HomeMy WebLinkAbout01 - Bay View Avenue Modification Permit - PA2015-187 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
c9treox�`P www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
December 10, 2015
Agenda Item No. 1
SUBJECT: 20441 Bay View Avenue Modificaiton (PA2015-187)
20441 Bay View Avenue
• Modification Permit No. MD2015-010
APPLICANT: Steven and Michelle Wulfestieg
OWNER: Steven and Michelle Wulfestieg
PLANNER: Melinda Whelan, Assistant Planner
(949) 644-3221, mwhelan@newportbeachca.gov
ZONING DISTRICT/GENERAL PLAN
• Zone: SP-7 RSF (Santa Ana Heights Specific Plan, Residential Single Family)
• General Plan: RS-D (Single-Unit Residential Detached)
PROJECT SUMMARY
A modification permit to allow an approximately 17-percent addition to an existing non-
conforming single-family residence where the Zoning Code limits additions to 10
percent of the existing gross floor area when the required parking dimensions are not
provided. The non-conforming garage currently provides 19 feet, 5 inches in width by
21-feet, 5-inches in depth where a minimum 20-foot by 20-foot dimension is required.
RECOMMENDATION
1 ) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. _ approving Modification Permit
No. MD2015-010 (Attachment No. ZA 1).
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20441 Bay View Avenue Modification
Zoning Administrator, December 10, 2015
Page 2
DISCUSSION
• The property is located in the Santa Ana Heights neighborhood and measures
approximately 8,775 square feet in area and has a lot width of 65 feet, and lot
depth of 135 feet. The neighborhood is developed with single-unit dwellings.
• A 1,074-square-foot single-unit dwelling with an attached 447-square-foot garage
is currently developed on the property, which was originally constructed in the
County jurisdiction in 1953.
• The applicant is proposing an addition of a laundry room and a master bathroom.
The total addition proposed is approximately 263 square feet and equates to an
increase of approximately 17 percent of the existing structure. The dwelling will
remain one-story.
• The existing interior garage dimensions of 19 feet, 5 inches wide by 21 feet, 5
inches deep were compliant with the County of Orange Zoning Code at the time
of construction. The area was annexed from the County in 2003 and at the time
of annexation the existing garage was compliant with the Newport Beach Zoning
Code. The current Zoning Code requires a minimum 20-foot by 20-foot interior
dimension for a lot that is wider than 40 feet.
• Due to the change in development standards related to the minimum size of
garage parking spaces required for lots 40 feet wide or more, the existing two-car
garage is legal nonconforming. Additions to the existing residence are limited to
10 percent of the existing structure (Section 20.38.060.2.a and b: Nonconforming
Parking — Dimensions or Type of Parking Spaces). A larger addition can be
permitted with the approval of a Modification Permit (Section 20.52.050).
• Given the scope of work, increasing the depth of the garage to 20 feet would
result in a practical difficulty by requiring significant structural alterations to move
the garage wall.
• 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.
• The proposed addition would provide an ADA compliant laundry room and
bathroom for the safety of the residents. The addition would comply with all of the
required setback areas, height limits, and open volume requirement. The addition
would result in a dwelling that is consistent in scale with other dwellings in the
neighborhood.
TmpIt:10-02-15
20441 Bay View Avenue Modification
Zoning Administrator, December 10, 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 up to 10,000 square feet where public services and utilities are
available and the area is not considered environmentally sensitive. The proposed
project is a 263-square-foot addition to an existing single-family residence in a
developed neighborhood and is not within an environmentally sensitive area.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of
property within 300 feet of the boundaries of the site (excluding intervening rights-of-
way and waterways), including the applicant, and posted on the subject property at least
10 days before the scheduled hearing, consistent with the provisions of the Municipal
Code. Additionally, the item appeared on the agenda for this meeting, which was posted
at City Hall and on the City website.
APPEAL PERIOD:
An appeal or call for review may be filed with the Director of Community Development
within 14 days following the date of action. For additional information on filing an appeal,
contact the Planning Division at (949) 644-3200.
Prepared by:
-1:1� "'J,
Melinda Whelan
Assistant Planner
GBR/msw
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
TmpIt:10-02-15
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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. MD2015-010 FOR A 17-PERCENT ADDITION TO
AN EXISTING NONCONFORMING SINGLE-UNIT RESIDENCE
LOCATED AT 20441 BAY VIEW AVENUE (PA2015-187)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Steven and Michelle Wulfestieg, with respect to property
located at 20441 Bay View Avenue, and legally described as Lot 25 in Tract 01501
requesting approval of a Modification Permit.
2. The applicant proposes a modification permit to allow an approximately 17-percent
addition to an existing non-conforming single-family residence where the Zoning Code
limits additions to 10 percent of the existing gross floor area when the required parking
dimensions are not provided. The non-conforming garage currently provides 19 feet, 5
inches in width by 21 feet, 5 inches in depth, where a minimum of a 20-foot by 20-foot
dimension is required. The garage dimensions were in compliance with the Zoning Code
when the property was annexed from the County in 2003.
3. The subject property is located within the Single-Unit Residential Detached 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-C).
5. A public hearing was held on December 10, 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 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) of the Guidelines for CEQA.
2. This exemption includes additions up to 10,000 square feet where public services and
utilities are available and the area is not considered environmentally sensitive. The
proposed project is a 263-square-foot addition to an existing single-residence in a
developed neighborhood and is not within an environmentally sensitive area.
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 comprised of one- and two- story single-unit dwellings. The
Modification Permit will allow expansion of the existing single-story, single-unit
dwelling, which is compatible with other properties in the neighborhood.
2. The addition would increase the dwelling by 263 square feet, to provide for a new ADA
compliant master bathroom and laundry room. The proposed alterations will comply
with all applicable development standards, including height, setbacks, and open
volume and will not intensify or alter the existing nonconforming parking.
3. The proposed addition will result in a total floor area of approximately 1,784 square
feet (including the 447-square-foot garage), which is equal or less than the bulk and
scale of the other single-unit dwellings within the neighborhood.
4. The existing development on the property is a single-family 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 compliant with the County
of Orange Zoning Code at the time of construction. The area was annexed from the
County in 2003 and at the time of annexation the existing garage was compliant with
the Newport Beach Zoning Code. However, as a result of amendments to the Zoning
Code, the two-car garage is now substandard in size, and is therefore legal
nonconforming.
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2. Moving the garage wall that is not within the area of the proposed construction would
be costly and significantly increase the scope of the project in order to gain 7 inches of
garage width.
3. The granting of the Modification Permit is necessary to allow a reasonable addition to
an existing dwelling that was constructed in compliance with garage standards in
effect at the time of original construction, and that are adequate in width for the parking
of two (2) vehicles.
Finding:
C. The granting of the modification is necessary due to practical difficulties associated
with the property and that the strict application of the Zoning Code results in physical
hardships that are inconsistent with the purpose and intent of the Zoning Code.
Facts in Support of Finding:
1. The addition is expanding towards the rear yard of the property. Increasing the width
of the garage to 20 feet would affect the side of the property and result in a practical
difficulty by requiring significant structural alterations to the structure and a significant
expansion in the scope of work in order to increase the depth of the garage by
approximately 7 inches.
2. The existing garage provides two (2) useable garage spaces only slightly less than the
required width therefore fulfilling the intent of the Zoning Code by providing adequate
parking on site. Approval of the Modification Permit allows the applicant to continue
using the existing two-car garage, which has not proven detrimental to the occupants
or neighbors of the dwelling.
Finding:
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 garage width. Expanding the garage width would
require significant alterations to the structure well beyond the scope of the planned
small addition.
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 comply with the requirements of the
Zoning Code. Given the proposal is to create an ADA bathroom and laundry room
based on the existing small one-story dwelling, a redesign to reduce the size of the
addition will not allow the project to meet these objectives of the applicant.
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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 one-story addition would maintain all required setbacks and will provide
adequate protection for light, air, and privacy. The addition will not preclude access to
the dwelling and will be consistent in scale with other dwellings in the neighborhood.
2. The existing nonconforming garage has not proven to be detrimental to the occupants
of the property, nearby properties, the neighborhood, or the City and is adequate in
width to park two (2) vehicles.
3. 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.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Modification
Permit No. MD2015-010, 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 10th DAY OF AUGUSTDECEMBER, 2015.
BY:
Brenda Wisneski, AICP, Zoning Administrator
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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. Each parking space within the garage shall be permanently available and maintained for
parking purposes. The interior dimensions (19 feet, 5 inches wide by 21 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.
3. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
4. 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.
5. The applicant is required to obtain all applicable permits from the City's Building Division
and Fire Department, including for the existing improvements that were constructed
without the benefit of building permits. 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.
6. 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 property owner or the leasing agent.
7. 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.
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 20441 Bay View Avenue Modification including, but
not limited to, MD2015-010 (PA2015-187). 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
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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.
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Attachment No. ZA 2
Vicinity Map
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VICINITY MAP
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Modification Permit No. MD2015-010
PA2015-187
20441 Bay View Avenue
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Attachment No. ZA 3
Project Plans
17
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PA2015-187
REVISIONS BY
PROJECT SCOPE OF WORK Issued for Planning Dept J.H.
review, 8-5-15
Issued for Plan Check J.H.
Review, 8-26-15
WULFESTIEG RESIDENCE Issued for Modification J.H.
ENLARGE EXISTING MASTER BEDROOM, ADD NEW MASTER BATH, AND ADD NEW LAUNDRY ROOM TO Review, 10-5-15
EXISTING SINGLE FAMILY RESIDENCE.
ENLARGE MASTER BEDROOM AND ADDITION OF MASTER BATH CODE ANALYSIS Steve & Michelle
Wulfestieg
AND LAUNDRY ROOM ZONING 2044 Ba view,Ave.,
USE CODE : SINGLE FAMILY RESIDENTIAL Newport Beach
CONSTRUCTION TYPE: TYPE V-B CA 92660
FIRE SPRINKLERS: NO ARCHITECT:
Year Built: 1953
20441 BAVENUE Bedrooms: 3 Jesse Hurtado
' Bathrooms: 1 Architect Lic C29989
Garage: Yes (attached) 1310 South McDonnell Avenue
Los Angeles,CA 90022
Tel (323)485-4040
jesse.hurtado@gmail.com
NEWPORT BEACH CA 92660 Number of Stories: 1
Square Feet: 1,074 SF It
7
Lot Size: 8,775 SF cis the clients' responsibility prior to or during is
to notify the architect in writing of
any perceived errors or omissions in the plans
and specifications of which a contractor
thoroughly knowledgeable with the building
ABBREVIATIONS GRAPHIC SYMBOLS LEGAL DESCRIPTION PROJECT DIRECTORY SHEET INDEX codes and methods ofWritteniionshions
reasonably be aware. Wniten instructions
addressing such perceived errors or omissions
shall be received from the architect prior to the
client or clients subcontractors proceeding with
4 DIAMETER the work.The client will be responsible for any
TI SQUARE FOOT/FEET PLYWD. PLYWOOD LEGAL DESCRIPTION: defects in construction if these procedures are
& AND FUR. FLOOR P.O.C. POINT of CONNECTION 203 SPACE NUMBER x O COLUMN GRIDS OWNER / STEVE & MICHELLE WULFESTIEG A-1 TITLE SHEET not followed.
AT FLUOR. FLUORESCENT PR. PAIR �� ADDRESS 20441 BAYVIEW AVE.,
CENTERLINE F.H. FIRE HYDRANT LOT: 25 TRACT NO: 1501 ABBREVIATED A-2 EXISTING / SITE PLAN AND ROOF PLAN PROJECT
(E) EXISTING F.O.M. FACE OF MASONRY P.T. PRESSURE TREATED REVISION
x Is, AROUND REVISION DESCRIPTION: LOT:25 TR#:1501 N TR 1501 BLK NEWPORT BEACH, CA 92660 A-3 DEMOLITION PLAN
A.B. ANCHOR BOLT F.O.S. FACE OF STUD Q.T. QUARRY TILE - - ^^11
ABV. ABOVE F.O.C. FACE OF CONCRETE R. RISER S LATEST LOT 25 W 0
A/C AIR CONDITIONING F/S FINISH SURFACE RAD. RADIUS STRUCTURAL A-4 EXISTING AND PROPOSED FLOOR PLAN V
A.C. ASPHALTIC CONCRETE F.S. FLOOR SINK R.D. ROOF DRAIN WALL SECTIONS
A.D. AREA DRAIN F.S.R. FIRE SPRINKLER RISER BOND. REDWOOD 101 DOOR NUMBER _ ENGINEER A-5 EXTERIOR ELEVATIONS AND SECTION
A.F.F. ABOVE FINISH FLOOR FT. FOOT/FEET 5'0 APN: O
REF. REFERENCE L (Qj
ALUM. ALUMINUM F.T. FIRE TREATED ARCHITECT JESUS HURTADO LEON VALENCIA & ASSOCIATES
BEER. REFRIGERATOR 439-041-20
APPROX. APPROXIMATE FTG. FOOTING REINF. REINFORCED 1310 S. MCDONNELL AVE 5220 SANTA MONICA BOULEVARD
FUT. FUTURE - - _
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GA. caucE LOS ANGELES, CA 90022 LOS ANGELES, CA 90029 �_ +-� � w
BD. BOARD GALV. GALVANIZED RESIL. RESILIENT
BLDG. BUILDING G.C. GENERAL CONTRACTOR RM. Roots — BUILDING SECTIONS TEL 323 485-4040 TEL 323 665-5506 - m
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G.I. GALVANIZED IRON R.H.B. RECESSED HOSE BIBB ''A4.O— V J
BLKG. BLOCKING GL, GLASS R.O. ROUGH OPENING EXIT EXIT SIGN WITH jesse.hurtado@gmail.com valencia_c@earthlink.net
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F.F. FINISH FLOOR P.L. PROPERTY LINE 10. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE COMPLETE SECURITY OF HIS WORK AND MATERIAL AND z
FIN. FINISH PLAT. PLASTER
STONE TILE CLADDING WOOD BLOCKING CONTINUOUS EQUIPMENT WHILE JOB IS IN PROGRESS AND UNTIL JOB IS COMPLETED.
�
FIXT. FIXTURE PLBG. PLUMBING PLAN OR SECTION SHOWN IN SECTION
1. CONTRACTOR SHALL REFER TO AND CROSS-CHECK DETAILS, DIMENSIONS, NOTES AND ALL REQUIREMENTS SHOWN o
RIGID ROOF INSULATION ON THE ARCHITECTURAL DRAWINGS WITH RELATED REQUIREMENTS ON THE STRUCTURAL, MECHANICAL, ELECTRICAL
OR SAFING, PLAN OR SECTION FINISHED WOOD DRAWINGS.
SECTION OR ELEVATION CHECKED BY: J H
STONE:
TAs NOTED, MARBLE, ONISHED wooD
DEFERRED PERMITS 2. PROVIDE ALL NECESSARY BLOCKING, BACKING, SLEEVES, AND FRAMING FOR A COMPLETE SYSTEM, 5-1-2015
SECTION OR ELEVATION 3 ALL MATERIALS SHALL BE NEW, UNLESS NOTED OTHERWISE.
METAL: TYPE AS NOTED
PLAN OR SECTION 14. THE CONTRACTOR SHALL PROVIDE ALL BARRICADES, WARNING SIGNS, AND PROTECTIVE DEVICES AND SHALL TAKE
SPRAYED FIREPROOFING
SHOWN IN SECTION ALL PRECAUTIONARY MEASURES TO PROTECT ALL PERSONAL, PROPERTY, AND WORK SITE.
METAL: ROLLED SHAPES OR
PLAN OR SECTION D SPRAYED FIREPROOFING
THE FOLLOWING WORK HAS BEEN DONE UNDER SEPARATE PERMITS: SHOWN IN SECTION
t. ACOUSTICAL TILE
SHOWN IN SECTION BATT INSULATION: THERMAL DRAWN BY: GG
OR ACOUSTICAL, LION
SHEET NO.:
RESILIENT FLOORING: VCT, SLATS
SHEET VINYL, LION SECTION
PLASTER ON METAL LATH CMU
SHOWN IN SECTION SECTION A 1
LANDSCAPE AREA
JOB NO.
?9
PA2015-187
REVISIONS BY
Issued for Planning Dept J.H.
review, 8-5-15
Issued for Plan Check J.H.
Review, 8-26-15
Issued for Modification J.H.
Review, 10-5-15
( E) CMU BLOCK WALL ( E) CMU BLOCK WALL
OWNER:
- - - - - - - - - - - - - - - - - - - - - -
PROP. LINE 65.0' PROP. LINE 65.0'
Steve & Michelle
Wulfestieg
Y
20441 Bayview Ave.,
Newport Beach,
z w CA 92660
0 I
ARCHITECT:
LO
Jesse LO }
Hurtado
Q Archit ct9969
1310 South McDonnell Avenue
'I 'I Los Angeles, CA 90022
'I 'I Tel (323)485-4040
jesse.hurtado@gmail.com
It is the clients' responsibility prior to or during
O construction to notify the architect in writing of
any perceived errors or omissions in the plans
and specifications of which a contractor
O O thoroughly knowledgeable with the building
'I C I (.0 codes and methods of construction should
reasonably be aware. Written instructions
addressing such perceived errors or omissions
shall be received from the architect prior to the
client or clients subcontractors proceeding with
the work.The client will be responsible for any
defects in construction if these procedures are
p not followed.
LC Cl) I PROJECT
W J
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OLL PROP. LINE 65.0' PROP. LINE 65.0'
DRAWN BY: GG
SHEET NO.:
ROOF PLANti PROPOSED SITE PLAN o�y EXISTING SITE PLAN ��Ty
3 1/8"=1'-0" ® 1/8"=1'-0" ® 1/8"=1'-0"
® A2
0
CD
rn
JOB NO.
20
PA2015-187
REVISIONS BY
Issued for Planning Dept J.H.
review, 8-5-15
Issued for Plan Check J.H.
Review, 8-26-15
I Issued for Modification J.H.
Review, 10-5-15
( E) PLANTED
I
OWNER:
8'-0" 15'-0"
28'-1" 28'-2" Steve & Michelle
13'-2" Wulfestieg
10'-8" 1 4'-10" 11'-9" NEW ADDITION leI
( E) CONC. SLAB ON Gf�ADE 20441 Bayview Ave.,
( E) EL. TR. TO REMAIN Newport Beach,
---------------------------------- I CA 92660
ARCHITECT:
I I
J J ( E) MASTER BEDROOM Jesse Hurtado
( E) BEDROOM U U
�,, I Architect LicC29989
I�I 1310 South McDonnell Avenue
Los
O N III Tel (323) 485 ngeles, CA 404022
REMOVE ( E) WALL,
I -' i I i� I jesse.hurtado@gmail.com
LL
DOOR AND WINDOW
j i It is the clients' responsibility prior to or during
rI7 construction to notify the architect in writing of
O ----- _ any perceived errors or omissions in the plans
I I _ and specifications of which a contractor
O thoroughly knowledgeable with the building
L O codes and methods of construction should
II -=1-______________ N
I reasonably be aware. Written instructions
addressing such perceived errors or omissions
0--REMOVE ( E) STEPS shall be received from the architect prior to the
client or clients subcontractors proceeding with
O
° the work.The client will be responsible for any
J ( E) BATHROOM DNi �I defects in construction if these procedures are
not followed.
I �
PROJECT
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U U ( E) OFFICES FLIP U N
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I I
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( E) MAIN ( E) PORCH WITH RAILING J
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o
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27'-0" ILL.
( E) WD. fENCE Z
AND GATE ( E) WD. O
FENCE AND H
9'-10" 17'-10" 20'-4" GATE J
8' 0" O
oii
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z
of
co ( E) PLANTED p c-,
i I CHECKED BY: J H
Z CQ� m ;Z 5-1-2015
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( E) PLANTED Of O
LL U 1
DRAWN BY: GG
SHEET NO.:
LEGEND: RTti
------ EXISTING WALL TO BE DEMOLISHED DEMOLITION FLOOR PLAN
0 ( E) WALL TO REMAIN
® ( N) WALLS
JOB NO.
PA2015-187
REVISIONS BY
Issued for Planning Dept J.H.
review, 8-5-15
Issued for Plan Check J.H.
Review, 8-26-15
Issued for Modification
J.H.
( E) PLANTED ( E) PLANTED Review, 10-5-15
A B C D A B C D
I 1 I 1 I
A 5 A 5 I OWNER:
8'-0" , 28.1
28'-1" 19'-11" 13'-2" ' Steve & Michelle
10-8 4 -10 11 -9 10-8 4-10 111-9.. NEW ADDITION I Wulfestieg
( E) EL. TR. ( E) EL. TR.lo
20441 Ba view Ave.,
771 1eel
CA 92660 each,
2 ( E) MASTER BEDROOM o M o 2 ARCHITECT:
U U
( E) BEDROOM ( E) MASTERBEDROOM A-5 U U � HO ER ir> Jesse Hurtado
w w ( � BEDROOM 2i 2i A-5 I Architect
( N) POCKET a czssss
0 3 N 3 0 3 v N DOOR ( � 3 j Los Angeles CA 90021310 South 1Z
Avenue
e e e e e e e e e e e e e _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ — e — — — — — — — — — - e e e e Tel (323) do@g ai
e e e e e e e e e e e
_MAS7= e e e e jesse.hurtado@gmail.com
A-5 e e � I � BATH ( N)/ I A_5 Z
( E) CONC. PATIO - Q I It is the clients' responsibility prior to or during
O O -01 LET I— 1 construction to notify the architect in writing of
Ir O O C O
( N) CLOSET • O < O and specifications of which a contractor
_ — = any perceived errors or omissions in the plans
-'
L
-------------- ® N Q N I thoroughly knowledgeable with the building
N >
codes and methods of construction should
W reasonably be aware. Written instructions
o DN J �� z I addressing such perceived errors t missions
shall be received from the architect prior to the
�_ ( N DN~ I client or clients subcontractors proceeding with
( E) BATHROOM ( E) BATHROOM ( N) LAUNDRY the work.The client will be responsible for any
O defects in construction if these procedures are
O00
I i O � N not followed.
to �
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U Q ( E) OFFICES 3" U Q ( E) OFFICES
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( CONC. SLAB ON GRADE FL OR) 0 ( CONC. SLAB ON GRADE FLOOR) 1 W
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( E) DINING AREA ( E) DINING AREA
I
03 - - - - - 7" - - - - - - - - 7., - - -
I I I
( E) MAIN LDN ( E) PORCH WITHRAILING ( E) MAIN ( E) PORCH WITH RAILING 0
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04 —� – �(E)–PLAN-TE-D (-E) PLANT E� – – – – – – – – –I I I 4 � _ (� -PLANTER (-E) PLAN-T-EB- – I O Q
I
OZ J
( E) CONC. WALKWAY
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I I I
27'-0" 0 O
( E) WD ENCE
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FENCE AND � J
9'-10" 17'-10" 20'-4" 9'-10" 17'-10" 20'-4" GATE I Z W
8'-0"
8'-0.. . 0" ' �j
( Q SIDEYARD ( SI ( E) SIDE ( E)( E) S DEYARD w x
SETBA K 48'-0" SE 11 SETBA K 48'-0" SE BACK W
10
of
I I I
I- a
co ( E) PLANTED M ( E) PLANTED 'm
ILLI CO UQ w CO UQ i w CHECKED BY: J H
J �CtiC m Of � 5-1-2015
LU
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(if ( ( E) PLANTED � O
LL C LL U
I I I
LEGEND:
DRAWN BY: GG
SHEET NO.:
EXISTING FLOOR PLAN do 0 ( E) WALL TO REMAIN do
2 ®�Tti ® ( N) WALLS PROPOSED FLOOR PLAN ®�Tti
A4
JOB NO.
22
PA2015-187
REVISIONS BY
Issued for Planning Dept J.H.
review, 8-5-15
Issued for Plan Check J.H.
NOTES:
Review, 8-26-15
Issued for Modification J.H.
Review, 10-5-15
1. PROTECTION OF WOOD AND WOOD BASED PRODUCTS FROM DECAY SHALL BE
PROVIDED IN THE LOCATIONS SPECIFIED PER SECTION R317.1 BY THE USE OF
NATURALLY DURABLE WOOD OR WOOD THAT IS PRESERVATIVE-TREATED IN
ACCORDANCE WITH AWPA U1 FOR THE SPECIES, PRODUCT, PRESERVATIVE AND END 4 3 2 1
USE. PRESERVATIVES SHALL BE LISTED IN SECTION 4 OF AWPA U1.
2. PROVIDE ANTI-GRAFFITI FINISH WITHIN THE FIRST 9 FEET MEASURED FROM GRADE, AT OWNER:
EXTERIOR WALLS AND DOORS. ( N) ASPHALT SHINGLE ROOFING, CLASS A TO
MATCH EXISTING ASPHALT SHINGLES Steve & Michelle
3. DAMP PROOFING: I WUIfeStleg
( N) 7/8" STUCCO OVER CORROSION RESISTANT EXPANDED METAL OVER 2 LAYERS OF ( E) ASPHALT SHIN LE ROOFING 12 20441 Bayview Ave.,
GRADE-D BUILDING PAPER BY G.M. CRAFT ICC# ESR-2376 OR APPROVED EQUAL. COLOR Newport Beach,
OF STUCCO TO BE SELECTED BY OWNER. 12 4 CA 92660
TOP OF PLATE ARCHITECT:
— — — — — — — — — — — — — — — — — — —
WINDOW LINE Jesse Hurtado
- Architect LICC29969
1
1310 South McDonnell Avenue
Los Angeles, CA 90022
\ Tel (323)485-4040
jesse.hurtado@gmail.com
O It is the clients' responsibility prior to or during
� construction to notify the architect in writing of
any perceived errors or omissions in the plans
and specifications of which a contractor
/ thoroughly knowledgeable with the building
codes and methods of construction should
FINISH FLOOR reasonably be aware. written instructions
— addressing such perceived errors or omissions
GRADE LEVEL shall be received from the architect prior to the
client or clients subcontractors proceeding with
the work.The client will be responsible for any
defects in construction if these procedures are
not followed.
( N) 7/8" TUCCO OVE CORROSION RESISTANT EXPANDED METAL LAT OVER 2 LAYERS OF GRADE PROJECT
BUILDING PAPER BY G.Y. CRAFT ICC# ESR-2376 OR APPROVED EQUAL OYER PLYWOOD OR OSB,
SHEATHING, TYP. SEE STRUCTURAL FOR ADDITIONAL INFORMATION, CO OR OF STUCCO TO BE o
SELECTED BY OWNER. YP. U N
rn
4 0 w
SIJ � � O
0-
NORTH EXTERIOR ELEVATION 06 Z
T��
2 1/4"=1'-0" n
�i O LLJ>
Q
O w
`~ W
� m
� o
D C B A D C B A > N
( N) ASPHALT SHINGLE ROOFING, CLASS ATO I ( N) ASPHALT SHINGLE ROOFING, CLASS ATO
MATCH EXISTING ASPHALT SHINGLES ( E) ASP�IALT SHINGLE ROOFING
( E) AS HALT SHINGLE ROOFING MATCH EXISTING ASPHALT SHINGLES Z
Q
12Z
12
12 4 12 4 O O
4 � 4F LJ
TOP OF PLATE TOP OF PLATE I j CO
— —
WINDOW LINE 0
W
Li
1 W
MAST BATH MASTER BEDROOM a
BEDROOM of
FINISH FLOOR FINISH FLOOR CHECKED BY: J H
GRADE LEVEL 0 Q GRADE LEVEL 5-1-2015
I
I I I I I I
( N) 7/8" STUCCO OVER CORROSION RESISTANT EXPANDED METAL LATH OVER 2 LAYERS F GRADE-D
2X WOOD FRAMI G, SEE STRUCTURAL CRAWL SPACE BUILDINGPAPER BY G.M. CRAFT ICC# ESR-2376 OR APPROVED EQUAL OVER PLYWOOD OR SB,
DRAWINGS FOR DDITIONAL SHEATHING, TYP. SEE STRUCTURAL FOR ADDITIONAL INFORMATION, COLOR OF STUCCO T BE
I
INFORMATION, TYP. SELECTED BY OWNER. TYP.
I
DRAWN BY: GG
SHEET NO.:
A�5
3 BUILDING SECTION WEST EXTERIOR ELEVATION
JOB NO.
23
Zoning Adminisrator-December 10,2015
Item No. 1a-Additional Materials Received
20441 Bay View Avenue Modification(PA2015-187)
INLAND ENERGY, INC.
3501 Jamboree Road
SOUthTower Suite 606
Newport Beach, CA 92660
Ph 949 856-2200/Fax 949 856-2313
www.InlandEnergy.Com
Wm. Buck Johns. President
/