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HomeMy WebLinkAbout01 - Parrott Residence Modification and Condo Conversion - PA2014-064COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658 -8915 (949) 644 -3200 Fax: (949) 644 -3229 www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT July 24, 2014 Agenda Item No. 1 SUBJECT: Parrott Residence Modification and Condominium Conversion - (PA2014 -064) 3130 and 3140 Breakers Drive • Condominium Conversion No. CC2014 -002 • Tentative Parcel Map No. NP2014 -003 • Modification Permit No. MD2014 -006 APPLICANT: Margaret J.F. Parrott, Property Owner PLANNER: Jason Van Patten, Planning Technician (949) 644 -3234, jvanpatten @newportbeachca.gov ZONING DISTRICT /GENERAL PLAN • Zone: R -2 (Two -Unit Residential) • General Plan: RT (Two -Unit Residential) PROJECT SUMMARY A condominium conversion in conjunction with a tentative parcel map to convert an existing duplex to two -unit condominiums. The Tentative Parcel Map is for the purpose of creating separate ownership units. Included with the request is a modification permit to adjust the minimum interior parking dimensions required of the two -unit dwelling. The adjustment would establish an interior dimension of 10 feet by 19 feet for each single - car garage and 18 feet 8 inches by 19 feet 1 inch for the existing uncovered two -car parking. As part of the project the applicant proposes to cover the uncovered parking in compliance with the Zoning Code. No other modifications or waiver of any Title 19 condominium conversion requirements were requested. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Draft Zoning Administrator Resolution No. _ approving Condominium Conversion No. CC2014 -002, Tentative Parcel Map No. NP2014 -003, and Modification Permit No. MD2014 -006 (Attachment No. ZA 1). Parrott Residence Modification and Condominium Conversion Zoning Administrator, July 24, 2014 Page 2 DISCUSSION Condominium conversion and tentative parcel map applications were filed by the property owner to convert an existing duplex to two -unit condominiums. • The property fronts Breakers Drive and is located adjacent to Corona del Mar State Beach in the R -2 (Two -Unit Residential) Zoning District. • The Land Use Element of the General Plan designates the site as RT (Two -Unit Residential). The existing duplex is consistent with this designation. • The existing duplex was built to condominium standards and contains separate utility connections for each unit. The building permit was issued January 23, 2009, and construction was completed December 12, 2011. At the time of permit issuance, and prior to the Zoning Code update in 2010, off - street parking was in compliance with standards in effect at the time. • Approval of the Tentative Parcel Map will allow for the sale of each unit. • The condominium conversion application is for the purpose of regulating the conversion of the existing rental units to condominiums and to alleviate any hardships placed upon existing or prospective tenants or purchasers of the units affected by the conversion. • Section 19.64.070 (Standards for Condominium Conversions) requires that residential conversions provide the minimum number, design, and location of off - street parking spaces in conformance with Chapter 20.40 (Off- Street Parking) of the Newport Beach Municipal Code. In this case, two parking spaces, one in a garage, and one covered or in a garage are required for each dwelling unit (four total), and the minimum interior parking dimensions required are 10 feet by 20 feet for single -car parking, and 20 feet by 20 feet for two -car parking. • The existing duplex provides one garage parking space and one uncovered parking space for each dwelling unit. The applicant has proposed to conform to the off - street parking requirements to the maximum extent feasible by providing a 20 -foot by 20 -foot cover above the uncovered parking spaces. Due to existing physical limitations, a modification permit was filed to adjust the minimum interior parking dimensions required of the two -unit dwelling. The adjustment would establish an interior dimension of 10 feet by 19 feet for each single -car garage, and 18 feet 8 inches by 19 feet 1 inch for the proposed covered two -car parking. • Expanding each single -car garage to meet the required 20 -foot depth would require the dividing wall (separating the garages from the living area) to be relocated, impacting utilities running through the wall as well as the first and Parrott Residence Modification and Condominium Conversion Zoning Administrator, July 24, 2014 Page 3 second floor living area. Providing a 20 -foot by 20 -foot dimension for the proposed covered parking spaces is limited by an approximate 11- foot -tall concrete retaining wall. A portion measuring approximately 2 feet 3 inches wide by 9 feet 4 inches deep would need to be removed which would create a physical hardship due to the thickness and material (concrete and reinforcing steel) of the wall. Further, the adjacent bathroom at the entry and a column necessary to support the proposed cover are additional constraints. The bathroom would need to be reconfigured or an approval granted to allow the column to encroach into a required setback in order to provide a conforming dimension. • The four existing parking spaces provided meet the off - street parking standards in effect prior to the Zoning Code update in 2010, have proven to be sufficient in width and depth to accommodate vehicles, and the proposed cover provides an aesthetically pleasing design. • Existing and future tenants or purchasers of each dwelling unit will have access to one garage parking space and one covered parking space, consistent with the requirements of the Zoning Code. • Pursuant to Section 19.64.040 (Tenant Notification), existing tenants have been notified informing them of this application and their rights with regards to their tenancy. • A special inspection of the duplex for the purpose of identifying building safety violations was conducted on May 12, 2014 (Attachment No. ZA 5). No safety violations were identified. • The applicant will be subject to fees for park dedication in accordance with the provisions of Section 19.52 (Park Dedications and Fees) of the Newport Beach Municipal Code. ENVIRONMENTAL REVIEW The project is categorically exempt under Section 15301, of the State CEQA (California Environmental Quality Act) Guidelines - Class 1 (Existing Facilities). The Class 1 exemption authorizes minor alterations to existing structures involving negligible or no expansion of use, including but not limited to, the division of existing multi - family or single - family residences into common - interest ownership where no physical changes occur which are not otherwise exempt. The proposed project involves the conversion of a duplex to two -unit condominiums and an adjustment to interior parking dimensions which does not constitute an expansion or change of use. Parrott Residence Modification and Condominium Conversion Zoning Administrator, July 24, 2014 Page 4 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 tenants, 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 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: I Jas ,9� Van Patten Planning Technician JNVjvp Attachments: ZA 1 ZA 2 ZA 3 ZA 4 ZA 5 ZA 6 ZA 7 Draft Resolution Vicinity Map Site Photographs Applicant's Project Description and Justification Condominium Inspection Report Tentative Parcel Map Project Plans Attachment No. ZA 1 Draft Resolution INTENTIONALLY BLANK PAGE RESOLUTION NO. ZA2014 -0 ## A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING CONDOMINIUM CONVERSION NO. CC2014 -002, TENTATIVE PARCEL MAP NO. NP2014 -003, AND MODIFICATION PERMIT NO. MD2014 -006 FOR TWO -UNIT CONDOMINIUMS AND TO ADJUST THE MINIMUM INTERIOR PARKING DIMENSIONS REQUIRED FOR PROPERTY AT 3130 AND 3140 BREAKERS DRIVE (PA2014- 064) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Margaret J.F. Parrott, property owner, with respect to property located at 3130 and 3140 Breakers Drive, and legally described as Parcel 2 of Lot Line Adjustment No. LA2012 -007, in the City of Newport Beach, County of Orange, State of California, recorded July 29, 2013, as instrument no. 2013000450126, Official Records of said County, requesting approval of a condominium conversion, tentative parcel map, and modification permit. 2. The applicant proposes a condominium conversion in conjunction with a tentative parcel map to convert an existing duplex to two -unit condominiums. Included with the request is a modification permit to adjust the minimum interior parking dimensions required of the two -unit dwelling. The adjustment would establish an interior dimension of 10 feet by 19 feet for each single -car garage and 18 feet 8 inches by 19 feet 1 inch for the proposed covered two -car parking. As part of the project, the applicant proposes to cover the uncovered parking in compliance with the Zoning Code. No other modifications or waiver of any Title 19 condominium conversion requirements were requested. 3. The subject property is located within the Two -Unit Residential (R -2) Zoning District and the General Plan Land Use Element category is Two -Unit Residential (RT). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Two -Unit Residential (RT -C). 5. A public hearing was held on July 24, 2014, in the Corona del Mar Conference Room (Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code (NBMC). Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this meeting. Zoning Administrator Resolution No. ZA2014 -0 ## Paqe 2 of 14 SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project has been determined to be categorically exempt pursuant to Title 14 of the California Code of Regulations (Section 15301), Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act) under Class 1 (Existing Facilities). The Class 1 exemption authorizes minor alterations to existing structures involving negligible or no expansion of use, including but not limited to, the division of existing multi - family or single - family residences into common - interest ownership where no physical changes occur which are not otherwise exempt. 2. The proposed project involves the conversion of an existing duplex to two -unit condominiums and an adjustment to minimum interior parking dimensions which does not constitute an expansion or change of use. SECTION 3. REQUIRED FINDINGS. Condominium Conversion In accordance with Section 19.64.070 (Standards for Condominium Conversions) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. The minimum number and the design and location of off - street parking spaces shall be provided in conformance with the provisions of the off- street parking regulations contained within Title 20 of this Code, in effect at the time of approval of the conversion. Facts in Support of Finding: 1. The existing duplex provides a single -car garage and an uncovered parking space for each unit, for a total of four spaces. 2. The applicant proposes to cover the uncovered spaces, in compliance with the Zoning Code. 3. The four spaces provided will meet the number (two per unit) and type (one in garage and one covered) of spaces required and the location is in conformance with provisions of Chapter 20.40 (Off- Street Parking) of the Zoning Code. 4. A modification permit was filed in conjunction with the Condominium Conversion and Tentative Parcel Map applications to adjust the minimum interior parking dimensions required of the two -unit dwelling. 10 -15 -2013 Zoning Administrator Resolution No. ZA2014 -0 ## Paqe 3 of 14 Finding: B. Each dwelling unit within a building shall have a separate sewer connection to the City sewer. Facts in Support of Finding: 1. The existing duplex was constructed with two separate sewer connections to the City sewer. Finding: C. Each sewer lateral shall be retrofitted /fitted with a cleanout at the property line. Facts in Support of Finding: 1. The existing duplex was constructed with two separate sewer cleanouts located at the property line. Finding: D. Each dwelling unit shall maintain a separate water meter and water meter connection. Facts in Support of Finding: 1. The existing duplex was constructed with two separate water meters and water meter connections. Finding: E. The electrical service connection shall comply with the requirements of Chapter 15.32 of the NBMC. Facts in Support of Finding: 1. The existing duplex was constructed with an electrical service connection that was at such time, determined to be in compliance with the requirements of Chapter 15.32. Finding: F. The applicant for a condominium conversion shall request a special inspection from the Building Division for the purpose of identifying any building safety violations. The applicant shall correct all identified safety violations prior to approval of a final map for the condominium conversion. 10 -15 -2013 Zoning Administrator Resolution No. ZA2014 -0 ## Paqe 4 of 14 Facts in Support of Finding: 1. A special inspection was completed by the Building Division on May 12, 2014, and no safety violations were identified. Finding: G. Permanent lot stakes and tags shall be installed at all lot corners by a licensed surveyor or civil engineer unless otherwise required by the City Engineer. Facts in Support of Finding: 1. As conditioned, permanent lot stakes and tags will be installed at all lot corners. Finding: H. For residential conversions, the project shall be consistent with the adopted goals and policies of the General Plan, particularly with regard to the balance and dispersion of housing types within the City. Facts in Support of Finding: 1. The General Plan does not include any specific goals for the dispersion of rental housing within the area. Housing Program 2.1.1 of the Housing Element of the General Plan, which restricts the conversion of rental units to condominiums in developments containing 15 or more units, does not apply. 2. Although the conversion from rental to ownership will reduce the number of rental opportunities in the area, the elimination of two rental units will not create a detrimental impact to housing opportunities in the area or City, as two units represents a very small fraction of the City's supply of rental housing (estimated to be approximately 17,500 units). Finding: 1. The establishment, maintenance or operation of the use or building applied for shall not, under circumstances of the particular case, be detrimental to the health, safety, peace, comfort and general welfare of person residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. Facts in Support of Finding: 1. The proposal is to convert an existing duplex into two condominiums on property located within the R -2 zoning district. 10 -15 -2013 Zoning Administrator Resolution No. ZA2014 -0 ## Paqe 5 of 14 2. The use of the property will continue to be for two -unit residential purposes and there is no evidence suggesting this use has been detrimental to the health, safety, peace, comfort, and welfare of those residing in the neighborhood, or the City. Tentative Parcel Map The Zoning Administrator determined in this case that the Tentative Parcel Map is consistent with the legislative intent of Title 20 of the Newport Beach Municipal Code and is approved based on the following findings per Section 19.12.070 (Required Findings for Action on Tentative Maps) of Title 19: Finding: A. That the proposed map and the design or improvements of the subdivision are consistent with the General Plan and any applicable specific plan, and with applicable provisions of the Subdivision Map Act and this Subdivision Code. Facts in Support of Finding: 1. The Tentative Parcel Map is for two -unit residential condominium purposes. The existing two -unit dwelling was built in 2011 to condominium standards. The proposed subdivision and improvements are consistent with the density of the R -2 Zoning District and the current General Plan Land Use Designation, 'Two -Unit Residential." 2. The Tentative Parcel Map does not apply to any specific plan area. Finding: B. That the site is physically suitable for the type and density of development. Facts in Support of Finding: 1. The lot is physically suitable for a two -unit development because it is regular in shape. 2. The subject property is accessible from Breakers Drive and is adequately served by existing utilities. Finding: C. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat. However, notwithstanding the foregoing, the decision making body may nevertheless approve such a subdivision if an environmental impact report was prepared for the project and a finding was made pursuant to Section 21081 of the California Environmental Quality Act that specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report. 10 -15 -2013 Zoning Administrator Resolution No. ZA2014 -0 ## Paqe 6 of 14 Facts in Support of Finding: 1. The site is developed with an existing two -unit dwelling. 2. The property is located in an urbanized area that does not contain any sensitive vegetation or habitat. 3. The project is categorically exempt under Section 15301 (Article 19 of Chapter 3), of the California Environmental Quality Act (CEQA) Guidelines — Class 1 (Existing Facilities). Finding: D. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. Facts in Support of Finding: 1. The Tentative Parcel Map is for two -unit condominium purposes. All improvements associated with the project will comply with all Building, Public Works, and Fire Codes, which are in place to prevent serious public health problems. Public improvements will be required of the developer per Section 19.28.010 (General Improvement Requirements) of the Municipal Code and Section 66411 (Local Agencies to Regulate and Control Design of Subdivisions) of the Subdivision Map Act. All ordinances of the City and all Conditions of Approval will be complied with. Findinq: E. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. In this connection, the decision making body may approve a map if it finds that alternate easements, for access or for use, will be provided and that these easements will be substantially equivalent to ones previously acquired by the public. This finding shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to the City Council to determine that the public at large has acquired easements for access through or use of property within a subdivision. Facts in Support of Finding: 1. The design of the development will not conflict with easements acquired by the public at large, for access through, or use of property within the proposed development, because there are no public easements located on the property. 10 -15 -2013 Zoning Administrator Resolution No. ZA2014 -0 ## Paqe 7 of 14 Finding: F. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if the land is subject to a contract entered into pursuant to the California Land Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would not be too small to sustain their agricultural use or the subdivision will result in residential development incidental to the commercial agricultural use of the land. Facts in Support of Finding: 1. The property is not subject to the Williamson Act because the subject property is not designated as an agricultural preserve and is less than 100 acres in area. 2. The site, developed for residential use, lies in a Zoning District that permits residential uses. Finding: G. That, in the case of a "land project' as defined in Section 11000.5 of the California Business and Professions Code: (1) There is an adopted specific plan for the area to be included within the land project; and (2) the decision making body finds that the proposed land project is consistent with the specific plan for the area. Facts in Support of Finding: 1. The property is not a "land project' as defined in Section 11000.5 of the California Business and Professions Code because the existing subdivision does not contain 50 or more parcels. 2. The project is not located within a specific plan area. Finding: H. That solar access and passive heating and cooling design requirements have been satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act. Facts in Support of Finding: 1. Any future improvements are subject to Title 24 of the California Building Code that requires new construction to meet minimum heating and cooling efficiency standards depending on location and climate. The Newport Beach Building Division enforces Title 24 compliance through the plan check and inspection process. 10 -15 -2013 Zoning Administrator Resolution No. ZA2014 -0 ## Paqe 8 of 14 Finding: I. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and Section 65584 of the California Government Code regarding the City's share of the regional housing need and that it balances the housing needs of the region against the public service needs of the City's residents and available fiscal and environmental resources. Facts in Support of Finding: 1. The existing two -unit dwelling is consistent with the R -2 Zoning District which allows two residential units on the property. Therefore, the Tentative Parcel Map for condominium purposes will not affect the City in meeting its regional housing need. Finding: J. That the discharge of waste from the proposed subdivision into the existing sewer system will not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board. Facts in Support of Finding: 1. As conditioned, wastewater discharge into the existing sewer system shall comply with the Regional Water Quality Control Board (RWQCB) requirements. Finding: K. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision conforms with the certified Local Coastal Program and, where applicable, with public access and recreation policies of Chapter Three of the Coastal Act. Facts in Support of Finding: 1. The Tentative Parcel Map is for a two -unit dwelling. The proposed subdivision and improvements are consistent with the Coastal Land Use Plan designation RT -C (Two - Unit Residential). 2. The subject property conforms to public access policies of Chapter Three of the Coastal Act because the development does not impede public access from the nearest public roadway to the shoreline and along the coast. 3. Recreation policies contained within Chapter Three of the Coastal Act are not applicable to the subject property. 10 -15 -2013 Zoning Administrator Resolution No. ZA2014 -0 ## Paqe 9 of 14 Modification Permit 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 existing duplex, related single -car garages and uncovered two -car parking were permitted in 2009. At the time of permit issuance all four parking spaces were compliant in size. 2. The neighborhood is developed with single -unit and two -unit dwellings and the proposed modification will not change the two -unit use of the property. 3. The requested modification to adjust minimum interior parking dimensions will result in parking sizes that remain adequate in depth and width to accommodate vehicles on- site. The proposed cover above existing parking spaces will be an aesthetic improvement and will result in increased compatibility with existing development in the neighborhood. — 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. Each existing side -by -side single -car garage provides an interior width of 10 feet and a depth of 19 feet. The proposed covered two -car parking provides an unobstructed interior width of 18 feet 8 inches and a depth of 19 feet 1 inch. 2. Expanding each single -car garage to meet the required 20 -foot depth would require the dividing wall (separating the garages from the living area) to be relocated, impacting utilities running through the wall as well as the first and second floor living area. The intent of the modification request is to alleviate any impact on the first floor plan and second floor above. 3. Providing a 20 -foot by 20 -foot dimension at the proposed covered parking spaces is limited by an approximate 11- foot -tall concrete retaining wall. A portion measuring approximately 2 feet 3 inches wide by 9 feet 4 inches deep would need to be removed which would create a physical hardship due to the thickness and material (concrete 10 -15 -2013 Zoning Administrator Resolution No. ZA2014 -0 ## Paqe 10 of 14 and reinforcing steel) of the wall. Further, the adjacent bathroom at the entry and a column necessary to support the proposed cover are additional constraints. The bathroom would need to be reconfigured or an approval granted to allow the column to encroach into a required setback in order to provide a conforming dimension. 4. The granting of the Modification Permit is necessary to allow the conversion of rental units to ownership for a two -unit dwelling that was constructed in compliance with off - street parking standards in effect at the time, and that are adequate in width and depth for the parking of 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 intent is to convert an existing duplex to condominiums. Increasing the scope of the project to increase the size of existing parking spaces would result in a practical and physical difficulty by requiring alterations to the interior living area and excavation of a large concrete retaining wall. 2. The duplex was permitted with the existing parking dimensions on January 23, 2009, and construction was completed December 12, 2011, consistent with the off - street parking requirements at the time of review. 3. The purpose and intent of off - street parking requirements is to ensure sufficient parking facilities are available to meet the needs generated by specific uses, that adequate parking is provided, accessible, attractive, and well- maintained, and that congestion on public streets and impacts to public street parking available for coastal access and recreation are minimized. 4. The existing parking dimensions provide sufficient width and depth to accommodate vehicles, are accessible from Breakers Drive, aesthetically pleasing and will have no impact on coastal access. Breakers Drive is fronted by approximately 20 properties and is only accessible via a private gate which minimizes congestion on the public street. 5. The proposed cover above the uncovered parking spaces will extend a minimum of 20 feet wide by 20 feet deep and the existing parking dimensions represent the maximum extent feasible. 6. The existing and proposed improvements to the property will comply with the location and access requirements for residential uses specified in the off - street parking chapter of the Zoning Code. 10 -15 -2013 Zoning Administrator Resolution No. ZA2014 -0 ## Paqe 11 of 14 Finding: D. There are no alternatives to the modification permit that could provide similar benefits to the applicant with less potential detriment to surrounding owners and occupants, the neighborhood, or to the general public. Facts in Support of Finding: 1. Without this approval, the applicant would be required to significantly alter interior living area, and would need to remove a portion of an existing concrete retaining wall which would involve an unreasonable amount of additional construction and cost beyond the current scope of work. 2. The only alternative is to maintain the existing parking dimensions that were previously permitted. 3. The granting of the Modification Permit will not be detrimental to surrounding owners or the general public because the subject property will maintain four accessible parking spaces on -site that are consistent with the number and type required by the Zoning Code and that have proven to be of sufficient size to accommodate vehicles. 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 size of the existing parking spaces has not proven to be detrimental to the occupants of the property or nearby properties. 2. Existing and future tenants or purchasers of each dwelling unit will have access to one garage parking space and one covered parking space, consistent with the requirements of the Zoning Code. 3. The existing development on the property is a two -unit dwelling. The adjustment to interior parking dimensions does not change the density or intensity on the property. 4. Breakers Drive is not a through street and is lightly travelled by residents and visitors to those residences. The proposed modification will not impact the public health, safety, or welfare of people residing in or visiting the neighborhood because it does not affect access or the number and type of off - street parking spaces required of the two - unit dwelling. 10 -15 -2013 Zoning Administrator Resolution No. ZA2014 -0 ## Paqe 12 of 14 SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED 1. The Zoning Administrator of the City of Newport Beach hereby approves Condominium Conversion No. CC2014 -002, Tentative Parcel Map No. NP2014 -003, and Modification Permit No. MD2014 -006 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 after the adoption of this Resolution unless within such time an appeal 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 24TH DAY OF JULY, 2014. 0 Brenda Wisneski, AICP, Zoning Administrator 10 -15 -2013 4. Zoning Administrator Resolution No. ZA2014 -0 ## Paqe 13 of 14 EXHIBIT "A" CONDITIONS OF APPROVAL PLANNING The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the Conditions of Approval. 3. No more than two dwelling units shall be permitted on the site. 4. Prior to recordation of the Parcel Map, the uncovered parking spaces shall be covered and all work finaled by the Building Division. 5. Prior to the recordation of the Parcel Map, park dedication fees for one additional dwelling unit shall be paid consistent with the fee amount in effect at the time of payment as established by the City of Newport Beach Municipal Code. 6. Each single -car garage shall provide a minimum interior dimension not less than 10 feet wide by 19 feet deep, and the covered two -car parking shall provide a dimension not less than 18 feet 8 inches wide by 19 feet 1 inch deep. 7. 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. 8. 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 Parrott Residence Condominium Conversion and Modification Permit including, but not limited to the CC2014 -002, NP2014 -003, and MD2014 -006 (PA2014 -064). 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. 10 -15 -2013 Zoning Administrator Resolution No. ZA2014 -0 ## Page 14 of 14 PUBLIC WORKS 9. A Parcel Map shall be recorded. The Map shall be prepared on the California coordinate system (NAD88). Prior to recordation of the Map, the surveyor /engineer preparing the Map shall submit to the County Surveyor and the City of Newport Beach a digital - graphic file of said Map in a manner described in Section 7 -9 -330 and 7 -9 -337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. The map to be submitted to the City of Newport Beach shall comply with the City's CADD Standards. Scanned images will not be accepted. 10. Prior to recordation of the Parcel Map, the surveyor /engineer preparing the Map shall tie the boundary of the Map into the Horizontal Control System established by the County Surveyor in a manner described in Sections 7 -9 -330 and 7 -9 -337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. Monuments (one inch iron pipe with tag) shall be set on each lot corner, unless otherwise approved by the Subdivision Engineer. Monuments shall be protected in place if installed prior to completion of construction project. 11. Each unit shall be served by its individual water meter and sewer lateral and cleanout. Each water meter and sewer cleanout shall be installed with a traffic grade box and cover. The water meter and sewer cleanout shall be located within the public- right -of way. 12. All improvements shall be constructed as required by Ordinance and the Public Works Department. 13. An encroachment permit is required for all work activities within the public right -of -way. 14. All improvements shall comply with the City's sight distance requirement pursuant to City Standard 110 -L and Municipal Code Section 20.30.130. 15. In case of damage done to public improvements surrounding the development site by the private construction, additional reconstruction within the public right -of -way may be required at the discretion of the Public Works Inspector. 16. All on -site drainage shall comply with the latest City water quality requirements. 10 -15 -2013 Attachment No. ZA 2 Vicinity Map INTENTIONALLY BLANK PAGE M jjl�!' /`.' Is WMA 0 IF VIA qMP ' �°� [ e" o.: ,^ r Corona Del FjAt ' Mar state'+ k Beach Q t �,, C .• L C ' r Tq'.+ ` • L.. A. Newport Beach GIS OP 0 131 Feet Disclaimer: Every reasonable effort has been made to assure the accuracy of the data provided, however, The City of Newport Beach and its employees and agents disclaim any and all responsibility from or relating to any results obtained in its use. 263 Imagery: 2009 -2013 photos provided by Eagle Imaging www.eagieaerial.com INTENTIONALLY BLANK PAGE Attachment No. ZA 3 Site Photographs INTENTIONALLY BLANK PAGE sol INTENTIONALLY BLANK PAGE Attachment No. ZA 4 Applicant's Project Description and Justification INTENTIONALLY BLANK PAGE PA2014 -064 ACCOMPANYING WRITTEN STATEMENT FOR MODIFICATION APPLICATION FOR 3130 & 3140 BREAKERS DRIVE, CORONA DEL MAR This is an application for a modification to the Zoning Code as it relates to the size and location of parking spaces in conjunction with the applications for a Condominium Conversion and Tentative Map for 3130 Breakers, Drive, Corona del Mar, California. The application will be to provide two parking spaces in a covered garage and to build a cover over what is now an uncovered carport area. The dimensions of the requested spaces are as follows: COVERED GARAGE: 10' W IDTH X 19' DEPTH EACH GARAGE COVERED CARPORT: 18' -8" WIDTH X 19' -1' DEPTH ON THE GROUND; COVERED AREA 20' W IDTH X 20' DEPTH OVERHEAD BACKGROUND AND HARDSHIPS INVOLVED WITH THIS APPLICATION This property was acquired by the parents of the Applicant in 1951 along with the immediately adjoining lot at 3124 Breakers Drive. The parents built two residential properties on each of the lots. During the time between 1953 and the mid 1980's, Applicant resided on, or visited the property. The Applicant acquired 3130 Breakers Drive in approximately 1985, upon the death of her mother. Thereafter, Applicant and her husband, Tod Parrott used the residence as a vacation home. In about 1999, Applicant and her husband decided to build their "dream" retirement home by building a structure the would house them in retirement and also accommodate, at different times, theirfour children and twelve grandchildren. Applicant and her husband set about to interview architects and do parcel studies whereby they could build two units on this R -2 property, a smaller unit for the Applicant and her husband to permanently reside in retirement and a larger unit for their extended family to reside when visiting the Applicant and her husband at the beach community. Finally in about 2005, they had decided to build a two unit condominium which met this criteria and set about having the architect begin to obtain the necessary permits required. Like many properties that are developed today, they set about getting the building permits with the idea that the Condominium requirements would be obtained during construction. They instructed both the architect, Craig Shultz, and the builder, Rob Ferguson, to design and build the structure according to the code that would permit two condominium units on this R -2 zoned property. Recent emails to Applicant from these two individuals concerning Applicant's then intent are attached for reference. PA2014 -064 for CC2014 -002 NP2014 -003 MD2014 -006 3130 and 3140 Breakers Drive Margaret J.F. Parrott PA2014 -064 Finally, in 2007, after many months before City Planning, Building and Coastal Commission scrutiny, building permits were obtained for the building which now occupies the property. Almost immediately, Applicant and her husband faced substantial challenges because of the extensive structural requirements, which once construction began, took around eighteen months to complete just the foundation and structural elements. During this time and in 2008, the Applicant's construction lender, La Jolla Bank, failed during what has been described as the worst financial crisis since the Depression. The failure of the lender made it necessary for Applicant and her husband to self finance the project during the period they attempted to find new construction financing. This placed tremendous burdens on the Applicant and her husband and as a result obtaining the Condominium entitlements either was forgotten about or seemed unimportant at the moment, given all of the other problems of the project. However, the building continued to be built strictly according to the Building and Zoning Codes then necessary for construction of a two unit condominium project, providing two covered parking spaces and two carport spaces which were not required to be covered. During all of this, the City amended the Zoning Code to provide for that all of the spaces needed to be covered and further that such spaces needed to be 20'x20' each. Before the building was completed, Applicant's husband was diagnosed with lung cancer in about April, 2011, and subsequently he passed away at the same time the building had it final building inspection. Applicant's husband never saw the completed building. Thus, because of all of the circumstances, the Applicant has a building that was built to the then standards with a then present intent to do the Parcel Map and create condominiums but due to a lot of circumstances, is left with a structure that is a bit non - conforming in terms of parking. Applicant's plan shows that she will be able to cover the carport area with a 20'x20' cover but that the actual width on the ground will be about a foot too narrow. The wall to the north west of the carport area is a massive concrete wall that with caissons below and the planter associated with it is aesthetically pleasing. The planter could be lowered if desired by this application but removing the planter would be a further hardship. With respect to the garage areas, the measured inside width of the walls are 10' wide and 19' deep. Time was spent looking at perhaps extending the wall on the north side inside the garage but investigation has found that the particular wall in question, although non- bearing, carries almost all of the electrical, phone, TV and other utilities through this wall. In addition, moving the wall would further reduce what is already a modest sized bedroom immediately adjacent to the garage. Both of these factors would place a great financial hardship on the Applicant, as well as perhaps diminish the value of the property because of the substandard bedroom. PA2014 -064 JUSTIFICATION AND REQUIRED FINDINGS 1. The requested modification will be compatible with existing development in the neighborhood The requested modification would not do anything in terms of further construction other than to cover and existing carport. Applicant submits that the current structure on the premises is extremely compatible and aesthetically in line with the finest construction in the neighborhood and the Modification required would not change any of these characteristics. 2. 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 This project was built according to the then Building and Zoning Codes. It was a involved structure to erect and it utilized the lot to find a combination of unique open space and ambiance, while maintaining the goals of the Applicant and her deceased husband. The modification is necessary to create condominium units as were originally intended, but due to hardships on the Application, and the intervening change in the Zoning Code, has created a situation whereby although built with full intent to comply, when the actual application was made, the Code has been changed. The proposed modification does what the Code intends, and has intended for many years, that is it provides four (4) independently accessible parking spaces, which is the real import of the current Zoning Code. 3. 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 With respect to the garage, the existing construction places tremendous constraint on enlarging the spaces beyond 10' wide and 19' deep. Although the particular wall in question, on the north, is non - bearing, it carries almost all of the electrical, phone, TV and other utilities through this wall. In addition, moving the wall would further reduce what is already a modest sized bedroom immediately adjacent to the garage. Both of these factors would place a great financial hardship on the Applicant, as well as perhaps diminish the value of the property because of the substandard bedroom. Enlarging to the south would be impossible given the location of the structural posts at the south side of the covered garages. With respect to the carport, the wall to the north west of the carport area is a massive concrete wall that with caissons below and the planter associated with it is aesthetically pleasing. The planter could be lowered if desired by this application but removing the planter would be a further hardship. The moving of the massive concrete was is not feasible in the estimate of Applicant's professionals given it's size, use and the cost of gaining one foot on that side. PA2014 -064 4. 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 The discussion above indicates that what is proposed is the least impacting alternative to the neighborhood in this particular application. Other alternatives such as waiving the requirement for four covered spaces is not an option that would not be of benefit to anyone other than the applicant and is not an option. Actually the approximate one (1) variation on the zoning code impacts no one at all. 5. 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. That the modification will 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 is a non issue. There will be the same amount of occupants to the premises and the same amount of vehicles parked thereon. Nothing changes which could possible impact anyone. Respectfully submitted the 16" day of June, 2014 use Z-C� —Y VXL. MARGARET J.F. PARROTT Attachment No. ZA 5 Condominium Inspection Report INTENTIONALLY BLANK PAGE CITY OF NEWPORT BEACH COMMUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION 1100 Civic Center Drive I P.O. Box 1768 1 Newport Beach, CA 92658 -8915 www.newl)ortbeachca.gov 1 (949) 644 -3200 CONDOMINIUM CONVERSION INSPECTION REPORT (CHECKLIST) D^ Inspection Fee: $240.00 per unit No. Units Z Condo Conv. No J �t 2� $1 00 /hr- 2hrsmi�mu�m) / r Address: �� Kc_12�i L�Y< � % Date: Existing cc: Grp ,/4 - S Type of Construction: tr ledy, Owner�6 /t i4GZ2eT Phone Number: `/ f `1 •— S- 2- ' c �S I Z- I Assigned to Inspector: 1� 1 R� l d� Date: Phone: (949) 644 -32 THE FOLLOWING CHECKLIST WILL BE USED DURING THE INSPECTION TO VERIFY EXISTING BUILDING CONDITIONS AND COMPLIANCE TO MINIMUM STANDARDS FOR THE CONDOMINIUM CONVERSION. A. EACH UNIT MUST COMPLY WITH THE MINIMUM STANDARDS OF THE UNIFORM HOUSING CODE AS ADOPTED BY THE CITY OF NEWPORT BEACH. \ / 1. Does the unit meet minimum sanitation requirements? (y) X (n) Comment. 77TTTT 2. Does the unit meet minimum structural and occupancy standards? (Y) (n)_ Comment. ///��� 3. Does the unit meet minimum exiting safety standards? (y)�� (n) 4. Does the unit meet minimum plumbing standards? (y) (n) Is there a garbage disposal installed on a dedicated circuit ?(y) i (n) 5. Does the unit meet minimum standards of heating and venting? (y)X(n)_ Forms \CONDOcov.rp 04104113 1 6. Does the unit meet minimum standards for electrical safety? (y) (n) Comment. B. EACH UNIT MUST COMPLY WITH CURRENT MINIMUM LIFE SAFETY REQUIREMENTS OF THE UNIFORM BUILDING CODE AS ADOPTED BY THE CITY OF NEWPORT BEACH. 7. Do the existing stairs and handrails comply with minimum safe 5Rquirements of Chapter 10 UBC? (y) n) Did they comply when originally constructed? (y) t�( n) Comment. S. Do the existing guardrails comply with minimum safety require eras of Section 509 of the Uniform Building Code (y) (n) Did they comply when originally constructed? (y) (n) 9. Are smoke detectors installed in each bedroom and other requi a locations per section 310.9.1.1 of the UBC (y) (n) Comment: 10. Is there a required occupancy separation rating? _ hr(s)(y) (n) If so, does it meet the requirements of section 302 BC? (y) (n) Comment 11. Is the roof a minimum Class C fire retardant roof? (y)(n) Owner to submit letter of certification by a licensed roofing contractor of fire retardancy and remaining life of the roof. (y) (n6<— Comment Ji Lr,3, r i4ALLb , r,� ;), o 1 9 yJ i T H /z-jkc p Nlr� C��S � 2obF. 12. Is safety glazing installed in areas subject to human impact ?(y)�L(n) Com Other Forms \CONDOcov.rp 04/04/13 C. EACH UNIT IS REQUIRED TO BE INDIVIDUALLY SERVED BY SEPARATE UTILITIES. Note: the City does not consider it feasible to separate sewer piping when existing units are integrally piped through lower units to units above. (Please demonstrate for the inspector that utilities serving the units are not connected.) a 13. Is this unit served by its own water meter and piping? (y) (n) Are the materials used in the system approved for the use? (y) (n) Are there apparent cross connection hazards in the system? (y) _(n) NOTE: New water service and water meter must go to the secondary unit. Existing water meter and service line must remain with original address. (Contact Water Meter Division with any questions: (949) 644 -3019) Comments: 14. Is this unit served by its own gas meter and piping? (y) (n) Are the materials used in the system approved for the use? (y) (n) Are there apparent safety hazards in the system? (y) _(nCZ: 15. 16. Is this unit served by its own electric meter and wiring? (y) (n) Is the unit served by a minimum 100amp service? (y) (n) Is a new or relocated service required to be fed underground ?(y) _(n) Are there apparent safety hazards in the system? (y) (n) Is this unit served by its own sewer and piping? (y) A Are the materials used in the system approved for the use? (y)( Is there an approved cleanout installed at the property line? (y) _( Comments: Other Com Signed By: W a,, FormstCONDOcovsp 04/04/13 Date: 0 5 12- ^ ff INTENTIONALLY BLANK PAGE Attachment No. ZA 6 Tentative Parcel Map INTENTIONALLY BLANK PAGE CONCRETE SURFACE — GRASS — BRICK SURFACE 0 N O A \ \ \ \ \ TENTATIVE PARCEL MAP NO. 2074 -779 PARCEL'1' LAND AREA: 6876.78 SQUARE FEET 0.158 ACRES '7nnunin_• R -2 (TWO -UNIT RESIDENTIAL) SEWER AND STORM DRAIN TIE INTO EXISTING CITY FACILITY. PROPOSED USE OF LAND: RES I DE NTIAL/CON DOM I N I U M AS% 052 - NUI ONE SITI 313( COF FLC ZON EA: THE AFF s� \ \ \ \ \ \ \ \ \ \ \ 3130 BREAKERS DRIVE CORONA DEL MAR, CA 92625 OWNER/SUBDIVIDER: MRS. MARGARET PARROTT ONE CIRCLE AVENUE LARCHMONT, NY 10538 \ \ m0 LEGEND w Q — BASKETBALL HOOP ELEC. — ELECTRICAL SMH — SEWER MANHOLE d — FIRE HYDRANT EPB — ELECTRICAL PULL BOX TC — TOP OF CURB a EDGE PAVEMENT EC — END OF CURVE TE — TRASH ENCLOSURE D4 WATER VALVE FC FINISHED CONCRETE TG TOP OF GRATE — "METER, PULL BOX FD — FRENCH DRAIN TGW — TOP OF GARDEN /PLANTER WALL v — SIGN FF — FINISHED FLOOR TPB — TELEPHONE PULL BOX © — GAS METER FFG — FINISHED FLOOR GARAGE TS — TOP OF STEPS ® — BLOCK WALL FH — FIRE HYDRANT TW — TOP OF WALL — STREET LIGHT FL — FLOWLINE TX — TOP OF DRIVEWAY "X" Q WROUGHT IRON FENCE (WIF) FS — FINISHED SURFACE UGT — UNDERGROUND TRANSFORMER — CHAINLINK FENCE (CLF) GB — GRADE BREAK VG — VALLEY GUTTER ® — SEWER CLEANOUT GM — GAS METER VPB — VERIZON PULL BOX HCR — HANDICAP RAMP W/ — WITH D — WATER METER HP — HIGH POINT WIF — WROUGHT IRON FENCE AC — ASPHALT PAVEMENT INV. — INVERT WM — WATER METER AD — AREA DRAIN NG — NATURAL GROUND WV — WATER VALVE BFP — BACK FLOW PREVENTER PA — PLANTER AREA () — EXISTING ELEVATION BS — BOTTOM OF STEPS BX — BOTTOM OF DRIVEWAY "X" R — PROPERTY LINE — FOUND MONUMENT CATV — CABLE TELEVISION BOX PP — POWER POLE 0 — SEARCHED, FOUND NOTHING; TO BE CF — CURB FACE RD — ROOF DRAIN (CURB OUTLET) MONUMENTED PRIOR TO GRADING RIM — MANHOLE RIM T.B.M. — TEMPORARY BENCHMARK SET ON CHMY. — CHIMNEY rk R/W — RIGHT OF WAY SANITARY MANHOLE — CENTERLINE ELEV. = 128.95 FEET. D.O. — DRAIN OUTLET SCO — SEWER CLEAN -OUT CONCRETE SURFACE — GRASS — BRICK SURFACE 0 N O A \ \ \ \ \ TENTATIVE PARCEL MAP NO. 2074 -779 PARCEL'1' LAND AREA: 6876.78 SQUARE FEET 0.158 ACRES '7nnunin_• R -2 (TWO -UNIT RESIDENTIAL) SEWER AND STORM DRAIN TIE INTO EXISTING CITY FACILITY. PROPOSED USE OF LAND: RES I DE NTIAL/CON DOM I N I U M AS% 052 - NUI ONE SITI 313( COF FLC ZON EA: THE AFF s� \ \ \ \ \ \ \ \ \ \ \ 3130 BREAKERS DRIVE CORONA DEL MAR, CA 92625 OWNER/SUBDIVIDER: MRS. MARGARET PARROTT ONE CIRCLE AVENUE LARCHMONT, NY 10538 \ \ m0 tzi w N co \ w > N� Z N 01 P1 Q0 U OF \ 13 a Z It 0 0 U U 0 LL� J •QQ 2 Y LL L3 (9 t0 w LO o \ [] V 0 QN Z - W0 \ 0] 0 J X Z? W 0 I TITLE REPORT /EASEMENT NOTES TITLE REPORT PROVIDED BY: FIRST AMERICAN TITLE COMPANY ORDER NUMBER: NHSC - 4565038 DATED: JANUARY 17, 2014 LEGAL DESCRIPTION e % & Qs. REAL PROPERTY IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF aE CALIFORNIA, DESCRIBED AS FOLLOWS: PARCEL 2 OF LOT LINE ADJUSTMENT NO LA 2012 -007, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, RECORDED JULY 29, 2013 AS INSTRUMENT NO. 2013000450126, OFFICIAL RECORDS OF SAID COUNTY. SURVEYOR: \ APEX LAND SURVEYING, INC. \ 8512 OXLEY CIRCLE \\ HUNTINGTON BEACH, CA 92646 \ 714.488.5006 PHONE \ 714.333.4440 FAX CONTACT: PAUL D. CRAFT, PLS BENCHMARK INFORMATION BENCHMARK NO: NB4 -36 -74 DESCRIBED BY OCS 2002 - FOUND 3 3\40 OCS ALUMINUM BENCHMARK DISK STAMPED "NB4 -36- 74 ", SET IN THE NORTHWEST CORNER OF A 4 FT. BY 22 FT. CONCRETE CATCH BASIN. MONUMENT IS LOCATED IN THE T- INTERSECTION OF HELIOTROPE AVENUE AND OCEAN BOULEVARD, 21 FT. SOUTHWEST OF THE CENTERLINE OF OCEAN BOULEVARD AND 122 FT. NORTHWESTERLY OF THE CENTERLINE OF HELIOTROPE AVENUE. MONUMENT IS SET LEVEL WITH THE SIDEWALK. ELEVATION: 67.054 FEET (NAVD88), YEAR LEVELED 1994 BASIS OF BEARINGS THE BASIS OF BEARINGS SHOWN HEREON ARE BASED ON THE NORTHWESTERLY LOT LINE OF THIS PARCEL HAVING A BEARING OF N27 040'25 "E PER TRACT 102633/37 -38 M.M.. GRAPHIC SCALE 4 Q Z 4 1,6 ( IN FEET ) 1 INCH = 8 FT. No. 8516 Exp.12131/14 PAUL D. CRAFT, P.L.S. 8516 DATE LICENSE RENEWAL DATE 12/31/14 NOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODE STATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY A LICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THE PREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYING DOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINION REGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THE CERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE, EITHER EXPRESSED OR IMPLIED. z 0 N N ti • :1 0 M 0 R 0 0 z IV N 8 = °=. U \ 00 w 0'q ,q- c1 d Ct T m0 tzi w N co r O w > N� Z N 01 P1 Q0 U OF I7 13 a Z It 0 0 U U 0 LL� J •QQ 2 Y LL L3 (9 t0 w LO o I O [] V 0 QN Z - W0 w 0] 0 J X Z? W 0 I a Q [7 Z_W O Fz ZO w OI 2a IV N 8 = °=. U \ 00 w 0'q ,q- c1 d Ct T tzi w N co r O w > N 0) Z N 1 1 U OF a Q 0 U r U Y N w w LO o Q 0 z w 00 > ozQ Q _M M O w tzi w uj En a Z SHEET NO. 1 1 U OF a INTENTIONALLY BLANK PAGE /_nm IT i - IM LI AE% Project Plans INTENTIONALLY BLANK PAGE PARROTT RESIDENCE PROPOSED COVERED PARKING ENLARGED 1st FLOOR PLAN 1/4 11 = 1 1-0 11 SE ri VTO-C, 2� 2 r I PARROTT RESIDENCE- PROPOSED COVERED PARKING 2nd FLOOR (CARPORT ROOF) PLAN 1/8 11 11 -011 PARROTT RESIDENCE PROPOSED COVERED PARKING SOUTH (BREAKERS DR) ELEVATION 1/811 11_011 (E) GAISSON --SUPPORTED_ - RETAINING - 'r Attachment No. ZA 7 - Project Plans PARROTT RESIDENCE PROPOSED COVERED PARKING 1st FLOOR PLAN SEE ENLARGED PLAN THIS SHEET FOR ADDITIONAL INFO 1/81' 11_011 - - lav - IWY t L — OCY Z — tav D AR h \AGENT D/ e d v -A F OF CA 1Fa 00, DESGRIPfION VINCENT DIBIASI ARCHITECT 3 w z 0 Q Q PROPOSED COVERED PARKING co« Issue Date w V J QJ Z w (� 1 u v z0 w > U C) rW�� V z w a � � a m 0 � m_ w M O a O OC a D AR h \AGENT D/ e d v -A F OF CA 1Fa DELTA DESGRIPfION PROPOSED COVERED PARKING co« Issue Date A -1 Scale i /4" .1' -O" U w D O I x , -, r� �. t I i .1 _i Attachment No.- ZA 7 - Project Plans r ISSUEIREVISION . s t z - - _ . . .. �. <- r - - i�.�.- -. Yi.... �.- .L- >. 1 •_•_._`___._J!_- "- . ---""� -_.. -___. _,_ _...._._.,._... ... _._.. ........ -_. .....___..1 -' - -. .....-`- -'- - '- _ - �__- .- ..- _.- __'-___-- -. -_._.. -- .:.__._-- �- .-- ---_.- - -- - - -- _w_..:..t�_. __..-._. _N._.c+s• - .___•---__' - -,- .�.-- ..�_-- _- _.- .._....._.. _ -- .,.._._,....._ __ _ �_ _ _v--�_ - - __.._...- .-- -` - - -" - Vicinity Map KH General Notes Submittal KH . \, Back Check KH - ", . i 1. All construction shall be completed in full compliance with the 1998 Uniform Building 45. Anti - scolding shower and tub and shower valves required. CPC Section 410.7 5. All HVAC ductwork shall be run within designated chases and within enclosed attic spaces. 6. Provide and maintain temporary protection of work to remain where demolition, removal Code, 2001 California Building Code (CBC),Electrical (CEC), Energy (T24 -6), Mechanical and new work is being done, connections made, materials handled, or equipment moved. (CIVIC), Plumbing (CPC) and all other applicable county and state codes and requirements. 46. Safety glazing is required at wardrobe doors, and shall meet requirements per CBC, Sec 6. Mechanical system to conform to the 1997 CMC. Contractor will repair damage to the building as a result of his operation. 5 Contractors shall give all notices and comply with all applicable codes and regulations, 2406.5 • laws, ordinances and orders by any public authority having jurisdiction over the project. 7. Mechanical sub - contractor to size and select FAU based upon heating load summary in 7. Materials or items designated to become the property of the Owner shall be as shown on Huntington 47. There shall be a floor or landing on each side of a door. The floor or landing shall not the Title 24 report. FAU shall have a min. efficiency of 0.750 AFUE and shall be sized to the drawings or will be so tagged by the Owner. Remove such items with care and Beach 2. The Contractors shall study and compare the contract documents and shall at once be more than 1" lower than the threshold of the doorway. Landings shall be level except accommodate other relevant design factors such as air flow requirements, outdoor design store them in a location to be designated by the Owner. Any questions on un- tagged 405 report to the architect in writing all errors inconsistencies or omissions discovered and P 9 for exterior landings, which may have a sloe not to exceed 12 2% slope). A door 9 Y P �: ( temperatures, coil sizing, availability of equipment, oversizin safety margin, etc. FAU shall P 9. Y 9 Y 9 items shall be brought to the Owner's attention. Remove all other items from the 55 verify all dimensions on site PRIOR TO COMMENCING THE WORK. if a subcontractor may open at a landing that is not more than 8" lower than the floor level, provided the be listed for installation in attic or in furred space less than 5 ft. in height. premises and dispose of legally. Costa proceeds with any of the work so affected without written instructions from the architect, door does not swing over the landing. Mesa • the subcontractor shall make good at his own cost any resulting error, damage or 8. Ducts piercing wall between house living area and garage shall be 26 GA. G.I. material in 8. Remove floor coverings, ceramic tile, etc., so that the new flooring can be properly y9 defects. The subcontractor shall perform no portion of the work without contract 48. Foundation walls enclosing a basement shall be damp proofed per CBC Section 1402.4, the garage sealed at egos, and no openings into garage, installed flush with adjacent surfaces. This shall include removal of adhesives under documents or, where required, approved shop drawings, product data or samples for such resilient flooring and removal of ceramic tile and setting beds. 3 portion of the work. 49. All safety glazing all conform to Part i of CBC Standard No. 24 -2. Polished wire glass 9. Mechanical ventilation systems for toilet compartments, bathrooms, laundry rooms and Newpo • complying with Port II of CBC Standard No. 24 -2 may be used in fire assemblies and in similar rooms shall be capable of providing (5) air changes per hour direct) to the 9. All demolition and removal shall be brought to a natural stopping point. Any material Beach .0 3. The intent of these drawings is to provide a. complete and finished job in all respects. locations specified in CBC Section 2406.4 Items 6 and 7. outside. CBC 1203.3 removed by mistake or in excess of requirements shall be replaced at the Contractor's 73 Contractors are to make accurate field inspections of all aspects of the job. Extras will expense. Protruding materials shall be cut back 1" behind wall, floor or ceiling surfaces. not be allowed unless authorized by the owner and architect for "Authorized Changes and 50. Provide min. 24 weep screed at or below the foundation plate line and 4" 10. All HVAC equipment shall be listed by on approved testing agency and be installed in Revisions" to the scope of work. ga. galvanized " accordance with that listing. 10. Execute the work in a careful and orderly manner, with the least possible disturbance. dCaron el Mar min, above earth or 2 min. above paved areas. 4. Written dimensions on drawings shall take precedence over dimensions scaled from the ". 11. Appliances located in a garage which generate a glow, spark or flame shall be installed 11. Remove debris as the work progresses. Maintain the premises in a neat and clean Project Lmftn drawings. All dimensions affecting materials or equipment with specific tolerances shall 51. Chimney termination 2' -0" min. above any part of the building within 10' -0 with burners or heating elements at least 18" above the floor, condition. 1 Emerald be verified by the contractor and /or supplier in the field. pilots, North Bad' 52. Walls of fireboxes shall be 10" min. thick; 8" if lined with firebrick. Twelve (12) inch 12. Provide attic access 22" x 30 ", readily accessible w/ min. 30" 'clear head room. 12. All finishes shall be removed to face of stud at both interior and exterior at all living _ Laguna Laguna 5. All dimensions are to face of finish or centerline, unless noted otherwise. clearance from fire box to combustible face. areas, unless noted otherwise. , ` K ''` • Beach Niguel . _y .�.;- e 6. Subcontractors shall check with all equipment manufacturers to verify dimensions and 53. Provide 4 - No. 4 rebar full height with 2 hoop ties at 18" o.c. with 2 - #2 at 13. Provide HEPA Filters on each FAIL. . details prior to commencement of the work. chimney offsets. Anchor chimney to building at eah ceiling and floor line per CBC Section -, `.__`_- 3102.4.3 14. Heat register to be located as low as possible in walls. Locate in toe kicks at kitchen, p. 7. Subcontractors shall be responsible for initiating, maintaining and supervising all safety bathrooms, and where feasible. Location Map precaution programs in connection with their work, and for maintaining appropriate 54. A separate grading permit is required. Contact City for procedural information. insurance to protect the subcontractor, architect and owner. 15. Custom metal hoods shall be approved by the Mechanical Unit. Submit shop drawings. 55. Anchor veneer to studs with wall ties mode of corrosion resistant, and if made of sheet 8. The architect will submit contract documents for "Plan Check" and make any necessary metal, shall have a minimum thickness of 0.030 inch (22 GA) by t inch or, if of wire, 16. Heating equipment to provide 70'17. at 3' above floor. Sec. 310.11. - . corrections.. The owner will pay for the building permit and attached -fees; charges, fees shall have a minimum diameter of 0.148 inch (No. 9 B.W. gage). Wall ties shall be and assessments levied by public authorities for connection to public utilities; and the spaced so as to support not more than 2 square feet of wall area but shall not be 17. The builder shall provide the original occupant a list of the heating, cooling, water cost of bonds required for insurance of the work and related construction. more than 24 inches on center horizontally. In seismic zones 3 and 4, wall ties shall heating, and lighting systems, and conservation or solar devices installed in the building have a lip or hook on the extended leg that will engage or enclose a horizontal joint and instructions on how to use them efficiently. 9. Contractor shall erect and maintain temporary barricades and dust proof portitions as his reinforcement wire having diameter of 0.148 inch No. 9 B.W. gage) or equivalent. The 9 ( 9 9) q Architectural Abbreviations ' arms. , needed for protection against accident, and to maintain adequate protection of work joint reinforcement shall be continuous with butt splices between ties permitted. 18. After installing insulation, the installer shall post in a conspicuous location in the building and the owners property from damage or loss arising in connection with any a certificate signed by the installer and the builder stating that the installation conforms construction. All damage so occurring shall be repaired or replaced by the responsible 56. Balconies, landings, exterior stairways, occupied roofs and similar surfaces exposed to the with the requirements of Title 24, Part 6, and that the materials installed conform with AD Area Drain MAX Maximum subcontractor at no cost to the architect or owner. weather and sealed underneath shall be waterproofed and sloped a min. of 1/4 unit the requirements of Title 20, Chapter 2. The certificate shall state the manufacturer's ADJ Adjacent MECH Mechanical 10. Contractor shall provide temporary toilet facilities ot.the job as necessary and required by vertical in 12 units horizontal (2% slope) for drainage, CBC Sec. 1402.3 name and material identification, the installed R- value, and weight per square foot. AFF Above Finished Floor MEMB Membrane code. 19. All exterior exposed vents to be covered with Bronze grill where visible. Submit cut sheet BD Board MFR Manufacturer 57. Provide mechanical ventilation systems for toilet compartments, bathrooms, laundry rooms and coordinate location with architect. BE1W Between MIN Minimum . 11. Contractor shall slope all decks, patios and walks away from new and existing structures and similar rooms to furnish a minimum (5) air changes per hour directly to the outside. MTD Mounted and verify that all areas affected by construction are positively drained. 20. Provide shop drawing layout of all register (return and supply) locations for BLKG BM Blocking 9 Beam MTL Metal l 58. In shower compartments provide safety glazing where the exposed edge of the glazing is Owner /Architect approval. MOD Module `4� 12. Exterior trim & plant -ons applied over stucco or framing shall be back primed. less than 60" above a standing urface and drain inlet. 9 CIP Cast in Place MR GWB Moisture Resiaitant 4 21. Submit sound attenuation design for HVAC equipment per ARI Std. 275. Sound level not CJ Control Joint Gypsum Board 13. Plywood and plywood products used as exterior covering on walls, soffits and in other 59. Provide shop drawings for the following: to exceed 50 dBA (55dBA with timer, 65 dBA with timer and neighbor's consent) per areas exposed directly to weather shall be exterior grade. _ Windows and Doors- NOTE: Manufacturer should provide guarantee for application and Section 10.26.045 of the N.B.M.C. Location of measurement to be at adjacent property CL Centerline NIC Not in Contract field verify all sizes patio or opening. CLG Ceiling NO Number 14. Provide min. 70" high hard, non - abaorbent wall (Vitreous ceramic tile) adj. to shower and - Cabinets and all millwork - including submittals of finished wood species CLR Clear (N) New North . above the drain inlet. All bathroom floors shall be over minimum 15# felt underloyment. - Provide stone samples for architect /owner approval 22. Ducts must be sealed and field verified by a HERS certified special inspector or as an COL Column OC On Center Pr [-waft . Provide shower specifications. - Lift and Slides alternate windows are to hove a U -value of .55 max. CONC Concrete - Brush out of all paints /stains /finishes for owner /architect approval CONST Construction OD Overflow Drain 15. Plastered surfaces on walls, ceilings and soffits exposed to the weather shall have - Wood samples for all veneers 23. All interior grilles to be linear diffusers or bar rills b Register and Grill Manufacturing 9 (Y 9 9 COST Continuous OPNG Opening P exterior loth and plaster conforming to CBC Section 2507 and 2508 respectively, unless - Terrazzo and tile samples P Company, INC. 1 -500- 521- 4895). Coordinate with Architect in Field. CRG Corrugated OPP t Opposite exempted by Section 424. Interior plaster reinforced per Section 2507.1 may be applied over gypsum loth on ceilings and soffits. Provide two layers Type D building paper per CBC 2506.4 60. Plans for single family dwellings and duplexes are not checked for plumbing, mechanical, DBL Double PL Property Line P Y ' Project Data and electrical code compliance. These disciplines ore subject to field inspection. Design /Build Plumbing Noterse DIM Dimension PLT Plate 16. Studs in exterior walls of rooms with sloping ceilings shall extend from floor to roof 1. Provide a complete and fully operational Design /Build plumbing and sewage installation as DN Down PLY Plywood Owner: Tod and Peggie Parrott without intermediate plates unless plates are designed. Maximum allowable height for. 61. Provide chalk layout for owner /architect approval of the following: required by all applicable codes. The Subcontractor is responsible for obtaining all agency DR Door PT Paint 2 "x4" is 14 ft. and 2 "x6" is 20 ft. - Wall Layout approvals required prior to the commencement of work. DS Downspout PM Painted Local: 3130 Breakers Drive - Electrical Layout DTL Detail Corona Del Mar, CA 92625 17. No part of the structure shall be overloaded beyond its safe carrying capacity by the - Plumbing La g yout 2. These are Design drawings. They are intended imply a diagrammatic scope of work for DWG Drawing RAD Radius Radii � Phone: 949.673.2876 placing of materials, equipment, tools, machinery and any other items. to use the appropriate subcontractor in developing o Design /Build bid and installation. RD Roof Drain New York: P.O. Box 59 62. Provide approved shatter - resistant material for shower enclosures and windows if sill is PP Position of fixtures, trim, fittings and other architectural and visible features are fixed o EA Each RE: Refer To Larchmont NY 10538 18. Fireblock stud walls and partitions including furred spaces at floors, ceilings and soffits at less than 5' above tub or shower floor. as shown unless a change in position is authorized by the Owner. The Subcontractor is ELEV. Elevation RES Resistant maximum of 10 ft. o.c. horizontally and vertically, responsible for any upgrading or modifications to the existing plumbing or sewage ELEC Electrical RESIL Resilient Phone: 914.777.2473 63. All glass doors and windows shall be certified and labeled to show compliance with air systems, for routing of all pipes and vents, and position of any other non - visible REQ'D Required 19. Fireblocking shall be provided in the following locations: 1. In concealed spaces of stud infiltration standards of the 1972 ANSI A134.1 -4. All new glazing shall comply with components for a fully operational, safe and code compliant system. EQ EQUIP Equal Equipment RGD Rigid 9 Project Address: 3130 Breakers Drive walls and partitions, including furred spaces, at the ceiling and floor levels and at 10' standards of the U.S. Consumer Product Safety Commission and manufactures certificate intervals both vertical and horizontal. 2. At all interconnections between concealed ver. of compliance shall be supplied to Owner. Ail safety glazing in location specified in CBC 3. All plumbing fixtures and fittings shall be certified by the California Energy Commission. EXP Expansion RM Room Corona Del Mar, CA 92625 and hor. spaces such as occur at soffits, drop ceiling and cove ceilings. 3. In concealed 2406.4, shall be etch marked on lass. 9 EXT Exterior RD Rough Opening 9 P 9 Le of Description: - 9 P spaces between stair stringers at the top and bottom of the run and between studs 4. All fixtures and trim shall conform to the requirements of Title 24. . (E) Existing ROD Rolling Overhead Door along and in line with the run of stairs if the walls under the stairs are unfinished. C. In 64. Bottom of sill plate to be: 6" above adjacent exterior grade or 3" above exterior finish RWL Rain Water Litter openings around vents, pipes, ducts, chimneys, fireplaces and aim. openings which afford elevation. CBC 2306.8 FC Fire Extinguisher Cabinet Assessor's Parcel Number: 052 - 120 -10 a passage for fire at ceiling and floor levels, with non - combustible materials. 5. at 5. Water heaters which depend on the combustion of fuel for heat shall not be installed in FFL Finish Floor Level SC Solid Core openings betwen attic spaces and chimney chases for factory-built chimneys. 6. Where 65. Provide 2" min. clearance to framing around fire box and chimney. any room used or designed to be used for sleeping purposes, bathroom, clothes closet FLR Floor SCHED Schedule Project Description: Demolish Existing single unit residence wood sleepers are used for laying wood flooring on masonry or concrete fire- resistive or other confined space opening into any bathroom or bedroom. Exception: direct vent SECT Section New 3 Story t Loft Two Family Residence floors, there should be no space which will exceed 100 aq.ft. per sec. 708.2. water heaters. FLUOR Fiourescent SHT Sheet Landscape /Hardscape 66. Provide a min 2% slope at fiat roof and deck. CBC 1506.1 FIN Finish 20. Provide access and ventilation in accordance with CBC Section 2317.7 and as shown on 6. Water heater in garage is to be elevated to a point where the pilot, burner and switches FO Face Of S IM il Similar Project Contact: Craig Schultz the drawings to crawl spaces and plumbing confirming location with the architect prior to 67. "No trenches or excavations 5' or more in depth into which a person is required to are located a minimum of 18" above the floor. FOS Face of Stud SKD. GD. Skid Guard Laidlow Schultz Architects construction. descend " or obtain necessary permit from the State of California Division of Industrial FOW Face of Wall ST. STL. Stainless Steel 3111 Second Ave Safety. 7. All water heaters shall be provided with seismic straps. CPC Sec. 510.5. FD Floor Drain STRUCT Structural Corona Del Mar, CA 92625 21. Protect all finish floor surfaces from damage and equip mobile equipment with pneumatic SUSP Suspended Phone 949.645.9982 tires. 68. All doors from house to pool yard must be equiped with alarm per CBC Appendix 8. Provide a pressure and temperature relief valve w/ drain to outside for water heaters. GA Guage FAX 949.645.9554 421.1(5). GALV Galvanized THK Thick 22. Plumbing subcontractor shall verify that all copper water supply lines are sized to provide 9. Provide softwater for laundry room hose bib ®driveway. GI Galvanized THRU Through Soils Report Prepared By: Geosoils, Inc. acceptable pressure and volume and shall connect waste lines to sewer providing 69. Obtain Fire Sprinkler permit prior to tolling for roof sheathing inspection. Deferred ,dishwasher, GR Grade T.O. Top Of 3812 E. Lo Palma Avenue cleanouts and ventilation as required by the California Plumbing Code. submittal to be certified b project architect prior to submittal. Y P J P 10. Provide water purification system for all kitchen locations and faucets prescribed by GWB Gypsum Board TYp Typical Anaheim, CA 92807 23. All metal flashing, gutters and downspouts shall be constructed from min. 24 gauge homeowner. GYP BD HC Gypsum Beard Hollow Core LINO Unless Noted Otherwise Phone: 714.647.0277 galvanized sheet metal or copper as noted on the drawings. Joints shall be lapped, 70. Field inspectors to review and approve underground service prior to concrete placement. Existing Sewer lateral to be -out installed to HD Hot Dipped Veneer Report Date: May 5, 2006 joined and sealed so that they are watertight in accordance with SMACNA standards and 11. changed and a clean comply w/ city VEN provide for positive water flow. 71. Contractor shall provide pedestrian protection adjacent to the public way as follows: standard if any of the following conditions occur. Provide Public Works standard detail HM Hollow Metal VER Verify Reviewed: September 20, 2007 Dist. from stuct. to Prop Line (SB) Protection on drawings. This will be determined by the Building Inspector. HR . Hour VES Vestibule 24. Where windows are provided as a means of escape or rescue in all sleeping rooms, they SB<6' Fence and Canopy A. Alteration to the building sewer is done. B. Addition plumbing fixtures require increase in size of building sewer line. HT Height W/ With Floor Area Calculations: shall have a minimum clear width when fully open of 20 ", a min. clear height when fully SB< (ht of struct /4) Fence and Canopy C. When 6 fixture to (E) system. Insulation open of 24 ", a min. clear area when fully open of 5.7 sq. ft. and a min. finished sill (struct ht /2) >SB >(Struct ht /4) Fence only or more units are added an undersized plumbing INS wD Wood 1st Level 2341 s.f. height of not more than 44" above finished floor. SB >( struct ht /2) None D. When it is found that the building sewer is installed in an illegal or unsanitary INT Interior WP Waterproof 2nd Level 2361 s.f. manner. JT Joint WR Water Resistant 3rd Level 1048 s.f. 25. Every exit door shall be operable from the inside without the use of a key or any .When required, fence and canopy to be constructed per CBC 3303.7.3 and 3303.7.4 WT weight special knowledge or effort. Special locking devices shall be of an approved type per Title LEV Level Loft Level 203 s.f. 19 and CBC Chapter 10. LT Light Total Floor Area: 6414 s.f. Security Notes LOC Location 26. Glass doors, French doors, adjacent lazed J g panels and sidelights and all glazed panels y Garage 461 s.f. within 18" of the floor or a door opening shall have tempered glass or glass approved Design /Build Notes Parkin 2 Covered /2 Uncovered 9� / for impact hazard. Per CBC Regulations. All exterior doors or glazing less than 16 ft. above the grade of any adjoining yard, court, � passageway, public way, walk, breezeway, patio, planter, porch, adjoining roof, balcony, landing, Architectural Symbols Lot Area: 6,902.3 27. All glazing in hazardous locations as defined in CBC Section 2406.4 shall be tempered Design /Build Electrical Notes, stair tread, platform or similar area that is accessible by the public shall comply with the s.f. glass, including: following security requirements: Building Section i.e. Drawing 1, Proposed Site Coverage A. Glazing in fixed and sliding panels of sliding door assemblies and panels in swinging doors, other than wardrobe doors. 1. Provide a complete and fully operational Design /Build electrical installation as required by 1. A single swinging door, active leaf of a of doors and the bottom leaf of dutch A.400 Sheet A.400 Buildin Footprint 3,093.6 s.f. 9 P B. Glazing within 24" of doors and within 60" of walking surface. all applicable codes. The subcontractor is responsible for obtaining all agency approvals pair doors shall be equipped with a latch and deadbolt key operated from the outside and 1 C. One or more walking surfaces within 36" horizontally of the glazing. required prior to the commencement of work. q P operated from the inside by a device not prohibited by Chapter 33 of the CBC. Straight 6 Detail Section i.e. Drawing 1, Lot Coverage: 9 D. Glazing n doors and enclosures for hot tubs, whirlpools, saunas, steam rooms, g p deadbolts shall have a minimum throw of 1" with a minimum 5 8" embedment. Hook or / A.700 Sheet A.700 (3,094 / 6,902) 44.8% bathtubs and showers. 2. These are design drawings. They are intended to imply a diagrammatic scope of work for expanding lug deadbolts shall have a minimum throw of 3/4 ". Bolts of locks which Occupancy /Construction: R -3/U -1 Type 5 -Non rated /w sprinklers use b the appropriate subcontractor in developing a Design/Build bid and installation. Y P 9 automatically activate two or more deadbolts shall embed 1/2" minimum. 28. Provide handrails not less than 34" nor more than 38" above the nosing of tread. Position of fixtures, outlets, switches and other architectural and visible features are fixed Elevation i.e. Drawing 1, as shown unless a change in position is authorized by the Architect. The Subcontractor is 2. Exterior wood doors shall be minimum i 3/4" thick. Hardware must comply with chapter A.300 Sheet A.300 Deferred Submittals 29. Provide an outside gas shutoff valve conspicuously marked per Title 19, Chapters 6 -9 responsible for routing of all conduit and position of an other non - visible components P 9 P Y P 10 of the CBC. 1 and the CBC for a fully operational, safe and code compliant system. 1 A700 Mechanical 30. Garage shall not open directly into a room used for sleeping 3. All electrical outlets to be mounted in base 3" AF.F, and all switches at 3' -6" A.F.F. 3. Panels of wood doors shall be not less than 9/16" thick and not more than 300 sq. _ r Lar Scale 9 a Detail i.e. Drawing 9 1, Electrical purposes. unless otherwise noted. inches. Stiles and rails to be 1i" thick and 3" minimum width. I I Sheet A.700 Landscape &Landscape Retaining Walls 31. All posts plates and sleepers etc. bearing on or embedded in concrete or masonry shall L - J Plumbing be pressure treated Douglas Fir. 4. All conduits to be concealed at all walls and surfaces except as otherwise noted. 4. Door hinge pins accessible from the outside shall be of the non - removable type. Fire Sprinklers fire to for inspection - obtain sprinkler permit prior calling roof sheathing 32. Smoke detectors are required in each room used for sleeping, centrally located in the 5. All outlets, switches, thermostats, etc. to be centered and aligned with each other. 5. Door stops of wood jambs on in- swinging doors shall be one piece construction with ROOM NAME Room Number RE: Finish Schedule wall or ceiling in corridors providing access to each separate sleeping area, at each floor jamb or joined by robot. 1 0Q Sheet A.002 Architect or Engineer of record should review and approve deferred submittal items prior or basement level and in close proximity to the stairway. Smoke detectors shall sound an 6. 40 Lumens /Watt or greater for general lighting in kitchens and rooms with water closets; to submitting to the building department for approval. alarm audible in all areas of the building or be interconnected. (CBC- 310.9.1.4) Smoke and recessed ceiling fixtures are IC (insulation cover) approved. Kitchen and bathroom to 6. Windows and door lites within 40" of the locking device of the door shall be fully • detectors are D.d to be located in kitchen, garage, or within 3 feet from door to kitchen have fluorescent general lighting with switch to be the first near the door. tempered. o Interior Elevation i.e. Drawing 1A, or bathroom or supply air registers. In new construction detectors to be hard wired w/ battery back -up. 1A /A.600 Sheet A.600 List of Drawings 7. Provide full lighting mock up for Owner /Architect review prior to closing in walls. 7. Overhead and sliding garage doors shall be secured with a cylinder lock, padlock with a g 9 9 y P i hardened steel shackle, or equivalent when not otherwise locked by electric power Door Symbol Y RE: Door Schedule Archkeaturai Structural 33. Subcontractors shall provide a one year warranty for their portion of the work and operation. Jamb locks shall be on both jambs for doors exceeding 9 ft. in width. 106 separate guarantee for specific equipment items including operating and maintenance 8. Electrical Panel shall be oversized to allow for for future electrical requirements. Discuss A Sheet A.002 A.000 Cover S -1 General Notes & Specs brochures with names of local representatives to be contacted for service. with Owner /Architect prior to selection. Keep 3' -O" clear from face of electrical panel to 8. Sliding glass doors and sliding glass windows shall be resistant to forced entry. A.001 General Notes S -2 Door Schedules Foundation Plan any wall surface or obstruction. Q7 Window Symbol RE: Window Schedule A,002a S -3 A.002b Window Schedules Second Level Framing Plan 34. Contractor shall provide as -built drawings detailing actual locations of concealed work 9• All where the lowest edge of the material is leas than 18" above the walking Sheet A.002 A.003a Lighting Schedule S -4 Third Level .Roof and Floor before final inspection. 9. Ground Fault Interrupter (GFI) outlets shall be provided in bathrooms, garages, basements, glazing surface and the exposed material exceeds 9 sq. ft. shall be tempered. A OD3b Lighting Schedule Framing Plan 9 trowel spaces, outside and within six (6) feet of kitchen sinks. glazing A.003c Lighting Schedule S -5 Loft Framing Plan 35. Where specified items are called for in the construction documents, the Contractor may 1 Revision A.003d Lighting Schedule S -6 Upper Roof Framing Plan submit alternate materials for approval by the Owner and the Architect. 10. Any fixed appliance such disposal, dishwasher, clothes washer, dryer, built -in heaters, 10. The strike plate for latches and the holding devices for projecting deadbolts in wood A.004o Finish - Schedule S -7 Details fixed H.P. motor or larger, shall be a separate #12 construction shall be secured to the jamb and the wall framing with screws not less than A.004b Finish Schedule S -8 Details 36. Owner will furnish electrical power and water from outlets designated by owner without or any other ce appliance with individual 2 }" in length. 1 ❑ Keynote A.005 Coastal Comission A naval Approval S -9 Details charge to the contractor for quantities used in the work. Characteristics of electrical dwelling e AWG wire branch circuit. Each dwelling unit shall have installed therein an T -24 Title 24 - Compliance S -10 Details power furnished is limited to that existing and available' if power of other characteristics P 9 P disposal circuit supplied with minimum #12 AWG wire and a 15 AMP indicating -type A.100 Site Roof Plan / S -11 Details or quantity is required subcontractor shall supply the power at no extra charge to the switch. CEC 210 -23 & 220 ( ) 11. Cylinder wards shall be installed on all' cylinder locks whenever the cylinder projects Y 9 cY Y P J A.101 Hardscape /Footprint Plan beyond the face of the door or is otherwise accessible to gripping tools. 1 WGII type, RE: A.706 A.200 First Floor Plan aherinY Plan owner. 11. Edison Company approval is required for meter location prior to installation. A.201 Second Floor Plan TS -1 Shoring Plan 37. Subcontractors supplying heating, cooling, water heating, and lighting systems and 12. Sliding doors and windows shall be provided with a device in the upper channel of the A.202 Third Floor Plan TS -2 Shoring Details conservation or solar devices installed in the building hall provide the owner instructions 9 P 12. Electrical service to be underground for new construction or additions >50% NBMC moving panel to prohibit raising and removing the moving panel in the closed or partially ® Floor Drain A.203 Loft Level Plan TS -3 A.300 Elevations Shoring ections on how to use equipment efficiently. 15.32.015 open position. TS -4 A.301 Elevations Shoring Sections 9 He A.302 Elevations TS -5 Shoring Sections 38. Temporary ingress-egress, stock ilin materials, landscaping, drive o roaches and/or p ry stockpiling pp / 13. p approve underground service requirement prior to Field inspectors shall review and a _42 Hose Bib NO3 Site Wall Elevations utility installation within public right of way requires an encroachment permit from local concrete placement, A.400 Longitudinal Sections 9 Clva authority property P ermits division. Demolition Notes - V A.401 Cross Sections A.402 Wall Sections 1. General Grading Notes Quantities before Building 14. Electrical outlets in bedroom shall be on ARC fault circuit interruptor. Water A.500 First Floor Reflected Ceiling lan g 2. and Grading Erosion Control 39. A Public Works Department encroachment permit inspection is required the P P P q 9 A.500A First Floor Power &Commumcotion Plan Department Permit Final can be issued. At the time of Public Works Department 1. All work shall be performed in accordance with local codes, the City of Newport Beach, A.501 Second Floor Reflected Ceiling Plan 3. plan Sections, petails, Soils inspection, if any of the existing public improvements surrounding the site is damaged by and all Federal, State, and Municipal Authorities having jurisdiction over the work. Batt Insulation Batt A.501A Second Floor Power &Communication Plan Engineer Recommendations the private work, new concrete sidewalk, curb and gutter, and alley /street pavement will Design /Build Mechanical Notes x A.502 Third Floor Reflected Ceiling Plan 4. S�ectlons, Details, Soils be required and 100% paid by the owner. Said determination and the extent of the repair 2. Demolition work shall comply with the requirements of ANSI A10.6 Safety Requirements for A.502A Third Floor Power &Communication Plan A.503 Loft Reflected Ceiling Plan 5, ngineer Recommendations Topographic Survey work shall be made at the discretion of the Public Works Inspector. 1. Provide a complete and fully operational Design /Build heating installation as required by demolition. A.503A Loft Power &Commumcotion Plan 40. An approved encroachment permit is required for all work activities within the public the project scope of work, by applicable codes. The Subcontractor is responsible for 3. The Contractor shall visit the site and carefully examine work of this Section so as to a A. : d` Concrete A.700 Details A.701 Details right-of ht -of -wa - 9 Y obtaining all agency approvals required prior to the commencement of work. become familiar with the existing conditions and nature and scope of work and difficulties A.70p 41. A City encroachment agreement is required for all non - standard private improvements 2• These are Design drawings. They are intended to imply a diagrammatic scope of work for that attend its execution. Plywood BDetttails within the public right -of -way. use by the appropriate subcontractor in developing a Design /Build bid and installation. 4. The drawings may not show all removals required. Contract includes all work necessary 77 OR Details A.7 Details - Wall type and acoustical - Position of grilles, vents, controls and other architectural and visible features are fixed as to produce the final arrangement as shown, leaving to existing work which is no longer 42. A separate permit is required for each building or structure, i.e., fence walls, retaining shown unless o thane in position is authorized b the Arch Owner. The Subcontractor s g P y / needed. The Contractor is responsible for the entire demolition of the space including onsintogaimpAtonammo One Hour Wall walls that are not art of house footin outdoor or indoor swimming and P g' 9 is responsible for positioning and routing of all ducts, vents and provision of any other walls, ceiling, ll finishes, interior equipment, li htin and Wring, and plumbing lines as g' lighting g' P 9 elevators. non - visible components for a fully operational, safe and code compliant system. a required. This includes all items located above the existing ceiling and ductwork. - .. 43. Provide R -11 Batt Insulation at all interior walls, provide Batt Inuslation at all P 3. HVAC and hot water system pipe insulation shall comply with T24 -2 -5312 and Table 5. Before starting any work relating to existing utilities (electrical, sanitary, water, heat, gas, Rigid Insulation floor /ceilings. Refer to T -24 for exterior wall and roof insulation requirements. 2 -53E of the energy efficiency standards. etc.) that will temporarily discontinue or disrupt services to the existing building, notify 44. Provide water - resistant backing board as a base for file or wall panels water 4. Air handling duct system shall be constructed, installed, sealed and insulated as specified the Owner seventy -two (72) hours in advance and obtain approval prior to beginning %�%��� Masonry gypsum closet compartment walls. Sec. 2512 in Chapter 10 of the State Mechanical Code (Title 24, Part 4) T24 -2 -5316 work. / / / /!/ / r ISSUEIREVISION . s t z - - _ . . .. �. <- r - - i�.�.- -. Yi.... �.- .L- >. 1 •_•_._`___._J!_- "- . ---""� -_.. -___. _,_ _...._._.,._... ... _._.. ........ -_. .....___..1 -' - -. .....-`- -'- - '- _ - �__- .- ..- _.- __'-___-- -. -_._.. -- .:.__._-- �- .-- ---_.- - -- - - -- _w_..:..t�_. __..-._. _N._.c+s• - .___•---__' - -,- .�.-- ..�_-- _- _.- .._....._.. _ -- .,.._._,....._ __ _ �_ _ _v--�_ - - __.._...- .-- -` - - -" - I KH Ce . LSarchi-tec1 LAIDLAW SCH ULTZ 7 _ PROJECT Parrott Residence . 3130 Breakers Drive Corona del Mar, CA 92625 DRAWING DESCRIPTION Owwal Notes DATE ISSUEIREVISION . REVIEW 06.28.07 Costal Review �I.. CS 11.30.07 I KH Ce L, Submittal KH . \, Back Check KH - ", . . LSarchi-tec1 LAIDLAW SCH ULTZ 7 _ PROJECT Parrott Residence . 3130 Breakers Drive Corona del Mar, CA 92625 DRAWING DESCRIPTION Owwal Notes DATE ISSUEIREVISION DRAWN REVIEW 06.28.07 Costal Review KH CS 11.30.07 Client Review KH Ce 12.21.07 Submittal KH CS 05.29.08 Back Check KH CS r, Hatched area denotes area of attic T.R. 33.65' Denotes elevation of Top of Ridge and N.G. 12.67' Natural Grade at specific point. 1 2 1 General Notes l 1f / f / / f 1 / / 2 A.400 to Y Of Stree r t 4 / � M Attachment No. ZA 7 - Project Plans � l7 O Vi .,.Lt 7t y,• Y 'S K'V ;ro I `' I I f I I s'_o" ; R= se ib °Ck n n ISSUE /REVISION REFER TO LOT LINE ADJUSTMENT r 08.28.07 NO. LA2012 -007 AND VARIANCE NO. 0.. a VA2012 -007 FOR ADJUSTMENT TO Spaces A.400 INTERIOR LOT LINE AND RESULTING — Provide house street number visible and legible from street. Numbers Any of the existing public improvements surrounding the site is damaged ENCROACHMENT INTO 4 -FOOT SIDE shall be of non — combustible materials in special Fire Protection areas. by the private work, new concrete sidewalk, curb and Back Check — Provide 2% slope grade away from structures within 5' -0" of structure. gutter, alley /street pavement, and other public improvements will be required by the City at the time of private construction completion. SETBACK. Existing Water Drainage Pattern to Remain, Direct Water to Street Said determination and extent of the repair work shall be made at — o Scupper — All Utility service connections serving this developement shall be the discretion of the Public Works Inspector. M o made underground. — Field inspectors to review and approve underground service requirement All Private irrigation sprinkler heads shall be installed and positioned d prior to concrete placement, in a manner that will not cause irrigation overspray onto the public Cantilevered Deck N� March -2009 Q' right —of —way. 33.97' — Edison Company approval is required for meter location prior to installation. Copper shingles by Zappone — All downspouts and area drains to be within wall with hard connections. An Approved enchroachment permit is required for all work activities Connections to be non — visible and below grade in accessible boxes. within the public right — ofway. ICBO #: 4995, to meet Class A — Provide pedestrian protection adjacent to public way as follows: co A City encrochment permit is required for all non — standard private fire rating. Dist. from struct to prop line (SB) 6 P ( Protection improvements within the right —of —way. AN ! SB < 6' Fence & canopy 1/ SB < (ht of struct /4) Fence & canopy Water meter and sewer cleanout will be upgraded /installed to meet T. ( Struct hgt /2) > SB > (struct hgt /4) Fence only current City Standards. Said meter and cleanout shall be installed Building Footprint SB > (struct hgt /2) None with a traffic —grade box and lid. C. 12..53' When required, fence and canopy to be constructed per CBC C„ Shoring — refer to shoring plan 3303.7.3 and 3303.7.4. Lot � l7 O Vi .,.Lt 7t y,• Y 'S K'V ;ro I `' I I f I I s'_o" ; R= se ib °Ck n n ISSUE /REVISION Property Line r 08.28.07 1 Q 0.. a (2) 8' -3" Wide X 18' Deep Off Street Parking Spaces A.400 S— ' / 93 Flat Roof w/T.O. Parapet 41.34' CS 06.29.08 Back Check KH CS Provide Scuppers w /Downspouts / — o Scupper o N N o M o PO d sh d d duplicated, used a disclosed withort the Cantilevered Deck N� March -2009 Q' T. 33.97' r • Site /Roof Plan sce� a/ , " t-o Copper shingles by Zappone NG. 12.18' ,l ICBO #: 4995, to meet Class A co w .LSarchkaotz.c fire rating. / AN ! 1/ /0 T. ( i Building Footprint N C. 12..53' C„ Shoring — refer to shoring plan Lot I I EXIST. HIOUSE I , �n 2 r A.300 E ' _.. N.G. % � l7 O Vi .,.Lt 7t y,• Y 'S K'V ;ro I `' I I f I I s'_o" ; R= se ib °Ck n n , y.e s - . ---- -- -+-- ..rte • - -- -- i WOE O "' 1Af JI t -- a 17'5' I a i I ! I T.R. 16 11' J EXIST. HOUSE Lot 10 Roof Deck w/ T.O. Rail +33.97' Provide Area drains Property Line Wall Survey by Duca McCoy, Refer to Civil Copper shingles by Zappone ICBO #: 4995, to meet Class A fire rating. Property Line Rain Gutter AC units N 2T4a 45 E 130.01 t t 1 I� r Ott' 2/ 303 F° ° 1 Entry ourt 00 FS: 9.31' t I i Eave 0.22' N.G. 17.48' No N ` !k r A.3 0 ,s f M Mrid d I Nd I Ito N� 1 T.R. ;52.( N.G.` 28. d o� d .t• d / II I J Typical area and overflow drain Re: 10 /A.700 Elevator shaft vent to satisfy CBC section 3004. Submit for architect's approval. Class "A" 20 year Built —up Roof by Siplast Paradiene 20/30 or approved equal. ASTM 5849 Stone cap at parapet wall, slope typ. Mud wall and v —ditch per specification of soils report. See civil for details. Homeowner to provide periodic maintenance as required for removal of debris 1 O / 0 I i 1 I 1 I i 1 1 I , i i I r I / V �� ro f ?1 IN I j 10 0° ;et ock ... a 1 t% yr i LS a rch itects LAIDLAW SCHULTZ PROJECT Parrott Residence 3130 Breakers Drive Corona del Mar, CA 92025 DRAWINGDESCRIPTION Site /Hoof Pier DATE ISSUE /REVISION DRAWN r 08.28.07 1 Q 0.. a 11.30.07 Client Review A.400 S— ' '.T; 31.97' CS 06.29.08 Back Check KH CS *. work of the amhftect and may not be duplicated, used a disclosed withort the N� March -2009 Q' T. 33.97' r • Site /Roof Plan sce� a/ , " t-o a i NG. 12.18' (949) 645 -9982 Fax: (949)645 -9554 co w .LSarchkaotz.c / AN ! /0 T. R 31.97 N C. 12..53' C„ ; I , i E ' _.. N.G. , y.e s - . ---- -- -+-- ..rte • - -- -- i WOE O "' 1Af JI t -- a 17'5' I a i I ! I T.R. 16 11' J EXIST. HOUSE Lot 10 Roof Deck w/ T.O. Rail +33.97' Provide Area drains Property Line Wall Survey by Duca McCoy, Refer to Civil Copper shingles by Zappone ICBO #: 4995, to meet Class A fire rating. Property Line Rain Gutter AC units N 2T4a 45 E 130.01 t t 1 I� r Ott' 2/ 303 F° ° 1 Entry ourt 00 FS: 9.31' t I i Eave 0.22' N.G. 17.48' No N ` !k r A.3 0 ,s f M Mrid d I Nd I Ito N� 1 T.R. ;52.( N.G.` 28. d o� d .t• d / II I J Typical area and overflow drain Re: 10 /A.700 Elevator shaft vent to satisfy CBC section 3004. Submit for architect's approval. Class "A" 20 year Built —up Roof by Siplast Paradiene 20/30 or approved equal. ASTM 5849 Stone cap at parapet wall, slope typ. Mud wall and v —ditch per specification of soils report. See civil for details. Homeowner to provide periodic maintenance as required for removal of debris 1 O / 0 I i 1 I 1 I i 1 1 I , i i I r I / V �� ro f ?1 IN I j 10 0° ;et ock ... a 1 t% yr i LS a rch itects LAIDLAW SCHULTZ PROJECT Parrott Residence 3130 Breakers Drive Corona del Mar, CA 92025 DRAWINGDESCRIPTION Site /Hoof Pier DATE ISSUE /REVISION DRAWN REVIEW 08.28.07 Costal Review KH CS 11.30.07 Client Review KH CS 12.21.07 Submittal KH CS 06.29.08 Back Check KH CS Aw100 �5E1D AROh,, SHEET NO, Sc/f, Gtr .�i *t �� " e4 All drawings and written rnabanal appearing herein wnsUbAo original and unpublished C -22287 *. work of the amhftect and may not be duplicated, used a disclosed withort the N� March -2009 Q' written caneert of laidlaw schAtz Arohltecft. 1 r • Site /Roof Plan sce� a/ , " t-o =r o c �\1 �= (n O 3111 Seconder, CA Corona del Mar, CA 926212322 (949) 645 -9982 Fax: (949)645 -9554 w .LSarchkaotz.c 'r 1 r Attachment No ZA 7 - Project Plans i LS a rch itects LAIDLAW SCHULTZ I 1 I I PROJECT - Provide house street number visible and legible from street. Numbers Any of the existing public improvements surrounding the site is - shall be of non - combustible materials in special Fire Protection areas. damaged by the private work, new concrete sidewalk, curb and Corona del Mar, CA 92625 DRAWING DESCRIPTION gutter, alley /street pavement, and other public improvements will be Hardecape Plan - Provide 2% slope grade away from structures within 5' -0" of structure. required by the City at the time of private construction completion. DATE ISSUE/REVISION DRAVM REVIEW Existing Water Drainage Pattern to Remain, Direct Water to Street Said determination and extent of the repair work shall be made at KH CS f1.S0.07 Client Review - All Utility service connections serving this developement shall be the discretion of the Public Works Inspector. 12.2.07 Subadittal. KH CS made underground. Back Check KH CS - Field inspectors to review and approve underground service requirement All Private irrigation sprinkler heads shall be installed and positioned prior to concrete placement. in the a manner that will not cause irrigation overspray onto the public right -of -way. - Edison Company approval is required for meter location prior to installation. - Provide automatic irrigation at landscaped areas as required An Approved enchroachment permit is required for all work activities - All planting material to be reviewed with sub - contractor for suitability to local within the public right - ofway. conditions and regional zone - Refer to civil drawings for drainage and area drain locations, typical. A City encrochment permit is required for all non - standard private - Provide pedestrian protection adjacent to public way as follows: improvements within the right -of -way. Protection Dist, from struct to prop line (SB) Fence & Water meter and sewer cieanout will be upgraded /installed to meet canopy SB < 6' Fence & current City Standards. Said meter and cieonout shall be installed canopy SB < (ht of struct /4) Fence only with a traffic -grade box and lid. (Struct hgt /2) > SB > (struct hgt /4) None SB > (struct hgt /2) When required, fence and canopy to be constructed per CBC 3303.7.3 and 3303.7.4. 2 General Notes Bottom ass ranch rain per 93 civil drawings New concrete paving with Lot 8 N N N — 7 �landscape between pads t M M F/1 (2) 8' -3" Wide X 18' Deep E X I S T. H O U S E Off Street Parking Spaces 1 7S, Refer to Structural /Shorin Muhlenbergia Copillaris (Pink 6' -11" / " Hair Grass) at planter 54' -0" 6' -2" 28 - 13' -6" Fountain /Reflecting pool / EQ. A EQ. A I EQ. A EQ. A EQ. A EQ. A I I EQ. A I EQ. A -44 I 2' -0" 2' -1" 2' -1" Eq Eq Eq 1Eq Eq Eq Eq Eq Eq Eq Eq 6'- / Bottomless trench drain per 6 "tYP 6" 1' 0" 6" / civil drawings 3 1/2" 2 A.300 C O ;' ♦` _ 6 a ON All (` 1 1 i j ' v d t ! 1 1 o / ( i In n: N 0.01' 4--- ___ _.__ 40'45" .... .. - .. scr""r.srra»rnrr .,rY,..�•�,o �:►.��i �.���.��.��� ��,�.�..�.�. .w...n +swl.ra.�.wwins. w,.w.wr_w,ws non!•e._ -.._. _ _ II ": :,, ". i \\ ( \t I \fl i `.7 , ..l' „ , FR .. Y., . U .:•D:.� ::. ;: P�/ : J' era, n .•-O.. / / \ / \ / \ ♦ \ / / \� � \ \e_ �_- I in ...,...:. .., n .. ,: r ..... ..... ...: r.,.....:: . , . 4 .. ...r. , a ..,.. .. _.. ., ,...a.. . ::. _., ,I ... .. rr ... ........ .•.•. ..... ..m m' :• • . rr• rya n ",__�-- `� 'n• IT _ ...� „r.a.. ._t.h .2>_ � +.r.• —.� a= +r��_z �- �. —�..�, z•s •rte .. -xT � _ � �'•+.,..,._ -�., -, ray.::.: .....a.,r•::_:ai ,d'.•:_ ,.':: 5: } >,<: y ^.: .. ., r .. , a ... .... .. ..p :. ,.;r L.: :: ,... :.;.::^ ::...::,,,:,>•y ^:.��:. •�.i:E; i f I� 1 I 1 1 1 i I E.... -_.... .::. -...,. .,. ,. .. .__a..... _...:. x. ,:,. r. P Y ..::•:v ... ... ......: - - 111.,:.1 .: .,. _.: .. .:..... ... .. . j•� k. Op Ie; °I tU r �5 r. I ^'`'• """ r'^ I` II : 6 :13 P`rt 'rl ........ .... . 11 II II II 1 1 I II I I I I :`Iv 1 I II I �1 __._ _.. _.... .. I a of r o 2 A for t _ at is ons no 9 .. .. .. .. .. " ...., ..a.,. a ,. .... . _... , ..cgs ..,.. .. rn °,r ovi n la t m ri to P e .400 ... ....:................ <. .......,..,....,..... ,. ..._..._......... ,�.- ,,._,. a •:'r:rc %r,�4�: atc E hills• e s cie typical, I :.... > - Hand selected walking stones field locate with „ II >, M Seth c I (�gypp „ r. ,'. .., , ...,r.... E : .... .. ........ ... ..... .. .. ...,. ,. t < ..,•',.. .. . ,....�Y(': "� ...., ..:..........•..::;.Y_ .., . ,., ..... r Fern hui fill ]ante Verify Fen ass ilium at r - with I a � Ax.P+ :TF.^(.. �a+ '.'�' ..Md•`:,»r.:� �,(�` k _ : :x.A ,fr5:ww.a�r'.'C+e a Icabilit subcontractor riot to rchase �. 1 L I x-•,iL I � „_ ..,. .. -..[ .;.,..,... ..,..a. ...., r...,._,. , +,,: r.y +_, J.S 1 - °N• acv. .'9•;a ., • r4e:: \ _..:P : � �:.ti -t' r I \ / n .v ...... ... .... ... :, ., s.. .. _`•.,ry •>.,.. 2; ^:'pry ,:..:..'.,rf.... . _5::. {b:.,":v 9,f`n [ ,,,.: ... a , -... \ :.. ,... _ ..... :....... .:,.. a..i .,..a. :..... :.. ..:a .,- r.,«•�'n:.= _.: -N': �r:r `.;Y�. _.:=Pf vdJ 1 I � .v .....:.......: .. •.........., ,._ ., ...•..,, ., ,. i e..r ..:...<..,:..., i. , ,,.__ v. v,K... ,: ,. .iii: -n,3' 1ti. +. �s =.` around planter to Provide Stainless Steel Lan !e la .a,,. .,W , ._ ... .. ... :........ ......... .. ..,, ... _ <:.......,a....._. n..:. ,x..., ............... ...,.. a..... ; - } ``�;': Id back dec p sail g decomposed ho o granite . , 1 Y :... w :• :z<- ray to lines d exi in Y P <, Y , ,, h . ..v" ,.. ondit ons. ee D cc-McCoy .. , .. <. , ..... .. ...... ... l n f . , , .. ,.... .x . 5.. .. ,, .. ... <a .. 1 .. . , \ .�.., , ,.,., .n .: .. ... a .. .:. .... «,.v,a .,...... 12:. 1,,,,,,,,_,i1.;..,.,.,.. '�., .i:' «: :,..., < .,..::..:,•: -<.. r ...<... ...,.r•t.'= >-,r•'< :`” „> i �. ..:.- +<.....:..r..: ate, . _ >, atlae.<e: ;. _ Entr Court ,�C�' ` Specimen non fruit producing) Olive tree to be S rut r e h nil sale tali to vi a rri ximum namental a c pro d o or I I urve n .: .,...::.n .•:4 .v' :, ty.,. v .,..r ... ....,(. ('... }.. n.vrn F•,.. .0 t....,. -..- ,.... r. ,., iv n::_::,r.y, •Sr. h - . airy. unlit and access below `ranches. Verify quality 4 Y 0 I � - . a,...l. aC� An �F � 002 �y existing ndltlons verify with tl v h acceptability with 'ng �o rif ,.....1.,. , . .. ..::.......... . n:(:•: .� .... ° r v ,..:e_.,Y•: A. ,., a. :. <.. .4. .:. r, .. .. , ..iA,. _.. .- ._> > :•.:.,..:` <. ,, I ,..;•,'..:. ,,...:�....: .r...r ...::, M >.. _.. ,..a.,:,...'r, ",: t.,ti. r..'.• .. n., ...-x.... _ .,.... :.., J.: .'�,,...'[ '- 1av'! ?^ r: 2.;::: 9.31' _..3,: _ ..ati: V:]: 1J: 5�` w. ;' ;'::'..::c >`,``::� ;.: =a:.:•.. �: ;lid•_ .x {•C.7`: `, -y.... + ::..,-�:.,. ;v., sub- contractor ti 1 1 I .a.. ,...,_., <.,:.. _ ;...:, ;: >:, ;. t:. 1 Bot am of V -lilt h. See Civ I I >li - -A- Hand selected boulders t© be field located w' Dra ings i _ = = architect /owner. Provide .'Moss Cap (Dicranum)hat I/ I 6 boulders To of V- itch I 2 `, ♦ f; o o -0. -.: 1 " " -0 11-0. Decomposed granite at, courtyard A 00 ;:, ; >,; .:,:,,::,.aa.d:.:: •: E q Eq Eq Eq Eq Eq 6' -11" 5' -11" 2' -5" ( I� Refer to civil drawings for drainage, typical �0" I W CL Garage Doo 1 ; N W ;'� ��o ;� � hating beta finish rode. Re r t I «E. t draw gs y Shori Engine 1 iv ,':..: :,.,: \ ashed lied otes s ggested I / Hatch denotes integral colored r' 'k� g;'; ew 50 ontou line. Refer to /d % concrete with exposed aggregate. civil draw ngs fo new grading Provide sample for owner /architect approval. Typical all exposed paving. ! / Dashe line of oundeon bel w I # IProvide new ant aterial t 'r match ( illside pecies t pica], N -.r , ; „I \:• ". ?.i4 irk: ///�/',•5 1 /� wired I CL Garage Door / 1 C14; W i 2. I / I diei`.:4ii. ;i`y,' '•'Yw:° �t =�•' F ' t / Fen 1 c er to A.3 for :': ^ «I -, _ ` Imensions and h s 1 :,may ® :.. 111 __,____.._,_..,_... __.,___.__._._._ L[ ---------- �. n.. ... ,:at. lj W I ,. � ,. . a , . n. r . _ r. .:...:.:9..a a :, ..+�.a ::S• ,a. I I + r + +, - .: t,.1 «.r. -,. n _ _Y , rv__� .nt ... ,.5. « , A • _ .. ... 1 x. <. � =i.. or' - _,. n. ♦ �t 1 a ... ..... .. ... . . .... . .. ... 4 . Y ^t ..e.. J.. r ..� a,FY4u -•L. ..a:.:I : .,`I ' `�.� h• .fi�x9 .. , arm. , ., ..., .i.. .n:• ... a.., .. .. . �:, ti.�.:, ',`Y.': / Q / / ♦ k / <a .. ,. ., ,...ry, _ . .r. ... a:. n •. , ...,. .... _, w .. ... 'III. _if.. ,.✓, s t ^.. +i., .,..,..ay.n a. ^,. ...,..x <a. _ ,* r.rY 4. , .._( r _,. d..+r X .. t:. ��; •_tv a.'.r i.i.:. i = / S ______ , - ?vyu.•.:+- s.._t44'v rS<., ...., ,..., .._., .. .._ �:,.. Y.. <. . =A^:.. _ .- ,.. ... -y _ ... , .... .. -"� _ .. ,_<- :.,.- tea.,,. �-'�'> , �*< ... _:... � : \ :- }F,s:+;a:.ew•n' ,<�'r- ?�T>:- .'Li.e:.t1'Y__, P,t ba mink , .'lily .. .._ , ,. ,.,,, r - ... .. ...... ... ...._... ,, ... .. •a. ,._.. r':: a: :•a. '4 O , ,,,. Y .,. „r ,. n , .,a , a , a .,. .., -. «, ,,,,v ...a. .1+ . ..Y .::, . «,.y... �•.ra. .. - . ... ... .. . .. ... s• , ., .,. _.i I I I r:l:r Yom,(:. .'1• P'. h . ^. f: •`'. .' d. d '7'4 __ ;____�_�_ _�_.�_____�_� _ _____�__ ___ Chimney footprint— __ -- - -_ _ .N ,1 E 0.71 EqTYP ' Location of Steckel AC units. � See 11A•300 A.300 ' Removeable concr to pavers 1 Sump pump, refer to civil drawings 1' -0" 10' -5” 6' -5" ♦ 7T ® 11" if ♦ 16' -3" 9' -1" 5' -1" 4 7" 3' -44" 3' -9" 3' -`54" 3' -6" 2' -94" 2' -94" 2' -10" 24' -9" 1 1' -9" 1' -5i" 14' -0" 25' -5}" 6' -5" 30' -5" 11' -8" 18' -6" 34' -5�" i Caisson per Shoring Engineer _ Line of Building Setback e E X I S T. H O U S E Concrete the pavers pedestal system w ores drain .below. Se See civil drawins. N 0 { 1 �Q Lot 1 O d�NQ C.4 M4 d'Q 9 1 Hardscape /Landscape Plan scale. v4e - T-o' i LS a rch itects LAIDLAW SCHULTZ I 1 I I PROJECT Parrott Residence 3130 Breakers Drive Corona del Mar, CA 92625 DRAWING DESCRIPTION Hardecape Plan DATE ISSUE/REVISION DRAVM REVIEW 08.28.07 Coetal Review KH CS f1.S0.07 Client Review KH CS . 12.2.07 Subadittal. KH CS 08.29.08 Back Check KH CS /o K scl;(, e `x C -22287 T AL RENEW -9 FoF Cpl.\ KIT 1 SHEET NO, All dmwilgfs and wYdten material appealing herein corrs6Wteodgirml and unpublished work of the aroli teot and may not be duplicated, Itaen or disclosed without the written consent of Laidlaw Schultz Architects. 3111 Seconcl Ave'm,e Comna del Mar, CA 92625.2322 (949) 645-9982 Fax: (949) 6959554 www.LSarchi�cts.com ' i / i Attachment No. ZA 7 - Project Plan I i :]a rch itects AIDLAW SCHULTZ once I Drive ar, CA 92626 UEIREVISION DRAWN REVIEW )etal Review KH CS lent Review KH ce ibndttal KH CS kok Check KH CS A.200 SHEET NO. All drawings and written material appearing - herein constitute odgral and un"ished , work of the architect ad may not be duplicated, used or disclosed without the written consent of l.aldtaw Schultz Architects. - 3111 Second Avenue Corona del Mar, CA9260 -2322 (949) 646 -9982 Fax: (WA 646 -8654 www.LSarchttects.com - �F Attachment 'No: -ZA 7 = Project Plalp m :architects AIDLAW SCHULTZ m mce Drive ar, CA 92626 ....... . UEfREVISION DRAWN REVIEW )stal Review KH C-8 lent Review KH Cs ibmittal KH Cs kok Chock KH es A.201 SHEET NO. All drawings and written materiel appearing herein constitute original and unpublished work of the archlieut and may not be duplicated, used or clsolosed wifttA rho written consent of Ladlaw Schnitz Arehftects 3111 Second Avenue Corona del Mar, CA 92625= (949) 645-9982 Fax: (M) 6459554 www.!-Samhftacta.00rn —.1 ....._ ... ZA 7 Project PI Attachment No. - rojec and Y ,t \\ r —� architects LAIDLAW SCHULTZ E Residence Breakers Drive 1 del Mar, CA 92625 7RIPfiON a ISSUPREVISION Costal Review Client Review Submittal Back Check DRAWN REVIEW KH CS KH CS KH 1 KH CS herein constitute original and unpuMisfad y lc work of the architect and may not he duplicated, used or disclosed without the 20D9 �Q written consent of laidtew Schultz Architect&. 1AL Q� 3111 SecondAvenure 0 Corona del Mar, CA 92625 -2322 AL�F E Residence Breakers Drive 1 del Mar, CA 92625 7RIPfiON a ISSUPREVISION Costal Review Client Review Submittal Back Check DRAWN REVIEW KH CS KH CS KH CS KH CS E �& As202 k Rey SHEEP NO. r rCyG TFC1 All drawings and written netenal appearing herein constitute original and unpuMisfad y lc work of the architect and may not he duplicated, used or disclosed without the 20D9 �Q written consent of laidtew Schultz Architect&. 1AL Q� 3111 SecondAvenure 0 Corona del Mar, CA 92625 -2322 AL�F (949) 645 -9982 Fax: (949) 60.59554 , www.L8srcNtects.corn PA2014 -064 REVIEW natal Review KH ce lent Review KH ce ibmittai KH CS sck Check Attachment No. ZA 7 - Project Pl ns C -22267 herein consstube original and unpublished work of the amhlteotand my nct he '.� duplicated• used or disclosed whhout the s ,n, atKNEWooe Q written Ww SChuHZ Architec6. 1 Loft Plan (Unit B) 30616• V4' - r'0' 9r ��& 4� 31'11 Second AVerx,s F FO corona del Mar, CA92825 -2322 OF z C ALA (949) 848 -9982 Fax: (gag) 64 &9554 www.LSarctdtects.cam Y i Denotes Acoustical Partition 1. Tub /Shower w/ Anti - Scalding Fixtures. Provide 12" 19. Utility Sink 41. Meter /Main. Edison Company approval is req. for meter 57. Line of House Below 75. Fountain ' round cleanout 20. Line of roof above location prior to installation. Ground at service entry 58. Elevator. CemcoLift CMR -750 or equal. 7501b. 76. Spigots ® Fountain f 6" Stud Wall with 5/8" GWB. 2. Wotercloset - 1.6 Gallon /Flush to meet Standards 23. Stacking A/C condensers equipment w/ eupher ground #4 bar 20' long capacity. Verify framing size w/ Monf. Requirements 77. Elevator equipment set by American National Inst. Stds. A112.19.2 24. Refrigerator drawers horizontal in footing. Keep three feet clear from face 59. Tempered Glass Window /Partition /Guardrail 78. Flip down LCD TV +'" %°" Concrete Wall with 3/4" Furring H and S Code. Conceal water supply 25. Undercounter Wine Cooler of electrical panel to any wall surface or obstruction. 60. Washer w/ Recessed Floor Pon w/ Drain Below 79. Dryer exhaust vent and 5/8" GWB. / 3. Lavatory 26. Microwave Oven Amperage to be determined by design build contractor. Provide water sensor w /shut off. 80. Attic Access , 4. Towel Bar 27. Double oven Provide separate meters to service each unit. 61. Dryer - 4 Dia. Vent w/ Max. (2) 90' Bends, 81. Dotted Line Denotes Caissons Below ©; ` •" Concrete Structural Wall w /4" stud wall 5. Countertop 28. Overflow Drain 42. Sub -panel 14' Max. Run Re: S- Series Structural Drawings 9 -.- and 5/8" GWB. 6. Mirror 29. Vent stack. All plumbing and Kitchen venting to be run 43. Mechanical /Electrical /Plumbing Shaft 62. Built -in Bunk bed 83. 84. Dotted Line Denotes Chimney Above Owner provided cabinet Concrete Structural Wall 1/2" flat stud 7. Tile Shower w/ Anti- Scalding Fixtures. Provide teak grate. through faux chimney. 44. +42" guardrail 63. Toilet Paper Holder 85, - w/1 5/8 GWB. 8. Tile Shower Seat 30. Line of canopy above 45. Flue from below 64. Elevator Pump Unit, per Elevator Manuf. 86. Owner provided console 46" wide and 9. Recessed Shelf 31. Ptd. Wd. Shelf and 1Ya "0 Chrome Pole Hanging rod 46. Metal Flue, VIF 65. Elevator controller, per Elevator Manuf. 87. Owner provided oven. Coordinate millwork dimension 4" Stud Wall 0 Interior Walls U.N.O. 10. Tub/ Shower w/ anti - scalding fixtures. Provide cleanout. 32. Built -in Full- Height Cabinet 47. Exterior Handrail 66. Elevator car lighting disconnect with equipment. 11. Kitchen Sink w/ Garbage Disposal 33, Built -in Shelves 48. Planter 67. Elevator main line disconnect 88. Dumbwaiter 6" Stud Wall 0 Interior Walls U.N.O. 12. Bar Sink 34. Built -in Seat 49. Fire Bowl 68, Line of Exposed Beam Above 89, Provide 42" x 42" Clear Work Area Garage: One Hour Wall - 5/8" type 'X' 13. - 35. Built -in Desk 50. Reflecting pool. Re: Landscape 69. Line of Skylight Above 90. In -line fan within vent shaft GWB Wall GWB to 14. 36" Professional Range w Downdraft g / 36. Line of Ceiling/Soffit Above g/ 51. (E) Site Wall, V!F 70. Stone on Pedestal System w Drain Below y / 91. Internal downspout with hard connection to drainage system on garage side of well. roof sheathing with taped joints. 15. 42 ". Refrigerator w/ Filtered Water, Freezer Below, 37. Line of House Above 52. Wall Mounted Flat Panel TV, VIF 71. Light cove above Elevator /Dumbwaiter: UL Design No. 0333, 16. Downspout P 38. FAU Re: Title 24 Calculations 53. Overflow Scupper 72. Custom selected stepping stone. PP 9 Re: 4/A.002 17. Overhead Cabinets 39. Instantaneous Tankless Water Heater. Refer to Title 54. Self closing gate 73. Decomposed Granite fill "Note: Bathroom accessories, such as grab 18. Dishwasher 24 calculations for size and specifications. 55. Exterior Shower 74. Planter bars, towel bars, soap dishes, etc., on Stone Veneer, 40. Built in medicine cabinet 56. Trench Drain or within walls shall be sealed against Firebrick ®Fireplace moisture. Provide backing as required. 7 -1T7T7 =i ------ ol_..1. m ee___,___ Outside dimension are to face of finish ._ Retaining Wall (Below Ground) per Structural sww,rry \yNiwr. Vvulun uunumy dimensions are to be governed by this Note: Provide R -11 min. Batt Insulation ®a!I minimum requirement. interior walls, typ. 2 Plan Notes - N�N� O O O O 0 O d 2/A.300 ¢ a a a a O - - 10 ' -5Y2" 77' -7" 23' -1 Chu LS architects 3' -6" EQ EQ CLR LAIDLAW SCHULTZ ¢N EL 3 O 3:' . ........................................................................._................ ............................... _ - - - \ t 1 I ! 2/A.303 / i� F.O.F A.400 I _ I I e: .°.: ' :G. Ret. Wall I - - - - - -i I I e _ - - - - - -' � I 'a 00 A 400 I 3 CC1 Y1 I I I F.O.F I r Above I I \` Open: to i 69 I Bel 5 I I Post I I 58 �_- -� -- -- -- i i I ou f d Parrott Residence Stud 3130 Breakers Drive E;tL 1:12 1 Corona del Mar, CA 92625 UFJREVISION DRAWN REVIEW natal Review KH ce lent Review KH ce ibmittai KH CS sck Check KH CS -----------=------------------- - - - - -- ---------------- =--------- - - - - -- ----------- - - - - -- - - - - -- - - - - -- ------------ - - - - -_ - - - -- - - - -- -- ........ . ......... _ _� _ ° / ......._. ..... ........._._........_........_. i I i I i ' I i I H ' O .. i 0 i I al O I U) N N g It a 3' -0" 81' -3" 10' -1X6" Aw203 g ARC,,/ SHEET NO. . O M M - - �StD 4 �G t'f' SDh F GAT n� 1/A.300 Q N Q N 4s M Q d• Q v ?P All drawirge and written material apMfirg 6 C -22267 herein consstube original and unpublished work of the amhlteotand my nct he '.� duplicated• used or disclosed whhout the s ,n, atKNEWooe Q written Ww SChuHZ Architec6. 1 Loft Plan (Unit B) 30616• V4' - r'0' 9r ��& 4� 31'11 Second AVerx,s F FO corona del Mar, CA92825 -2322 OF z C ALA (949) 848 -9982 Fax: (gag) 64 &9554 www.LSarctdtects.cam Y Attachment No ZA-7 - Project Plans �i Y- architects AIDLAW SCHULTZ r nice Drive ir, CA 92625 UE(REVISICN DRAWN REVIEW petal Review KH CS lent Review KH CS ibmittal KH CS ick Check KH CS r1 r A.300 SHEET NO. All drawings and written matanal appearing herein wnabits original and unpublished work of the architect and may not be ' duplicated, used or disclosed without the written consent of Laidlaw Schultz Architects. 3111 Second Avenue Corona del Agar, CA92625 -2322 (949) 645 -9982 Fax (949)645 -9554 www.LSamhftacts.corn S PA201 4 0.04 T 12 1 Southern (Court) Elevation I 1 I Southern (Street) Elevation A Attachment No veneer wall, typ. ivers �7 i� )per 1g 1/A.700 �7 fivers. Louvers to up until top louver. 5,16,1 S /A.705 0 s and windows, typ. veneer icting pool Scale- 1/41 - T -0• T.O. Foundation Elev. +52.00' Copper shingles by Zoppone ICBO #: 4995, to meet Class A fire rating. Loft ,L Elev. +40.40' Y Channel Siding WD —CS PT— EXT —KH T.O. Flue Elev. +36.47' Ptd. Azek Louvers PT— Wood doors and windows per schedule Third Floor L Elev. +30.40' Natural Stone Veneer, Typ. ST —VW Sealed Concrete, Typ. CC —BF Painted Wood Handrails PT— EXT —GR Second Floor ,L Elev. +20.65 Sealed concrete, typ. CC —BF Stained Wood Garage Doors WD —TK Natural stone veneer, typ. ST —VW Garage ,L Elev. +11.40' Y Pin mounted dark bronze street address, 4- high Stained Wd Trellis, Re: 2/A.302 Scaler 1/4- - 1-0• 7 - Project Plans [Jar(zhitiiects LAIDLAW SCHULTZ PROJECT Parrott Residence 3130 Breakers Drive Corona del Mar, CA 92625 DRAWING DESCRIPTION Elevations DATE ISSUEIREVISION DRAWN REVIEW 08.28.07 Costal Review T 12 1 Southern (Court) Elevation I 1 I Southern (Street) Elevation A Attachment No veneer wall, typ. ivers �7 i� )per 1g 1/A.700 �7 fivers. Louvers to up until top louver. 5,16,1 S /A.705 0 s and windows, typ. veneer icting pool Scale- 1/41 - T -0• T.O. Foundation Elev. +52.00' Copper shingles by Zoppone ICBO #: 4995, to meet Class A fire rating. Loft ,L Elev. +40.40' Y Channel Siding WD —CS PT— EXT —KH T.O. Flue Elev. +36.47' Ptd. Azek Louvers PT— Wood doors and windows per schedule Third Floor L Elev. +30.40' Natural Stone Veneer, Typ. ST —VW Sealed Concrete, Typ. CC —BF Painted Wood Handrails PT— EXT —GR Second Floor ,L Elev. +20.65 Sealed concrete, typ. CC —BF Stained Wood Garage Doors WD —TK Natural stone veneer, typ. ST —VW Garage ,L Elev. +11.40' Y Pin mounted dark bronze street address, 4- high Stained Wd Trellis, Re: 2/A.302 Scaler 1/4- - 1-0• 7 - Project Plans [Jar(zhitiiects LAIDLAW SCHULTZ PROJECT Parrott Residence 3130 Breakers Drive Corona del Mar, CA 92625 DRAWING DESCRIPTION Elevations DATE ISSUEIREVISION DRAWN REVIEW 08.28.07 Costal Review KH CS 11.30.07 Client Review KH CS 12.21.07 Submittal KH CS 0828.08 Back Check KH CS � P Goa n� �C -22287 , l• �� Mmelr -2009 `C Ma A.301 SHEET NO. All drawings and written material appearing herein consihrta original and unpublished work of the architect and may not be duplicated, used or disclosed wtthoutthe written consent of Laidlaw Schultz Architects. 3111 Second Avenue Corona del Mar, CA 92625 -2322 (949) 645 -9962 Fax: (949)645 -9554 www.IBaruhitects.com ii X PA2'014 --064 Attachment No. ZA 7 - Project Plaft LSa'rchi-tc2cts LAIDLAW SCHULTZ' PROJECT Parrott Residence . 3130 Breakers Drive Corona del Mar, CA 92625 DRAWING DESCRIPTION Elevations DATE ISSUE/REVISION DRAWN REVIEW 08.28.07 Costal Review KH CS 11.30.07 Client Review KH 08 12.21.07 Submittal KH Cs 05.28.08 Back Check KH CS duplicated. used or disclosed wkhor6the tP� March -2009 Q written consent of taIdlew Schultz ArchItects. RENEWAL Q= 3111 Second Averwe C� Fc, OF Corona del Mar, CA 92625 -2322 ' C A\-1 (949) 645 -9962 Fax: (949),645 -9554 www.LSamInIteds,com 7 - 0 4 4' -5„ 4 n 4$ 14" 1, -0n 5„ G •'4 Z, .. 4+� 2n 4 $ 4 Fountain below Ihjt} •ne of concrete wall : —I— — x to p - 0 I N � e a Q — as required '4- Quirk at corner o connections typical p Peg connection Line of light below 4 v4 4 Q4.. 6 - 5 Plan at Trellis and Fountain 4 - Copper Cap at outrigger Copper Cap at outrigger Recessed beam in alternate wood WD -JH Copper cap at column Copper cap at column Pegs at trellis to column Pegs at trellis to column connection in alternate wood connection in alternate wood Natural stone veneer WD -JH WD -JH WD -CS Trellis beam 4 ': Trellis beam Copper shingles by Zappane WD -TK WD -TK ICBO #: 4995, to meet Class A fire rating. D z 1 T.O. Ridge Y\ Elev. +33.65' Scheduled wall, RE: A.303 44 Scheduled wall, RE: A.303 x m c -- Column Column M g WD- TK WD -TK — 4Q i N 4. o — A.701 Wood Windows Ptd. v a. 11�n i 1 PT- EXT -SG Channel Siding Weir within Wall Copper Teka T -40 Pendant ( 4`p LU ( H1 aef EPT-EXT-KH mSmooth Exterior Plaster o' 4 EP -GR 1 I 1 Second Floor 29 i — Elev. +20.65 A,7�r-- - - ---- - -. -- - -� ; 1 - ----- - -- - -- oI ____..___- ____._,.___. � ........ ....... . ....... .. .. ._ to o> 1 I ; IL I I I I 103 Open to) I ....... 44" ___,....-_- _- ..___ -.... I i of .....: ....._ o f Recessed light, RE: Lighting i l _---- .___-_-. ._ Sealed. concrete, t yp' C-4 4 plan and spec sheet for -B UJ ..... o . r specifications o....... ....... ....... ....... 110 A I I Wood Windows Ptd. - 7o4 I I S PT- EXT -SG w -- -- First Floor L I v ...................... ............................... 4 1 Sealed concrete • Elev 0 , . +9.4 . ............................... ....... .............. .... _ :I 1 I ............... ....... 4 • Yy r............ 4 ............................... ........... _ ............._....-..._........_,.........._...,.__.,..............-..-... r_...,...-.........,.......-,......._....-.__.._,...-....._-.-..-.,._...... .._.....,............_......_.. _. : ' ... . ':.::. : .:. .. 14 4 a 4. r n �T - -- - -�- ------ _..........__..._ .................__...-.._._....___..__...---_.__.._ .___._..- ..__...- __......_ -.... Glass mosaic the at a . fountain .... . _.._... ...._ ..... .... .__...._....._._, a 4 ' 4 UT AB G 4 4 4.' ......„_.,_._... -,.__ _,_..-__ r_-_.-__..____,_. ...- .- _........_...._.......,._ .._...- _.,.. -_.. - .- __..__.,_..._...,.......___. ._..__.. _...._.....- _.._..___.- _... -.._ • q 4 I Sealed concrete, typ. CC -BF Recessed light, RE: Lighting plan and spec sheet for specifications 3 Trellis (Front Elevation) 2 Trellis (Side Elevation) Northern Courtyard Elevation Same- 1/4' - V -0' LSa'rchi-tc2cts LAIDLAW SCHULTZ' PROJECT Parrott Residence . 3130 Breakers Drive Corona del Mar, CA 92625 DRAWING DESCRIPTION Elevations DATE ISSUE/REVISION DRAWN REVIEW 08.28.07 Costal Review KH CS 11.30.07 Client Review KH 08 12.21.07 Submittal KH Cs 05.28.08 Back Check KH CS A.,302 SHEET No. U G�T� nil All drawings and written rratedal appearing 4QP C -22287 herein cormthAe original and unpublished * work of the architectand may not be duplicated. used or disclosed wkhor6the tP� March -2009 Q written consent of taIdlew Schultz ArchItects. RENEWAL Q= 3111 Second Averwe C� Fc, OF Corona del Mar, CA 92625 -2322 ' C A\-1 (949) 645 -9962 Fax: (949),645 -9554 www.LSamInIteds,com `r w ,3 12 T.O. Foundation Wall Y Elev. +52.00' Line of natural grade at property Concrete V -ditch per soils report. Refer to grading for additional information. Storage access door - incorporate into cabinetry Loft _ Elev. +40.40 Reinforced Concrete wall per structural Structural steel per shoring drawings. Refer to 23/A.704 for waterproofing Third Floor Y Elev. +30.40' Pressure treated lagging per shoring drawings. Miradrain and Miroclay elements between lagging and concrete wall Reinforced concrete floor slabs per structural Second Floor _ Elev +19.90 Living area concrete floor slabs should be underlain with a moisture vapor retarder consisting of a polyvinyl chloride membrane such as 10 -mil Visqueen, or equivalent. Refer to soils report by Geosoils, INC for full specifications. 4° Dia, discharge pipe to underslob drain lines M6000 Drain grate 0 each bay First Floor — Elev. +9.40' Concrete Cassion, RE: Shoring Base of Slab _ Elev. +6.23' Longitudinal Section Through Site Concrete V -ditch report. Refer to g for additional info T•0. Foundation A 60TV, +52.00 � Loft Elev. +40.40 Reinforced Concre structural. Refer 1 for waterproofing Third Floor EIY ev. +30.40 Refer to 2/A.400 drainage /shoring Second Floor Elev. +19.90 Living area concr, should be underlc vapor retarder cc polyvinyl chloride as 10 -mil Visque Refer to soils rer INC for full specie First Floor Elev. +9.40 Concrete Cassion. Shoring drawings min. embedment g x O n --------------------- - - - --- 1 Attachment No.--Z-A-7 - Project P 13 gtudy I I 1 1 II I I 1 i '�:, •.. 400 I I I I I 23 ALIGN r--------- A.700 1 •'y •V'�..e I 1 tl „ L___ —J 1 it .. y °''� i:. °•, :;. ALIGN 1 .. 1 pining t__... -._; ": `.,•; ": 300 3D1 :_. ,- ._._..-_._ir-_-v___:_.._.-_--- x 20 N p�7{y0 II �. -r X01 t5• '° V � 1 p° n A 3 „ Laundry Kitchen a it Deck • r:: a: r - -- i 201 202 2 4 210 e /0 205 A 7 a :. I 10_ M• Closet Y I.. «. .• B' i I Co 208 I 1 LOT r ' tl , II Second floor IN - - I 1 r I 1 Il e: 'a. a: _ ,a.. ° ' °w '•4 :.4.'. 'd 3 °.. d p. .. Vestibule 1 I-J i 1 101 E =1 EI ,x. Property G r .;..••'�: °,..s: \ \ x ;' WB T` Line u Alin 100 1 M. ath \ \ `, c arc e 3 O o ii d. ;. 114 113 112 / 1A1 t09 tl / 00 �J Garage Elev. +11.11 tL3 y r., ,•. FE // .O a .p •° — a N v v 7 e: . a A F ° s e. • 1 I 1 r e a /. ° e• a e i' ° r :! Trench •,i. v : - n• I Drain n „ :P I • r b. ... .. a w•.., '.. +.• •: � .'� 3•: I 1 I I a ° I I I I •r tl Scales 1114• - Y -0' Longitudinal Section Scale- 1/4• - 1'-0' LSa rch itects LAIDLAW SCHULTZ PROJECT Parrott Residence 3130 Breakers Drive Corona del Mar, CA 92625 DRAWING DESCRIPTION site section DATE ISSUE/REVISICN DRAWN REVIEW 06.28.07 Costal Review KH CS 11.80.07 Client Review KH CS 12.21.07 Submittal KH CS 06.29.08 Back Check KH CS Aw400 D /TF SHEET NO. GN. SO Gy Ct ?p !l '1 All drawings and written material appearing C -22287 herein constitute original and unpublished •* * work of the architectan d may rat be dLVicate4 used ar d %dosed wdhorA the tn� March -2009 Q written consent of laidiew Schultz Architects. RENEWAL Q� 3111 Second Avenue FOF Corona del Mar. CA 92825 -2322 ; CAO (949) 645 -9982 Fax: (949) 6459654 www.LSarchlteots.corn f ;r: