HomeMy WebLinkAbout04_Hollins Residence Modification Permit_PA2024-0030CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
April 11, 2024
Agenda Item No. 4
SUBJECT: Hollins Residence Addition (PA2024-0030)
Modification Permit
SITE LOCATION: 125 Via Jucar
APPLICANT:
OWNER:
John Morgan
Steve Hollins
PLANNER: Jerry Arregui, Planning Technician
949-644-3249, jarregui@newportbeachca.gov
LAND USE AND ZONING
General Plan Land Use Plan Category: RS-D (Single Unit Residential Detached)
Zoning District: R-1 (Single-Unit Residential)
Coastal Land Use Category: RSD-C (Single Unit Residential Detached – 10.0 – 19.9
DU/AC)
Coastal Zoning District: R-1 (Single-Unit Residential)
PROJECT SUMMARY
A request for a modification permit to allow an 832-square-foot addition (46%) to an existing
1,390-square-foot, single-unit residence with a 394-square-foot attached two-car garage
that is considered legal nonconforming due to its interior dimensions. The modification
permit is required because the applicant proposes an addition of more than 10% of the
existing square footage of the residence without altering the garage for compliance.
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, California Code of Regulations, Title 14, Division
6, Chapter 3, 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.
PA2024-0030 (Attachment No. ZA 1).
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Hollins Residence Addition (PA2024-0030)
Zoning Administrator, April 11, 2024
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DISCUSSION
The subject property is located within the Single-Unit Residential (R-1) Zoning
District. The R-1 District is intended to provide areas appropriate for single-unit
residential development on a single legal lot. The property was originally
developed in 1941 with a single story, 1,390-square-foot single-unit residence with
a 394-square-foot attached two-car garage.
The R-1 Zoning District limits floor area to two times the buildable area, or a
maximum of 5,476-square-feet for the subject property. The project proposes a
total gross floor area of 2,616-square-feet and complies with the maximum floor
area limit.
The existing interior dimensions of the two-car garage measure 19 feet 5 inches
wide by 19 feet 4 inches deep. These dimensions were compliant with the
standards at the time of construction. As a result of subsequent amendments to
the Newport Beach Municipal Code (NBMC), the garage is now substandard in
size. The current interior clear garage dimension requirement for the subject
property is 20 feet wide by 20 feet deep.
NBMC Subsection 20.38.060 (Nonconforming Parking) specifies that residential
developments are considered to have nonconforming parking if the developments
do not have the required type of covered or enclosed parking spaces, or because
amendments to this Zoning Code have changed the dimensions of required
parking spaces subsequent to the original construction. The existing garage does
not comply with the minimum 20-foot interior width or minimum 20-foot interior
depth required by the Zoning Code. The property, therefore, has legal
nonconforming parking due to substandard interior dimensions. However, the
existing garage interior dimensions are suitable for the parking of two vehicles.
NBMC Subsection 20.38.060(A)(2) limits additions to residential structures with
nonconforming parking dimensions to 10% of the existing gross floor area within
any 10-year period. Larger additions may be permitted subject to the approval of
a modification permit. The applicant proposes an 832-square-foot addition which
is 46% of the existing gross floor area with no alterations to garage dimensions.
Therefore, a modification permit is required.
Existing development along Via Jucar primarily consists of single- and two-story
single-unit residences. The proposed 832-square-foot addition includes additions
on a new second floor and the existing first floor. With the new second floor, the
residence will measure 22-feet, 6-inches in height to the roof ridge from the
established grade, which complies with the 29-foot height limit for the R-1 Zoning
District. The altered structure will remain consistent with the design and height of
other properties in the neighborhood.
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Hollins Residence Addition (PA2024-0030)
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The addition will allow for additional living area, including two new bedrooms, two
bathrooms and family room on the proposed second floor. The proposed addition
will comply with all applicable development standards, including height, setbacks,
and floor area limit. The resulting home will consist of four bedrooms and three
bathrooms with an approximate total floor area of 2,616-square-feet (including the
394-square-foot garage). The proposed design, bulk, and scale of the
development is therefore consistent with the existing neighborhood pattern of
development and expected future development.
The proposed parking configuration will continue to accommodate the parking of
two vehicles within the garage and is consistent with the intent of the Zoning Code.
Demand for on-street parking in the neighborhood is not anticipated to increase as
a result of the project.
Relocating the rear and left side garage walls, which are not in the area of the
proposed addition, would require widening of the garage slab, reframing of the
garage walls, demolition of an existing free-standing wall adjacent to the garage,
and removal of existing landscaping, which would add significant scope and cost
to the project. Increasing the depth of the garage would also decrease the size of
the existing master bedroom which is not the applicant’s intent of this project.
An alternative to this proposal is to reduce the size of the addition to no more than
10% of the existing gross floor area of the structure as authorized under NBMC
Section 21.38.060 (Nonconforming Parking). The project aims to increase living
area for the family; therefore, reducing the size of the proposed addition from 832
to 178-square-feet will significantly impact the objectives of the project and would
not provide practical benefits to the applicant.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303, Article 19 of Chapter 3 under Class 3 (New Construction or Conversion of
Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division
6, Chapter 3, because it has no potential to have a significant effect on the environment.
The Class 3 exempts the demolition of up to three single-unit dwellings and additions of
up to 10,000 square feet to existing structures. The Project is an 832-square-foot addition
to an existing single-unit residence located in the R-1 Zoning District within a developed
neighborhood. Therefore, the Class 3 exemption is applicable.
There are no known exceptions listed in CEQA Guidelines Section 15300.2 that would
invalidate the use of this exemption. The project location does not impact an environmental
resource of hazardous or critical concern, does not result in cumulative impacts, does not have
a significant effect on the environment due to unusual circumstances, does not damage scenic
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Zoning Administrator, April 11, 2024
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resources within a state scenic highway, is not a hazardous waste site, and is not identified as
a historical resource.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of property
within 300 feet of the boundaries of the site (excluding intervening rights-of-way and
waterways), including the applicant, and posted on the subject property at least 10 days
before the scheduled hearing, consistent with the provisions of the Municipal Code.
Additionally, the item appeared on the agenda for this meeting, which was posted at City
Hall and on the City website.
APPEAL PERIOD:
An appeal or call for review may be filed with the Director of Community Development within
14 days following the date of action. For additional information on filing an appeal, contact
the Planning Division at 949-644-3200.
Prepared by:
DL/ja
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant’s Project Justification Letter
ZA 4 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 TO
A SINGLE-UNIT RESIDENCE WITH A LEGAL
NONCONFORMING GARAGE LOCATED AT 125 VIA JUCAR
(PA2024-0030)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1.An application was filed by John Morgan (Applicant), with respect to property located at
125 Via Jucar, and legally described as Lot 708 and the southeasterly ½ lot of 709 of
Tract 907 (Property) requesting approval of a modification permit.
2.The Applicant requests a modification permit to allow an 832 square-foot, 46% addition
to an existing 1,390 square-foot single-unit residence with a 394-square-foot attached
two-car garage that is considered legal nonconforming due to its interior dimensions. The
existing garage is 19 feet, 4 inches wide by 19 feet, 5 inches deep, where the Zoning
Code requires a minimum width and depth of 20 feet. A modification permit is required
pursuant to Newport Beach Municipal Code (NBMC) section 20.38.060 (Nonconforming
Parking) as the Applicant proposes an addition of more than 10% of the existing square
footage of the residence without altering the existing nonconforming garage for
compliance (Project).
3.The Property 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 Property is located within the coastal zone; however, a coastal development permit
is not required because minimum interior garage dimensions are not a development
standard required by the Local Coastal Program Implementation Plan (Title 21).
Additionally, the proposed addition does not require a coastal development permit since
the project is located in the Categorical Exclusion Area of the coastal zone and qualifies
for a categorical exclusion order.
5.A public hearing was held on April 11, 2024, online via Zoom. A notice of time, place
and purpose of the hearing was given in accordance with 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
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Zoning Administrator Resolution No. ZA2024-###
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the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3,
because it has no potential to have a significant effect on the environment.
2.The Class 3 exempts the demolition of up to three single-unit dwellings and additions
of up to 10,000 square feet to existing structures. The Project is an 832-square-foot
addition to an existing single-unit residence within a developed neighborhood;
therefore, the Class 3 exemption is applicable.
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 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.
Modification Permit
In accordance with Section 20.52.050(E) (Modification Permits – Required Findings) of the
NBMC, 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 existing development is a 1,390-square-foot, single-story, single-unit residence
with an 394-square-foot attached two-car garage. The neighborhood is comprised of
single- and two-story, single-unit residences. The modification permit will allow the
expansion of the existing single-unit residence by 832 square-feet, which will remain
compatible with other properties in the neighborhood.
2.The proposed residential addition would increase the living area by 832 square feet,
which is a 46% increase. The addition of floor area is proposed on a new second-
story. The Project will remain consistent with the design and height of other two-story
residences in the neighborhood.
3.The Project will continue to maintain a garage that is 19 feet, 4 inches wide by 19 feet,
5 inched deep which is adequate in size for the parking of two vehicles. The Property
will continue to provide the same amount of parking as other residences in the
neighborhood.
4.The Project will not result in a change to the density or the use of the Property.
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Finding:
B.The granting of the modification is necessary due to the unique physical
characteristic(s) of the property and/or structure, and/or characteristics of the use.
Facts in Support of Finding:
1.NBMC Subsection 20.38.060 (Nonconforming Parking) specifies that residential
developments are considered to have nonconforming parking if the developments do
not have the required type of covered or enclosed parking spaces or because
amendments to this Zoning Code have changed the dimensions of required parking
spaces subsequent to the original construction. The existing structure was built in
1941 in conformance with the development standards, including parking requirements,
at the time of construction. Due to subsequent amendments to development
standards, a 20-foot width and 20-foot depth is required for a two-car garage’s interior
clearance on a lot that is greater than 40 feet in width. Therefore, the interior clear
dimensions of the existing two-car garage are considered to be substandard in size
and legal nonconforming.
2.Modifying the garage walls, which are not within the area of the proposed addition,
would require the relocation of the rear garage footing and the left side garage wall
footing, moving the garage slab and reframing the garage. Altering the garage would
significantly increase the scope and cost of the Project while providing negligible
benefits for the Applicant.
3.The granting of the modification permit is necessary to allow an addition of 46% to an
existing single-unit residence that was constructed in compliance with garage
standards in effect at the time of original construction. Although the existing garage
dimensions are not in compliance with the latest development standards, it is
adequate in size for the parking of two 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.Relocating the left garage wall 7 inches and rear garage wall 8 inches to achieve the
20-foot width and depth would require the widening the garage slab, reframing of the
garage walls, demolition of an existing free-standing wall adjacent to the garage, and
removal of existing landscaping, which would add significant scope and cost to the
Project. Increasing the depth of the garage would reduce the size of the existing
master bedroom, which is in contrary with the intent of this Project which is to provide
additional living space for the family.
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2.The existing garage is constructed to the edge of the required front and right-side
setback lines. The current development standards would require the garage depth to
be increased by 8 inches and the garage width to be increased by 7 inches to achieve
the Code required 20-foot garage depth and width dimensions. Expanding the garage
towards the front and side property lines would place the front garage wall outside of
private property lines and the left garage wall within the required 4-foot side yard
setback. This is an alternative to remodeling the livable area to accommodate
additional garage area; however, it is not allowed by the Zoning Code.
3.The purpose and intent of the Zoning Code is for residences under 4,000 square feet
of livable area to provide a garage that fits two vehicles. Although the existing garage
has substandard width and depth, it will continue to provide dimensions that are
suitable for the parking of two vehicles.
Finding:
D.There are no alternatives to the modification permit that could provide similar benefits
to the applicants with less potential detriment to surrounding owners and occupants,
the neighborhood, or to the general public.
Facts in Support of Finding:
1.Bringing the garage into compliance with current Zoning Code requirements would
provide a negligible benefit and would unreasonably require significant alterations to
the structure beyond the scope of the planned addition. If the garage is brought into
compliance with the Zoning Code standards, the number of parking spaces would
remain unchanged.
2.The intent of the Project is to provide additional living area, including two additional
bedrooms, a bathroom and family room on a new second floor. A redesign to reduce
the size of the addition from 832 to 178-square-feet (10% of the existing floor area) will
significantly impact the objectives of the Project and would not provide practical
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.The proposed addition conforms to all applicable development standards, including floor
area limits, setbacks, height, and will maintain adequate light, air, and privacy between
neighboring residences. The addition will not preclude access to the residence and will
be consistent with the scale of other residences in the neighborhood.
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2.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.
3.The approval of this modification permit is conditioned such that the Applicant is
required to maintain the garage to be permanently available for parking purposes with
its existing interior dimensions to remain unobstructed.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1.The Zoning Administrator of the City of Newport Beach hereby finds this project is
categorically exempt from the California Environmental Quality Act pursuant to Section
15303 under Class 3 (New Construction or Conversion of Small Structures) of the
CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3,
because it has no potential to have a significant effect on the environment.
2.The Zoning Administrator of the City of Newport Beach hereby approves the Modification
Permit filed as PA2024-0030, subject to the conditions set forth in Exhibit “A,” which is
attached hereto and incorporated by reference.
3.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 NBMC.
PASSED, APPROVED, AND ADOPTED THIS 11TH DAY OF APRIL 2024
Benjamin M. Zdeba, AICP, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
Planning Division
1. The Project 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
Modification Permit.
4. This Modification Permit may be modified or revoked by the Zoning Administrator if
determined that the proposed uses or conditions under which it is being operated or
maintained is detrimental to the public health, welfare or materially injurious to property
or improvements in the vicinity or if the Property is operated or maintained to constitute
a public nuisance.
5. 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 NBMC.
6. Any change to the approved plans, shall require review by the Planning Division. An
amendment to or the processing of a new modification permit may be required.
7. 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.
8. Each parking space within the garage shall be permanently available and maintained
for parking purposes. The interior clear dimensions (19 feet, 5 inches wide by 19 feet,
4 inches deep) shall be kept clear of obstructions including cabinets, shelving, or
similar that may impact the ability to adequately park two vehicles.
9. Prior to the issuance of a building permit, the Applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
10. 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.
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11.Construction activities shall comply with Section 10.28.040 (Loud and Unreasonable
Noise - Construction Activity – Noise Regulations) of the NBMC, which restricts hours
of noise-generating construction activities that produce noise to between the hours of
7 a.m. and 6:30 p.m., Monday through Friday. Noise-generating construction activities
are not allowed on Saturdays, Sundays or Holidays.
12.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 Hollins Residence Addition including, but not
limited to Modification Permit No. PA2024-0030. This indemnification shall include, but
not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees,
and other expenses incurred in connection with such claim, action, causes of action, suit
or proceeding whether incurred by Applicant, City, and/or the parties initiating or bringing
such proceeding. The Applicant shall indemnify the City for all of City's costs, attorneys'
fees, and damages which City incurs in enforcing the indemnification provisions set forth
in this condition. The Applicant shall pay to the City upon demand any amount owed to
the City pursuant to the indemnification requirements prescribed in this condition.
Building Division
13.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.
Public Works Department
14.The Applicant is required to obtain an encroachment permit and encroachment
agreement for all existing walls within the Strada Ithaca right-of-way. The existing wall
shall comply with Council Policy L-6.
15.The Applicant shall stall a new sewer clean out on the existing sewer lateral and shall
comply with City Standard 406.
12
Attachment No. ZA 2
Vicinity Map
13
VICINITY MAP
Modification Permit
(PA2024-0030)
125 Via Jucar
Subject Property
14
Attachment No. ZA 3
Applicant’s Project Justification Letter
15
16
17
18
Attachment No. ZA 4
Project Plans
19
RDM SURVEYING INC.
RON MIEDEMA L.S. 465323016 LAKE FOREST DRIVE #409LAGUNA HILLS, CA 92653(949) 858-2924 OFFICE(949) 422-1869 CELLRDMSURVEYING@COX.NET
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3
.
2
4
F
S
)
(13
.
0
6
F
S
)
(13.6
4
F
S
)
(13.0
F
S
)
(13.2FS)(14.1FS)
(14.3
0
T
W
)
(13.8
4
N
G
)
(12
.
6
3
N
G
)
PA
L
M
PA
L
M
SHOW
E
R
(13
.
3
5
T
W
)
(1
5
.
7
0
T
W
)
(1
3
.
5
0
F
S
)
WM
WM
UTI
L
I
T
Y
BOX
(1
3
.
4
0
N
G
)
(18
.
9
7
T
W
)
(13.4
8
F
S
)
(13.
5
3
F
S
)
(1
3
.
2
9
F
S
)
(13
.
0
3
F
S
)
(12
.
9
1
F
S
)
(18
.
9
0
T
W
)
(18
.
9
0
T
W
)
(18.8
0
T
W
)
(18
.
8
4
T
W
)
(13.
9
2
T
W
)
(13
.
1
3
F
S
)
(14
.
3
4
T
W
)
(1
5
.
7
1
T
W
)
(14
.
3
5
T
W
)
(13.5
4
F
S
)
(13
.
0
2
F
S
)
(13.4
8
F
S
)
(1
9
.
0
5
T
W
)
(19.0TW)
FOUND L&TLS 4599
(12
.
9
9
F
S
)
PROPERTYLINE
PROPERTYLINE
PROPERTYLINE
PR
O
P
E
R
T
Y
LIN
E
CENTERLINE
CE
N
T
E
R
LIN
E
SE
A
R
C
H
E
D
,
FO
U
N
D
N
O
T
H
I
N
G
SEARCHED,FOUND NOTHING
SEARCHED,FOUND NOTHING
AC
AC
AC
AC
AC
TURFTURFTURF
TURF
TURF
TILE
TILE
TILE
TILE
TILE
TIL
E
TILE
TILE
TILE
TILE
TILE
9.9
10.0'
9.9
5.0
4.1'
3.9
2.0 ROLLED CURB
12.0
6.
7
'
3.
9
TI
L
E
ST
R
I
P
DR
A
I
N
POLE
GARAGE
TILE
TILE
4.0
PUBLIC UTILITY EASEMENT
4.0
'
(12.9
3
F
S
)
(13.0
0
F
S
)
(13
.
2
4
F
S
)
(13
.
4
3
N
G
)
(13.59FS)
(13.52FS)
(1
2
.
8
9
F
S
)
(1
2
.
9
7
F
S
)
(12
.
9
5
F
S
)
ST. LIGHT
(1
2
.
9
3
F
S
)
(12
.
9
7
F
S
)
5.0
(1
9
.
0
5
T
W
)
PO
L
E
2.0
SURVEY NOTES
1. ALL MEASUREMENTS SHOWN HEREON ARE TO EXISTINGEXTERIOR FINISHED SURFACE.
2. THE ONLY EASEMENTS SHOWN, IF ANY, ARE PER THE TRACTMAP OF SUBJECT PROPERTY. THE PLAT FOR THIS SURVEY WASPREPARED WITHOUT A TITLE REPORT. UNPLOTTED EASEMENTSMAY EXIST ON THE SUBJECT PROPERTY.
3. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENTPROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING.
LEGEND
DESCRIPTION
MEASURED ELEVATIONSRECORD BERING & DISTANCE
BRICK
DECKWALLBUILDING
PROPERTY LINEFENCEBENCH MARK
ASPHALTCURB FACE
CONCRETE
CONTROL POINT
EDGE OF PAVEMENTFINISH FLOORFIRE HYDRANT
FLOW LINEFINISHED SURFACEGARAGE FLOOR
GAS METERLEAD & TAGMAN HOLE
NATURAL GRADEPLANTERPOWER POLETOP OF CURBTOP OF GRATE
TOP OF ROOFSPIKE & WASHERWATER METER
WATER VALVE
(123.45)( )
ACCFCP
EPFFFH
FLFSGFGML&TMH
NGPPPTCTG
TORS&WWMWV
CENTER LINE
XX X
LEGAL DESCRIPTION
LOT 708 AND A PORTION OF LOT 709 OFTRACT NO. 907
APN 423-203-03
BENCH MARK
BENCH MARK #NB3-21-92DATUM: NAVD88ELEVATION: 11.912
A B B R E V I A T I O N S
FF ....................... FINISHED FLOORTC ..................... TOP of CURB AT STREETTOC ................. TOP of CURB IN GARAGEFS ..................... FINISHED SURFACEFOS ................. FACE of STUD AT WALLFL ..................... FLOW LINEL&T .................. LICENSE and TAGTW ................... TOP of WALLEXT'G .............. EXISTINGGF .................... GARAGE FLOOR AT DOORSF ..................... SHEET FLOWFOS ................. FACE of STUD( XXX ) ........... EXISTING ELEVATIONS
SHEET INDEX
A-1 SITE PLAN and INFORMATION
A-2 AS BUILT 1ST FLOOR PLAN
A-3 NEW 1ST FLOOR PLAN
A-4 NEW 2ND FLOOR PLAN
A-5 AS BUILT ELEVATIONS
A-6 NEW ELEVATIONS
A-7 NEW ROOF PLAN
DESIGN PROFESSIONAL IN CHARGETHE REGISTERED DESIGN PROFESSIONAL IN CHARGE SHALL BERESPONSIBLE FOR REVIEWING AND COORDINATING SUBMITTALDOCUMENTS PREPARED BY OTHERS, INCLUDING PHASED ANDDEFERRED SUBMITTAL ITEMS FOR COMPATIBILITY WITH THE DESIGNOF THE BUILDING , NBMC 15.02.010, CBC APPENDIX CHAPTER 1,106.3.4
LEGAL OWNERSTEVEN HOLLINS125 VIA JUCARNEWPORT BEACH, CA 92661
LEGAL DESCRIPTIONA PORTION of LOT 708 and A PORTION of LOT 709of TRACT NO. 907
BUILDING CODE 2 STORIES OCCUPANCY GROUP IS R-3, U TYPE V-B, and FIRE SPRINKLERED
OCCUPANCY GROUP ................................. R3, U
FLOOD ZONE ................................................ " X "
DESIGN DATA - ZONE R1SETBACKS STRADA FRONT .......................... 10'-0" SIDES .................................................. 4'-0" STREET FRONT ............................ 4'-0"
ONE TIMES BUILDABLE AREA IS ............... 2,738 S.F.
TWO TIMES THE BUILDABLE IS ................. 5,476 S.F.
OPEN VOLUME REQUIRED IS .15% of 2,738 = 410.70 S.F.PROVIDED OPEN SPACE IS > 2,500 S.F.
SITE PLAN NOTES
1. VERIFY UTILITY METER LOCATIONS WITH SOUTHERN CALIFORNIA EDISON andSOUTHERN CALIFORNIA GAS COMPANY PRIOR TO INSTALLING THOSE METERS if THEY ARE UPGRADED or RELOCATED IN ANY WAY.
2. ALL NEW UTILITY SERVICE CONNECTORS SHALL BE MADE UNDERGROUND.
3. ALL SETBACKS SHALL BE MEASURED from PROPERTY LINE TO FACE of FINISH.
4'-0
"
SET
B
A
C
K
4'-
0
"
4'-
0
"
4'-0"
4'-0
"
SET
B
A
C
K
SE
T
B
A
C
K
SET
B
A
C
K
SETBACK
SETBACK
TO EXT'G FOS
EXISTING
VICINITY MAP
125 VIA JUCAR
EXISTING
HATCHING INDICATES NEW2ND FLOOR ADDITION of810.89 SQUARE FEET
HATCHING INDICATES NEW2ND FLOOR ADDITION of810.89 SQUARE FEET
NEW 2ND FLOOR OUTLINE
NEW 2ND FLOOR OUTLINE
NEW 2ND FLOOR OUTLINE
NEW
2
N
D
F
L
O
O
R
O
U
T
L
I
N
E
NE
W
2
N
D
F
L
O
O
R
O
U
T
L
I
N
E
NE
W
2
N
D
F
L
O
O
R
O
U
T
L
I
N
E
SHADING INDICATESNEW 1ST FLOOR ADDITIONof 21.06 SF
AVERAGE CURB HEIGHT CALCUALTIONS
TOP of CURB AT SOUTH CORNER IS ...................... ( 12.69 TC )TOP of CURB AT NORTH CORNER IS ( 12.70 TC )
(12.69) PLUS (12.70) = 25.39 DIVIDED BY 2 = 12.695 AVERAGE CURBELEVATION
EXISTING RAISEDPLANTER
NEW 2ND FLOOR OUTLINE
(14
.
6
0
T
W
)
SQUARE FOOTAGE CALCULATIONS
LEVEL EXISTING + NEW = TOTAL
EXISTING 1ST FLOOR ........... 1,389.72 S.F. + 21.06 S.F. = 1,417.78 S.F.2ND FLOOR 0 S.F. + 810.89 S.F. = 810.89 S.F.TOTAL LIVABLE .................... 1,389.72 S.F. + 831.95 S.F. = 2,221.67 S.F.
EXISTING GARAGE 394.17 S.F. + O S.F. = 394.17 S.F.STRUCTURAL ....................... 1,783.89 S.F. + 831.95 S.F. = 2,615.84 S.F.
NEWSTAIRWELLAREA
EXISTING GATETO REMAIN
EXISTING WALL TO REMAIN
EXISTING BRICK VENEER IS ENCROACHINGINTO THE FRONT SETBACK. THIS STRUCTUREIS SUBJECT TO THE PROVISIONS of NEWPORTBEACH MUNICIPAL CODE 21.38.040
PO
I
N
T
#
3
(13.2
5
N
G
)
PO
I
N
T
#
1
PO
I
N
T
#
2
PO
I
N
T
#
4
(12
.
9
1
F
S
)
ESTABLISHED GRADE CALCULATIONS
POINT #1 .................................................. 13.64 FSPOINT #2 ................................................ 13.00 FSPOINT #3 ................................................ 13.25 NGPOINT #4 12.91 FSSUB-TOTAL ...................................... 52.80
52.80 DIVIDED BY 4 = ESTABLISHED GRADEELEVATION of 13.20
EXISTINGWALL
EXIS
T
I
N
G
W
A
L
L
EXISTINGGATE TOREMAIN
EXISTINGCOLUMNS TOREMAIN
EXISTINGCOLUMNS TOREMAIN
(1
9
.
0
5
T
W
)
(12
.
9
0
F
S
)
(1
3
.
2
0
F
S
)
(1
3
.
6
9
F
S
)
3'-1
1
"
CITY MARKET VALUATION
EXISTING LIVABLE SQUARE FOOTAGE .............. 1,389.72 SF TIMES $300 PSF = $416,916EXISTING GARAGE SQUARE FOOTAGE 394.17 SF TIMES $150 PSF = $59,125TOTAL CURRENT CITY VALUATION IS .................................................................................. $476,041
50% MAXIMUM of $476.041 CAN BE SPENT without UPGRADING ENTIRE EXISTING HOMETO MEET CURRENT BUILDING CODES, IE: FIRE SPRINKLERS, SEISMIC, SLABLIQUEFACTION MITIGATION MEASURES ETC.
THE MAXIMUM CONSTRUCTION COST THAT BE SPENTON THIS REMODEL IS 50% of $476,041 or ............... $238,010
ESTIMATED CONSTRUCTION COST FOR THIS REMODEL IS $175,000
AN ENCROACHMENT AGREEMENTSHALL BE REQUIRED for THIS EXT'GWALL ENCROACHING PAST THEPROPERTY LINE per CITY COUNCILNUMBER L-6.
AN ENCROACHMENT AGREEMENTSHALL BE REQUIRED for THIS EXT'GWALL ENCROACHING PAST THEPROPERTY LINE per CITY COUNCILNUMBER L-6.
S
NEW SEWER CLEAN OUTper CITY STANDARD 406
(1
3
.
4
7
N
G
)
EXISTING WALL TO REMAINEXISTING WALL TO REMAIN EXISTING WALL TO REMAINEXISTING WALL TO REMAIN
TO
R
E
M
A
I
N
EXISTING WALL TO REMAINEXISTING WALL TO REMAINEXISTING WALL TO REMAINEXISTING WALL TO REMAINEXISTING WALL TO REMAINEXISTING WALL TO REMAIN
EXISTINGGATE TOREMAIN
EXT'G
EXT'G
EXT'G
EXT'G
EXT'G
EXT'G
EXT'G
EXT'G
EXT'G
EXT'G
EXT'G
EXT'G
EXT'G
EXT'G
EXT'G EXT'G EXT'G EXT'G EXT'G
EXT'G
EX
T
'
G EXT'
G
20
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a
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18
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7
0
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ph
(
7
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4
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7
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-
2
7
2
3
f
a
x
(
7
1
4
)
7
3
0
-
2
7
2
4
14" = 1'-0"
A-2
AS
-
B
U
I
L
T
D
E
M
O
L
I
T
I
O
N
F
L
O
O
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NORTH ARROW
HO
L
L
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S
I
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E
12
5
V
I
A
J
U
C
A
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NE
W
P
O
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T
B
E
A
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,
C
A
5'-
3
12"
11'
-
3
"
6'-11"
EXT'GKITCHEN
EXISTINGDINING
EXISTINGENTRY
EXISTINGGREAT ROOM
EXISTINGBEDROOM #2
EXISTINGBEDROOM #3
EXISTING MASTERBEDROOM
EXT'GMASTERBATH
EXT'GBATH #2
EXISTING 2 CAR GARAGEEXT'GHALL
PROPERTY LINE 88.00'
PR
O
P
E
R
T
Y
L
I
N
E
4
5
.
0
0
'
PR
O
P
E
R
T
Y
L
I
N
E
4
5
.
0
0
'
PROPERTY LINE 88.00'
10'-0"
4'-
0
"
4'-112"
21'-312"52'-7"
5'-0"
6'-0"
2'-0"3'-0"
33'
-
4
"
5'-0
"
6'-
8
"
AS - BUILT DEMOLITION FLOOR PLAN
19'-4" EXISTING
18'-214"
EXT'G PLANTER
EXT'GPLANTER
EXT'GTRASHCANAREAEXT'GBBQ
4'-0
"
4'-
0
"
4'-
0
"
4'-0
"
4'-0"
10'-0"SETBACK
SETBACK
SET
B
A
C
K
SE
T
B
A
C
K
SE
T
B
A
C
K
SET
B
A
C
K
HATCHING INDICATED EXISTINGROOF FRAMING, CEILING JOISTS andMATERIALS TO BE REMOVED DOWNTO EXISTING TOP PLATES.
HATCHING INDICATED EXISTINGROOF FRAMING, CEILING JOISTS andMATERIALS TO BE REMOVED DOWNTO EXISTING TOP PLATES.
C O N S T R U C T I O N L E G E N D
EXISTING WALLS TO REMAIN
EXISTING WALLS TO BE REMOVED
NEW WALL CONSTRUCTION
EXISTING WINDOWTO BE REMOVED EXISTING WINDOWSTO BE REMOVED
EXISTING RAISEDPLANTER
EXISTING RETAININGWALL AT PLANTER
EXISTING WATERHEATER CABINET TOBE REMOVED
EXISTING WALL CABINETSOVERHANGING GARAGEWALL TO BE REMOVED
EXISTING DOORTO BE REMOVED
SETBACKLINE
SETBACKLINE
SETBACKLINE
EXISTING PATIOROOF, NOCHANGES
EXISTING PATIOROOF, NOCHANGES
19
'
-
5
"
E
X
I
S
T
I
N
G
17'
-
4
12"
EXISTING GARAGE PARKING DIMENSIONS
BEFORE THE EXISTING WATER HEATERCABINET AND WALL AT FRONT IS REMOVEDTHE EXISTING INTERIOR PARKINGDIMENSIONS ARE 17'-4" WIDE x 18'-2 14" DEEP.
ONCE THESE OBSTRUCTIONS AREREMOVED THE NEW INTERIOR PARKINGCLEARANCES WILL BE 19'-5" WIDE x 19'-4"DEEP.
21
AR
C
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I
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E
C
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6
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e
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r
t
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T
u
s
t
i
n
,
C
A
9
2
7
0
5
ph
(
7
1
4
)
7
3
0
-
2
7
2
3
f
a
x
(
7
1
4
)
7
3
0
-
2
7
2
4
14" = 1'-0"
A-3
NE
W
1
S
T
F
L
O
O
R
P
L
A
N
NORTH ARROW
HO
L
L
I
N
S
R
E
S
I
D
E
N
C
E
12
5
V
I
A
J
U
C
A
R
NE
W
P
O
R
T
B
E
A
C
H
,
C
A
EXT'GKITCHEN
EXISTINGDINING
EXISTINGENTRY
EXISTINGGREAT ROOM
EXISTINGBEDROOM #2
EXT'G MASTERBEDROOM
NEWMASTERBATHEXT'GBATH #2
EXISTING 2 CAR GARAGE
EXT'GHALL
PROPERTY LINE 88.00'
PR
O
P
E
R
T
Y
L
I
N
E
4
5
.
0
0
'
PR
O
P
E
R
T
Y
L
I
N
E
4
5
.
0
0
'
PROPERTY LINE 88.00'
10'-0"
4'-
0
"
4'-112"
21'-312"52'-7"
5'-0"
6'-0"
2'-0"3'-0"
33'
-
4
"
5'-0
"
6'-
8
"
NEW 1ST FLOOR PLAN
HER W.I.C.
HIS W.I.C.
UP
EXT'G PLANTER
EXT'GBBQ
EXT'GTRASHCANAREA
4'-
0
"
4'-0
"
4'-
0
"
4'-
0
"
4'-0
"
4'-0"
10'-0"SETBACK
SETBACK
SET
B
A
C
K
SE
T
B
A
C
K
SE
T
B
A
C
K
SET
B
A
C
K
SET
B
A
C
K
TO
E
X
T
'
G
F
O
S
C O N S T R U C T I O N L E G E N D
EXISTING WALLS TO REMAIN
EXISTING WALLS TO BE REMOVED
NEW WALL CONSTRUCTION
20
'
-
0
"
19'-4" EXISTING
19
'
-
5
"
E
X
I
S
T
I
N
G
19'-5" WIDE x 19'-4" DEEPCLEAR 2 CAR PARKINGSPACE AVAILABLE
EXISTING RAISEDPLANTER
EXISTING RETAININGWALL AT PLANTER
EXISTINGWALL
EXISTINGWALL
EXISTINGWALL EXISTINGWALL
EXISTINGWALL
EXISTING PATIOROOF ABOVEPATIO
NEWOFFICE
NEWSTAIRS
EXT'GHALL
ABBREVIATIONS
FOS ............................. FACE of STUDD ................................... DRYERW ................................. WASHERWC .............................. WATER CLOSETLAV ............................. LAVATORYW.I.C............................ WALK IN CLOSETSF ................................ SQUARE FOOTDN ............................... DOWN
SETBACK LINE SETBACK LINE
SETBACK LINE SETBACK LINE
SETBACKLINE
SETBACKLINE
SETBACKLINE
BA-7AA-7 CA-7
BA-7AA-7 CA-7
D
A-7
D
A-7 13'-712"EXISTING
22
AR
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E
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e
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r
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T
u
s
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i
n
,
C
A
9
2
7
0
5
ph
(
7
1
4
)
7
3
0
-
2
7
2
3
f
a
x
(
7
1
4
)
7
3
0
-
2
7
2
4
14" = 1'-0"
A-4
NE
W
2
N
D
F
L
O
O
R
P
L
A
N
NORTH ARROW
HO
L
L
I
N
S
R
E
S
I
D
E
N
C
E
12
5
V
I
A
J
U
C
A
R
NE
W
P
O
R
T
B
E
A
C
H
,
C
A
PROPERTY LINE 88.00'
PR
O
P
E
R
T
Y
L
I
N
E
4
5
.
0
0
'
PR
O
P
E
R
T
Y
L
I
N
E
4
5
.
0
0
'
PROPERTY LINE 88.00'
W
D
NEWSERVICE
NEW BEDROOM #3
NEW BEDROOM #4
NEW W.I.C. #3NEW W.I.C. #2
NEW HALL
NEW GIRLSRETREAT
DN
WC
VANITY LAVLAV
4'-0
"
4'-
0
"
4'-
0
"
4'-0
"
4'-0"
10'-0"SETBACK
SETBACK
SET
B
A
C
K
SE
T
B
A
C
K
SE
T
B
A
C
K
SET
B
A
C
K
TO
N
E
W
FO
S
4'-1
"
EXISTING 1ST FLOOR OUTLINE
EXISTING 1ST FLOOR OUTLINE
EX
I
S
T
I
N
G
1
S
T
F
L
O
O
R
O
U
T
L
I
N
E
EXISTING 1STFLOOR OUTLINE
EXI
S
T
I
N
G
1
S
T
F
L
O
O
R
O
U
T
L
I
N
E
EXISTING POSTSAT COVERED PATIOROOF BELOW
EX
I
S
T
I
N
G
G
A
R
A
G
E
O
U
T
L
I
N
E
NEW 2ND FLOOR PLAN
4'-1
"
18
'
-
1
1
"
5'-0
"
C O N S T R U C T I O N L E G E N D
EXISTING WALLS TO REMAIN
EXISTING WALLS TO BE REMOVED
NEW WALL CONSTRUCTION
7'-6"
6'-0
"
ACCOND.
MECH.WELL45 S.F.
4'-0"
TO
N
E
W
FO
S
3'-114"
SETBACK
NEWSTAIRS
NEW BATH #3
ABBREVIATIONS
FOS ............................. FACE of STUDD ................................... DRYERW ................................. WASHERWC .............................. WATER CLOSETLAV ............................. LAVATORYW.I.C............................ WALK IN CLOSETSF ................................ SQUARE FOOTDN ............................... DOWN
SETBACK LINE
SETBACK LINESETBACK LINE
SETBACK LINE
SETBACKLINESETBACKLINE
SETBACKLINE
BA-7AA-7 CA-7
BA-7AA-7 CA-7
D
A-7
D
A-7
23
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ph
(
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7
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-
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f
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x
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7
3
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-
2
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2
4
14" = 1'-0"
A-5
AS
-
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125VIA JUCAR
6'-
9
"
6'-
9
"
8'-
1
"
EXT'GTOP PLATE
EXT'G 1ST FF
EXT'GTOP PLATE
EXT'G 1ST FF
EXT'GTOP PLATE
EXISTING BARREL TILEROOF MATERIALNO CHANGES
EXT'G DOORS
EXT'G WINDOW
EXT'GWINDOWS
EXT'G ENTRYDOOR
EXT'GSTUCCO
EXT'GSTUCCO
EXT'G PATIO FS
EXISTINGGABLE ROOFo/ ENTRY
EXISTING FASCIACORBEL EAVE, NOCHANGES
SIDEPROPERTYLINE
AS - BUILT STRADA ELEVATION
AS - BUILT LEFT SIDE ELEVATION
EXISTING BARREL TILEROOF MATERIALNO CHANGES
EXISTINGGABLE ROOFo/ ENTRY
EXT'GSTUCCO
EXT'GWINDOWS
EXT'GWINDOWS EXT'GWINDOWS EXT'G DOORTO BE REMOVED
EXT'G DOORTO REMAIN
SIDEPROPERTYLINE
STREET FRONT'PROPERTY LINE
125VIA JUCAR
SIDEPROPERTYLINE
SIDEPROPERTYLINE
AS - BUILT STREET FRONT ELEVATION
6'-
9
"
AS - BUILT RIGHT SIDE ELEVATION
EXISTING BARREL TILEROOF MATERIALNO CHANGES
EXISTINGGABLE ROOFo/ ENTRY
EXT'GTOP PLATE
EXT'G 1ST FF
EXT'GATTIC VENT
EXT'G WINDOWSTO BE REMOVED EXT'G WINDOWTO BE REMOVEDEXT'G DOORTO BE REMAIN EXT'G DOORTO BE REMAIN
EXT'G WINDOWTO REMAIN
EXT'GSTUCCO EXT'GSTUCCO
EXT'GSTUCCO
EXT'GSTUCCO
EXT'G WINDOWTO REMAIN
( 12.70 TC )
( 12
.
6
9
T
C
)
( 12.
3
5
F
L
)
( 12.3
4
F
L
)
STRADAPROPERTYLINE( 12
.
3
4
F
L
)
10'-0"4'-0"SETBACK SETBACK
8'-
0
"
4'-0"
( 12
.
6
9
T
C
)
STRADAPROPERTYLINE
10'-0"
22'-9"EXISTING SLOPING ROOF MATERIALS and FRAMINGTO BE REMOVED DOWN TO EXISTING TOP PLATE
EXISTING RAISEDPLANTER TOREMAIN
22'-9"
EXISTING SLOPING ROOF MATERIALS and FRAMINGTO BE REMOVED DOWN TO EXISTING TOP PLATE
NEWWINDOWOPENING
EXISTING ROOF TO REMAINUNCHANGED over LIVING ROOM andBEDROOM #2, BATH, #2 AREAS
EXISTING SLOPING ROOF MATERIALSand FRAMING TO BE REMOVED DOWNTO EXISTING TOP PLATE , SEE SIDEELEVATIONS for ADDITIONAL NOTES
EXISTING GARAGEDOOR TO REMAIN
EXISTING FACE ofCURB AT STREET
EXISTING ENTRY PORTICOTO REMAIN UNCHNAGED
125VIA JUCAR
26'-0"EXISTING FLAT ROOF MATERIALS and FRAMING TOBE REMOVED DOWN TO EXISTING TOP PLATE
26'-0"EXISTING FLAT ROOF MATERIALS and FRAMING TOBE REMOVED DOWN TO EXISTING TOP PLATE
REMOVE ALL EXISTINGFLAT ROOF AREAS
REMOVE ALL EXISTINGFLAT ROOF AREAS
EXISTING PORTICOROOF ELEMENTTO REMAIN
EXISTING PORTICOROOF ELEMENTTO REMAIN
24
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f
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7
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-
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7
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14" = 1'-0"
A-6
NE
W
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NORTH ARROW
HO
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12
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125VIA JUCAR
SIDEPROPERTYLINE
SIDEPROPERTYLINENEW STREET FRONT ELEVATION
8'-
1
"
6'-9
"
NEW RIGHT SIDE ELEVATION
EXISTING BARREL TILEROOF MATERIALNO CHANGES
EXISTINGGABLE ROOFo/ ENTRY
EXT'GTOP PLATE
EXT'G 1ST FF
EXT'GATTIC VENT
EXT'G WINDOWSTO BE REMOVED EXT'G DOORTO BE REMAIN EXT'G DOORTO BE REMAIN
EXT'G WINDOWTO REMAIN
EXT'GSTUCCO EXT'GSTUCCO
EXT'GSTUCCO
EXT'GSTUCCO
EXT'G WINDOWTO REMAIN
STRADAPROPERTYLINE
NEWWINDOW NEWWINDOW
NEWWINDOW
NEW SLOPINGROOF MATERIAL
NEW ROOF PLANES
6'-
9
"
8'-
1
"
EXT'GTOP PLATE
EXT'G 1ST FF
EXT'GTOP PLATE
NEW LEFT SIDE ELEVATION
EXISTING BARREL TILEROOF MATERIALNO CHANGES
EXISTINGGABLE ROOFo/ ENTRY
NEW 2NDFLOOR ADDITION
EXT'GSTUCCO
EXT'GWINDOWS EXT'GWINDOWS
EXT'GDOOR
STREET FRONT'PROPERTY LINE
NEW WINDOW
NEW DUTCH DOOR
NEW ROOF PLANES
EXISTINGWALLS AT PORTICO
NEWSTUCCO
NEWWINDOWSNEWWINDOWS
NEW SLOPINGROOF MATERIAL
NEW SLOPINGROOF MATERIAL
NEWWINDOWS
13.50 FF
( 12.
7
0
T
C
)
( 12
.
6
9
T
C
)
( 12.
3
5
F
L
)
( 12
.
3
4
F
L
)
24
'
-
0
"
9'-
0
"
8'-
1
"
13.50 FF
( 12
.
3
4
F
L
)
10'-0"4'-0"SETBACK SETBACK
4'-0"
( 12
.
6
9
T
C
)
STRADAPROPERTYLINE
10'-0"EXT'GWINDOWS
EXISTING PORTICOROOF
EXPOSED 4 x 6RAFTER TAILS
EXPOSED 4 x 6RAFTER TAILS
NEWSTUCCO
DECORATIVEWINDOW TRIMS
NEW TOP PLATE
NEW 2ND FS
NEW TOP PLATE
7'-
0
"
NEW WINDOW HGT
NEWSTUCCO
EXISTING ROOFPLANE BEYOND
EXISTINGPORTICOROOF ELEMENT
EXISTING STUCCO
EXISTING SECTIONALGARAGE DOOREXISTING MASONRYWALL and ENTRYPORTICO ARCH
24 FOOT ROOF HEIGHT LIMITABOVE AVERAGE CURBHEIGHTS AT THE STREET36.69 ELEVATIONHOA HEIGHT LIMIT
NEW EXPOSEDRAFTER TAILS
NEW EXPOSEDRAFTER TAILS
NEW EXPOSEDRAFTER TAILS
125VIA JUCAR
6'-
9
"
EXT'GTOP PLATE
EXT'G 1ST FF
EXISTING BARREL TILEROOF MATERIALNO CHANGES
EXT'G DOORS
EXT'G WINDOW
EXT'GWINDOWS
EXT'G ENTRYDOOR
EXT'GSTUCCO
EXT'GSTUCCO
EXT'G PATIO FS
EXISTINGGABLE ROOFo/ ENTRY
EXISTING FASCIACORBEL EAVE, NOCHANGES
SIDEPROPERTYLINE
AS - BUILT STRADA ELEVATION
SIDEPROPERTYLINE
24 FOOT ROOF HEIGHT LIMITABOVE AVERAGE CURBHEIGHTS AT THE STREET36.69 ELEVATIONHOA HEIGHT LIMIT
6'-8
"8'-1
"
9'-
0
"
8'-
5
"
6'-
8
"
NEW WINDOW HGT
NEW TOP PLATE
NEW 2ND FS
NEW TOP PLATE
NEWWINDOWS
NEWSTUCCO
9'-
0
"
8'-1
"
6'-
8
"
NEW TOP PLATE
NEW 2ND FS
NEW TOP PLATE
EXISTING 1ST FLOOR
HEIGHT
CERTIFICATION
REQUIRED
AVERAGE TOP ofCURB AT STREETFRONT IS 12.69
24 FOOT ROOF HEIGHT LIMITABOVE AVERAGE CURBHEIGHTS AT THE STREET36.69 ELEVATIONHOA HEIGHT LIMIT
24 FOOT ROOF HEIGHT LIMITABOVE AVERAGE CURBHEIGHTS AT THE STREET36.69 ELEVATIONHO HEIGHT LIMIT
24 FOOT ROOF HEIGHT LIMITABOVE AVERAGE CURBHEIGHTS AT THE STREET36.69 ELEVATIONHOA HEIGHT LIMIT
24'
-
0
"
AVERAGETOP of CURBEL of 12.69
24
'
-
0
"
24 FOOT ROOF HEIGHT LIMITABOVE AVERAGE CURBHEIGHTS AT THE STREET36.69 ELEVATIONHOA HEIGHT LIMIT
AVERAGETOP of CURBEL of 12.69
F L A S H I N G N O T E S ALL ROOF TO ROOF and/or WINDOW, DOOR, DECK, ETC. FLASHINGS SHALL BE SHALL BE STAINLESS STEEL. NO GALVANIZED IRON IS ALLOWED
D O O R and W I N D O W N O T E S ALL DOOR and WINDOW FRAMES SHALL RECEIVE A 6” WIDE STRIP of “BT” MEMBRANE WHICH IS PLACED over THE WINDOW and DOOR FRAME FLANGES ON ALL SIDES.
S T U C C O N O T E
ALL NEW STUCCO SHALL BE APPLIED OVER 2 LAYERS OF GRADE“D” PAPER or “TYVEK” MEMBRANE over ALL WOOD BASED SHEATHINGPER CBC 2510.6 per C.R.C. R703.6.3, C.B.C. 2510.6
ALL STUCCO SHALL RECEIVE STANDARD 90 DEGREE CORNERS.
NEW STUCCO TEXTURE SHALL MATCH THE EXISTING
WEEP SCREED for STUCCO AT THE FOUNDATION LINE SHALL BE AMINIMUM of 4 INCHES ABOVE THE EARTH OR 2 INCHES ABOVE PAVEDAREAS C.R.C. R703.6.2.1
1'-2"
1'-
6
"
ELEVATION ABBREVIATIONS
F.S. ...................................... FLOOR SHEATHING
F.F. ........................................FINISHED FLOOR, ACTUALLY1ST FLOOR SLAB ELEVATION
FOS ................................... FACE of STUD
HGT. ................................... HEIGHT
T.C. ..................................... TOP of CURB
F.L. ...................................... FLOW LINE
EXT'G ................................ EXISTING
MLLW................................ MEAN LOW LOW WATER
12
"
12
"
12
"
TOP of SHEATHING AT RIDGEBELOW 24 FOOT HGT LIMIT TOP of SHEATHING AT RIDGEBELOW 24 FOOT HGT LIMIT
TOP of SHEATHING AT RIDGEBELOW 24 FOOT HGT LIMIT
TOP of SHEATHING AT RIDGEBELOW 24 FOOT HGT LIMIT
12
"
MECH WELL
7'-2"4'-
2
"
EXISTING FACE ofCURB AT STREET
EXISTINGGATEEXISTINGGATES
EXISTINGWALL
EXISTING RAISEDPLANTER TO REMAIN
EXISTING PATIOROOF TO REMAINUNCHANGED
29
'
-
0
"
ESTABLISHEDGRADE 13.20
29' ABOVEESTABLISHEDGRADE
29' ABOVEESTABLISHEDGRADE
24' ABOVEESTABLISHEDGRADE
29' ABOVEESTABLISHEDGRADE
24' ABOVEESTABLISHEDGRADE
29
'
-
0
"
24
'
-
0
"
ESTABLISHEDGRADE 13.20
29' ABOVEESTABLISHEDGRADE
24' ABOVEESTABLISHEDGRADE
ESTABLISHEDGRADE 13.20
24
'
-
0
"
29
'
-
0
"
24
'
-
0
"
ESTABLISHEDGRADE 13.20
29' ABOVEESTABLISHEDGRADE
24' ABOVEESTABLISHEDGRADE
29' ABOVEESTABLISHEDGRADE
24' ABOVEESTABLISHEDGRADE
25
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7
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2
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f
a
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)
7
3
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-
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7
2
4
14" = 1'-0"
A-7
NE
W
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HO
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W
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A
PROPERTY LINE 88.00'
PR
O
P
E
R
T
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L
I
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4
5
.
0
0
'
PR
O
P
E
R
T
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L
I
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4
5
.
0
0
'
PROPERTY LINE 88.00'
4'-0
"
4'-
0
"
4'-
0
"
4'-0
"
4'-0"
10'-0"SETBACK
SETBACK
SET
B
A
C
K
SE
T
B
A
C
K
SE
T
B
A
C
K
SET
B
A
C
K
TO
N
E
W
FO
S4'-1
"
EXISTING 1ST FLOOR OUTLINE
EXISTING 1ST FLOOR OUTLINE
EX
I
S
T
I
N
G
1
S
T
F
L
O
O
R
O
U
T
L
I
N
E
EXISTING 1STFLOOR OUTLINE
EXI
S
T
I
N
G
1
S
T
F
L
O
O
R
O
U
T
L
I
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E
EXISTING POSTSAT COVERED PATIOROOF BELOW
NEW ROOF PLAN
NEW RIDGE
NEW4:12
NEW4:12
NEW RIDGE
NEW4:12
NEW4:12
NEW1:12
EXT'G5:12
EX
T
'
G
5:12 EX
T
'
G
5:12
EX
T
'
G
5:12
EX
T
'
G
5:1
2
EXT'G4:12
EXT'G4:12
EX
T
'
G
V
A
L
L
E
Y
EXT'G
V
A
L
L
E
Y
EX
T
'
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V
A
L
L
E
Y
EX
T
'
G
R
I
D
G
E
EX
T
'
G
R
I
D
G
E
EXT'G RIDGE
NEW4:12
NEW4:12
NEWRIDGE
EXT'G FLAT ROOFAREA BELOW
EXT'G FLAT ROOFAREA BELOW
NEW 2ND FLOOR OUTLINE
NEW 2ND FLOOR OUTLINE NEW 2ND FLOOR OUTLINE
NEW 2ND FLOOR OUTLINENEW 2ND FLOOR OUTLINE
NEW
2
N
D
F
L
O
O
R
O
U
T
L
I
N
E
NEW
2
N
D
F
L
O
O
R
O
U
T
L
I
N
E
NE
W
2
N
D
F
L
O
O
R
O
U
T
L
I
N
E
EX
T
'
G
G
A
R
A
G
E
O
U
T
L
I
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E
B
E
L
O
W
NEWRIDGE
1'-0
"
3'-
0
"
1'-
0
"
3'-
1
"
3'-
1
"
1'-
0
"
134"
1'-
0
"
134"
4'-
0
"
134"1'-
0
"
1'-
0
"
1'-
0
"
134"
1'-
0
"
134"
1'-0
"
134"
EXISTING 1STFLOOR OUTLINE
EX
I
S
T
I
N
G
1
S
T
F
L
O
O
R
O
U
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L
I
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134"
4'-0"SETBACK
NO CHANGES TOEXISTING PORTICOROOF STRUCTURE42 SF
2ND FLOOR ATTIC VENTILATION CALCULATIONS over MASTER W.I.C. BATH and MASTER BEDRM.
ATTIC SPACE IS APPROX. 556 SQ. FEET = 3.70 MINIMUM SQ. FEET of VENTDIVIDED BY 150 AREA REQUIRED
USE ( 1 ) GABLE WALL VENT of 14" x 18" = 1.75 SF PLUS ( 3 ) 12 of 18" DIAMETER ROOF VENTS AT.88 SF EACH PLUS = 2.64 SF MORE for TOTAL of 4.39 SF VENTING AREA WHICH EXCEEDS THEMINIMUM REQUIREMENT of 3.70 S.F. SEE ROOF PLAN for VENT LOCATIONS.
NOTE
1. VENT OPENINGS SHALL HAVE CORROSION RESISTANT WIRE MESH WITH18" MINIM TO 14" MAXIMUM MESH OPENINGS OR ARCHITECT APPROVED ALTERNATE,
R O O F P L A N N O T E S
1. ALL NEW SLOPING ROOF MATERIALS ON ROOFS SHALL BE A CLASS "A" RATED COMPOSITION TWO PIECE BARREL TILE ROOF MATERIAL TO MATCH THE EXISTING.
2. MAXIMUM ROOF MATERIAL WEIGHT PER SQUARE FOOT = 10 POUNDS.
3. ALL FLAT ROOF AREA FINISHED MATERIALS SHALL BE AN ELASTOMERIC ROOF MEMBRANE FINISH BY "POLYCOAT PRODUCTS" APPLIED ROOF SHEATHING per MANUFACTURE'S RECOMMENDATIONS. ESR # 2785. SLOPE ALL FLAT ROOF AREAS AT ONE INCH PER FOOT MINIMUM UNLESS NOTED OTHERWISE ON THE ROOF PLAN.COLOR SHALL BE "GREY".
4. ALL NEW ROOF TO ROOF or ROOF TO WALL FLASHING SHALL BE 16 GAUGE STAINLESS STEEL. NO GALVANIZED IRON IS ALLOWED.
5. ALL ATTIC VENTS SHALL BE LOCATED PER THE ROOF PLAN WITH BETWEEN 18" MINIMUM TO14" SQUARE MAXIMUM SCREEN MESH
GABLE WALL VENTof 14" x 18"
TYPICAL 12 of 18" DIAMETERSTAINLESS STEEL ATTICVENTS, 3 TOTAL REQUIRED
1 2
3TYPICAL NEW SLOPINGROOF MATERIAL , TWOPIECE BARREL TILE TOMATCH EXISTING
TYPICAL NEW SLOPINGROOF MATERIAL , TWOPIECE BARREL TILE TOMATCH EXISTING
HEIGHT
CERTIFICATION
REQUIRED
AVERAGE TOP ofCURB AT STREETFRONT IS 12.69
1A-7
1A-7
2A-71A-7
3A-7 4A-74A-7
3A-74A-71A-7
EXPOSED 4 x 6 RAFTER AT RAKE
BARGE.247 SCALE: 1"=1'-0"
1
2 x 6 STUD WALL with R-22INSULATION
38" PLYWOOD SHEARPANEL per FRAMING
78" THICK STUCCO over"TYVEK" MEMBRANE
58" GYP BOARD WALLand CEILING FINISH
A35 @48" O.C.
2 x 10 RAFTERJOISTS AT 16" O.C.
EN
58" ROOF SHEATHING TWO PIECE BARREL TILEROOF MATERIAL
ROOF DRIP EDGE
ATTIC SPACE
4 x 6 EXPOSED RAFTERAT BARGE CONDITIONover RAKE WALL
2 x 6 CRIPPLE STUDSAT RAKE WALL UPTO RAFTERS
R-30 BATTENINSULATION
8'-1" TOP PLATE ABOVE2ND FLOOR SHEATHING
2 x 6 CL'G JSTS
EXPOSED 4 x 6 RAFTER AT RAKE
BARGE.248 SCALE: 1"=1'-0"
2
2 x 6 STUD WALL with R-22INSULATION
38" PLYWOOD SHEARPANEL per FRAMING
78" THICK STUCCO over"TYVEK" MEMBRANE
58" GYP BOARD WALLand CEILING FINISH
A35 @ 48" O.C.
2 x 10 RAFTERJOISTS AT 16" O.C.
EN
58" ROOF SHEATHING TWO PIECE BARREL TILEROOF MATERIAL
ROOF DRIP EDGE
4 x 6 EXPOSED RAFTERAT BARGE CONDITIONover RAKE WALL
2 x 6 CRIPPLE STUDSAT RAKE WALL UPTO RAFTERS
CLOSED CELL FOAMINSULATION BETWEENTHE 2 x 10 RAFTERS
SLOPING CEILING AREAIN BEDROOM
CORBELED EAVE TAIL
EAVE.480 SCALE: 1"=1'-0"
3
EN
EN
2 x 10 BLK'G
4 x 6 RAFTER TAILS BACK SPAN with(6) 14" DIA. x 5" LONG SDS SCREWS
12"
112"
112"
12"
2'-312"4 x 6 CORBELBACKSPAN
TWO PIECE BARREL TILEROOF MATERIAL
58" ROOF SHEATHING
2 x 6 T and G STARTER BOARDIN EAVE OVERHANG
ROOF DRIP EDGE
512"
112"
1"3"
1"
3"
2 x 6 STUD WALL with R-22INSULATION
38" PLYWOOD SHEARPANEL per FRAMING
78" THICK STUCCO over"TYVEK" MEMBRANE
58" GYP BOARD WALLand CEILING FINISH8'-1
"
T
O
P
P
L
A
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E
A
B
O
V
E
2N
D
F
L
O
O
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S
H
E
A
T
H
I
N
G
12"
A35 @ 48" O.C.
2 x 10 RAFTER JOISTS AT 16" O.C.
2 x 6 CEILINGJOISTS
CORBELED EAVE TAIL
EAVE.481 SCALE: 1"=1'-0"
4
EN
EN
2 x 10 BLK'G
4 x 6 RAFTER TAILS BACK SPAN with(6) 14" DIA. x 5" LONG SDS SCREWS
12"
112"
112"
12"
2'-312"4 x 6 CORBELBACKSPAN
TWO PIECE BARREL TILEROOF MATERIAL
58" ROOF SHEATHING
2 x 6 T and G STARTER BOARDIN EAVE OVERHANG
ROOF DRIP EDGE
512"
112"
1"3"
1"
3"
2 x 6 STUD WALL with R-22INSULATION
38" PLYWOOD SHEARPANEL per FRAMING
78" THICK STUCCO over"TYVEK" MEMBRANE
58" GYP BOARD WALLand CEILING FINISH8'-1
"
T
O
P
P
L
A
T
E
A
B
O
V
E
2N
D
F
L
O
O
R
S
H
E
A
T
H
I
N
G
12"
A35 @ 48" O.C.
2 x 10 RAFTER JOISTS AT 16" O.C.
CORBELED EAVE TAIL
EAVE.482 SCALE: 1"=1'-0"
5
EN
EN
2 x 10 BLK'G
4 x 6 RAFTER TAILS BACK SPAN with(6) 14" DIA. x 5" LONG SDS SCREWS
12"
112"
112"
12"
2'-312"4 x 6 CORBELBACKSPAN
TWO PIECE BARREL TILEROOF MATERIAL
58" ROOF SHEATHING
2 x 6 T and G STARTER BOARDIN EAVE OVERHANG
ROOF DRIP EDGE
512"
112"
1"3"
1"
3"
2 x 6 STUD WALL with R-22INSULATION
38" PLYWOOD SHEARPANEL per FRAMING
78" THICK STUCCO over"TYVEK" MEMBRANE
58" GYP BOARD WALLand CEILING FINISH8'-5
"
T
O
P
P
L
A
T
E
A
B
O
V
E
2N
D
F
L
O
O
R
S
H
E
A
T
H
I
N
G
12"
A35 @ 48" O.C.
2 x 10 RAFTER JOISTS AT 16" O.C.
2 x 6 CEILINGJOISTS
STAIRWELL
5A-7ACCOND.
MECH.WELL45 S.F.
EXT'G RIDGENEW CRICKET
NEW ELASTOMERICROOF MEMBRANE20 SF
BA-7AA-7 CA-7
BA-7
AA-7 C
A-7
D
A-7
D
A-7
26