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HomeMy WebLinkAbout01_Janes Residence Modification_PA2014-139 o4�EwP COMMUNITY DEVELOPMENT DEPARTMENT H PLANNING DIVISION U 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 (949) 644-3200 Fax: (949) 644-3229 `'L'FOR ' www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT January 15, 2015 Agenda Item No. 1: SUBJECT: Janes Residence Modification - (PA2014-139) 121 Harbor Island Road ■ Modification Permit No. MD2014-009 APPLICANT: Donna and David Janes, Property Owners PLANNER: Jason Van Patten, Planning Technician (949) 644-3234, jvanpatten@newportbeachca.gov ZONING DISTRICT/GENERAL PLAN • Zone: R-1 (Single-Unit Residential) • General Plan: RS-D (Single-Unit Residential Detached) PROJECT SUMMARY A modification permit to allow a 1,067-square-foot addition to an existing 4,803-square- foot single-unit dwelling with nonconforming parking. The property provides a two-car garage measuring 19 feet wide and 21 feet 9-1/2 inches deep where a minimum 20-foot by 20-foot interior dimension is required, and a third unenclosed space in the driveway measuring 8 feet 3 inches wide and 19 feet deep where an enclosed 10-foot by 20-foot minimum interior dimension is required. As proposed, the garage will be modified to provide an interior width of 19 feet and depth of 20 feet, and the driveway space will be expanded to a width of 10 feet and depth of 19 feet 6 inches. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Draft Zoning Administrator Resolution No. _ approving Modification Permit No. MD2014-009 (Attachment No. ZA 1). DISCUSSION • The subject property is located within the Beacon Bay area of the City which is characterized by a mix of single-unit and two-unit dwellings. Janes Residence Modification Zoning Administrator, January 15, 2015 Page 2 • The property is developed with a 4,803-square-foot, single-unit dwelling with attached two-car garage, and was built in 1959. Additions to the dwelling were constructed in 1973 (new bedroom), 1976 (new entry), 1990 (new second floor), and 2000 (minor addition and remodel). At the time of original construction and until the Zoning Code change in 2010, the existing two-car garage (19 feet wide by 21 feet 9-1/2 inches deep) was in compliance with off-street parking standards which required a minimum of two spaces (at least one covered) measuring 17 feet 6 inches wide by 19 feet deep for each single-unit dwelling. • Due to the Zoning Code update in 2010 and changes to the off-street parking requirements, the existing parking is now considered legal nonconforming. The current Zoning Code requires three spaces in a garage for single-unit dwellings that exceed 4,000 gross square feet and each space is required to provide a minimum interior width of 10 feet and depth of 20 feet because the lot is wider than 40 feet. The existing two-car garage measures 19 feet wide and 21 feet 9-1/2 inches deep and the third unenclosed driveway space measures 8 feet 3 inches wide and 19 feet deep. Parking is nonconforming due to the type (third space not in a garage), and size provided (interior dimensions). • Pursuant to Zoning Code Section 20.38.060 (Nonconforming Parking), additions to residential developments with nonconforming parking are limited to a maximum of 10 percent of the existing floor area of the structure. However, a larger addition may be allowed subject to the approval of a modification permit. In this case, the proposed addition represents approximately 22 percent (1,067 / 4,803) of the existing floor area of the structure. • The proposed addition consists of 78 square feet on the first level for the living room expansion, closet, and elevator, with 989 square feet proposed at the second level for a new retreat, office, and sun room. Other improvements proposed include a new balcony and fireplace. • As part of the expansion, the applicant proposes to expand the driveway space to a width of 10 feet and depth of 19 feet 6 inches, the maximum extent feasible given the shape of the lot and orientation of the dwelling. To accommodate this change, the garage will be reduced to an interior depth of 20 feet, while maintaining the existing clear, 19-foot width, which remains adequate in size to accommodate two vehicles. • Any expansion of the garage to accommodate a third enclosed space with code-compliant dimensions would require significant alterations to the interior living area as well mechanical, HVAC, and water heating systems. Given the scope of the work, a redesign to reduce the size of the addition will significantly impact the intent of the project and not meet the objectives of the applicant. Tmplt:04-17-14 Janes Residence Modification Zoning Administrator, January 15, 2015 Page 3 • The existing two-car garage and driveway space provide three useable spaces, fulfilling the intent of the Zoning Code by providing adequate parking on site. Approval of the Modification Permit allows the applicant to continue the use of the existing two-car garage, and will improve the size of the driveway space which to date, has not proven detrimental to the occupants or neighbors of the dwelling. • Conditions of approval have been added requiring the applicant to remove the storage cabinets that line the southerly sides of the garage for the purpose of maintaining clear unobstructed access to the driver side of a vehicle in the garage. The clearance provided will provide accessible off-street parking to the greatest extent feasible, fulfilling the intent of the Zoning Code. ENVIRONMENTAL REVIEW The project is categorically exempt under Section 15301, of the State CEQA (California Environmental Quality Act) Guidelines - Class 1 (Existing Facilities). This exemption includes additions to existing structures provided that the addition will not result in an increase of more than 50 percent of the floor area of the structures before the addition, or 2,500 square feet, whichever is less. The project involves an addition of 1 ,067 square feet, or approximately 22 percent of the floor area of an existing single family residence. PUBLIC NOTICE Notice of this application was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of- way and waterways) including the applicant and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD An appeal 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: JascvVan Patten Planning Technician Tmplt:04-17-14 Janes Residence Modification Zoning Administrator, January 15, 2015 Page 4 J M/jvp Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Applicant's Project Description ZA 4 Site Photograph ZA 5 Project Plans Tmplt:04-17-14 1 Attachment No. ZA 1 Draft Resolution �� QP �� ��P P�" O� �� �� \�� RESOLUTION NO. ZA2015-0## A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING MODIFICATION PERMIT NO. MD2014-009 TO ALLOW A 1,067-SQUARE-FOOT ADDITION TO AN EXISTING SINGLE-UNIT DWELLING WITH NONCONFORMING PARKING LOCATED AT 121 HARBOR ISLAND ROAD (PA2014-139) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Donna and David Janes, property owners, with respect to property located at 121 Harbor Island Road, and legally described as Lot 20 of Tract No. 3285 requesting approval of a modification permit. 2. The applicant proposes a modification permit to allow a 1,067-square-foot addition to an existing 4,803-square-foot single-unit dwelling with nonconforming parking. The property provides a two-car garage measuring 19 feet wide and 21 feet 9-1/2 inches deep where a minimum 20-foot by 20-foot interior dimension is required, and a third unenclosed driveway space measuring 8 feet 3 inches wide and 19 feet deep where an enclosed 10-foot by 20-foot minimum interior dimension is required. As proposed, the garage will be modified to provide an interior width of 19 feet and depth of 20 feet, and the driveway space will be expanded to a width of 10 feet and depth of 19 feet 6 inches. 3. The subject property is located within the single-Unit Residential (R-1) Zoning District and the General Plan Land Use Element category is Single-Unit Residential Detached (RS-D). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Single-Unit Residential Detached (RSD-A). 5. A public hearing was held on January 15, 2015, in the Corona del Mar Conference Room (Bay E-1 st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project 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). Zoning Administrator Resolution No. ZA2015-0## Page 2 of 7 2. The Class 1 exemption includes additions to existing structures provided that the addition will not result in an increase of more than 50 percent of the floor area of the structures before the addition, or 2,500 square feet, whichever is less. The project involves an addition of 1,067 square feet, or approximately 22 percent of the floor area of an existing single-family dwelling. SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.52.050.E (Modification Permits — Required Findings) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. The requested modification will be compatible with existing development in the neighborhood. Facts in Support of Finding: 1. The neighborhood is generally comprised of a development pattern of one and two-story single-unit and two-unit dwellings. The Modification Permit will allow an addition to a two-story, single-unit dwelling which is compatible with abutting properties, which are single-unit dwellings. 2. The applicant is proposing a 1,067-square-foot addition to the existing dwelling. The proposed addition will comply with all applicable development standards, including floor area limit, height, and setbacks, and will not intensify or alter the existing nonconformities. 3. The proposed two-car garage and expanded driveway space provide three usable spaces which exceed the number and size of spaces required of dwellings (two spaces measuring 17 feet 6 inches wide by 19 feet deep) in the neighborhood which were developed prior to the Zoning Code update in 2010. Finding- B. indin :8. 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. At the time of original construction and until the Zoning Code change in 2010, the parking provided (two-car garage with interior width of 19 feet and depth of 21 feet 9- 1/2 inches) was in compliance with off-street parking standards which required a minimum of two spaces (at least one covered) measuring 17 feet 6 inches wide and 19 feet deep for each single-unit dwelling. However, as a result of amendments to the Zoning Code, three spaces in a garage, each measuring 10 feet wide by 20 feet deep 07-22-2014 g Zoning Administrator Resolution No. ZA2015-0## Page 3 of 7 are currently required for single-unit dwellings in excess of 4,000 square feet and located on lots wider than 40 feet. The existing two-car garage and unenclosed driveway space are substandard due to type (third space not in a garage) and size provided (interior dimensions), and are therefore legal nonconforming. 2. The granting of the Modification Permit is necessary to allow a reasonable addition to an existing dwelling that was constructed in compliance with off-street parking standards in effect at the time of original construction and up to the Zoning Code change in 2010, and that are adequate to accommodate the parking of three vehicles. 3. The proposed addition is primarily confined to the second floor, with the existing floor plan adjacent to the garage remaining in its current configuration. 4. Widening the interior width of the garage to accommodate three spaces, as required by the current Zoning Code, would significantly impact the existing floor plan. 5. The proposed 10-foot wide by 19-foot-6-inch driveway space maintains an average depth of 21 feet 11 inches which will ensure that a vehicle does not extend into the public right-of-way. The size of the space proposed is the maximum extent feasible given the irregular shape of the lot. 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. Given the scope of work, increasing the width of the garage to accommodate a third space results in a practical difficulty by requiring significant structural alterations to existing living area abutting the garage. Expanding the garage to the north would require reconstruction of an existing bathroom and laundry room, and would impact the location of the gas meter. Expanding the garage to south would require alterations to the existing study and a relocation of the dwelling's mechanical, HVAC, and water heating systems. Expanding the garage to the west would require alterations to the existing library and any expansion to the east is limited by the irregular shape of the lot. 2. The proposed modifications will maintain two useable garage spaces, and result in an expanded driveway space which will limit any obstructions into the right-of-way. The spaces provided will be adequate in size for the parking of vehicles, fulfilling the intent of the Zoning Code by providing three adequate spaces on site. Approval of the Modification Permit allows the applicant to continue the use of the three existing spaces on-site, which to date, have not proven detrimental to the occupants or neighbors of the dwelling. 07-22-2014 q Zoning Administrator Resolution No. ZA2015-0## Page 4 of 7 3. The project is conditioned requiring the applicant to remove the storage cabinets that line the southerly side of the garage for the purpose of maintaining clear unobstructed access to the driver side of a vehicle in the garage. The clearance provided will provide accessible off-street parking to the greatest extent feasible, fulfilling the intent of the Zoning Code. The applicant is permitted to provide overhead storage at the front of the garage in compliance with the Zoning Code. 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. Reducing the size of the addition to not more than 10 percent of the existing floor area of the structure will significantly impact the intent of the project and not meet the objectives of the applicant. 2. Other alternatives would require that the applicant expand the existing two-car garage to accommodate a third enclosed space or provide a tandem configuration. Expanding the width of the garage north or south would require significant alterations to the interior living area as well as mechanical systems necessary for the dwelling. Expanding the depth of the garage to provide an enclosed tandem configuration would significantly reduce the area of the library located adjacent to the garage as any expansion towards the front setback line is limited by the irregular shape of the lot. 3. The proposed two-car garage and expanded driveway space provide three usable spaces which exceed the number and size of spaces required of dwellings (two spaces measuring 17 feet 6 inches wide by 19 feet deep) in the neighborhood which were developed prior to the Zoning Code update in 2010. Finding- E. indin :E. The granting of the modification would not be detrimental to public health, safety, or welfare, to the occupants of the property, nearby properties, the neighborhood, or the City, or result in a change in density or intensity that would be inconsistent with the provisions of this Zoning Code. Facts in Support of Finding: 1. The proposed addition will occur on the first and second floor, will maintain a minimum distance of four feet from the nearest neighbor, and will provide adequate protection for light, air, and privacy. The addition will not preclude access to the dwelling and will be consistent in scale with other dwellings in the neighborhood. 07-22-2014 in Zoning Administrator Resolution No. ZA2015-0## Page 5 of 7 2. The existing nonconforming two-car garage and space in front have not proven to be detrimental to the occupants of the property, nearby properties, neighborhood, or City and are adequate in width and depth to park three vehicles. 3. The proposed addition will result in a floor area that is less than the maximum allowed by the Zoning Code. 4. The approval of this Modification Permit is conditioned such that the applicant is required to obtain all necessary permits in accordance with the Building Code and other applicable Codes. 5. As conditioned, the applicant shall remove the storage cabinets that line the southerly side of the garage so as to maintain clear unobstructed access to the driver side of vehicle in the garage. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Modification Permit No. MD2014-009, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal 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 15TH DAY OF JANUARY, 2015. By: Brenda Wisneski, AICP, Zoning Administrator 07-22-2014 Zoning Administrator Resolution No. ZA2015-0## Page 6 of 7 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 3. Each parking space within the garage shall be permanently available and maintained for parking purposes. Storage cabinets along the southerly side of the garage shall be removed and any other obstructions including cabinets, shelving, or similar that may impact the ability to adequately park two (2) vehicles shall be removed. 4. The unenclosed driveway space shall maintain a minimum width of 10 feet and depth of 19 feet 6 inches. 5. Vehicles parked in front of the garage shall not project into the public-right-of-way. 6. No improvements shall be permitted within the 5-foot wide storm drain easement along the southerly property line. 7. This Modification Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 8. A copy of the Resolution, including conditions of approval (Exhibit "A") shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 9. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with the most recent, City- adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. 10. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 11. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise-generating construction activities to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday and 8:00 a.m. 07-22-2014 12 Zoning Administrator Resolution No. ZA2015-0## Page 7 of 7 and 6:00 p.m. on Saturday. Noise-generating construction activities are not allowed on Sundays or Holidays. 12. This approval shall expire and become void unless exercised within twenty-four (24) months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 20 (Planning and Zoning) of the Newport Beach Municipal Code. 13. 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 Janes Residence Modification including, but not limited to, the MD2014-009 (PA2014-139). 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. 07-22-2014 �� QP �� ��P P�" O� �� �� \�� Attachment No. ZA 2 Vicinity Map 15 �� QP �� ��P P�" O� �� �� \�� �8 o 536 �. , 2 '14J �� • l t 41 O ,r X72 tiIla 56 r 116 � o - sir ►, Af 6+..��. A 16 34 36 6 7 8 9 Newport Beach Disclaimer: Every reasonable effort has been made to assure the accuracy of the data provided,however,The City of GIS Newport Beach and its employees and agents disclaim any and all responsibility from or relating to any results obtained in its use. ° m 0 100 200 �jM Imagery: 2009-2013 photos provided by Eagle Feet Imaging www.eagleaerial.com 1/5/2015 17 �� QP �� ��P P�" O� �� �� \�� Attachment No. ZA 3 Applicant's Project Description 19 �� QP �� ��P P�" O� �� �� \�� Modification Application continued: revised December 3 2014 Modification number. PA2U14-139 Site address: 121 Harbor Island Road, Newport Beach , ' 3 2014 Project description: Addition of 1,062 sf to a 4,803 sf residence&garage. o i° �c't� NT � Modification request: Allow addition which exceeds 10%of floor area to SFD which is legal nonconforming per section 20.38.060,A, 2. Due to type and size of required on site parking spaces. The existing two-car garage measures 19'wide in lieu of the currently required 20'clear.Additionally the existing third parking space is uncovered and measures 19'-6"x 10'. In lieu of the required covered parking space measuring 20'x10'. Nonconformity is due solely to zoning code amendments. Modification Findings: 1. The requested modification will be compatible with existing development in the neighborhood: The majority of homes in the neighborhood have only 2 car garages. Which is all that has been required until the code changed.This site will continue to provide at feast 3 on site parking spaces,two covered. 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: Due to the trapezoidal shape of the lot. The existing permitted driveway is 32'wide, 7'wider than is allowed. And widening the driveway for an additional Garage would also eliminate one more on street parking space. Exacerbating the current on- street parking shortage. Additionally the trapezoidal lot shape causes the third parking space to not conform to the currently required size. Even though it averages 22'deep. To remedy this we propose to move the Garage door into the Garage, as depicted. 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: Providing the required depth for the third parking space would require demolition of the East wall of the Library which is lined with custom built decorative book shelves and display cases,floor to ceiling, see photo. Providing the currently required 21 width of the two car Garage space would require relocation of the HVAC unit. Because shrinking the Mechanical room 8 sf would eliminate the code required equipment access space.There for it would need to be completely relocated. Additionally it,.quuld eliminate the storage, which lines the entire South wall. This short-term solution would leave the home with inadequate storage. A common problem, which often forces residents to give up on one or more entire parking space, in the future.The existing two-car parking space is already 18"wider than previously required. 18"wider than the vast majority of all existing Garages in the City. 4. There are no alternatives to the Modification Permit, that could provide similar benefits to the applicant with Iess potential detriment to surrounding owners and occupants, the neighborhood, or to the general public: The existing legal non conforming parking for 3 cars. Has provided more than the required parking for over 55 years. It shall continue to do so to the betterment of neighborhood.And since the owners have only two cars,the driveway is only used by guests/infrequently. 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.. The total proposed building square footage is 5,870. Which is less than half of what is currently allowed. This dramatically"under built"design will help preserve the less dense streetscape. To the benefit of the community.A third garage door and wider driveway would be esthetically less pleasing and would eliminate another on-street parking space. Additional justifications: 1. For over 55 years this site had at least 3 functioning On-site parking spaces plus one nonconforming due to size. It now has 0 conforming parking spaces, This problem is due solely to the code changes, From a practical stand point the site still has 4 on-site parking spaces. Which are used with out blocking the sidewalk. The fourth parking space is used for small/sub-compact cars and "golf"carts. There by freeing up more on-street parking. 2. Adding a third Garage on the North side of the existing Garage would eliminate the third bedroom, yielding only a two-bedroom home!OR adding a third Garage on the South side of the existing Garage would eliminate the existing Powder Room, require relocation of the HVAC&water heating systems and would greatly reduce the size of the Entry Patio. Which currently provides an inviting, beautifully landscaped street scape%pen space. With in the buildable area. 22 3. The existing& proposed home has only three Bedrooms. The owners us two of them. The third bedroom is a Guest Bedroom that obviously doesn't necessitate providing an additional Garage for occasional guest/visitor use. The uncovered on-sit,<parking space is quite adequate. 4. The Zoning code parking amendment assumed that a 4,000+sf home will have more than 3 Bedrooms. But that is not the case in this home. 5. This project was prompted by the owners near future necessity to make the site accessible, for a resident with worsening cancer. Allowing the owners to remain in their own home facilitates reasonable accommodation. For two seniors who are long term residents. And ultimately allowing for a live in caretaker. 6_ The California Coastal Commission only requires a two-car garage, not three. 7. Per the zoning code applicable until 4 years ago.This property had 2 legal conforming on-site covered parking spaces. Plus 2 non-conforming due to size, spaces in the driveway. One is a minimum of 18'-7°deep by 8'-3" wide. Plus one nonconforming/sub-compact space. But again according to staff there are now 0 legal conforming parking spaces, due to code changes. 8. The existing Single Family Dwelling was fully code conforming when constructed. Prior to 2010 this modification would have been unnecessary there by saving the owners considerable grief, time and money. Thank you for considering our appeal. Sincerely Scott Brownell,Architect �� QP �� ��P P�" O� �� �� \�� Attachment No. ZA 4 Site Photograph 25 �� QP �� ��P P�" O� �� �� \�� Olog 1 . • '?A I • Ob lb lb �j jj 1 . f ql 64 lk Of 0 % % V t it ,• 40 A af Olf to lb lk ON 6 A f 1*6 06 -1 i v 16. -� " I i 0 d4r rpm el dft a, Kit ,*4 bt - S, k 04 4,1 46 POO tip, #,b Vi ., 4 4*V Sol ft. .I - L IP cr r t • iSO il . j , • , •. •, • . . • • Ir" • . • •�• 1 If it p —da ONE— owl fo Is f; 46 je v SW ar W. 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DOCKS �� II I �� II ~ o UNGHG. SITE ���I� ���I�� rn EXISTING GONG. V rn WALKWAY c„) PROPERTY V jo LINES - PROPERTY IST FLOOR ADDITION Q N EXG. BAY WINDOW m [a 2 STORY ELEVATOR \ / J Q \ UNGHG. I ~ ADDITION LINES Lu N 64° 02' 20" W 131.44' h'_ 0 J = IST FLOOR 2ND FLOOR ADDITION W < UP UP ADDITION UP EXISTING SIDEWALK \ Z w \ \ UNGHG. m � \\\N 2 STORY ADDITION 00 'x\\\\ z \ p NEW DECK AT 2ND FLOOR >- \ O I EXISTING 2ND \ = O j \ \ FLOOR TO REMAIN \ DWELLINGATTAGHEDLY V a0 \ \\ GARAGESm-- 2NO Fn iotoFR cs (Vv V s � lek �i \ L- — — — — — — — � EXISTING 2 GAR \ GARAGE 20'XIq' CLR. EXISTING DRIVEWAY Q \ UNGHG. O W \ 3RD PARKING \ IST FLOOR � SPACE 111'-710'/-7I \ � \ \ � ADDITION I � O �� �(�'� EXISTING STEPS � UNGHG. UP L — \ I I o __ _ __ O 0 EXISTING IST FLOOR ¢� TO REMAIN EXG. BULKHEAD UNGHG. \ � — _un _ _ �-� � ¢ o 5' STORM DRAIN — — 0° P CURBto co EASEMENT — — — _ �O �- UNGHG. N FUTURE RAMP N w ZQ 146.84' V ENTRY PATIO W m I- UNGHG. LL Q Uwj EXISTING 6H. z _ MASONRY FENCE PROPERTY O 00. UNGHG. LINES G > W l< Z Jai SCALE: 1/8" = 1'-0" J Q p REF. NORTH W o O 0 2 o Lu� < J Zw Z OQ Or N r AREAS SQUARE FEET 15U I LD INCP INPOIR AT I ON l'fi?OJrECT SU1"MAIR'Y LOT 8,725 CODES: 2013 EDITION OF CRC, CMG, CPG, CEG, T24-6, ADD SECOND FLOOR OVER LIVING ROOM. REMODEL/REINFORCE MAX. BUILDABLE, 02X 12,768 INCLUDING ALL CITY AMENDMENTS AND ORDINANCES. LIVING ROOM AND ENLARGE SLIGHTLY. ADD SECOND FLOOR OVER REAR BEDROOMS. REINFORCE BEDROOMS BELOW AND ADD EXISTING LIVING AREA 4,155 OCCUPANCY: RESIDENCE R-3 ELEVATOR. EXISTING GARAGE 648 GARAGE: U CONSTRUCTION TYPE: REMODEL FIRST FLOOR LIVING 1,222 FIRE SPRINKLERS: NONE CONSULTANTS SITE REMODEL SECOND FLOOR LIVING 2qq STORIES: 2 ZONING: R-1 STRUCTURAL ENGINEERING: PLAN NEW W FIRST FLOOR, LIVING, EST END 4q PARKING REQUIRED: 3 GLENN ALMOU15T S.E. NEW FIRST FLOOR, LIVING, EAST END 211 PARKING PROVIDED: 3 1400 QUAIL STREET, SUITE 245 NEW SECOND FLOOR, LIVING, WEST END 377 SPECIAL FIRE PROTECTION NEWPORT BEACH. GA 82660 NEW SECOND FLOOR, LIVING, EAST END 612 AREA: NO PH. q411 261 6161 TOTAL NEW LIVING AREA 1,067 SPECIAL FIRE HAZZARD SEVERITY ZONE: NO NEW SECOND FLOOR DECK, EAST END 70 CALIFORNIA COASTAL ZONE: YES GEOTECHNICAL: CATEGORICAL EXCLUSION ZONE: NO GEO-ETKA, INC. TOTAL PROPOSED BUILDING AREA 5,870 73q N. MAIN STREET DATE 12-10-14 ORANGE, GA 82868 LEGAL DESCRIPTION PH. 714 771 bql REVISIONS LOT 20, TRACT 3283 APN: 050 471 21 TITLE 24: BUILT/ORIGINAL CONSTRUCTION: Ig58 TERRY ENGINEERING L � I 14742 NEWPORT AVE. # 105 sH raraT I florax PH. 714 838 1124l2-750 Al SITE PLAN 4 PROJECT DATA PROPWRT T OuJl�l A2 PROPOSED F I RST FLOOR PLAN A3 PROPOSED SECOND FLOOR PLAN SHEET A4 NORTH $ SOUTH ELEVATIONS DONNA 4 DAVID JANE5 A5 EAST 4 WEST ELEVATIONS 121 HARBOR 15LAND ROAD A6 PROPOSED UPPER ROOF PLAN NEWPORT BEACH GA 82660 PH. (q4q) 548 6522 Al 1 OF 6 SHEETS 32 r ' N V N W HI* M N 2 rn Ja J =4'-3y2" 3'_ IL 6 W v Z w m a Ex6. EXG. EXG EXG. m Z O � NEW � EX6. SOFFIT 0 EXG. CiL ELE Y m EXG. 0 ADD. _ NOO EX6. SOFFIT O (n 0 STC EX6. CABINET EXG. CABINET UNGHG. EXG UNGHG. II � o <1 TG N I HALL )18 O 30X68 FAM 11�Y M ROOUNGH6. I REMODEL m UNGH6. U.N.O. I OUEST UPRQOI'I REINFORCE EX6. WALL5 w UP (EXG.) DEMO EXG. WALL5 J DEMO EX6. WALLS FO DHO. W x N ® - - - (3)2880 FIXED _ <1 D5 PLAY BATH X6. 068 EXG. 2ND FLOORI EXG \ ROOM HALL REMODEL CANTILEVER ABOVE I REMODEL REINFORCE EX6. WALL5 � 1UN�RY I NEW COLUMNS \ REMODEL p II YI NO BOOM I — — — — — -NEW DUMB WAITERL) V _ ADD./REMODEL I EXG.STAIR $ EXG. 24X6a W 2ND FLOOR I ABOI/ G EX6. STC. CABINETS Lr �o� w III ADDITION ABOVELL EQP. 8 T Q) 11j i OPEN REINFORCE EXG. WALL5 -1 IT ABOVEE aOX6I0 POCKET SLR I 1Xl III D ROOF ABOVE LS N I DR. „ Lu Q I w I I j DI NI NO ROOM a CLEAR � II z � UP UNGHG. z < II m 21 RI E 5 d < V }� - I II a w f_ z wm O O cv w - OARA(5E w II Z ~ z 1 w UNGH6. U.N.O. y0 II O_ a (3)3080 FIXED ENTRY m � II 0. - - - - Q v II o Q Z NEW COLUMN UNGHG. X I Q EXG. W I J Q p EXG. Q ExG. II Lu p 06 0 NEW FLOOR ABOVE EX6. MASONRY OAS LOG Q II � p " FIREPLACE TO REMAIN EXG. G MBO�E EX6. II Lu Lu < J 2 0 a 2 Ex6. I �fi� i�YLu UNGHG. I z N EXG. I z EXG. STC. CABINETS O = HAG Q N Lu 5TO UNGH6. UNGHG ( D- x SUNGHG. tu NE�) U HG. 1ST EXG. FLOOR EX6. l9 W PLAN oo5r� DATE 12-03-14 PAST FFoL.AN- SCALE: REVISIONS I/4" = I'-0" a 0 WAL.I. I.MGMND 0 DEMO EXISTING WALL SHEET EXISTING WALL TO REMAIN EXISTING WALL -REINFORCE NEW WALL 2 OF 6 SHEETS S N LVN Lc) W `° c14 o Ln M Q � N 21'-9�" -11-511 07 J " W Q NEW LOW Z m ROOF (2)HIGH FAUX ~ EXG. LOW OVAL WINDOWS O 0 ROOF 20X26 EX6. EXG. m z 80X36 �OW EXCG. _ o � V a - - - � - - U) 0 - m DESK 4OX40 LnI CD x S I TTI NO DN MASTER 5EI:�)ROOM EX5. ASTER EATH ExG. Vel.I .G. rt m E LOW ROOF � � ROOM UNGHG. UNGHG. UNGHG. I W UNGHG. I NEW DEC NEW OFF GE10 o D GK i -- NEW Irk` 11 SUN NEW RAILING EXG. I I j I �v/ I�r 1j III i�00M v Q C A1..�LERY I I� I I j 1 Q REMODEL - _ II d) NEW BOOKSHELVES q? L _ GA$. SOOKSHELVE5 28X68 p 'QS o i FO - - - - - - 0-� III - - - /6.3„ X RELOCATED X 0 CHASE z X ua % I X60 �D REUSE/I N5TALL m SHOE CABINET dJ NEN dJ X NEW z NEW DUMB WAITER Q E3ATH N IN I G 40X40 OUT GABLE ROOF _ O NEW WINDOW 31�ROOM $ � OVERHANG BACK �� �� VERT. CHASE p OPENING REMODEL GAB. GAB. m o t� to m X EX5. too d3 O p NEW 40X20 2 X20 �p � — X RETREAT OPEN TO I LO. CHA5E ui O BELOW I_ O O z V z m 10'-I ._6..IL .��_4 U W x6 � R a 0 m SINK Z OI - EXG. EX6. EX5. O a (Do I REFI - - GH IM. - - - -- EX5. LOW G W L5 ROOF � Q Q Z 40x20 20x2 Q J Q WO NEW BRICK VENEER Q 06 w Lu Z � � J IST FLOOR BELOW z N z � EXISTING ROOF m UNCHANGED U.N.O. O Q ON r Ll 2'-0" l 0'-6" 3'-5" 5 _sy2 00. EXG. WALL5 BELOW 2ND FLOOR PLAN DATE 8-25-14 SECOND FL00R FOLAN REVISIONS SCALE: 1/4" = 1'-0" L WALL LMGMNM Z\ DEMO EX15TINO WALL SHEET EXISTING WALL TO REMAIN EX15T1 NG WALL -REINFORCE NEW WALL 3 OF 6 SHEETS ss N VN rI � W HNt Nt M co MAX. ALLOWABLE ROOF HEIGHT Q WQ NEW ELEVATOR/TOWER Z uj m W/ COPPER ROOF MAX. NEW PEAK HEIGHT NEW GLA55 A ROOFING NEW TALLER CHIMNEY ~ TO MATCH EX6. TO REPLACE EX6. 00 MAX. NEW RIDGE HEIGHT NEW 6" VERTICAL m w SIDING MAX. NEW RIDGE HEIGHT 12 12 '-�- NEW GLA55 A ~ _ NEW GLASS A ROOFING 4 D EXG. ROOF TO I I I I I I I I I I I I I I I I I Hill I I ©4 ROOF BEYOND O TO MATCH EXe. REMAIN Q V SECOND FLOOR ADDITION NEyy T.O.P. W/ MATCHING SIDING Lo0 a� T EX6. ROOF BEYOND NE O Ni - - EX5. EX6. EX6.NE BO WIND W EXG. X6. PECK GUARDRAIL NEW SMOOTH GEMENT PLASTER DECK REMAIN N Iv dJ GUARD +42" 6 55 TO W EXG. ROOF TO EX5. 51DIN5 �ry REMAIN EX5. LOW ROOFS TO REMAIN TO REMAIN i -' F.F. EXG. It NEW `9 J - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - —T7 - - - - - -- - - - - - --- _ - - - - - L W I I N EXG. EX6. A EXG. EXG. EXG. EXG. EX5. E6. EXG. ROOF TO REMAIN EX,�, EXG. EX6. E G. N.G. UNCHO. 11 1 Ll NEW GEMENT PLASTER TO EXG.GEMENT PLASTER I o MATCH EXG. \ TO REMAIN N.G. UNGH6. r ) �+ N � EXG.GEMENT PLASTER � TO REMAIN NORTH rmLrmy.4mrION z 50ALE: I/4" = I'-0" < Q w W m o 0 Z — O o NEW TALLER CHIMNEY 41_0" MAX. ALLOWABLE ROOF HEIGHT TO REPLACE EX6. O. 11 Q Q Z 0 NEW CHIMNEY 4' L. X 2' W. X I'-6" H. EXG. ROOF TO REMAIN NEW ELEVATOR/TOWER J 0 MAX. NEW RIDSE HEIGHTW ry RWQO /COPPER ROOF D BEYOND 0 O MAX. NEW RIDSE HEIGHT EXG. ROOF III III Hill LU z BEYOND 12 1 11 11112 a J 4 p Q 4 NEW GLA55 A ROOF I NG � N T.O.P. ® EXG. CHIMNEY TO MATCH EXG. — WINDOW BAY - - - -I IT 11 111 _ - NEW BRICK VENEER UNCHG. 11 LL m T.O.P. W/MATGHI-NG-SaDING T.O.P. O = LLLL]lI IT 11 UIH LI SECOND FLOOR ADDITION E 0 N r NEW NEW EXG. EXG, EXG. EXG. NEW NEW j- EXO. DECK GUARDRAIL EXG. ROOF TO REMAIN - W/GLA55 INFILL - BEYONDLL�j O NEW 51DINE O EX6. SIDING TO NEW 51MING TO EX6. DORMER TO REMAIN -1 F.F. MATCH EX5. — REMAIN MATCH EX5. - - �- - - - A. - - - - - - - - - - - F.F_EXS.Hid ELEVATIONS EXG. EX6. CHIMNEY XO EX0. � i EXG. EXG. EX6. EX5. EXG. N EXG. EXr, I Li N.G. UNGHG. \ / \ DATE 12-03-14 \ / — EXG. BRICK VENEER TO EXS.GEMENT PLASTER REMAIN TO REMAIN REVISIONS N.G. UNCHG. - NEW COLUMN NEW WINDOWS L MA50NRY NEW DOOR FIREPLACE TO REMAIN SOUTH ELEVATION- zn� SCALE. 1/4" = 1'-0" SHEET 4 OF 6 SHEETS S4 N V N W `° cIq o M QCID N CD MAX. ALLOWABLE ROOF HE16HT J V J = WQ NEW ELEVATOR TOWER Z m W/COOPER ROOF H MAX. NEW PEAK HEIGHT a EX6. ROOF TO REMAIN NEW SECOND FLR. ADDITION 12 m w Q 9 Z T.O.P.12 O 2 co EX6. CHIMNEY a 4 H FAUX V p 11 1111 11 1111 1 OVAL WINDOWS y V T.O.P. ® 5UHROOM - - - - - - - - - - - - - - - - - - - - - 0 Ln NEW WINDOW IN EX6. WALL W/NEW SIDING _ NEW DOORS � NEW PILASTERS N O - UJ NEW SIDING TO ILA MATCH EX6. u EX6. CHIMNEY NEW SMOOTH ` EX6. ROOF TO �t REMAIN GEMENT PLASTER DECK N GUARD +42" J _ F.F.- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - F.F. T.O.P. - - - - - - - - - T.O.P. W - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - {n EX6 EX6. EX6. EX6. ROOF REMOVE AND REPLACE AS tp REQ. _ d) t2"-11 1 oe, 1 j N.G. UNCH6. 7EX5. BRICK VENEER TO EX6. BRICK VENEER TO --J co REMAIN REMAIN 04 Z MAST rmLrm\/Amr10N Q 5GALE: 1/4" = I'-O" W � m O Q NEW TALLER CHIMNEY 2'-O" ZO MAX. ALLOWABLE ROOF HE16HT TO REPLACE EX6. O D W NEW ROOF TO MATCH Q Q Z MAX. NEW RIDGE HEIGHT EX6. CLA55 A Q 0 NEW CHIMNEY —� Q NEW SECOND FLR. 4' L. X 2' W. X I'-&" H. O ADDITION W NEW ELEVATORW Z 4 TOWER BEYOND 12 L J a —41 T.O.P. ® U) _ WINDOW BAY � O 00 T.O.P. T.O.P. O / EX6. LIBRARY 2 NEW WINDOWS AND STUDY r EX6. BEYOND UNGH6. r EX6. EXG. O � I _ w n NEW 51MINO TO MATCH EX6. IEll I DROPPED - - - - - - - F.F. F.F. ® 51 TTI N6 RM / ELEVATIONS �\ I+ -` EX6. ROOF TO E EX6. EX6. REMAIN DATE 12-03-14 N.6. UNGH6. REVISIONS NEW BRICK VENEER L NEW DOORS NEW BRICK VENEER COLUMNS COLUMNS Z WEST rmlrzVoWrIoNk o SCALE: 1/4" = I'-o" SHEET A5 5 OF 6 SHEETS 3s N VN r/ Lc) W `° H1414 Ln M Q04 N a) J " W = ZW m O0 a mw z O � NEW ELEVATOR TOWER W/GOPPER ROOF MV v) 0 0 Ln a) EXI5TINO ROOF UNGHANOED U.N.O. NEW CLA55 A ROOFING TO MATCH EXG. EXO. RI DOE -7rp. J (4): 12 (4):12 (4):12 (4):12 -k NEW 5EGOND FLOOR Y` NEW CHIMNEY TO ADDITION ROOF REPLACE EXG. \ NEW ROOF \ (4):12 I I I NEW RIDGE (4):12 EX 15TI N5 ROOF I I U) N UNCHANGED U.N.O. I W 0) SN I � V (4):12 (4):12 I U W (4 :I NEW RIDGE LL m O a l<o > W NEW SECOND FLOOR Q Z IleADDITION ROOF (4):12 Q W O 06 — — — — — — Lu Q �—EXO, CHIMNEY z N UNCHO. w z Oa NEIN CHIMNEY O N r PROPOSED [ ] Uf5formfR ROOF IOLM04N ROOF 5GALE: 1/4" = I'-O" PLAN DATE 8-25-14 REVISIONS SHEET A6 6 OF 6 SHEETS so