensions of the
NBMC. The driveway space would help offset the narrower parking space inside
the garage.
The proposed addition will result in a total floor area that is less than the maximum
allowed by the NBMC, as the proposed structure (including garage) is only 2,699
square feet where in R-1 the maximum total floor area is two times the buildable
area of the lot, or 7,805 square feet maximum.
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 public 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 hearing, consistent with the provisions of the Municipal Code.
Additionally, the item appeared on the agenda for this meeting, which was posted at City
Hall and on the city website.
APPEAL PERIOD:
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Anderson Residence Addition (PA2023-0216)
Zoning Administrator, March 14, 2024
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An appeal or call for review may be filed with the Director of Community Development within
14 days following the date of action. For additional information on filing an appeal, contact
the Planning Division at 949-644-3200.
Prepared by:
LAW/djk
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
4
Attachment No. ZA 1
Draft Resolution
5
RESOLUTION NO. ZA2024-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING A MODIFICATION
PERMIT FOR AN ADDITION GREATER THAN 10 PERCENT WITH
A NON-CONFORMING GARAGE LOCATED AT 2616 CLAY
STREET (PA2023-0216)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Wayne Rizzo, with respect to property located at 2616 Clay
Street, and legally described as Lot 1 Block 35 of the First Addition to Newport Heights
Tract, requesting approval of a modification permit.
2. The applicant requests a modification permit to allow an approximately 37% addition to an
existing 1,961 square foot single-family residence with nonconforming parking. Title 20
(Planning and Zoning) of the NBMC limits additions to 10% of the existing gross floor area
when the required parking dimensions are not provided. The existing garage is considered
non-conforming due to width, as one of the parking spaces in the garage has an interior
clear dimension of approximately 9 feet, 3 ½ inches instead of the 10-foot width required.
The other parking space within the garage complies with the NBMC.
3. The subject property is designated RS-D (Single Unit Residential Detached) by the
General Plan Land Use Element and is located within the R-1 (Single-Unit Residential)
Zoning District.
4. The subject property is not located within the coastal zone.
5. A public hearing was held on March 14, 2024, online via Zoom. A notice of the time,
place, and purpose of the hearing was given in accordance with Chapter 20.62 (Public
Hearings) of the Newport Beach Municipal Code (NBMC). Evidence, both written and
oral, was presented to and considered by, the Zoning Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. 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.
2. This exemption includes additions up to 10,000 square feet where public services and
utilities are available, and the area is not considered environmentally sensitive. The
proposed project is a 738 square foot addition to an existing single-family residence in
a developed neighborhood and is not within an environmentally sensitive area.
3. The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project location does not impact an environmental resource of hazardous or critical
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Zoning Administrator Resolution No. ZA2024-###
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08-10-18
concern, does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources within
a state scenic highway, is not a hazardous waste site, and is not identified as a historical
resource.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.050.(E) (Modification Permits – Required Findings) of the
Newport Beach Municipal Code, the following findings and facts in support of such findings are
set forth:
Finding:
A. The requested modification will be compatible with existing development in the
neighborhood.
Facts in Support of Finding:
1. The addition would increase the floor area of the dwelling by 738 square feet and add a
new bedroom, office, and bathroom on the second floor and a family room on the first
floor. The proposed addition will not intensify the nonconforming parking. After the
addition, the total interior living area would be 2,218 square feet. Therefore, a third
parking space is not required pursuant to Section 20.40.040 (Off-street Parking Spaces
Required.) of the NBMC because the total interior floor area remains well under 4,000
square feet. Furthermore, the existing non-conforming parking space is still usable for
parking purposes, as it is only 8 ½ inches narrower than the minimum requirement.
Therefore, the proposed addition would not create a demand for street parking in the
area and would remain compatible with the neighborhood.
2. Development along Clay Street consists of single-story and two-story single-family
residences. The existing 1,961-square-foot single-family residence consists of one-story
and was constructed prior to 1990. The areas of addition will not exceed the maximum
height allowed by the zoning district and the height is consistent with the design and
height of other properties in the neighborhood, namely the adjacent property separated
from the residence by an alley. The proposed addition will comply with all applicable
development standards, including floor area, open volume, and setbacks.
3. The existing development on the property is a single-family residence and no additional
dwelling units are proposed. Therefore, there is no change to the density as a result of
the proposed remodel and addition.
4. The dimensions of the existing non-conforming parking space would be permissible on
a lot 30 feet wide or less, per Section 20.40.090 (Parking Standards for Residential
Uses), as the minimum width for a single car space on a lot 30 feet wide or less is 9 feet
3 inches. Therefore, the existing non-conforming parking space is functional for parking
purposes.
Finding:
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08-10-18
B. The granting of the modification is necessary due to the unique physical characteristic(s)
of the property and/or structure, and/or characteristics of the use.
Facts in Support of Finding:
1. The interior dimensions of the existing two-car garage were compliant with the NBMC
development standards at the time of construction, which was in the 1930’s. As a result
of the amendments to the Zoning Code in 1973, the two-car garage is now substandard
in size and is considered legal nonconforming.
2. The proposed addition is located at the front of the property and does not include any
changes to the detached garage at the rear of the property. Modifying the garage walls
would be costly and would significantly increase the scope of the project to gain 8 ½
inches of garage width.
3. The granting of the Modification Permit is necessary to allow a reasonable addition to
an existing dwelling that was constructed in compliance with garage standards in effect
at the time of original construction, and that are adequate in width for the parking of two
(2) vehicles.
Finding:
C. The granting of the modification is necessary due to practical difficulties associated with
the property and that the strict application of the Zoning Code results in physical
hardships that are inconsistent with the purpose and intent of the Zoning Code.
Facts in Support of Finding:
1. The proposed addition is to accommodate the construction of a new bedroom, office,
and bathroom on the second floor and a family room on the first floor. The addition does
not result in the need to modify the detached garage located at the rear of the residence
along the alley. Increasing the width of the garage to satisfy current parking
requirements would require major structural alterations and result in a significant
increase in the scope of work. Furthermore, expanding the width of the garage in its
current location is not feasible as it is located within the rear setback, and Section
20.38.040 (Nonconforming Structures) of the NBMC prevents the structural alteration of
nonconforming accessory structures. Therefore, the garage would have to be
completely reconstructed outside of the rear setback to gain the additional 8 ½ inches
of width.
2. The existing garage provides two useable garage spaces, one that is 8 ½ inches less
than the required width, therefore fulfilling the intent of the NBMC by providing adequate
two-car parking onsite. The second parking space complies with the NBMC minimum
dimensions. Approval of the Modification Permit allows the applicant to continue using
the existing two-car garage, which has not proven detrimental to the occupants or
neighbors of the dwelling.
Finding:
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D. There are no alternatives to the modification permit that could provide similar benefits
to the applicant with less potential detriment to surrounding owners and occupants, the
neighborhood, or to the general public.
Facts in Support of Finding:
1. The interior dimensions of the garage comply with the minimum 20 feet by 20 feet interior
clear dimensions for lots over 40 feet wide, with the exception of three wood posts that
impede one of the two parking spaces. The wood posts provide structural support to the
garage and cannot be removed without additional and significant structural changes
which would greatly increase the cost and scope of the project.
2. Bringing the garage into compliance with current NBMC requirements would provide a
negligible benefit, but it would unreasonably require significant alterations to the
structure well beyond the scope of the planned addition. Fact 1 in support of Finding C
is hereby incorporated by reference.
3. An additional alternative is to reduce the size of the addition to not more than 10% of
the existing floor area of the structure as authorized under Section 20.38.060 (A)
(Nonconforming Parking) of the NBMC. Given the intent of the project is to provide a
new second floor bedroom, office and a new first floor family room to a single-story
residence, a redesign to reduce the size of the addition to 196 square feet will
significantly impact the objectives of the project and would not provide similar benefits
to the applicant.
Finding:
E. The granting of the modification would not be detrimental to public health, safety, or
welfare, to the occupants of the property, nearby properties, the neighborhood, or the
City, or result in a change in density or intensity that would be inconsistent with the
provisions of this Zoning Code.
Facts in Support of Finding:
1. Although the width of one parking space does not meet the minimum dimensions of the
NBMC, two vehicles can park within the existing garage. Additionally, the driveway in
front of the garage allows for one additional parallel parking space on-site. Although the
uncovered parking space does not count towards the two-car garage parking
requirement for single-unit dwellings, Section 20.40.090 (Parking Standards for
Residential Uses) of the NBMC allows parking of vehicles on driveways within rear
setbacks abutting residential and side yard setbacks (regardless of alley). The additional
driveway space is approximately 12 feet, 6 inches wide by 20 feet deep, which complies
with the minimum dimensions of the NBMC. The driveway space would help offset the
narrower parking space inside the garage.
2. The proposed two-story addition would maintain all required setbacks and will provide
adequate protection for light, air, and privacy. The addition will not preclude access to
the dwelling and will be consistent in scale with other two-story dwellings in the
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neighborhood. The minimum required open volume is 585 square feet, and the
proposed open volume after the addition is 1,674 square feet.
3. The proposed addition will result in a total floor area that is less than the maximum
allowed by NBMC, as the proposed structure (including garage) is only 2,699 square
feet where the maximum floor area allowed is 7,805 square feet. Thus, the proposed
addition would not result in a change in intensity that is inconsistent with the provisions
of the NBMC.
4. The proposed addition maintains more than the minimum 3-foot side yard for fire access
in accordance with Zoning Code Section 20.30.110 (Setbacks Regulations and
Exceptions), Subsection A(1)(c).
5. The approval of this Modification Permit is conditioned such that the applicant is required
to obtain all necessary permits in accordance with the Building Code and other
applicable Codes. The Building Division has reviewed the proposed project and added
conditions of approval for demonstration of project compliance with Building Codes.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves PA2023-0216,
subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated
by reference.
2. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of Title 20 Planning
and Zoning, of the Newport Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 14TH DAY OF MARCH 2024.
_____________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
PLANNING
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval. (Except as
modified by applicable conditions of approval.)
2. Each parking space within the garage shall be permanently available and maintained
for parking purposes. The interior clear dimensions (21 feet, 4 inches wide by 21 feet, 3
inches deep) shall be kept clear of obstructions including cabinets, shelving, or similar
that may impact the ability to adequately park two vehicles with the exception of the
existing three wood posts depicted on the plans.
3. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
4. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this
Modification Permit.
5. Demolition beyond the approved scope of work requires Planning Division approval prior
to commencement of work. Approval of revisions to project plans are not guaranteed. Any
changes in the current scope of work may require the garage structure to be demolished
and redeveloped in conformance with the current Zoning Code Development Standards.
6. A copy of the Resolution, including conditions of approval Exhibit “A” shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
7. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
8. This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved in
compliance with the provisions of Title 20 Planning and Zoning of the Newport Beach
Municipal Code.
9. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and agents
from and against any and all claims, demands, obligations, damages, actions, causes of
action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including
without limitation, attorney’s fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s
approval of the Anderson Residence Addition including, but not limited to, (PA2023-
0216). This indemnification shall include, but not be limited to, damages awarded against
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08-10-18
the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection
with such claim, action, causes of action, suit or proceeding whether incurred by applicant,
City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify
the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing
the indemnification provisions set forth in this condition. The applicant shall pay to the City
upon demand any amount owed to the City pursuant to the indemnification requirements
prescribed in this condition.
Building Division Conditions
10. 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.
11. Prior to permit issuance, plans shall be updated to demonstrate compliance with the
following:
a) The addition shall require a drainage plan;
b) Exterior walls of dwellings, guesthouses, garages, carports and/or accessory structures
closer than 5 ft. (3 ft. if sprinklered) to the property line shall be 1-hour fire resistance-rated
construction; and
c) Provide emergency escape and rescue opening for the new bedrooms per R310 of CRC
2022.
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Attachment No. ZA 2
Vicinity Map
13
VICINITY MAP
Modification Permit (PA2023-0216)
2616 Clay Street
Subject Property
Subject Property
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Attachment No. ZA 3
Project Plans
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FOOTPRINT OFEXPANSION
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REAR S.B.
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20'-0"
FRONT S.B.
30'-0"
(N.T.S.)
7'-
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EXISTING BUILDINGFOOTPRINT
EXISTING GARAGEFOOTPRINT
100.00'
100.00'
63
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63
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7
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PROPERTY LINE
BUILDING SETBACK
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WAYNE M. RIZZO, A.I.A.DESIGN OF CUSTOM HOMES,RENOVATIONS & REMODALS484 PROSPECT STREETNEWPORT BEACH, CA 92663cell 949.285.7447:::WMRdesign@gmail.comwww.WMRdesign.com
ALL DESIGNS, IDEAS &ARRANGEMENTS AS SHOWN ON THESEDRAWINGS ARE THE LEGAL PROPERTYOF WAYNE M.. RIZZO, RESIDENTIALDESIGN, AND SHALL BE RESTRICTEDTO THE ORIGINAL SITE & SPECIFICPROJECT FOR WHICH THEY WEREPREPARED. REPRODUCTION,PUBLICATION OR RE-USE BY ANYMETHOD, IN WHOLE OR IN PART,WITHOUT EXPRESS WRITTEN CONSENTBY WAYNE M. RIZZO IS PROHIBITED.THERE SHALL BE NOT CHANGES ORDEVIATIONS FROM THESE DRAWINGSWITHOUT THE WRITTEN CONSENT OFWAYNE M. RIZZO. VISUAL CONTACTWITH THESE DRAWINGS SHALLCONSTITUTE PRIMA FACIA EVIDENCEOF THE ACCEPTANCE OF ALL THESERESTRICTION WITHOUT PREJUDICE.
SCALE:
DRAWN:
DATE:
JOB:
SHEET:
VICINITY MAP
NO SCALE
EXISTING BUILDING PHOTOS
No Scale
PROJECT DATA:
OWNERS:SUMMER AND TOM ANDERSON
2616 CLAY STREET
NEWPORT BEACH, CALIFORNIA 92663
sanderson@zrgpartners.com - (949) 630-8082
tom.anderson1@yahoo.com - (949) 123-4567
PROJECT ADDRESS:2616 CLAY STREET
NEWPORT BEACH, CALIFORNIA 92663
LEGAL DESCRIPTION:ASSESSOR'S PARCEL NUMBER: 049-034-20
LOT #X, BLOCK #35, 1st ADDITION OF NEWPORT
HEIGHTS TRACT
NEWPORT BEACH, CALIFORNIA 92658(714) 803-9204 - tomemarr@gmail.com
DESIGNER:WMR DESIGN (WAYNE M. RIZZO)
484 PROSPECT STREET
NEWPORT BEACH, CALIFORNIA 92663
AREA TABULATION:
EXISTING LIVING AREA: 1,480 S.F.
EXISTING GARAGE AREA (no proposed change): 481 S.F.
PROPOSED LIVING AREA: 738 S.F.(343 s.f. at lower level & 395 s.f. at upper level)
TOTAL LIVING AREA INCLUDING EXPANSION: 2218 S.F.
LOT SIZE/AREA: 6,375 S.F. (.15 ACRES)
BUILDABLE AREA (3902.5 X 2): 7805 S.F.
MINIMUM OPEN AREA REQUIRED: 15%
OPEN AREA AFTER EXPANSION (1674 S.F.): 21%
BUILDING HEIGHT: 22'-6"
(Max. Height 29' for Sloped roofs/Max. Height 24' for Flat roofs)
BUILDING DATA:
CONSTRUCTION TYPE: TYPE 'V-B' (NON-SPRINKLERED)
OCCUPANCY CATEGORY: 'R3/U'
ZONE: 'R1'
USE: SINGLE FAMILY RESIDENCE (SFR)
NUMBER OF STORIES: 2
SHEET INDEX:
T SITE PLAN & PROJECT INFORMATION
A1 EXISTING FLOOR PLAN
A2 PROPOSED FLOOR PLANS
A3 EXTERIOR ELEVATIONS
A4 EXTERIOR ELEVATIONS
A5 FLOOR AREA CALCULATION EXHIBIT
DRAWINGS PREPARED BY:
Signature:
Name: WAYNE M. RIZZO Date:
SITE
PROJECT SCOPE STATEMENT:
THIS PROPOSED PROJECT CONSISTS OF THE FOLLOWING IMPROVEMENTS:x 2 STORY ADDITION PER PLAN (738 S.F.).x REMODEL KITCHEN AND BATHROOMS PER PLAN.
- NO GRADING IS PROPOSED AS PART OF THIS SCOPE.- NO ALTERATIONS TO LANDSCAPE AND HARDSCAPE IS PROPOSED AS PART OF THIS SCOPE.
AREA OF EXPASIONSTREET VIEW
SITE PLAN
Scale: 18" = 1'-0"
EXISTING GARAGE
CL
A
Y
-
2
2
0
8
1/8" = 1'-0"
WMR
October 23, 2023
T
SITE PLAN AND PROJECT INFORAMTION
CLAY-2208
.
GENERAL NOTATIONS:
1. THIS PROJECT SHALL COMPLY WITH THE 2022 CRC, CBC, CPC, CEC CMC, BEES, CGBSC AND CHAPTER 15 OF THE CITY
OF NEWPORT BEACH MUNICIPAL CODE (NBMC).2. ALL DIMENSIONS ARE TO FACE OF STUD UNLESS OTHERWISE NOTED.
3. CONTRACTOR TO VERIFY ALL DIMENSIONS, EXISTING AND PROPOSED, PRIOR TO FRAMING. IN CASE OF CONFLICTTHE CONTRACTOR SHALL VERIFY WITH THE DESIGNER WHETHER THESE NOTES OR SPECIFIC NOTES ON THE
DRAWINGS SHALL TAKE PRECEDENCE.
4. WRITTEN DIMENSIONS ON THESE DRAWINGS GOVERN AND SHALL TAKE PRECEDENCE. DO NOT SCALE DRAWINGS.
ANY WORK PERFORMED BY THE GENERAL CONTRACTOR OR SUB-CONTRACTORS FROM SCALED INFORMATION
SHALL BE PERFORMED AT THE SOLE RISK/RESPONSIBILITY OF THE GENERAL CONTRACTOR OR OWNER IF PERMIT IS
FILED UNDER "OWNER-BUILDER".
5. CONTRACTOR SHALL NOT MAKE CHANGES TO PLANS (WALL LAYOUT, ETC.) UNLESS OWNER/DESIGNER IS NOTIFIED.
6. WRITTEN DIMENSIONS ON THESE DRAWINGS SHALL GOVERN. DO NOT SCALE DRAWINGS. DIMENSIONS ARE TO
F.O.S., F.O.M., F.O.C., OR CENTERLINE OF GRID., U.N.O. ANY WORK PERFORMED BY THE GENERAL CONTRACTOR OR
SUB-CONTRACTORS FROM SCALED INFORMATION SHALL BE PERFORMED AT THE SOLE RISK OF THE GENERAL
CONTRACTOR.7. WHERE NO CONSTRUCTION DETAILS ARE SHOWN OR NOTED FOR ANY PART OF THE WORK SUCH DETAILS SHALL BE
THE SAME AS FOR SIMILAR WORK SHOWN ON THE DRAWINGS. VERIFY WITH THE DESIGNER.8. AS USED IN THE CONSTRUCTION DOCUMENTS, "PROVIDE" SHALL BE UNDERSTOOD TO MEAN "PROVIDE COMPLETE
IN PLACE", THAT IS TO FURNISH AND INSTALL, AND MEANS TO FURNISH, FABRICATE, DELIVER AND ERECT INCLUDINGALL LABOR, MATERIALS AND EQUIPMENT NECESSARY TO COMPLETE IN PLACE, READY TO USE.
9. ALL TRADES SHALL FURNISH ALL LABOR, EQUIPMENT AND MATERIALS AND PERFORM ALL WORK NECESSARY ASINDICATED, REASONABLY INFERRED, OR REQUIRED BY ANY CODE WITH JURISDICTION TO COMPLETE THEIR SCOPE
OF WORK FOR A COMPLETE AND PROPERLY FINISHED JOB.10. THE GENERAL CONTRACTOR SHALL ENSURE THAT ALL WORKMANSHIP WILL BE OF A HIGH QUALITY TO PASS
INSPECTIONS BY LOCAL AUTHORITIES, THE DESIGNER, TENANTS AND THE OWNER OR OWNER'S REPRESENTATIVE.
ANY ONE OF THE ABOVE MENTIONED MAY INSPECT THE WORKMANSHIP AT ANY TIME AND REQUIRE CORRECTIONS
WHICH SHALL BE TRANSMITTED FROM THE DESIGNER TO THE GENERAL CONTRACTOR. ANY CORRECTIONS NEEDED
TO COMPLY WITH THE REQUIREMENTS OF THE CONSTRUCTION DOCUMENTS SHALL BE MADE IMMEDIATELY.11. ALL MATERIALS, MACHINERY AND EQUIPMENT SHALL BE STORED IN A MANNER APPROVED BY THE GENERAL
CONTRACTOR IN A PLACE DESIGNATED BY THE GENERAL CONTRACTOR. FIRE HAZARDS SHALL BE MINIMIZED BY ALLREASONABLE MEANS. TEMPORARY STORAGE & STAGING AREAS SHALL BE PROMPTLY VACATED UPON REQUEST BY
THE OWNER'S REPRESENTATIVE AND LEFT IN A 'BROOM-CLEAN' CONDITION.12. GAS VENTS & NON-COMBUST. PIPING, IN WALLS SHALL BE DRAFT STOPPED AT CEILING.
13. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWSAND PERMITS.
14. A CERTIFICATE OF SATISFACTORY COMPLETION OF WORK REQUIRING SPECIAL INSPECTION MUST BE COMPLETEDAND SUBMITTED TO THE INSPECTION SERVICES DIVISION.
15. AN APPLICATION TO PERFORM ANY/ALL OFF-SITE FABRICATION(S) MUST BE SUBMITTED TO THE INSPECTIONSERVICES DIVISION FOR APPROVAL PRIOR TO ANY FABRICATION.
16. A CERTIFICATE OF COMPLIANCE FOR OFF-SITE FABRICATION MUST BE COMPLETED AND SUBMITTED TO THEINSPECTION SERVICES DIVISION PRIOR TO THE ERECTION OF ANY/ALL PREFABRICATED COMPONENTS.
17. THE SPECIAL INSPECTIONS IDENTIFIED ARE IN ADDITION TO THOSE REQUIRED BY SEC. 108 OF THE BUILDING CODE,AS AMENDED, SPECIAL INSPECTION IS NOT A SUBSTITUTE FOR INSPECTION BY A CITY INSPECTOR.
18. ALL SPECIAL INSPECTIONS, STRUCTURAL TESTS & STRUCTURAL OBSERVATIONS SHALL COMPLY WITH THE APPLICABLEPROVISIONS OF CHAPTER 17 OF THE 2022 CALIFORNIA BUILDING CODE.
CITY OF NEWPORT BEACH SPECIFIC NOTATIONS:
1. THE MAXIMUM TIME TO COMPLETE CONSTRUCTION ON A PROJECT IS LIMITED TO THREE YEARS FROM THE DATE
OF THE PERMIT FOR ALL PERMITS ISSUED AFTER AUGUST 21, 2019 AS REQUIRED BY NBMC Section 15.02.095
2. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLICRIGHT-OF-WAY.
3. IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETESIDEWALK, CURB AND GUTTER, ALLEY/STREET PAVEMENT, AND OTHER PUBLIC IMPROVEMENTS WILL BE REQUIRED
BUT THE CITY AT THE TIME OF PRIVATE CONSTRUCTION COMPLETION. ADDITIONALLY, IF EXISTING UTILITIESINFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1-INCH WATER SERVICE, WATER METER BOX, SEWER
LATERAL AND/OR CLEAN-OUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE
PROPERTY OWNER (MINICIPAL CODES 14.24.020 & 14.08.030). SAID DETERMINATION AND THE EXTENT OF THE
RECONSTRUCTION WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. CONTRACTOR IS
RESPONSIBLE TO MAINTAIN THE PUBLIC RIGHT-OF-WAY AT ALL TIMES DURING THE CONSTRUCTION PROJECT. A
STOP WORK NOTICE MAY BE ISSUED FOR AN DAMAGE OR UN-MAINTAINED PORTION OF THE PUBLICRIGHT-OF-WAY.
4. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITH THE PUBLICRIGHT-OF -WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY 'L-6'.
5. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A 'C-34' LICENSEDPIPELINE CONTRACTOR OR AN 'A' LICENSED GENERAL ENGINEERING CONTRACTOR.
6. WALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A 'C-42'LICENSED SANITATION SEWER CONTRACTOR OR AN 'A' LICENSED GENERAL ENGINEERING CONTRACTOR.
7. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGALREQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST
THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO
COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT.
8. ALL SPECIAL INSPECTIONS, STRUCTURAL TESTS & STRUCTURAL OBSERVATIONS SHALL COMPLY WITH THE
APPLICABLE PROVISIONS OF CHAPTER 17 OF THE 2022 CALIFORNIA BUILDING CODE AND CHAPTER 15 (Sections
15.04.350 & 15.04.360) OF THE NEWPORT BEACH MUNICIPAL CODE.9. UTILIZE ONE OF THE CITY'S APPROVED FRANCHISE HAULER TO RECYCLE AND/OR SALVAGE A MINIMUM 65% OF
THE NON-HAZARDOUS CONSTRUCTION AND DEMOLITION WASTE.10. SPECIAL HAZARDS THAT APPLY TO THIS PROJECT:- NONE ANTICIPATED.11. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING.
12. PROVIDE A PROJECT INFORMATION SIGN FOR PROJECTS REQUIRING FENCING (NEW STRUCTURE OR ADDITION ANDREMODEL TO AN EXITING STRUCTURE WITH A COMBINED FLOOR AREA EXCEEDING 75% OF THE FLOOR AREA OF
THE PROPOSED STRUCTURE) IN DESIGNATED "HIGH DENSITY AREAS". PROJECT SIGN SHALL COMPLY WITH NBMCSECTION 15.60.030
13. DEFERRED SUBMITTALS TO BE REVIEWED BY THE PROJECT DESIGNER, ARCHITECT OR ENGINEER OF RECORD ANDCERTIFIED PRIOR TO SUBMITTAL FOR PLAN CHECK OR APPROVAL BY THE CITY.
LIST OF DEFERRED SUBMITTALS:
- NONE ANTICIPATED.
x Revised: January 4, 2024
16
FOOTPRINT OFEXPANSION
OFFICE
8'-0"
KITCHEN
8'-0"
NOOK
8'-0"
LIVING ROOM
8'-0"
FAMILY ROOM
8'-0"
WALK-N CLOSET
8'-0"
BEDROOM #2
8'-0"
MASTER BEDROOM
8'-0"
dry
wash
w.h.
UTILITY
7'-0"
BATH
8'-0"
linens
(tile)
CLOSET
8'-0"
d.w.sto
r
a
g
e
LINE OF ROOF ABOVE, TYP.
PATIO
H.B.(RE)
EXISTING ELECTRICAL SERVICEPANEL AND METER TO REMAIN
9'-1"
GARAGE(20'-0" x 20'-0" PARKING SPACE)
21
'
-
3
"
(
e
x
i
s
t
i
n
g
)
21'-4" (existing)
9'-3 1/2"
EXISTING WOODPOSTS
EXISTING FLOOR & GARAGE PLANS
SCALE: 14" = 1'-0"
AN
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WAYNE M. RIZZO, A.I.A.DESIGN OF CUSTOM HOMES,RENOVATIONS & REMODALS484 PROSPECT STREETNEWPORT BEACH, CA 92663cell 949.285.7447:::WMRdesign@gmail.comwww.WMRdesign.com
ALL DESIGNS, IDEAS &ARRANGEMENTS AS SHOWN ON THESEDRAWINGS ARE THE LEGAL PROPERTYOF WAYNE M.. RIZZO, RESIDENTIALDESIGN, AND SHALL BE RESTRICTEDTO THE ORIGINAL SITE & SPECIFICPROJECT FOR WHICH THEY WEREPREPARED. REPRODUCTION,PUBLICATION OR RE-USE BY ANYMETHOD, IN WHOLE OR IN PART,WITHOUT EXPRESS WRITTEN CONSENTBY WAYNE M. RIZZO IS PROHIBITED.THERE SHALL BE NOT CHANGES ORDEVIATIONS FROM THESE DRAWINGSWITHOUT THE WRITTEN CONSENT OFWAYNE M. RIZZO. VISUAL CONTACTWITH THESE DRAWINGS SHALLCONSTITUTE PRIMA FACIA EVIDENCEOF THE ACCEPTANCE OF ALL THESERESTRICTION WITHOUT PREJUDICE.
SCALE:
DRAWN:
DATE:
JOB:
SHEET:
DRAWINGS PREPARED BY:
Signature:
Name: WAYNE M. RIZZO Date:
CL
A
Y
-
2
2
0
8
1/4" = 1'-0"
WMR
July 15, 2022
A1
EXISTING FLOOR & GARAGE PLANS
CLAY-2208
.
GARAGE
STREET VIEW
AREA OF EXPANSION
17
BEDROOM #2
MASTERBATH
bench
PROPOSED LOWER LEVEL FLOOR PLAN
SCALE: 14" = 1'-0"
WALK-N CLOSET
MASTER BEDROOM
storage belowstairs
FAMILY ROOM
storage
16"
31"
up
LAUNDRY
BATH #2
wash dry
KITCHEN
linens
shower
(bench)
pantry
POWDER
NOOK
LIVING ROOM
OFFICE BEDROOM #4
down
BATH #3
SHOWER linens storage
21'-8 1/2"
19
'
-
1
1
"
21'-8 12"
19
'
-
1
1
"
PROPOSED UPPER LEVEL FLOOR PLAN
SCALE: 14" = 1'-0"
4'-6"
3'-
8
"
3'-
8
"
up
AREA OF EXPANSIONSHADED
17'-2 1/2"
AN
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WAYNE M. RIZZO, A.I.A.DESIGN OF CUSTOM HOMES,RENOVATIONS & REMODALS484 PROSPECT STREETNEWPORT BEACH, CA 92663cell 949.285.7447:::WMRdesign@gmail.comwww.WMRdesign.com
ALL DESIGNS, IDEAS &ARRANGEMENTS AS SHOWN ON THESEDRAWINGS ARE THE LEGAL PROPERTYOF WAYNE M.. RIZZO, RESIDENTIALDESIGN, AND SHALL BE RESTRICTEDTO THE ORIGINAL SITE & SPECIFICPROJECT FOR WHICH THEY WEREPREPARED. REPRODUCTION,PUBLICATION OR RE-USE BY ANYMETHOD, IN WHOLE OR IN PART,WITHOUT EXPRESS WRITTEN CONSENTBY WAYNE M. RIZZO IS PROHIBITED.THERE SHALL BE NOT CHANGES ORDEVIATIONS FROM THESE DRAWINGSWITHOUT THE WRITTEN CONSENT OFWAYNE M. RIZZO. VISUAL CONTACTWITH THESE DRAWINGS SHALLCONSTITUTE PRIMA FACIA EVIDENCEOF THE ACCEPTANCE OF ALL THESERESTRICTION WITHOUT PREJUDICE.
SCALE:
DRAWN:
DATE:
JOB:
SHEET:
DRAWINGS PREPARED BY:
Signature:
Name: WAYNE M. RIZZO Date:
CL
A
Y
-
2
2
0
8
1/4" = 1'-0"
WMR
July 15, 2022
A2
PROPOSED FLOOR PLANS
CLAY-2208
.
WALL LEGEND:
EXISTING WALLS TO REMAIN
NEW WALLS
18
PROPOSED FRONT ELEVATION
SCALE: 14" = 1'-0"
PROPOSED SIDE ELEVATION
SCALE: 14" = 1'-0"
NEW 2-STORY ADDITION BEYOND
EXISTING STRUCTURE IN FRONT
TOP OF NEW ROOF APPROXIMATELY 24'-0"
ABOVE ADJACENT GRADE/FINISH SURFACE.
TOP OF NEW ROOF APPROXIMATELY 24'-0"ABOVE ADJACENT GRADE/FINISH SURFACE.
NEW 2-STORY ADDITION BEYOND
EXISTING STRUCTURE IN FRONT
EXISTING WALL TO REMAIN
LINE OF BUILDING BEYOND. REPLACE EXISTINGSIDING TO MATCH FRONT ELEVATION
EXISTING ASPHALT SHINGLES TO REMAIN
EXISTING STONE TO REMAIN
REPLACE EXISTING SIDING AND PLASTERTO MATCH EXISTING & NEW
REPLACE EXISTING HORIZONTAL SIDINGTO MATCH FRONT
EXISTING WINDOW TO REMAIN
REPLACE EXISTING LIGHT FIXTURES
REPAIR EXISTING PORCH COVERING AS REQUIRED
EXISTING CHIMNEY TO REMAIN. REPLACE SPARKARRESTOR IS REQUIRED
NEW WINDOWS PER SCHEDULE
NEW HORIZONTAL WOOD (OR COMPOSITE) SIDING TOMATCH EXISTING AT FRONT ELEVATION, PAINTED.
NEW CLASS 'A' RATED ASPHALT SHINGLE ROOFASSEMBLY TO MATCH EXISTING IN COLOR.
NEW WOOD FASCIA NS GUTTERS TO MATCHEXISTING, PAINTED.
NEW WOOD BARGE TRANSITION FROM PLASTER TOSIDING TO MATCH EXISTING, PAINTED.
EXISTING BAY WINDOW TO REMAIN, U.N.O.
NEW WINDOWS PER SCHEDULE
EXISTING STONE TO REMAIN- REPAIR THISWALL AS REQUIRED
EXISTING ASPHALT SHINGLES TO REMAIN
EXISTING HORIZONTAL WOOD SIDING TO REMAIN
NEW 78" EXTERIOR CEMENT PLASTER WITH SMOOTHTROWEL FINISH OVER TYVEK "STUCCOWRAP" OR EQUAL
NEW WINDOW PER SCHEDULE
NEW HORIZONTAL WOOD (OR COMPOSITE) SIDING TOMATCH EXISTING AT FRONT ELEVATION, PAINTED
NEW WINDOWS PER SCHEDULE
NEW CLASS 'A' RATED ASPHALT SHINGLE ROOFASSEMBLY TO MATCH EXISTING IN COLOR
NEW WOOD FASCIA AND GUTTERS TO MATCHEXISTING, PAINTED.
NEW WOOD BARGE TRANSITION FROM PLASTER TOSIDING TO MATCH EXISTING, PAINTED.
NEW 78" EXTERIOR CEMENT PLASTER WITH SMOOTH TROWEL FINISHOVER TYVEK "STUCCOWRAP" OR EQUAL AT ADDITION BEYOND
EXISTING ASPHALT SHINGLES TO REMAIN
REPLACE EXISTING SIDING AND PLASTERTO MATCH FRONT ELEVATION
REPLACE EXISTING HORIZONTAL SIDINGTO MATCH FRONT ELEVATION
EXISTING ELECTRICAL SERVICE PANEL & METER TO REMAIN
REPLACE EXISTING WINDOWS PER SCHEDULE
EXISTING WINDOW TO REMAIN
EXISTING STONE TO REMAIN
REPAIR EXISTING PORCH COVERINGAS REQUIRED
EXISTING HORIZONTAL SIDING TO REMAIN
NEW EXTERIOR LIGHTING FIXTURES TO BESELECTED BY OWNER, TYP.
REPLACE FRONT DOOR AND BAY WINDOWS THIS WALL
29' MAXIMUM HEIGHT
AN
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WAYNE M. RIZZO, A.I.A.DESIGN OF CUSTOM HOMES,RENOVATIONS & REMODALS484 PROSPECT STREETNEWPORT BEACH, CA 92663cell 949.285.7447:::WMRdesign@gmail.comwww.WMRdesign.com
ALL DESIGNS, IDEAS &ARRANGEMENTS AS SHOWN ON THESEDRAWINGS ARE THE LEGAL PROPERTYOF WAYNE M.. RIZZO, RESIDENTIALDESIGN, AND SHALL BE RESTRICTEDTO THE ORIGINAL SITE & SPECIFICPROJECT FOR WHICH THEY WEREPREPARED. REPRODUCTION,PUBLICATION OR RE-USE BY ANYMETHOD, IN WHOLE OR IN PART,WITHOUT EXPRESS WRITTEN CONSENTBY WAYNE M. RIZZO IS PROHIBITED.THERE SHALL BE NOT CHANGES ORDEVIATIONS FROM THESE DRAWINGSWITHOUT THE WRITTEN CONSENT OFWAYNE M. RIZZO. VISUAL CONTACTWITH THESE DRAWINGS SHALLCONSTITUTE PRIMA FACIA EVIDENCEOF THE ACCEPTANCE OF ALL THESERESTRICTION WITHOUT PREJUDICE.
SCALE:
DRAWN:
DATE:
JOB:
SHEET:
DRAWINGS PREPARED BY:
Signature:
Name: WAYNE M. RIZZO Date:
CL
A
Y
-
2
2
0
8
1/4" = 1'-0"
WMR
July 15, 2022
A3
PROPOSED EXTERIOR ELEVATIONS
CLAY-2208
.
19
PROPOSED REAR ELEVATION
SCALE: 14" = 1'-0"
REPLACE EXISTING WINDOW PER SCHEDULE
NEW 78" EXTERIOR CEMENT PLASTER WITH SMOOTHTROWEL FINISH OVER TYVEK "STUCCOWRAP" OR EQUAL.
NEW 2-STORY ADDITIONEXISTING STRUCTURE
NEW DOOR PER SCHEDULE
LINE OF EXISTING STRUCTURE BEYOND
NEW EXTERIOR LIGHTING FIXTURES TO BESELECTED BY OWNER, TYP.
NEW HORIZONTAL WOOD (OR COMPOSITE) SIDING TOMATCH EXISTING AT FRONT ELEVATION, PAINTED.
NEW WINDOWS PER SCHEDULE.
NEW CLASS 'A' RATED ASPHALT SHINGLE ROOFASSEMBLY TO MATCH EXISTING IN COLOR.
TOP OF NEW ROOF APPROXIMATELY 24'-0"
ABOVE ADJACENT GRADE/FINISH SURFACE.
NEW WOOD FASCIA AND GUTTERS TO MATCHEXISTING, PAINTED.
LINE OF EXISTING STRUCTURE BEYOND
REPLACE EXISTING HORIZONTAL SIDINGTO MATCH FRONT ELEVATION
EXISTING SLIDING GLASS DOOR TO REMAIN
REPLACE EXISTING 78" EXT. CEMENTPLASTER WITH SMOOTH TROWEL FINISH
NEW WOOD BARGE TRANSITION FROM PLASTER TOSIDING TO MATCH EXISTING, PAINTED.
EXISTING WALL TO REMAIN
PROPOSED SIDE ELEVATION
SCALE: 14" = 1'-0"
NEW 2-STORY ADDITION EXISTING STRUCTURE
124 12
REPLACE EXISTING LIGHT FIXTURE
29' MAXIMUM HEIGHT
AN
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3
WAYNE M. RIZZO, A.I.A.DESIGN OF CUSTOM HOMES,RENOVATIONS & REMODALS484 PROSPECT STREETNEWPORT BEACH, CA 92663cell 949.285.7447:::WMRdesign@gmail.comwww.WMRdesign.com
ALL DESIGNS, IDEAS &ARRANGEMENTS AS SHOWN ON THESEDRAWINGS ARE THE LEGAL PROPERTYOF WAYNE M.. RIZZO, RESIDENTIALDESIGN, AND SHALL BE RESTRICTEDTO THE ORIGINAL SITE & SPECIFICPROJECT FOR WHICH THEY WEREPREPARED. REPRODUCTION,PUBLICATION OR RE-USE BY ANYMETHOD, IN WHOLE OR IN PART,WITHOUT EXPRESS WRITTEN CONSENTBY WAYNE M. RIZZO IS PROHIBITED.THERE SHALL BE NOT CHANGES ORDEVIATIONS FROM THESE DRAWINGSWITHOUT THE WRITTEN CONSENT OFWAYNE M. RIZZO. VISUAL CONTACTWITH THESE DRAWINGS SHALLCONSTITUTE PRIMA FACIA EVIDENCEOF THE ACCEPTANCE OF ALL THESERESTRICTION WITHOUT PREJUDICE.
SCALE:
DRAWN:
DATE:
JOB:
SHEET:
DRAWINGS PREPARED BY:
Signature:
Name: WAYNE M. RIZZO Date:
CL
A
Y
-
2
2
0
8
1/4" = 1'-0"
WMR
July 15, 2022
A4
PROPOSED EXTERIOR ELEVATIONS
CLAY-2208
.
20
FLOOR AREA CALCULATION EXHIBIT
SCALE: 14" = 1'-0"
21
'
-
1
0
"
21'-10"
17'-2 1/2"14'-10 1/2"
25'
-
8
"
13'-1"
21
'
-
1
"
13'-1"
STAIRWELLSTORAGE
STORAGE
EXISTING HOUSE
(1480 S.F.)
19
'
-
1
1
"
21'-8 1/2"
14'-6"8'-2 1/2"
19
'
-
1
1
"
14
'
-
2
3
/
4
"
19
'
-
8
3
/
4
"
4'-1
1
1
/
2
"
3'-9
"
1'-
4
"
11'-3 1/2"
6'-11 1/4"10'-11 3/4"3'-9 3/4"
3'-4
1
/
2
"
21
'
-
3
"
EXISTING GARAGE(481 S.F.)
PROPOSED UPPERLEVEL
(395 S.F.)
PROPOSED LOWERLEVEL(343 S.F.)
AN
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WAYNE M. RIZZO, A.I.A.DESIGN OF CUSTOM HOMES,RENOVATIONS & REMODALS484 PROSPECT STREETNEWPORT BEACH, CA 92663cell 949.285.7447:::WMRdesign@gmail.comwww.WMRdesign.com
ALL DESIGNS, IDEAS &ARRANGEMENTS AS SHOWN ON THESEDRAWINGS ARE THE LEGAL PROPERTYOF WAYNE M.. RIZZO, RESIDENTIALDESIGN, AND SHALL BE RESTRICTEDTO THE ORIGINAL SITE & SPECIFICPROJECT FOR WHICH THEY WEREPREPARED. REPRODUCTION,PUBLICATION OR RE-USE BY ANYMETHOD, IN WHOLE OR IN PART,WITHOUT EXPRESS WRITTEN CONSENTBY WAYNE M. RIZZO IS PROHIBITED.THERE SHALL BE NOT CHANGES ORDEVIATIONS FROM THESE DRAWINGSWITHOUT THE WRITTEN CONSENT OFWAYNE M. RIZZO. VISUAL CONTACTWITH THESE DRAWINGS SHALLCONSTITUTE PRIMA FACIA EVIDENCEOF THE ACCEPTANCE OF ALL THESERESTRICTION WITHOUT PREJUDICE.
SCALE:
DRAWN:
DATE:
JOB:
SHEET:
DRAWINGS PREPARED BY:
Signature:
Name: WAYNE M. RIZZO Date:
CL
A
Y
-
2
2
0
8
1/4" = 1'-0"
WMR
July 15, 2022
A5
FLOOR AREA CALCULATION EXHIBIT
CLAY-2208
.
xCreated: January 4, 2024
21
1
From:Jim Mosher <jimmosher@yahoo.com>
Sent:March 13, 2024 2:43 PM
To:CDD
Subject:Comment on ZA Item 4 (3/14/2024 meeting)
With regard to March 14, 2024, Zoning Administrator Item 4 (Anderson Residence Modification
Permit, PA2023-0216):
Section 4 of the proposed resolution lacks the customary CEQA action preceding approval of the
application.
-- Jim Mosher
Zoning Administrator - March 14, 2024 Item No. 4a - Additional Materials Received
Anderson Residence Modification Permit (PA2023-0216)