HomeMy WebLinkAbout01 - Eitel Residence Modification - PA2015-073 o4�Ewr°Q COMMUNITY DEVELOPMENT DEPARTMENT
y PLANNING DIVISION
u 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
(949) 644-3200 Fax: (949) 644-3229
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CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
July 30, 2015
Agenda Item No. 1:
SUBJECT: Eitel Residence Modification - (PA2015-073)
1723 Terrapin Way
• Modification Permit No. MD2015-004
APPLICANT: TKR Construction — Ken Todd
OWNER: Joe Eitel
PLANNER: Jason Van Patten, Assistant Planner
(949) 644-3234, jvanpatten@newportbeachca.gov
ZONING DISTRICT/GENERAL PLAN
• Zone: R-1-6000 (Single-Unit Residential)
• General Plan: RS-D (Single-Unit Residential Detached)
PROJECT SUMMARY
A modification permit to allow a 974-square-foot addition to an existing 3,064-square-
foot single-unit dwelling that is nonconforming due to the interior dimensions of the
garage. The existing two-car garage provides an interior width of 19 feet 1 inch and a
depth of 21 feet 5 inches, where a minimum 20-foot by 20-foot interior dimension is
required.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. — approving Modification Permit
No. MD2015-004 (Attachment No. ZA 1).
DISCUSSION
• The subject property is located within the Harbor Highlands Community. The
community is characterized by a mix of one-and two-story single-unit dwellings.
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Eitel Residence Modification
Zoning Administrator, July 30, 2015
Page 2
• The property is currently developed with a 3,064-square-foot single-unit dwelling
with attached garage that was built in 1959. The property remained mostly
unchanged until a small entry and powder room were added in 2011. At the time
of original construction, the Zoning Code required a minimum of one garage
space (covered and not less than 9 feet by 20 feet inside) for each single-unit
dwelling. The garage has not been altered since the time of original construction.
• The existing two-car garage is nonconforming due to the interior dimensions. The
garage provides an interior width of 19 feet 1 inch and a depth of 21 feet 5
inches, where a minimum 20-foot by 20-foot interior dimension is required on lots
wider than 40 feet.
• 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 32 percent
(974 / 3,064) of the existing floor area of the structure.
• The proposed addition consists of an expanded bedroom, bathroom, and storage
area at the rear of the first floor, and a new second floor office, bedroom, and
balcony.
• Given the scope of work, increasing the width of the garage to 20 feet would
result in a practical difficulty by requiring significant alterations to the garage and
adjoining kitchen. Expanding the garage to the east is not feasible given the
required setback. Expanding the garage to the west would require reconstruction
and reconfiguration of the kitchen and would impact the existing electrical,
plumbing, and gas lines that run through the wall.
• The existing garage provides two useable garage spaces, thereby fulfilling the
intent of the Zoning Code by providing adequate parking on site. Approval of the
Modification Permit allows the applicant to continue use of the existing two-car
garage, which has not proven detrimental to the occupants or neighbors of the
dwelling. In addition, the driveway in front of the garage allows for the parking of
a third vehicle on site.
• The proposed addition will occur at the rear half of the property, will maintain a
minimum distance of six 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 that have two floors.
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Eitel Residence Modification
Zoning Administrator, July 30, 2015
Page 3
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 974 square
feet, or approximately 32 percent of the floor area of the existing single-unit dwelling.
PUBLIC NOTICE
Notice of this review 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 was 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:
3L��p
a on Van Patten, Assistant Planner
JM/jvp
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant's Project Description
ZA 4 Site Photographs
ZA 5 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2015-0##
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MODIFICATION
PERMIT NO. MD2015-004 TO ALLOW A 974-SQUARE-FOOT
ADDITION TO AN EXISTING SINGLE-UNIT DWELLING WITH
NONCONFORMING PARKING LOCATED AT 1723 TERRAPIN
WAY (PA2015-073)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by TKR Construction, with respect to property located at 1723
Terrapin Way, and legally described as Lot 26 in Tract 3097 requesting approval of a
modification permit.
2. The applicant proposes a modification permit to allow a 974-square-foot addition to an
existing 3,064-square-foot single-unit dwelling that is nonconforming due to the interior
dimensions of the garage. The existing two-car garage provides an interior width of
19 feet 1 inch and a depth of 21 feet 5 inches, where a minimum 20-foot by 20-foot
interior dimension is required.
3. The subject property is located within the Single-Unit Residential Zoning District
(R-1-6000) and the General Plan Land Use Element category is Single-Unit Residential
Detached (RS-D).
4. The subject property is not located within the coastal zone.
5. A public hearing was held on July 30, 2015, 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. 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 the
requirements of the California Environmental Quality Act Guidelines under Class 1
(Existing Facilities).
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
structure before the addition, or 2,500 square feet, whichever is less. The project
involves an addition of 974 square feet, or approximately 32 percent of the floor area
of the existing single-unit dwelling.
Zoning Administrator Resolution No. ZA2015-0##
Page 2 of 6
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 dwellings. The Modification Permit will allow a first and second floor
addition and will result in a single-unit dwelling that is similar in bulk and scale to
others in the Harbor Highlands Community.
2. The applicant is proposing a 974-square-foot addition to the existing dwelling. The
proposed addition will comply with all applicable development standards, including lot
coverage, height, and setbacks, and will not intensify or alter the existing
nonconformities.
3. The existing development on the property is a single-unit dwelling. As such, there is no
change to the density or intensity as a result of the proposed remodel and addition.
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. The interior dimensions of the existing two-car garage were in compliance with the
Zoning Code at the time of original construction in 1959. However, as a result of
amendments to the Zoning Code, the two-car garage is now substandard in size, and
is therefore legal nonconforming.
2. The dwelling was designed with an attached garage that provides the minimum side
setback required. The existing interior of the garage measures 19 feet 1 inch wide and
20 feet 5 inches deep. Expanding the width of the garage is not feasible without
physically altering the interior of the floor plan or encroaching into the required
setback.
3. The granting of the Modification Permit is necessary to allow a reasonable addition to
an existing dwelling that was constructed in compliance with garage standards in
effect at the time of original construction, and that are adequate in width for the parking
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Zoning Administrator Resolution No. ZA2015-0##
Page 3 of 6
of two (2) vehicles. In addition, the driveway in front of the garage allows for the
parking of a third vehicle on site
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 20 feet would result in a
practical difficulty by requiring significant alterations to the garage and adjoining
kitchen. Expanding the garage to the east is not feasible given the required setback.
Expanding the garage to the west would require reconstruction and reconfiguration of
the kitchen and would impact the existing electrical, plumbing, and gas lines that run
through the wall.
2. The existing garage provides two (2) useable garage spaces, therefore 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, which has not proven detrimental to the occupants or neighbors of the
dwelling.
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. The alternative would require that the applicant bring the existing two-car garage into
conformance by expanding the existing garage. Expanding the garage towards the
interior of the property would require significant alterations to the adjoining kitchen and
living area. Expanding the width of the garage into the 6-foot side setback required by
the Zoning Code is not feasible without a variance.
2. The other alternative is to reduce the size of the addition to not more than 10 percent
of the existing floor area of the structure and to comply with the requirements of the
Zoning Code. Given the proposal is to add a second floor, 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.
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Zoning Administrator Resolution No. ZA2015-0##
Page 4 of 6
Finding:
E. The granting of the modification would not be detrimental to public health, safety, or
welfare, to the occupants of the property, nearby properties, the neighborhood, or the
City, or result in a change in density or intensity that would be inconsistent with the
provisions of this Zoning Code.
Facts in Support of Finding:
1. The proposed addition will occur on the rear half of the property, will maintain a
minimum distance of 6 feet from neighboring properties, 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 which
have two (2) floors.
2. The existing nonconforming garage has not proven to be detrimental to the occupants
of the property, nearby properties, neighborhood, or City and is adequate in width to
park two (2) vehicles.
3. The proposed addition will result in site coverage 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.
SECTION 4. DECISION. kolow,
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Modification
Permit No. MD2015-004, 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 fourteen (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 30TH DAY OF JULY, 2015.
BY:
Brenda Wisneski, AICP, Zoning Administrator
03-03-2015
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Zoning Administrator Resolution No. ZA2015-0##
Page 5 of 6
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. The interior dimensions (19 feet 1 inch wide by 20 feet 5 inches
deep) shall be kept clear of obstructions including cabinets, shelving, or similar that
may impact the ability to adequately park two (2) vehicles.
4. The applicant shall install a new sewer clean out on the existing sewer lateral pursuant
to City Standard STD-406-L.
5. The applicant shall remove all loose gravel from the parkway area. An encroachment
permit and encroachment agreement shall be required for the decorative carriage walk
within the Terrapin Way right-of-way. Private improvements shall be consistent with
City Council Policy L-6.
6. 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 is materially injurious to
property or improvements in the vicinity or if the property is operated or maintained so
as to constitute a public nuisance.
7. A copy of the Resolution, including conditions of approval (Exhibit "A"), shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
8. 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.
9. 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.
10. Construction activities shall comply with Section 10.28.040 of the Newport Beach
Municipal Code, which restricts 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. and 6:00 p.m.
on Saturday. Noise-generating construction activities are not allowed on Sundays or
Holidays.
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Zoning Administrator Resolution No. ZA2015-0##
Page 6 of 6
11. 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.
12. To the fullest extent permitted by law, applicant shall indemnify, defend and hold
harmless City, its City Council, its boards and commissions, officials, officers, employees,
and agents from and against any and all claims, demands, obligations, damages,
actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and
expenses (including without limitation, attorney's fees, disbursements and court costs) of
every kind and nature whatsoever which may arise from or in any manner relate (directly
or indirectly) to City's approval of the Eitel Residence Modification including, but not
limited to, MD2015-004 (PA2015-073). 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.
03-03-2015
Attachment No. ZA 2
Vicinity Map
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Subject Property
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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
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_ Imagery: 2009-2013 photos provided by Eagle
Feet Imaging www.eagieaerial.com
4/21/2015
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Attachment No. ZA 3
Applicant's Project Description
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June 30, 2015 �gGEIVEp 6}
City of Newport Beach COMMUNITY
Community Development JUL 0 ? 2015
100 Civic Center Drive
Newport Beach, CA 92660 0 DEVELOPMENT Z
RE: Letter of Justification for a Modification Permit: O�NEWPOo� ��
The Eitel Residence Addition
Owner: Joseph Eitel
1723 Terrapin Way
Newport Beach, CA 92660
APN: 117-472-27
The project proposes to add to an existing SPR dwelling. The project will expand the existing home in
two separate locations. One area will attach to an existing side of the house where no setback or non-
conforming issues present themselves.
The other addition area involves a garage that is existing non-conforming. The existing garage does not
currently conform to the required width per the City of Newport Beach requirements. The existing garage
is 19'-1" wide, and falls 11" short of the required 20'-0"width (less than 5% off of the code required
width). It is not possible to extend the existing garage into the side yard because the garage is already at
the required 6'-0" side yard setback, and adding the 1 I"Would cause us to encroach into the setback by
that amount. It is impossible to widen the garage towards the house kitchen wall because of the existing
utilities and finishes on that wall. The Kitchen has modern cabinets, countertops,tile backsplash,
appliances, and other finishes—these would all be impacted by any wall relocation (see photos and
plans). The current house water heater is mounted to that wall, and there is extensive electrical in the wall
also to accommodate appliances on the other side of the wall that include the range, the refrigerator, and
the washer and dryer. Gas and water piping run in that wall to feed appliances and the water heater.
Additionally the run of cabinet against that garage wall cannot be moved, as only 3'-4" is left between
those cabinets and the existing island at the tightest point. Moving that wall and the cabinets would create
an impossible width at the island walk way.
Mr. Eitel wishes to build a second story addition over the existing non-confirming garage that will serve
as a bedroom or office. Both levels of the property will maintain the existing 6'-0" side yard setback.
The front setback will not be effected, as the building will not be extended into the front yard. There will
be an addition behind the garage on both levels, but this addition will be well within the allowable rear
yard setback.
Project Calculation (based on a comprehensive and verified field measure)
• Existing First Floor Residence: 2,629.71 sf
• Existing Garage: 433.87 sf
• Proposed First Floor Addition: 437.96 sf
• Proposed Second Floor Addition: 536.08 sf
• Total Proposed HOUSE (living): 3,603.75 sf
• Total Proposed HOUSE and GARAGE: 4,037.62 sf
• Total Proposed DECK: 80.79 sf
• Total Proposed Built Space (House+Deck+ Garage): 4,118.41 sf
PA2015.073 for MD2015-004
1723 Terrapin Way 29
TKR Construction
How the proposed use is justified:
Compatibility with the Existing Neighborhood
The materials used and the architectural style of the remodel will match the existing detailing of the
home,and be completely consistent with the existing home and the existing neighborhood. The granting
of this Modification Permit would not be detrimental to nearby properties,the neighborhood,the city,or
to public health and safety. The project will be appropriate for the Newport Beach residential area that it
is located in,and have proper scale and compatibility.
Unique physical Characteristics of the Property
The property is unique in that the existing garage does not have sufficient width. It would appear as if there has
been remodeling to the home in the past,both by Mr. Eitel and by previous owners. The house is in wonderful
condition,and all finishes in the home are either new or extremely well maintained. The garage area of the house
has nowhere to expand into at this time without tearing apart a very nice looking and functional home.
Practical Difficulties Associated with the Property
The practical difficulties with the property are detailed above in the body of this document.
There are No Alternatives
There are currently no other options for Mr. Eitel to gain additional space for his growing family and their needs.
Detrimental to Pubic Health
The proposed addition and"attachment'to the existing garage will in no way effect the public health and
safety or the Public Health of other residents, visitors or others concerned. The addition will match the
existing architecture and will enhance the appearance of the current residence.
Sincerely,
Agent for the O er—Architect/Contractor
Ken Todd
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Attachment No. ZA 4
Site Photographs
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Attachment No. ZA 5
Project Plans
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PA2015-073 Attachment No . ZA 5 - Project Plans
NPDES NOTES SHEET INDEX
NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) NOTES A-1 TITLE SHEET, SITE PLAN AND NOTES
1. IN THE CASE OF EMERGENCY,CALL KEN TODD AT WORK PHONE# 562-493-0429 OR HOME
PHONE#562-708-8914. A-1.1 OVERLAY PLAN AND NOTES
2. SEDIMENT FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USING 1 00.00' P.L.
STRUCTURAL CONTROLS TO THE MAXIMUM EXTENT PRACTICABLE. --- ------ -------------------- A-1.2 OVERLAY PLAN AND NOTES
3. STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENT TRANSPORT A-2 1ST FLOOR DEMO PLAN AND NOTES
FROM THE SITE TO STREETS, DRAINAGE FACILITIES OR ADJACENT PROPERTIES VIA RUNOFF, I /
VEHICLE TACKING,OR WIND.
EXISTING / A-3 1ST FLOOR PLAN AND NOTES
4. APPROPRIATE BMP'S FOR CONSTRUCTION-RELATED MATERIALS,WASTES,SPILLS SHALL BE I POOL
IMPLEMENTED TO MINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, EQUIPMENT A-4 2ND FLOOR AND ROOF PLAN
OR ADJOINING PROPERTIES BY WIND OR RUNOFF. I /
5. RUNOFF FROM EQUIPMENT AND VEHICLE WASHING SHALL BE CONTAINED AT CONSTRUCTION I / A-5 EXTERIOR ELEVATIONS \
SITES UNLESS TREATED TO REDUCE OR REMOVE SEDIMENT AND OTHER POLLUTANTS. I - EXISTING
6. ALL CONSTRUCTION CONTRACTOR AND SUBCONTRACTOR PERSONNEL ARE TO BE MADE to LAWN
AWARE OR THE REQUIRED BEST MANAGEMENT PRACTICES AND GOOD HOUSEKEEPING ILh
'
MEASURES FOR THE PROJECT SITE AND ANY ASSOCIATED CONSTRUCTION STAGING AREAS.
7. AT THE END OF EACH DAY OF CONSTRUCTION ACTIVITY ALL CONSTRUCTION DEBRIS AND I
PROPOSED
WASTE MATERIALS SHALL BE COLLECTED AND PROPERLY DISPOSED IN TRASH OR RECYCLE 1st FLR.PRO PE D
BINS. O OADD ITI ON m 1
z
8. CONSTRUCTION SITES SHALL BE MAINTAINED IN SUCH A CONDITION THAT AN ANTICIPATED N
STORM DOES NOT CARRY WASTES OR POLLUTANTS OFF THE SITE.DISCHARGES OF MATERIAL
154.58 .F. _
PROPOSED UIt
OTHER THAN STORMWATER ONLY WHEN NECESSARY FOR PERFORMANCE AND COMPLETION
OF CONSTRUCTION PRACTICES AND WHERE THEY DO NOT:CAUSE OR CONTRIBUTE TO A I BALCONY ~ o
VIOLATION OF ANY WATER QUALITY CAUSE OR THREATEN TOCONTAMINAT ON, OR NU SANCE; OR CON AAIN A HAZARDOUS SUBSTANCES INAUSE A QUANTITY ION, I 80.79 S.F. r O
EXISTINGLL
REPORTABLE UNDER FEDERAL REGULATIONS 40 CFR PARTS 117 AND 302. I HARDSCAPE N `Z Q 04
9. POTENTIAL POLLUTANTS INCLUDE BUT ARE NOT LIMITED TO:SOLID OR LIQUID CHEMICAL 1 PROPOSED / li < m (D
SPILLS; WASTES FROM PAINTS, STAINS, SEALANTS, GLUES, LIMES,PESTICIDES, HERBICIDES, 1 0
WOOD PRESERVATIVES AND SOLVENTS;ASBESTOS FIBERS, PAINT FLAKES OR STUCCO 1st FLR. ADDITION ' U) 0- o a
FRAGMENTS; FUELS, OILS, LUBRICANTS, AND HYDRAULIC, RADIATOR OR BATTERY FLUIDS; I 283.38 S.F. Z O � z
FERTILIZERS,VEHICLE/EQUIPMENT WASH WATER AND CONCRETE WASH WATER;CONCRETE,
DETERGENT OR FLOATABLE WASTES;WASTES FROM ANY ENGINE/EQUIPMENT STEAM 1 - _ __ 0 J W
CLEANING OR CHEMICAL DEGREASING AND SUPER CHLORINATED POTABLE WATER LINE j -- j - / U W LO O N
FLUSHING. J W It
DURING CONSTRUCTION, PERMITTEE SHALL DISPOSE OF SUCH MATERIALS IN A SPECIFIED w O U Z ID
AND CONTROLLED TEMPORARY AREA ON-SITE, PHYSICALLY SEPARATED FROM POTENTIAL m O
STORMWATER RUNOFF,WITH ULTIMATE DISPOSAL IN ACCORDANCE WITH LOCAL,STATE AND 1 _-- i / O
FEDERAL REQUIREMENTS.
10. DEWATERING OF CONTAMINATED GROUNDWATER, OR DISCHARGING CONTAMINATED SOILS I VJ L()
VIA SURFACE EROSION IS PROHIBITED. W
DEWATERING OF NON-CONTAMINATED GROUNDWATER REQUIRES A NATIONAL POLLUTANT 1 VICINITY MAP o
DISCHARGE ELIMINATION SYSTEM PERMIT FROM THE RESPECTIVE STATE REGIONAL WATER 1 PROPOSED '-'
QUALITY CONTROL BOARD. I 1
11. GRADED AREAS ON THE PERMITTED AREA PERIMETER MUST DRAIN AWAY FROM THE FACE OF 2nd FLR ADDITION /�-
SLOPES AT THE CONCLUSION OF EACH WORKING DAY.DRAINAGE IS TO BE DIRECTED TOWARD I 1 536.08 S.F.
DESILTING FACILITIES. JI
12. THE PERMITTEE AND CONTRACTOR SHALL BE RESPONSIBLE AND SHALL TAKE NECESSARY d i � 0)
PRECAUTIONS TO PREVENT PUBLIC TRESPASS ONTO AREAS WHERE IMPOUNDED WATER I EXI5T. I
CREATES A HAZARDOUS CONDITION. �I 7'- " j
�a �s
13. THE PERMITTEE AND CONTRACTOR SHALL INSPECT THE EROSION CONTROL WORK AND I ; -
INSURE THAT THE WORK IS IN ACCORDANCE WITH THE APPROVED PLANS. 00
00
14. THE PERMITTEE SHALL NOTIFY ALL GENERAL CONTRACTORS, SUBCONTRACTORS, MATERIAL 7-I
SUPPLIERS, LESSEES,AND PROPERTY OWNERS:THAT DUMPING OF CHEMICALS INTO THE EXISTING Q
I /
STORM DRAIN SYSTEM OR THE WATERSHED IS PROHIBITED. RESIDENCE
CI DCACE
15. EQUIPMENT AND WORKERS FOR EMERGENCY WORK SHALL BE MADE AVAILABLE AT ALL TIMES I 2,66279.7111 VS.F.C
DURING THE RAINY SEASON. NECESSARY MATERIALS SHALL BE AVAILABLE ON SITE AND I
STOCKPILED AT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF
TEMPORARY DEVICES WHEN RAIN IS IMMINENT.
16. ALL REMOVABLE EROSION PROTECTIVE DEVICES SHALL BE IN PLACE AT THE END OF EACH
WORKING DAY WHEN THE 5-DAY RAIN PROBABILITY FORECAST EXCEEDS 40%. I -
I �
17. SEDIMENTS FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USING I I
AN EFFECTIVE COMBINATION OF EROSION AND SEDIMENT CONTROLS TO THE MAXIMUM _
EXTENT PRACTICABLE,AND STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO
MINIMIZE SEDIMENT TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OF
ADJACENT PROPERTIES VIA RUNOFF, VEHICLE TRACKING, OR WIND. 1 --
18. APPROPRIATE BMPS FOR CONSTRUCTION-RELATED MATERIALS,WASTES,SPILLS OR -
RESIDUES SHALL BE IMPLEMENTED AND RETAINED ON SITE TO MINIMIZE TRANSPORT FROM ( /I �
THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTY BY WIND OR RUNOFF. 1 ' 1723 TERRAPIN WAY
SECURITY ORDINANCE
I it
' /Q0
1. SLIDING GLASS DOORS AND WINDOWS LOCATED LESS THAN 16 FEET ABOVE ANY I 1 ' OWNER LLJ V
SURFACE AVAILABLE FOR USE BY THE PUBLIC SHALL BE CAPABLE OF BEING LOCKED U
SECURELY. MOVEABLE PANELS SHALL NOT BE EASILY REMOVED FROM THE FRAME, EXISTING
2. ALL MAIN OR FRONT ENTRY TO DWELLINGS SHALL BE ARRANGED SO THAT THE DRIVEWAY ' JOSEPH EITEL
OCCUPANT HAS A VIEW OF THE AREA IMMEDIATELY OUTSIDE WITHOUT OPENING
OTHER OPENING. >_ V
DOOR. SUCH VIEW MAY BE PROVIDED BY A DOOR VIEW,A VIEW PORT,WINDOW, OR `-------- ------------------------------------I 1723 TERRAPIN WAY
3. EXTERIOR WOODEN DOORS SHALL BE OF SOLID CORE CONSTRUCTION OR SHALL BE I I NEWPORT BEACH, CALIFORNIA 92660 LLI
COVERED THE INSIDE FACE WITH 16 GAUGE SHEET METAL ATTACHED WITH I -_ PHONE: 562 . 493 . 0429 Q _
SCREWS ATT 6 6 INCH ON CENTERS AROUND THE PERIMETER. I Q
4. ALL SWINGING DOORS SHALL BE EQUIPPED WITH A DEAD BOLT WITH A MINIMUMf ,
THROW OF 1 INCH AND AN EMBEDMENT OF NOT LESS THAN 5/8 INCH. Ory V
5. THE INACTIVE LEAF OF A PAIR OF DOORS AND THE UPPER LEAF OF DUTCH DOORSEXISTING /
SHALL BE EQUIPPED WITH A DEAD BOLT. i Z LAWN '/nOOQ� p LEGAL DESCRIPTION Cn zw
6. NON-REMOVABLE PINS SHALL BE USED IN PIN TYPE HINGES WHICH ARE ACCESSIBLE I G
FROM THE OUTSIDE WHEN THE DOOR IS CLOSED. x /� I 1 I < M
7. UNFRAMED GLASS DOORS SHALL BE FULLY TEMPERED GLASS NOT LESS THEN '/ INCH I W LOT 26 W LJJ
THICK.
8. NARROW-FRAMED GLASS DOORS SHALL BE FULLY TEMPERED GLASS NOT LESS THAN j �� TRACT 3097 MARINERS COMM. ASSOC. LL
'/< INCH THICK. /
9. ANY GLASS WHICH IS LOCATED WITH IN 40 INCHES OF THE LOCKING DEVICE ON A / APN 117 - 472 - 27
DOOR SHALL BE FULLY TEMPERED, OR HAVE APPROVED METAL BARS, SCREENS OR ___ ______ ____ _______ __- 3�` O
10. SOLID WOODEN HATCHWAYS LESS THAN1-3/4INCHES THICK SHALL BE COVERED ON 37.34GRILLS. ' P.L_ L DESIGNER w
THE INSIDE WITH 16 GAUGE SHEET METAL ATTACHED WITH SCREWS AT 6 INCH ON
CENTER AROUND THE PERIMETER AND SHALL BE SECURED FROM THE INSIDE WITH A
SLIDE BAR, SLIDE BOLTS, AND/OR PADLOCK WITH HARDENED STEEL SHACKLE.ALL co
M
OTHER OPENINGS LARGER THAN 96 SQUARE INCHES WITH A DIMENSION IN EXCESS NORTH SITE PLAN TKR CONSTRUCTION - KEN TODD ti
OF 8 INCHES SHALL BE SECURED BY METAL BARS, SCREENS,AR GRILLS. (EXCEPTION: W
NON-OPENING SKYLIGHTS). PO BOX 5O8
11. WIITHVFULLLPY-MENT NC OS DHGARAG S. GARAGES SPACEINCLUDES 3 OR MORE EFOR EACHLLING T ENANT SHAS SHALL BE LL PROVIDED
SITE LEGEND Z
SEPARATED BY PARTITIONS OF 3/8 INCH PLYWOOD OR EQUIVALENT WITH STUDS SET SCALE: N.T.S. LOS ALAM ITOS, CA 90720
NO MORE THAN 24 INCHES ON CENTER. OFFICE . 562 . 493 . 0429
C TERRAPIN WAY ® 1ST FLOOR ADDITION CELL . 562 . 708 . 8914
SITE NOTES 2ND FLOOR ADDITION
ENGINEER
1. LANDSCAPE AND HARDSCAPE SHOWN ARE SUBJECT TO CHANGE. LO
VERIFY WITH OWNER FOR ALL LANDSCAPE ARCHITECTURE FOR BOTH _ T_
FRONT AND REAR OF HOME.
2. PROPERTY MARKERS MUST BE VISIBLE AT THE TIME OF INSPECTION f`
OR SURVEYSTREETNUMBWILLREQUIRED. CONDITIONS OF APPROVAL BUILDING AREA TABULATION CODE DATA -
3. HOUSE STREET NUMBER WILL BE VISIBLE AND LEGIBLE FROM
STREET. ALL WORK SHALL CONFORM TO 2013 CRC, CBC, CPC, H
4. THE DISCHARGE OF POLLUTANTS TO ANY STORM DRAINAGE SYSTEM 1 . INSTALL NEW SEWER CLEAN OUT D- EXISTING SEWER EXISTING FIRST FLOOR: 2,629.71 S.F. CMC, CEC AND 2013 CA. ENERGY BUILDING DEPT. INFO.
IS PROHIBITED. NO SOLID WASTE PETROLEUM BY PRODUCTS, SOIL LATERAL PER CITY STANDARDS STD-406-2. PROPOSED FIRST FLOOR ADDITION: 437.96 S.F.
PARTICULATE, CONSTRUCTION WASTE MATERIALS, OR WASTE WATER ZONE: R-1 6,000 m
GENERATED ON STIES OR BY CONSTRUCTION ACTIVITIES SHALL BE 2. REMOVE ALL LOOSE GRAVEL FROM THE PARKWAY AREA. AN PROPOSED SECOND FLOOR ADDITION: 536.08 S.F. CITY OF NEWPORT BEACH PROJECT EITEL RESIDENCE ��/�
PLACED, CONVEYED OR DISCHARGED IN TO THE STREET GUTTER OR ENCROACHMENT PARMIT AND ENCROACHMENT AGREEMENT pROPOSED 2ND FLOOR DECK: 80.79 S.F. CONSTRUCTION: TYPE V-B DRAM er KT/JY `�+
STORM DRAIN SYSTEM. WILL BE REQUIRED FOR THE DECORATIVE CARRIAGE WALK OCCUPANCY: R 3 SFR - RESIDENCE/U-GARAGE BUILDING DEPT. CAD FILE NAME EITEL
W/IN THE TERRAPIN WAY RIGHT AWAY. EXISTING GARAGE: 433.87 S.F. LJJ
5. SEPARATE PERMIT(S) S,ARE REQUIRED FOR ACCESSORY BUILDING 100 CIVIC CENTER DRIVE PLOT DATE fl-50-15 �
PATIO COVERS FENCES, SWIMMING POOL, RETAINING WALLS TOTAL LIVING: 3,603.75 S.F. EXISTING SPRINKLER SYSTEM: NO NEWPORT BEACHCA92660 Z
DEMOLITION, ETC. NUMBER OF STORIES: 2 STORY , , T-T-Is
AND COUNTY PROPERTY PERMIT FOR THE NEW DRIVEWAY TOTAL HOUSE: 4,037.62 S.F. ALLOWABLE BUILDING HEIGHT: 24'-0" FOR FLAT ROOFS 949 . 644 . 3288 O
APPROACH. 29'-0" FOR PITCHED: 3/12 MIN. H
6. GEOTECHNICAL OR SOIL REPORT SHALL BE APPROVED BY THE THE EXISTING HOUSE SQUARE FOOTAGE HAS BEEN FIELD VERIFIED SCOPE O F WORK o U
GRADING SECTION PRIOR TO BUILDING PLAN APPROVAL. PER OUR FIELD MEASURE AND SITE VISITS. LOT COVERAGE INCLUDING OVERHANGS: 3,928.05 S.F.
7. BUILDING PERMIT WILL NOT ISSUE UNTIL GRADING PLAN IS 60% MAX LOT COVERAGE 0 LL
APPROVED AND ISSUED. PROPOSED LOT COVERAGE = 41.89% ADDITION TO HOUSE 974.04 S.F. ADDITION TO. MASTER SUITE, REAR Q
8. THERE SHALL BE NO TRENCHES OR EXCAVATIONS 5 FEET OR MORE IN FRONT SETBACK: 20'-0" OF GARAGE FOR PLAY ROOM AND SECOND FLOOR ADDITION 0
DEPTH INTO WHICH A PERSON IS REQUIRED TO DESCEND; OR OBTAIN SITE AREA TABULATION SIDE SETBACK: 6-0" ABOVE GARAGE FOR BEDROOM/OFFICE. FRONT FACADE REMODEL.
A NECESSARY PERMIT FROM STATE OF CALIFORNIA, DIVISION OF 2nd FLOOR BALCONY 80.79 S.F.
INDUSTRIAL SAFETY PRIOR TO THE ISSUANCE OF A BUILDING OR REAR SETBACK: 6'-0" Al >_
GRADING PERMIT. SITE AREA 9,377 S.F.
- U
2:7-'-
PA2015-073 Attachment No . ZA 5 - Project Plans
•
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ism 111-311lip-mb.1
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PLOT DATE 6-50-15 LI.
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PA2015-073 Attachment No . ZA 5 - Project Plans
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NEW 2X4 STUD ® 16" O.G. 'r-T-Is Z
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PA2015-073 Attachment No . ZA 5 - Project Plans
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PA2015-073 Attachment No . ZA 5 - Project Plans
22'-3"
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I
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LEGEND AND NOTES Q
GENERAL NOTES ADDITIONAL BLDG DEPARTMENT NOTES WALL LEGEND
EXTERIOR WALL DIMENSIONS ARE TO EXTERIOR FACE OF STUD SHOWER - FOR GARAGE SEPERATION FROM THE DWELLING UNIT: SMOKE AND CARBON DETECTOR NOTES m
UNLESS NOTED OTHERWISE. PROVIDE ANTI-SCALDING SHOWER AND TUB SHOWER VALVES PROVIDE SEPERATION WITH 5/8" TYPE 'X' GYPSUM BOARD - MIN 1. FIELD VERIFY THAT SMOKE DETECTORS EXISTING IN BEDROOMS EXISTING TO REMAIN PROJECT EITEL RESIDENCE
INTERIOR WALL DIMENSIONS ARE TO FACE OF STUD UNLESS NOTED OTHERWISEWALL COVERING SHALL BE CEMENT PLASTER, TILE OR APPROVED EQUAL FOR GARAGE SEPERATION FROM THE ATTIC AND HALLS LEADING TO BEDROOMS PER CODE. IF NONE DRAM 5r KT/-r
EXIST INSTALL SMOKE DETECTORS.
CONTRACTOR TO SUBMIT ALL FINISH SAMPLES TO THE ARCHITECT OR OWNER ABOVE DRAIN INLET AT SHOWERS OR TUB WITH SHOWERS. PROVIDE SEPERATION WITH 1/2" TYPE 'X' GYPSUM BOARD - MIN EX. HALL TO BE REMOVED GAD FILE NAME EITEL LI J
PRIOR TO INSTALLATION FOR APPROVAL MATERIALS OTHER THAN STRUCTURAL ELEMENTS TO BE MOISTURE RESISTANT. ENCLOSED USABLE SPACE UNDER INTERIOR STAIRS REQUIRES 1-HOUR 2. FIELD VERIFY THAT CARBON MONOXIDE DETECTORS EXISTING IN PLOT DATE 6-30-I5
(i.e. FLOORING, TRIM, MOULDING, WOOD SIDING, ... ETC.) WATER CLOSETS - 30" (MIN) CLR WIDTH & 24" (MIN) CLR IN FRONT FIRE RESISTIVE CONSTRUCTION ON THE ENCLOSED SIDE HALLS LEADING TO BEDROOMS PER CODE. IF NONE EXIST INSTALL T-T-15
INSTALL CABON MONOXIDE DETECTORS. NEW 2x4 5TUD ® 16' O.G. Z
FIREBLOCKING, VERTICAL OR HORIZONTAL SHALL CONFORM TO CBC 708.2. SAFETY GLAZING OR TEMPERED GLAZING - PROVIDE 22x30 ATTIC ACCESS AT ALL ATTIC AREAS WITH A A O
HEADROOM THAT EXCEEDS 30"
AFTER INSTALLING INSULATION, THE INSTALLER SHALL POST IN A CONSPICUOUS REQUIRED AT SHOWER ENCLOSURES, WINDOWS AT STAIR LANDINGS, EXACT LOCATION TO BE DETERMINED BASED ON ROOF TRUSS LAYOUT O' I' S' 10' Q
LOCATION IN THE BUILDING A CERTIFICATE SIGNED BY THE INSTALLER AND THE GLAZING AT DOORS AND SIDELIGHTS, AND OTHER HAZARDOUS LOCATIONS. REQUIRED FLOW RATES / ZL
BUILDER STATING THAT THE INSTALLATION CONFORMS WITH THE REQUIREMENTS WATER CLOSETS: 1.6 gpm �- U
OF TITLE 24, PART 6, AND THAT THE MATERIALS INSTALLED CONFORMS WITH A PERMANENT LABEL SHALL IDENTIFY EACH LIGHT OF SAFETY GALZING. SHOWER HEADS: 2.5 gpm �O%��O/��O/� IL
THE REQUIREMENTS OF TITLE 20, CHAPTER 2. THE CERTIFICATE SHALL STATE LAUNDRY FAUCETS: 2.2 gpm Q LLTHE MANUFACTURER'S NAME AND MATERIAL IDENTIFICATION, THE INSTALLED EXTERIOR LATH: PPROVIDE TWO LAYERS OF GRADED PAPER EGRESS BLDG DEPARTMENT NOTES LAVATORY FAUCETS: 2.0 gpm Q
R-VALUE AND THE WEIGHT PER SQUARE FOOT. OVER ALL WOOD BASE SHEATHING KITCHEN FAUCETS: 2.2 gpm
PROVIDE WATER RESISTANT GYPSUM BACKING BOARD AS A BASE FOR TILE OR WINDOWS AND DOORS VERIFY EMERGENCY EGRESS FROM SLEEPING ROOMS PROVIDE ULTRA FLUSH WATER CLOSETS FOR
MIN 24" CLR HT, 20" CLR WIDTH, 5.7 SF MIN AREA, ALL NEW CONSTRUCTION EXISTING SHOWER HATCHING INDICATES ��
WALL PANELS FOR TUB OR SHOWER ENCLOSURES OR WATER CLOSET ALL NEW WINDOWS AND DOORS SHALL HAVE A LABEL INDICATION THE U-FACTOR AND 44" MAX TO SILL HEADS AND TOILETS MUST BE ADAPTED FOR AREAS BEING MODIFIED
COMPARTMENT WALLS AND SHGU. ALSO SHALL COMPLY WITH ENERGY DOCUMENTATION REQUIREMENTS. LOW FLOW WATER CONSUMPTION
ALL NEW WINDOW MATERIAL SHALL BE VINYL, AND DUAL GLAZED LOW-E PROVIDE MINIMUM 7'-6" CEILING HEIGHT AT MEANS OF EGRESS
U
31
PA2015-073 Attachment No . ZA 5 - Project Plans
NEW ROOF OVER
ADDITION AREA.
ROOFING TO
MATCH EXISTING.
I ROOF LEOEND
I I
NEW ROOF NEW ROOF OVER ROOF VENT: HALF ROUND DORMER VENT
OVER ADDITION 19'_ ADDITION AREA. GJ METAL PRODUCTS INC. OR EQUAL
y �Q AREA. ROOFING / ROOFING TO 800-500-8660 WWW.CJMETAL5.COM
F-
TO MATCH EXISTING. 14'_ „ MATCH EXISTING. MODEL # MM30 OR EQUAL
N. 4:12
OPENING SHALL HAVE
R �EI
OROTHER APPROVED MATERIAL WITH
\ I 1/6" MINIMUM AND 1/4" MAX OPENING `
`r - - - - � L - - - PITCH
ALL AREAS:ROOF 4:12 FIELD VERIFY
\\, - - - - _ _ _ _ N I _ _ ROOF OENERAL NOTES
w �� - - _ g~ll DALE 5R 0 m z
I. PROVIDE ROOF VENTING IN ALL NON-VAULTED N
I�� I AREAS PER GPC VERIFY W/ MANUFACTURER FOR 0
JENS OFFICE / ADDITIONAL REQUIREMENT5 (n It
2. ROOFING AT SLOPED FORMS: j t o LL
ry MANUF: GAF TIMBERLINE ROOFING E5R 1415 Z Q N 04P I 8'-4" GLA QUAAL COMPOSITE SHINGLE _<j
�
lll e� TYPE: 5 - TILE ROOF Q
COLOR: TO BE DETEMINED (Z 0 _
ger T-- UNDERLAYMENT: 2 LAYERS BLDG FELT PER MANUF. Z O _j z
RECOMMENDATIONSQ J 00-1
W ry a I p ��MEr �oK SLOPE: 4:12 (EXISTING) 0 0
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w° � I ATTIC. VENTING
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. I SPACE m ATTIC AREA (NON-VAULTED)
PX. 4:12 APPROX 1,413 5F.
jn 6 VENTS ® .66 S.F. EA.
r
�0 VENT CALCULATION:
1,413 / 300 = 4.11 S.F. REQ.
6 VENTS = 5.16 S.F.
c ss 13Q TOTAL ROOF VENTING = 5.16
� 6Lsx6e JzWu NEW ROOF
FLEX OVER ADDITION
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BATH FLEX ROOM < AREA. ROOFING
TO MATCH EXISTING.
V s
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LEGEND AND NOTES Q
GENERAL NOTES ADDITIONAL BLDG DEPARTMENT NOTES WALL LEGEND
EXTERIOR WALL DIMENSIONS ARE TO EXTERIOR FACE OF STUD SHOWER - FOR GARAGE SEPERATION FROM THE DWELLING UNIT: SMOKE AND CARBON DETECTOR NOTES m
UNLESS NOTED OTHERWISE. PROVIDE ANTI-SCALDING SHOWER AND TUB SHOWER VALVES PROVIDE SEPERATION WITH 5/8" TYPE 'X' GYPSUM BOARD - MIN 1. FIELD VERIFY THAT SMOKE DETECTORS EXISTING IN BEDROOMS EXISTING TO REMAIN PROJECT EITEL RESIDENCE
INTERIOR WALL DIMENSIONS ARE TO FACE OF STUD UNLESS NOTED OTHERWISE WALL COVERING SHALL BE CEMENT PLASTER, TILE OR APPROVED EQUAL FOR GARAGE SEPERATION FROM THE ATTIC AND HALLS LEADING TO BEDROOMS PER CODE. IF NONE DRAM er KT/-r cn
CONTRACTOR TO SUBMIT ALL FINISH SAMPLES TO THE ARCHITECT OR OWNER ABOVE DRAIN INLET AT SHOWERS OR TUB WITH SHOWERS. PROVIDE SEPERATION WITH 1/2" TYPE 'X' GYPSUM BOARD - MIN EXIST INSTALL SMOKE DETECTORS. I EX. WALL To BE REMOVED GAD FILE NAME EITEL L�.I
PRIOR TO INSTALLATION FOR APPROVAL MATERIALS OTHER THAN STRUCTURAL ELEMENTS TO BE MOISTURE RESISTANT. ENCLOSED USABLE SPACE UNDER INTERIOR STAIRS REQUIRES 1-HOUR 2. FIELD VERIFY THAT CARBON MONOXIDE DETECTORS EXISTING IN r PLOT DATE 6-50-I5
(i.e. FLOORING, TRIM, MOULDING, WOOD SIDING, ... ETC.) WATER CLOSETS - 30" (MIN) CLR WIDTH & 24" (MIN) CLR IN FRONT FIRE RESISTIVE CONSTRUCTION ON THE ENCLOSED SIDE HALLS LEADING TO BEDROOMS PER CODE. IF NONE EXIST INSTALL T-Is
FIREBLOCKING, VERTICAL OR HORIZONTAL SHALL CONFORM TO CBC 708.2. PROVIDE 22x30 ATTIC ACCESS AT ALL ATTIC AREAS WITH A INSTALL CABON MONOXIDE DETECTORS. NEW 2X4 STUD ® I6" o.c. Z� Q
SAFETY GLAZING OR TEMPERED GLAZING - HEADROOM THAT EXCEEDS 30"
AFTER INSTALLING INSULATION, THE INSTALLER SHALL POST IN A CONSPICUOUS REQUIRED AT SHOWER ENCLOSURES, WINDOWS AT STAIR LANDINGS, EXACT LOCATION TO BE DETERMINED BASED ON ROOF TRUSS LAYOUT 0' 1' 5' IO' Q
LOCATION IN THE BUILDING A CERTIFICATE SIGNED BY THE INSTALLER AND THE GLAZING AT DOORS AND SIDELIGHTS, AND OTHER HAZARDOUS LOCATIONS. REQUIRED FLOW RATES ZL
BUILDER STATING THAT THE INSTALLATION CONFORMS WITH THE REQUIREMENTS WATER CLOSETS: 1.6 gpm ,
OF TITLE 24, PART 6, AND THAT THE MATERIALS INSTALLED CONFORMS WITH A PERMANENT LABEL SHALL IDENTIFY EACH LIGHT OF SAFETY GALZING. SHOWER HEADS: 2.5 gpm OOD/O/�000��
THE REQUIREMENTS OF TITLE 20, CHAPTER 2. THE CERTIFICATE SHALL STATE LAUNDRY FAUCETS: 2.2 gpm Q LLTHE MANUFACTURER'S NAME AND MATERIAL IDENTIFICATION, THE INSTALLED EXTERIOR LATH: PPROVIDE TWO LAYERS OF GRADE D PAPER EGRESS BLDG DEPARTMENT NOTES LAVATORY FAUCETS: 2.0 gpm
R-VALUE AND THE WEIGHT PER SQUARE FOOT. OVER ALL WOOD BASE SHEATHING KITCHEN FAUCETS: 2.2 gpm cl
PROVIDE WATER RESISTANT GYPSUM BACKING BOARD AS A BASE FOR TILE OR WINDOWS AND DOORS VERIFY EMERGENCY EGRESS FROM SLEEPING ROOMS PROVIDE ULTRA FLUSH WATER CLOSETS FOR
MIN 24" CLR HT, 20" CLR WIDTH, 5.7 SF MIN AREA, ALL NEW CONSTRUCTION EXISTING SHOWER HATCHING INDICATES �� o
WALL PANELS FOR TUB OR SHOWER ENCLOSURES OR WATER CLOSET ALL NEW WINDOWS AND DOORS SHALL HAVE A LABEL INDICATION THE U-FACTOR AND 44" MAX TO SILL HEADS AND TOILETS MUST BE ADAPTED FOR AREAS BEING MODIFIED C
COMPARTMENT WALLS AND SHGU. ALSO SHALL COMPLY WITH ENERGY DOCUMENTATION REQUIREMENTS. LOW FLOW WATER CONSUMPTION
ALL NEW WINDOW MATERIAL SHALL BE VINYL, AND DUAL GLAZED LOW-E PROVIDE MINIMUM 7'-6" CEILING HEIGHT AT MEANS OF EGRESS
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32
PA2015-073 Attachment No . ZA 5 - Project Plans
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