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HomeMy WebLinkAbout01 - 2007 Diana Lane Modification Permit - PA2016-106 U ? COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive,P.O. Box 1768,Newport Beach, CA 92658-8915 Cq�IFORN`P 949-644-3200 Fax: 949-644-3229 www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT August 25, 2016 Agenda Item No. 1 SUBJECT: 2007 Diana Lane Modification (PA2016-106) 2007 Diana Lane • Modification No. MD2016-009 APPLICANT: JR Walz, Walz Architecture OWNER: Zee Wendell, Steve Cook, and Gay Proud PLANNER: Chelsea Crager, Assistant Planner (949) 644-3227, ccrager@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 25-percent addition (497 square feet) to an existing single-family residence with nonconforming parking dimensions. The Zoning Code limits additions to 10 percent of the existing gross floor area when the required parking dimensions are not provided. The nonconforming garage provides an interior depth of 19 feet 2 inches and a width of 21 feet 6 inches, where the Zoning Code requires 20 feet minimum for both dimensions. The provided garage dimensions were in compliance with the Zoning Code at the time of development. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Draft Zoning Administrator Resolution No. _ approving Modification No. MD2016-009 (Attachment No. ZA 1). 1 2007 Diana Lane Modification Zoning Administrator, August 25, 2016 Page 2 DISCUSSION • The subject property is located on Diana Lane near the corner of Dover Drive and Irvine Avenue. The lot measures 7,549 square feet in area and approximately 70 feet in width by 110 feet in depth. • The property is currently developed with a 1,511-square-foot, one-story single- family home with three bedrooms and 443-square-foot attached garage. The home was originally constructed in 1954, and an addition was completed in 2002. The neighborhood is developed with predominately one-story homes. • The existing interior garage dimensions measure 19 feet 2 inches deep by 21 feet 6 inches wide. These dimensions were compliant with the Newport Beach Zoning Code at the time of annexation in 1956. Current Zoning Code requires clear interior garage dimensions of 20 feet wide by 20 feet deep for this property; therefore, the existing garage is legal nonconforming. The garage is located on the southeast side of the property with a legal nonconforming side setback (6 feet required; 5 feet 1 inch provided). • The proposed 497-square-foot addition is an increase of approximately 25 percent of the existing structure. It is located on the northwest side of the property at the rear of the home. The proposed floor plan remains one story and consists of three bedrooms, including the addition of a master bedroom and the conversion of an existing bedroom into a study. The addition will comply with all applicable development standards including height, setbacks, and site coverage. • The Zoning Code limits additions to residential structures with nonconforming parking dimensions to 10 percent of the existing floor area within a 10 year period. Larger additions may be permitted subject to approval of a modification permit (Municipal Code Section 20.38.060.2). The applicant proposes leaving the garage dimensions unchanged. • 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 north garage wall. The south garage wall cannot be moved closer to the side property line without further encroaching into the already nonconforming side setback. • The 443-square-foot garage provides two usable garage spaces and the driveway provides additional off-street parking opportunities. Therefore, the intent of the Zoning Code is satisfied by providing adequate parking on-site. Approval of the Modification Permit allows the applicant a reasonable addition and to continue using the existing garage as two parking spaces, which has not proven detrimental to the occupants or neighbors. TmpIt:05-05-16 2007 Diana Lane Modification Zoning Administrator, August 25, 2016 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 of up to 10,000 square feet where public services and utilities are available and the area is not considered envirommnetally sensitive. The proposed project is a 497-square-foot addition to an existing single family residence in a developed neighborhood and is not within an envionmentally 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: "If-t Chelsea Crager, Ass' tant Planner GBR/cc Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Description ZA 4 Project Plans TmpIt:05-05-16 Attachment No. ZA 1 Draft Resolution 4 RESOLUTION NO. ZA2016-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING MODIFICATION PERMIT NO. MD2016-009 FOR A 25-PERCENT ADDITION TO AN EXISTING NONCONFORMING SINGLE-FAMILY RESIDENCE LOCATED AT 2007 DIANA LANE (PA2016-106) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by JR Walz of Walz Architecture, with respect to property located at 2007 Diana Lane, and legally described as Lot 51 in Tract 1763 requesting approval of a modification permit. 2. The applicant proposes a modification permit to allow a 25-percent addition (497 square feet) to an existing single-family residence with nonconforming parking dimensions. The Zoning Code limits additions to 10 percent of the existing gross floor area when the required parking dimensions are not provided. The nonconforming garage provides an interior depth of 19 feet 2 inches and a width of 21 feet 6 inches. The Zoning Code requires 20 feet for both dimensions. 3. The subject property is located within the Single-Unit Residential (R-1-6000) Zoning District 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 August 25, 2016, 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). 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 Zoning Administrator Resolution No. ZA20164t## Page 2 of 7 proposed project is a 497 square-foot addition to an existing single-family 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 predominately one-story single-family dwellings. The Modification Permit will allow expansion of the existing one-story, single-family residence, which is compatible with other properties in the neighborhood. 2. The addition would increase the dwelling by 497 square feet to add a master bedroom and bathroom and convert an existing bedroom into a study. The proposed addition will comply with all applicable development standards including height, setbacks, and site coverage. The proposed addition will not intensify or alter the existing nonconforming parking or southeast side setback encroachment. 3. The proposed addition will result in a total floor area of approximately 2,451 square feet (including the 443-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. Therefore, 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 Newport Beach Zoning Code at the time of annexation in 1956. As a result of amendments to the Zoning Code in 2010, the two-car garage is now substandard in size and is considered legal nonconforming. 03-03-2015 Zoning Administrator Resolution No. ZA20164t## Page 3 of 7 2. Moving the north 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 10 inches of garage depth. 3. Moving the south garage wall would further encroach into an already nonconforming side setback. 4. 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 the structure towards the rear of the property on the north side. Increasing the depth of the garage to 20 feet would affect the south 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 10 inches. 2. The existing garage provides two (2) useable garage spaces only slightly less than the required width and fulfills 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 depth. Expanding the garage depth would require significant alterations to the structure well beyond the scope of the planned addition. Expanding the depth of the garage further into the side setback is not feasible without review and approval of a variance. 03-03-2015 Zoning Administrator Resolution No. ZA20164t## Page 4 of 7 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 intent of the project is to provide a master bedroom and bathroom, a redesign to reduce the size of the addition will significantly impact the project and not meet the objectives of the applicant. Finding: E. The granting of the modification would not be detrimental to public health, safety, or welfare, to the occupants of the property, nearby properties, the neighborhood, or the City, or result in a change in density or intensity that would be inconsistent with the provisions of this Zoning Code. Facts in Support of Finding: 1. The proposed 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 depth to park two (2) vehicles. 3. The proposed addition will result in site coverage of 37 percent and that is less than the maximum 60 percent allowed by 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. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Modification Permit No. MD2016-009, 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 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. 03-03-2015 g Zoning Administrator Resolution No. ZA2016-### Page 5 of 7 PASSED, APPROVED, AND ADOPTED THIS 25th DAY OF AUGUST, 2016. BY: Patrick J. Alford, Zoning Administrator 03-03-2015 9 Zoning Administrator Resolution No. ZA20164t## Page 6 of 7 EXHIBIT "A" CONDITIONS OF APPROVAL PLANNING 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, 2 inches deep by minimum 20 feet wide) 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 2007 Diana Lane Modification including, but not limited to, Modification Permit No. MD2016-009 (PA2016-106). 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, 03-03-2015 10 Zoning Administrator Resolution No. ZA20164t## Page 7 of 7 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. PUBLIC WORKS DEPARTMENT 9. The existing fence located within the Diana Lane right-of-way shall be removed. 10. A new 36-inch box street tree shall be installed within the Diana Lane right-of-way per Council Policy G-6. 03-03-2015 22 Attachment No. ZA 2 Vicinity Map 12 VICINITY MAP y ISO P � a ,y o s 4 1 Modification No. MD2016-009 PA2016-106 2007 Diana Lane Attachment No. ZA 3 Project Description 14 PA2016-106 [W:: WALZ : ARCHITECTURE 23 Corporate Plaza,Suite 150, Newport Beach 92660:949.836.5977 May 27, 2016 Community Development Department Planning Division 100 Civic Center Drive Newport Beach, CA 92660 Re: 2007 Diana Lane Modification Permit Request As agent representing Zee Wendell and Steve Cook of 2007 Diana Lane, I submit for your review this letter of justification with the attached Planning Permit Application.The property owner proposes to construct a Master Bedroom addition that exceeds 10% of the existing total floor area with legal non-conforming parking. Following is a list of the existing and proposed dimensions and floor areas (square feet) which describe the project: Total existing floor area: 1,954 sf Proposed addition: 497 sf (25% of existing) Total proposed floor area: 2,470 sf Existing interior parking dimensions: 21'-6" wide x 19'-2" deep. The required findings needed to justify the modification to allow a 25%addition to a legal non-conforming garage are as follows: Finding #1: The proposal is compatible with the existing single unit dwellings that comprise the neighborhood. Small non-conforming garages are common in the neighborhood. In fact,there is a nearly identical situation which was granted a modification permit on March 24,2016 under Zoning Resolution No. 2016-012. The property is zoned R-1-6000 allowing a lot coverage of 60%. After addition the house will have a total floor area of 2,470 sf with lot coverage of 59%.The height will be unchanged at roughly 14'-6". These are both within the development limits for the neighborhood and in line with what are common.The proposed addition will not change the density of the neighborhood, intensify the existing single family dwelling use, nor intensify nor alterthe existing nonconforming parking.The addition is also located entirely within the rear portion of the property's buildable area, having no visually compatible impact on the neighborhood. Finding#2: The modification is required because the unique physical character of the site,the structure, and the intended use limit what is feasible for expanding the garage.The existing interior dimensions of the garage conform to the provisions of the zoning code that were in place at the time of construction. In order to make the garage conform to current standards eitherthe northern or southern wall would need to move. The southern wall can't be moved as it is already encroaching upon the required setback. Moving the northern wall the required 10"would triggerthe following collateral damages which are completely separate from the proposed development: A. There is a window located between the garage north wall and the front door which would need to be replaced with a smaller window, incurring added cost and decreased natural light inside. B. The garage's existing gable roof end faces the street,moving the wall over would create an undesirable asymmetric aesthetic relationship with the existing ridge line. 15 PA2016-106 C. wall elements (which requires a smaller garage door width), hold downs, a new door header beam, and all the required finishing materials. This presents a substantial increase to the intended scope of work and hence the project cast.See attached diagrams for further clarification of the unique physical characteristics outlined above. The benefit of moving the north wall 10" is greatly outweighed by the expense associated with alteration of the unique physical characteristics of the existing garage and dwelling. Finding #3: Granting of the modification is necessary due to practical difficulties associated with the property. Along with the practical cost and setback difficulties associated with moving either the north or south garage walls mentioned in Finding #2, since the garage door doesn't face the street, access is provided through a hammerhead driveway.The driveway provides back up space and additional off street parking. Modifying the garage to comply would decrease the length of the driveway potentially reducing the off street parking opportunity while also making it practically more difficult to enter and back out of the driveway.The door opening width must be reduced from 17'-10"to 16'due to the required lateral resisting elements detailed in Finding#2C.The smaller door makes parking two cars inside the garage more difficult as well. Finding #4:There are no alternatives to the Modification Permit that could provide similar benefits to the applicant. Adding a master bedroom that would comply with the 10% limit allowed would result in a substandard 195 sf addition.Altering the garage to comply can only be done by moving either the north or south wall. As stated previously in Finding #2 the south wall is currently encroaching into the setback, moving it would be both costly and require a variance. Moving the north wall 10" also has no alternative method of construction or design which does not incur significant financial hardship to the occupants. Finding#5:The granting of the modification would not be detrimental to public health, safety, or welfare, or to the occupants of the property, nearby properties,the neighborhood, or the City, or result in a change in density or intensity of use that would be inconsistent with the provisions of the Zoning Code. The proposed addition will replace the existing master bedroom which will be converted into a kids study area resulting in no net increase in parking demand for the community. The existing garage complies with the required width and easily accommodates two parked cars. In fact, the existing width exceeds the requirement by 18". The existing interior parking area is 412 square feet; 12 square feet larger than the minimum 20'x20' required. The public will incur no ill effect from granting the modification as it will not change howthe occupants orthe future occupants use the development.The financial burden placed upon the occupants by denying the modification is the only potential detrimental effect that can result from this planning application. The five findings above provide a clear narrative and proper justification far granting the Modification Permit. Ultimately, the proposal is not unreasonable or in any way incompatible, altering the garage will pose multiple unintended consequences, and allowing the Modification would not be inconsistent with the provisions of the Zoning Code or with recent staff action regarding the remarkably similar application approved by Zoning Resolution No. 2016-012. Therefore, I ask that you review and approve the subject Planning Permit Application.Thank you in advance for your review and do not hesitate to contact me with any questions. Sincerely, JR Walz Walz Architecture 10 PA2016-106 FINDING 2A: (E)WINDOW TO BE REPLACED AND REDUCE IN SIZE (E)ENTRY LOCATION OF NEW WALL & 100A DOOR IF MODIFICATION IS up DENIED a a w FINDING #2C & #3: NEW LATERAL FORCE RESISTING SHEAR WALL, REQUIRES REDUCED DOOR WIDTH 21'-621"Clear _d GARAGE 102 CV FINDING #2: (E)SOUTH WALL LOCATED IN THE CURRENT REQUIRED SETBACK CAN'T BE MOVED Y � J w y W PA2016-106 w z J W al 0 a (E)RIDGE+13-2�-VIF 12, TYP ±4 T.O.PLATE +8'-111VIF 00000 00000 00000 (E)WIN00W (E)GARAGE Lo 000 100A (E)ENTRY +0'-0"FINISH FLOOR NATURAL GRADE ' (E)PLANTER (E)SYMMETRICAL 00001 RELATIONSHIP FINDING #2A: NEW WALL FINDING #213: LOCATION OF LOCATION WOULD NEW NORTH GARAGE WALL. REQUIRE REPLACEMENT IF REQUIRED, CREATING & REDUCTION IN THE ASYMMETRIC AESTHETIC SIZE OF THE ADJACENT (E)WINDOW 18 Attachment No. ZA 4 Project Plans 1J° DRAWING SYMBOLS PROJECT DATA LIST OF DRAWINGS PROJECT ADDRESS: 2007 DIANA LANE ARCHITECTURAL LEGAL DESCRIPTION: APN: 117 391 19 A 0.1 PROJECT INFO,SITE PLAN NORTH ARROW ® PROJECT DESCRIPTION: ADDITION AND REMODEL TO (E)SINGLE A_0.1a LOT COVERAGE OVERLAY FAMILY DWELLING. ADD MASTER BATH AND A 1.0 PLANS BEDROOM. ADD WINDOWS AND SKYLIGHTS A_2.0-2.1 ELEVATIONS CENTER LINE WHERE OCCUR. PROPERTY LINE OCCUPANCY: GROUP R-3/U 15'-3"±SETBACK 25'-10" 27'-6° (E)41'-5"±SETBACKZONING DISTRICT: R-16,000 HIDDEN/CONCEALED LINE ———————— CONSTRUCTION TYPE: TYPE V-B NUMBER OF STORIES: 1 ELEVATION CONTROL "E aescAiv. SCOPE OF WORK AREA CALCS: WORK POINT LIVING AREA: -EXISTING: 1,511 S.F. SPOT ELEVATION i000n -PROPOSED ADDITION: 497 S.F. -TOTAL PROPOSED LIVING: 2,008 S.F. Fos DIMENSIONS db GARAGE AREA: -EXISTING: 443 S.F. 110.0'S 50°Ot'53"W RADIAL _ I O PROPOSED TOTAL AREA: 2,451 S.F. GRIDLINES (E)TURF, LANDSCAPED, a REMODEL AREA: 266 S.F. OR HARDSCAPED OPEN m TOTAL AREA of WORK: 782 S.F. +i Woo SPACE TO REMAIN, +1 ELEVATION F a MAINTAIN (E)DRAINAGE q LOT COVERAGE: PATTERN,TYP. w BUILDABLE AREA: 4,736 S.F. r — — — --� `" EXISTING FOOTPRINT: 2,332(49%) - -�� PROPOSED FOOTPRINT: 2,800(59%) i I BUILDING SECTION i r r DETAIUWALL SECTIION MAX ALLOWABLE HEIGHT: 29 (ROOF PITCH > 3:12) EXISTING HEIGHT: 14'-6"NO CHANGE r-—-—-—-—-—-—-— — J - - - � I m MASTER SUITE �\ PARKING: 2 COVERED + 2 OFF STREET ADDITION 497 SF I .�' I --� li DETAIL ENLARGEMENT I' REPLACE (E)DRIVEWAY MAINTAIN (E)DRAINAGE 20'-0"PARKING a i — — — J N � ° I PATTERN,TYP. it r I\ /I �.� I INTERIOR ELEVATION a 2 L1J 3 N li 2007 DIANA LANE-LOT 51 TRACT NO 1763 I If / M (E)1 STORY SINGLE FAMILY DWELLING 1,511 SF I \ z I M Q DOOR NUMBER J m it d 6 0 ........ U 20'-0"REO'D SETBACK Q Z GLAZING NUMBER O N I RE P + � Q SET I 10 0"PARKING I _ NEW CONSTRUCTION M 5'-0" (E)TURF, LANDSCAPED, r P.U.E. OR HARDSCAPED OPEN a SPACE TO REMAIN, L----I -----\/------I--- — 1HOURCONSTRUCTION ® _ _ ® — CONTACTS MAINTAIN (E)DRAINAGE ABBREVIATIONS PATTERN,TYP. \ OWNER: STEVE COOK AND ZEE WENDELL ��� A OD OUTSIDE DIAMETER 2007 DIANA LANE @ AT ODU OUT DOOR UNIT NEWPORT BEACH,CA 92660 ABV. ABOVE OSB ORIENTED STRAND BOARD 310.562.5720 AFF ABOVE FINISH FLOOR P (E)TURF, LANDSCAPED, A.D. AREA DRAIN PTD. PAINTED DESIGN PROFESSIONAL IN JR WALZ OR HARDSCAPED OPEN AVG. AVERAGE PV PLUMBING VENT RESPONSIBLE CHARGE: 510 LARKSPUR AVE (E)GARAGE 443 SF SPACE TO REMAIN, B PW PLYWOOD CORONA DEL MAR,CA 92625 MAINTAIN (E)DRAINAGEJ BD. BOARD R PHONE:949.836.5977 --- PATTERN,TYP. BLW. BELOW REQ. REQUIRED E-MAIL:WALZ.JR@GMAILCOM BLDG. BUILDING RJ ROOF JOIST BM. BEAM RR ROOF RAFTER STRUCTURAL ENGINEER: MIKE GABRIEL STRUCTURAL ENGINEER EXISTING FENCE TO REMAIN,TYP. BTU BRITISH THERMAL UNIT RM ROOM 483 EAST 20TH STREET 21 s CLR. C S COSTA MESA, CA 92627 CFM CUBIC FEET PER MINUTE S.D. STORM DRAIN 949.646.6596, MRGSE@EARTHLINK.NET CIP CAST IN PLACE SF SQUARE FEET Y = ----------------------------- CMU CONCRETE MASONRY UNIT SC SCUPPER ENERGY CALCULATIONS: MARK MADISON-ENERGY CODE WORKS ¢ 6 m C--------J +I r ----------------- < CONC. CONCRETE T 2600 MICHELSON DR.,STE, 1700 i w N w w D TO TOP OF IRVINE,CA 92612 ON DOWN TOFF TOP OF FINISH FLOOR 800.700.0131,MARK@ENERGY CODE.COM DWV DRAIN/WASTE VENT TOR TOP OF ROOF 110.0'S53°34'58"WRADIAL E TYP. TYPICAL CITY OF NEWPORT BEACH NOTES LOCATION MAP ELASTO. ELASTOMERIC T.G. TOP OF GRATE (E) EXISTING TPS TOP OF PLYWOOD SHEATHING _ F U 1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH FAU FORCED AIR UNIT UL UNDERWRITERS LABRATORIES DOES NOT RELIEVE APPLICANTS of THE LEGAL REQUI IREMENTS TO (E)34'4'±SETBACK 30'-9" 22'_5" (E)22-6"±SETBACK T-0' 18'-p" OBSERVE COVENANTS,CONDITIONS AND RESTRICTIONS WHICH MAY BE FF FINISH FLOOR UNO UNLESS NOTED OTHERWISE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU FIN FINISH V SITE LEGEND: SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO FJ FLOOR JOIST VIF VERIFY IN FIELD � FG FINISH GRADE W COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS FO FACE OF WD. WOOD PERMIT. 2. PRIOR To PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN •AREA of ADDITION FOP FACE OF PLYWOOD W/ WITH FOS FACE OF STUD WH WATER HEATER ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC FOF FACE OF FRAMING X WORKS DEPARTMENT I G Y 3. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER "s =� ° GA. GUAGE FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND � •. �` A. — GALV. GALVANIZED PERMITS i GYP. GYPSUM •(E)FOOTPRINT GSM GALV. SHEET MTL. r• W GWB GYPSUM WALLBOARD H ° \ HVAC HEATING,VENTILATION AND AIR CONDITIONING UNIT INV. INVERT J JT. JOINT , F K L LPG LIQUIFIED PETROLEUM GAS � � � I •, M MFG. MANUFACTUR(ER) fir \ MTL. METAL MIN. MINIMUM N ? S NIC NOT IN CONTRACT (N) NEW v r. 1/6"=1'-°" SITE PLAN 1 °/ OVER # DATE REVISIONS BY o��pobertbya/2• PROJECT INFORMATION a Walz:Architecture project Wendell . D � ana Addition PLANNING APPLICATION JR Walz dba JR Design EL 510 Larkspur Avenue a Corona del Mar, CA 92625 2007 Diana Lane, Newport Beach ASSESSORS PARCEL#:11739119 This drawing is the property of °¢ o o Walz,and is not to be reproduced cin 949.836.5977 or copied o i din ermi ole or in part not to b v a used on any other project and is to �4 S ' m 05.27.2016 @g Zee Wendell & Steve Cook ll� o . walz. r mail.com � � o ° P .� �, ro zbe returned on request. JQII/g0 10 IaO 20 23-112' 31'-6" ___________________________ I I I I I II II FF r� 1 , I 12 = N: fW Y � I / I l pRMM! U IMRR L i I I I I I II I I I F--J -' n° I C� 3 C, I I I m a I I I I I I I I I r-- L--'L-- ----------------------- �i N► I I 00 I I I I I I EpSfZG I I r %412 N I O 6 O I c:iz E%GiING � I I I I I 41 E%E➢NG L - 110.0'S 53°34'58"W RADIAL 7-4- 23'-32' 24'-5, LOT COVERAGE (SF): 1: 467 2: 788 3: 290 4: 214 5: 110 6: 338 7: 593 TOTAL: 2,800 18"=1'-0" ROOF PLAN 1 AREA OVERLAY 1 # DATE REVISIONS BY ° �pobertpya/ LOT COVERAGE a Walz:Architecture project Wendell . D •� ana Addition PLANNING APPLICATION JR Walz dba JR Design EL 510 Larkspur Avenue ro N This drawing properly c� C " Corona del Mar, CA 92625 2007 Diana Lane, Newport Beach ASSESSORS PARCEL#:11739119 e Is the p p ert Y of JR C:) o Walz,and is not to be reproduced 949.836.5977 withault dermi slon�ltlis not to be U bereturnedon requested and is to ���o P3 0 CO81¢1 ' 0 05.27.2016 0 _ = A0 . a walz.jr@gmaiLcom Zee Wendell & Steve Cook J p P ro zV PLAN KEYNOTES WATERCLOSET - 1.28 GALLON/FLUSH. PROVIDE 24" CLR. IN FRONT AND 30"CLR.WIDTH.CONCEAL WATER SUPPLY SHOWER OR TUB W/ ANTI-SCALDING FIXTURES MAX. 2.0 GPM @ 80 PSI. PROVIDE 12" ROUND CLEANOUT. WALL COVERING OF SHOWER SHALL BE TILE, OR APPROVED EQUAL,TO A HEIGHT OF MIN. 70"ABV. DRAIN INLET. FLOAT TILE OVER CEMENT PLASTER BACKING. NET AREA OF SHOWER ENCLOSURE SHALL NOT BE LESS THAN 7.1 SQ. FT.OF FLOOR AREA W/A MIN.30"0 CIRCLE. (] RECESSED SOAP SHELF, SLOPE 0.5% TO PREVENT STANDING WATER 5'-921' 3-621° 8'-3" 8'-3" FULL HEIGHT CABINETS / SHELVES, TYP. FLUSH INSET FRAMED SHAKER STYLE PER INTERIORS 2'-7" 2'-7" 1'-4" 1'-4" 2'-6" 2'-1022' 2'-1022" 2'-1022 2'-101' ] WALL HUNG VANITY&LAVATORY PER INTERIORS, 1.5 GPM z 2'-6" @ 60 PSI. STONE COUNTERTOP @ +34"AFF © PTD. WD. SHELF AND DIVIDERS W/1-1/4"O CHROME POLE 2 7 1 4 6 4 HANGING ROD C3 C2 C1 Al A2 0 1-1/2" STAINLESS STEEL SHOWER TRENCH DRAIN, COORDINATE DRAIN LINE WITH FRAMING UNDERESEPARATEP,ERMITCONCEAL FASTENERS -MAX.4"GAPS. LINE OF VAULTED CEILING RIDGE ABOVE G1 > m (E)CRAWL SPACE ACCESS TO REMAIN, PROVIDE MIN. G1 C? —^ — — — — — — — — — — — — —^ 1$"X24" ACCESS TO (N)CRAWL SPACES THRU (E)CRAWL Fo `� MASTER �/ (S(P))ACE CLOSET 4 PEROV DE NEW VENTS ASCRAWL SPACE LREQ'D BY CODEATION TO AIN, AT ADDITIONS I WATER — — — — — Hi I CLOSET 112 z FULL HEIGHT CURTAINS W/RECESSED TRACK ABOVE, PER 1136 _ STUDY BEDROOM 13 HUNG ROLLED STEEL ANGLE FRAMED MIRROR CABLE o ■ 5111-01 109 r ti SINK 10 m ti SINK MASTER MASTER BATHROOM BEDROOM 0 13 VANITY 113 111 GUEST ATH I GRIND AND POLISH CONCREITE SLAB FOR FINISH FLOOR, 108 PROVIDE CONTROL JOINTS TO LIMIT CRACKING I co --o G2 TUB J BEDROOM POWDER •�� ® 106 107 1118 8 B2 ENTRY 100 I (E)ENTRY lot o UPI 8'-11" 25'-10" Iw z J R w � LIVING DINING ENI ELI GENERAL NOTES •ALL DIMENSIONS ARE TO BE TO THE FINISHED FACE OR CENTERLINE OF THE PARTITION U.N.O. •G.C. TO LAYOUT (IN PAINT) THE LOCATIONS OF ALL ON 2R @ PARTITIONS, DOORS, LIGHTING, CEILING ELEMENTS, 7-3/4"MAXI SPRINKLERS, SWITCHES, DIMMERS, THERMOSTATS, POWER 1T@11" & COMM. OUTLETS, MILLWORK AND FURNITURE FOR APPROVAL BY THE OWNER PRIOR TO CONSTRUCTION. •IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO BRING TO 21'-62'i Clear THE ATTENTION OF THE ARCHITECT ANY FIELD CONDITIONS r THAT DO NOT ALLOW CONSTRUCTION OR INSTALLATION AS DRAWN. •DO NOT SCALE DRAWINGS. DIMENSIONS AS INDICATED TAKE PRECEDENT OVER DRAWINGS. •PROVIDE CONTINUOUS METAL BACKING FOR REINFORCING OF GARAGE ? WALLS TO HANG MILLWORK, FURNITURE SHELVING OR CABINETRY. 102 *PROVIDE MILLWORK SHOP DRAWINGS FOR ARCHITECT'S m APPROVAL. MILLWORK TO COMPLY WITH THE RECOMMENDATIONS OF THE WOODWORK INSTITUTE OF CALIFORNIA(WIC). •ANY DOOR HARDWARE ASSOCIATED WITH MILLWORKER PROVIDED DOORS IS TO BE ORDERED BY THE MILLWORKER. KITCHEN •G.C. TO PROVIDE FULL-TIME SUPERINTENDENT'S LAUNDRY SUPERVISION ON THE PROJECT. UNLESS OTHERWISE AGREED TO H THE OWNER. 104 103 IT.AT BATHROOM ACCESSORIES, SUCH AS GRAB BARS, TOWEL BARS, SOAP DISHES, ETC. ON OR WITHIN WALLS SHALL BE SEALED AGAINST MOISTURE. PROVIDE BACKING AS REQUIRED. •AVOID CUT TILES AND BRICK. LAYOUT TO CONSIDER FINAL REQUIREMENT, ADJUST AS NECESSARY. NOTIFY ARCHITECT OF CHANGES. —I Y LEGEND U -EXISTING WALL TO REMAIN w -NEW WALL,2X6 AT EXTERIOR c -DEMOLISH EXIST.WALUELEMENT INDICATES EMERGENCY EGRESS W/ MIN. 5.7 SF OPENING (MIN. 20" CLEAR WIDTH X 24" CLEAR HEIGHT). CRANK MECHANISM FOR CASEMENT WINDOWS SHALL NOT PROJECT INTO REDD. NET OPENING REQMTS. FLOOR PLAN 1 NOTES • # DATE REVISIONS BY LL �VOertpya/ PLANS a Walz:Architecture project Wendell . D � ana Addition m PLANNING APPLICATION ��� y2.; 3 JR Walz dba JR Design L o EL 510 Larkspur Avenue ro 2007 Diana Lane Newport Beach This drawing is the property of JR Corona del Mar, CA 92625 o o Walz,and is not to be reproduced o 949.836.5977 � or copiiedin ermi ole or in part not to be v 03 used on any other project and is to �4 S ' m 05.27.2016 @g Zee Wendell & Steve Cook A . o walz. r mail.com o ° P ro zbe returned on request. JQII/gO 10 81e� o 22 wl EXISTING NEW COPPER HALF-ROUND 4"GUTTERS AND DOWNSPOUTS MATCH(E)CLASS Vy ASPHALT SHINGLE ROOFING (E)RIDGE +13'-22"VIF . ... .. .. .. ... ... .. .. .. ... ... .. .. .. ... ... .. .. .. ... ... .. .. .. ... ... (E)GARAGE — -- .. CLEARUAK NON-REFLECTIVE GLASS SKYLIGHT PER 12/A-4.1 T.O.PLATE +8'-l"VIF ---------- ALUM.CLAD WINDOWS-BLACK ty A2 �M ..... .......... (E)GARAGE DOOR (E)DWELLING MASTER SUITE ADDITION +01-01,FINISH FLOOR .. ... .. .. ... ... .. PAINTED METAL VENTILATION SCREEN PAINTED WD.TRIM EXTERIOR PLASTER AT ADDITION,SMOOTH SAND FINISH-PAINTED,TYP. WESTERN (SIDE) ELEVATION 2_ (E) E +1 RIDG 3'-221.'VIF 12, TYP.� :t4 T.O.PLATE +81-1 11 VIF (E)WINDOW (E)DWELLING (E)GARAGE (E)ENTRY W +0'-0"FINISH FLOOR [E(E)PLANTL lIl NATURAL GRADE E= AREA OF WORK OR ADDITION NORTHERN (FRONT) ELEVATION 1 NOTES # DATE REVISIONS BY \'�obert a WalzArchitecture project Wendell Duna Addition PLANNING APPLICATION ELEVATIONS JR Walz dba JR Design 510 Larkspur Avenue C� 2007 Diana Lane, Newport Beach This drawing is the property of JR Corona del Mar, CA 92625 W ASSESSORS PARCEL# 117 391 19 Walz,and is not to be reproduced CD 1 1/4" 1'-0" z� 949.836.5977 or copied in whole or in part without permission. It is not to be U) walz.jr@gmail.com Zee Wendel I & Steve Cook A 2 . 0 used on any other project and is to be returned on request. ?3 10 05.27.2016 CD 2S zl CLEAR NON-REFLECTIVE GLASS SKYLIGHT J al MATCH(E)CLASS'A'ASPHALT SHINGLE ROOFING 0 rr a COPPER HALF-ROUND 4"GUTTERS AND DOWNSPOUTS (E)RIDGE +13-2Z'VIF NEW / EXISTING RIDGE +11'-10"VIF G2 T.O.PLATE +8'-1"VIF 11 h x s // �c (E)LIVING (E)DINING a 105 101 N O ~ PAINTED METAL WINDOWS AND DOORS-BLACK 0 Y/ Y/ +0'-0"FINISH FLOOR 111 B PAINTED WD.TRIM EXTERIOR PLASTER AT ADDITION,SMOOTH SAND FINISH-PAINTED,TYP. EASTERN (SIDE) ELEVATION 4 w w z z J J d d �I �I d 2 COPPER HALF-ROUND 4"GUTTERS AND DOWNSPOUTS (E)RIDGE +13'-2Z'VIF RIDGE +11'-10"VIF 4 G1 TMP / G2 T.O.PLATE +8'-1"VIF F D1 B2 // // / // // // PAINTED METAL WINDOWS AND DOORS-BLACK o ( ' LINE OF MIRROR,SEE INTERIORS <:o cm r +0'-0"FINISH FLOOR � E PAINTED METAL VENTILATION SCREEN PAINTED WD.TRIM EXTERIOR PLASTER AT ADDITION,SMOOTH SAND FINISH-PAINTED,TYP. AREA OF WORK OR ADDITION SOUTHERN (REAR) ELEVATION 3 NOTES • • • # DATE REVISIONS BY �\,obertbyd7 a Walz:Architecture project Wendell Duna Addition a PLANNING APPLICATION � 2 ELEVATIONS JR Walz dba JR Design oy `� o 2007 Diana Lane Newport Beach N ti This drawing is the property of JR o 510 Larkspur Avenue �� a Corona del Mar, CA 92625 0 o Walz,and is not to be reproduced v o ti W A E R PAR EL#:11739119 0 0� — �� o 949.836.5977 or copied in whole or in part @� 1/4"—1 -0 0 a without permission. It is not to be � _ Zee Wendell & Steve Cook a6 used on any other project and is to P4 S 05.27.2016 L A • walz.jr@gmail.com � � o � zbe returned on request. ��leo 10 81Q1 0 0 24