HomeMy WebLinkAbout2.0_Davis Modification_PA2016-180 CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
December 8, 2016
Agenda Item No. 2
SUBJECT: Davis Modification Permit
2912 Broad Street
Modification Permit No. MD2016-016 (PA2016-180)
APPLICANT: Anders Lasater Architects
OWNER: Elizabeth and Stephen Davis
PLANNER: David Lee, Planning Technician
(949) 644-3225, dlee@newportbeachca.gov
PROJECT SUMMARY
A modification permit is requested to allow an addition of approximately 68-percent
(1,116 square feet) to an existing 1,636-square-foot nonconforming single-unit
residence, where the Zoning Code limits additions to 50 percent of the existing gross
floor area. The residence is nonconforming because it encroaches 1-foot-2-inches into
the easterly 4-foot side setback. The addition would provide a new conforming two-car
garage, master bedroom, and kitchen expansion on the first floor.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15301 (Existing Facilities) of the CEQA Guidelines, because it
has no potential to have a significant effect on the environment; and
3) Adopt Resolution No. _ approving Modification Permit No. MD2016-016
(Attachment No. PC 1).
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VICINITY MAP
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GENERAL PLAN ZONING
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LOCATION GENERAL PLAN ZONING CURRENT USE
Single-Unit Residential Single-Unit Residential
ON-SITE RS-D R-1 Single-unit residential dwelling
NORTH RS-D R-1 Single-unit residential dwellin s
SOUTH RS-D R-1 Single-unit residential dwellings
EAST RS-D R-1 Single-unit residential dwellin s
WEST RS-D R-1 Single-unit residential dwellin s
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INTRODUCTION
Project Setting and Background
The subject property is located within Newport Heights, which is a community
comprised of single-family residences. The property is located north of West Coast
Highway on Broad Street, between Santa Ana Avenue and San Bernardino Avenue.
The property consists of a 5,750-square-foot lot (50' x 115') and is developed with a
two-story, 1,344-square-foot, single-family residence and a 292-square-foot detached
garage. The existing nonconforming residence was constructed in 1936 and is
representative of the traditional development in Newport Heights in that period.
Subsequent additions to the original residence include an expansion of the living room
with a fireplace in 1956 and a bedroom and bathroom addition in 1957.
Although adjacent to the alley at the rear of the property, the existing garage is
accessed via a driveway off Broad Street. This access is inconsistent with other
properties in the community and City policy requires vehicular access to be taken from
adjacent alleys.
Project Description
The applicant is proposing a 1,116-square-foot addition to the existing residence to
accommodate the addition of a new master bedroom suite, expanded kitchen on the
first level, and a new two-car garage.
The existing two-story component of the residence would be retained to maintain the
traditional character of the property; however, the easterly wall of the residence
currently encroaches approximately 1-foot-2-inches into the required 4-foot side
setback, resulting in the property being considered nonconforming. A total of 1,023
square feet will be added on the first floor, toward the rear of the residence and will
comply with required side setbacks. No changes to the existing second floor are
proposed.
The applicant is also proposing to demolish the existing nonconforming garage located
at the rear of the property and replace it with a new 494-square-foot conforming two-car
garage. The existing garage is nonconforming because it encroaches fully into the
required 5-foot rear setback and 4-foot side setback. The existing garage is also
nonconforming because it provides substandard interior dimensions of 15-feet 6-inches
wide by 17-feet 6 inches deep, where the Zoning Code requires 20 feet wide by 20 feet
deep for a two-car garage. The new garage will be compliant to the setback standards
and will provide an interior clearance of 20 feet wide by 20 feet deep. The archictecture
of the new garage is intended to replicate the original barn-style garage and will allow
for vehicular access through the alley instead of Broad Street.
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Table 1: Project Information Square Footage)
Existing Proposed Addition
Residence 1,344.2 2,366.7 1,022.5
Garage 291.6 493.7 202.1
Total 1,635.8 2,860.4 1,224.6
Garage Credit -108.4
Grand Total Addition 1,116.2
For the purposes of determining the percentage addition to nonconforming structures
per Section 20.38.040(G)(5) (Nonconforming Structures) of the Zoning Code, the floor
area associated with bringing a nonconforming garage into compliance with the
minimum 20 feet by 20 feet requirement (400 square feet) is credited. In this case, a net
increase of 108 square feet of garage area will be added to provide the minimum 400
square feet of conforming garage space. Therefore, 108 square feet is excluded from
the actual proposed addition, resulting in a total proposed addition of 1,116 square feet
(68 percent) for the purposes of this modification permit request.
DISCUSSION
Analysis
General Plan and Zoning Code
The site is designated RS-D (Single-Unit Residential Detached) by the General Plan Land
Use Element and is located within the R-1 (Single-Unit Residential) Zoning District. A
single-family residence is a permitted use under these land use designations. The
proposed residence requires the approval of a modification permit to retain the existing
side setback encroachment and allow an addition exceeding 50 percent of the existing
gross floor area. The proposed development complies with all other R-1 development
standards, including front and rear yard setbacks, maximum height, maximum floor
area, open space, and parking.
Table 2: Development Standards
Development Feature Required Proposed
Setbacks
Front 20'-0" 24'-11'/2'
Left Side 4'-0" 4'-0"
Right Side 4'-0" 2'-10" (Nonconforming)
Rear Alley 5'-0" 5'-0"
Height (Maximum)
Flat 24' N/A
Sloped 29' 19'-9"
Floor Area Limit 2.0 times buildable area 0.76 times buildable area
Maximum Floor Area 7,560 sq. ft. 2,860 sq. ft.
Open S aceMinimum 567 sq. ft. 1,486 sq. ft.
Parkin Minimum 2 spaces 20'x20' 2 spaces 20'x20'
Davis Modification Permit
Planning Commission, December 8, 2016
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Modification Permit
A Modification Permit provides relief from specified development standards of the Zoning
Code when so doing is consistent with the purposes of the Code and the General Plan,
and does not negatively impact the community at large or in the neighborhood of the
specified development. The expansion of nonconforming structures is limited to a
maximum of fifty (50) percent of the gross floor area of the existing structure within any ten
(10) year period. Larger additions up to a maximum of seventy-five (75) percent are
allowed with a modification permit approved by the Planning Commission when the
following findings can be made:
Standard Modification Findings (Section 20.52.050 E)
A. The requested modification will be compatible with existing development in the
neighborhood;
B. The granting of the modification is necessary due to the unique physical
characteristic(s) of the property andlor structure, andlor characteristics of the use;
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;
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; and
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.
Additional Findings Specific to Nonconforming Structures (20.52.050)
A. The existing development is a legal nonconforming structure.
B. The architectural design and materials of the existing nonconforming structure and
proposed addition(s) are consistent with Section 20.48.180 (Residential
Development Standards and Design Criteria).
C. The existing nonconforming structure and the proposed addition(s) will be
compatible with the existing and allowed pattern of development for the
neighborhood.
Davis Modification Permit
Planning Commission, December 8, 2016
Page 6
D. The level of nonconformity will not pose a health and safety threat for the property
owner, will not be detrimental to the neighborhood, and is consistent with the
purpose and intent of Chapter 20.38 (Nonconforming Uses and Structures).
E. Limiting an expansion of the gross floor area to fifty (50) percent of the existing
structure would be inequitable given the specific circumstances.
The applicant is requesting a modification permit in order to preserve the original
character of the home while making a modest addition to accommodate their needs for
comfortable living. The granting of the modification permit is necessary because the
existing structure cannot be brought into conformance without the complete demolition
of the structure. The encroaching wall, if relocated, would structurally impact the entire
structure and would require a completely new roof structure, lateral resistance system,
and foundation. This complete demolition of the existing structure would eliminate the
traditional architectural features of the structure and increase the scope of work for the
project.
The proposed addition will be compatible with the existing development in the Newport
Heights neighborhood. The size of the proposed structure is relatively modest at 2,860
square feet, which is significantly below the maximum allowable floor area of 7,560
square feet. Broad Street consists of single-story and two-story single-unit residences.
The residence will comply with all other development standards. The residence is well
below the maximum 29-foot height limit for the Zoning District and is consistent with the
design and height of other properties in the neighborhood. The addition of a conforming
two-car garage will remove parking from the street and provide garage access from the
alley, which is both beneficial and consistent with the surrounding neighborhood.
The existing nonconforming residence is built with materials and architectural features
that retain the traditional design of the Newport Heights neighborhood and is compatible
with the surrounding development. The existing residence resembles an early California
farmhouse cottage and features horizontal ship lap siding that surrounds the entire
exterior, shingled details at the gable end roof vents, and traditional braces and
brackets supporting the roof fascia. The existing residence is designed with multiple
window openings and variations in the wall plane, creating a visually aesthetic home
that avoids long, unarticulated exterior walls. The proposed areas of addition are
designed to match the existing residence architecturally. The materials from the existing
barn-style garage will be reclaimed and reused for the construction of the new garage,
preserving the character of the original garage while bringing it into conformance with
current zoning standards.
The existing nonconforming residence, built in 1936, has not proven to be detrimental to
the occupants of the property, nearby properties, the neighborhood, or the City. The
side setback to the west will comply with the required 4-foot setback, which also
maintains a 36-inch wide passageway for emergency egress through the property. The
addition would maintain all required setback standards and will provide adequate
protection for light, air, and privacy. The residence will be consistent in scale with other
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Planning Commission, December 8, 2016
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dwellings in the neighborhood. The proposed areas of addition will not intensify the
existing nonconforming elements of the structure.
Summary
The proposed project is a reasonable addition to an existing nonconforming structure
that has existed for 80 years. The requested modification permit allows the applicant to
bring the existing garage into conformance, as well as add a new master bedroom suite
and new kitchen expansion on the first floor. The total proposed area of 2,860 square
feet is substantially below the maximum floor area of 7,560 square feet, and is
compatible with the surrounding neighborhood. The proposed addition allows the
residence to maintain the architectural character and charm of the existing 1936 home.
Site access is improved by providing rear alley access. Staff, therefore, recommends
Planning Commission approval based on the discussion and facts above and findings
included in the draft resolution. Conditions of approval have been incorporated into the
attached draft resolution.
Alternatives
1. The Planning Commission may suggest specific changes that are necessary to
alleviate concerns. If any additional requested changes are substantial, the item
should be continued to a future meeting to allow a redesign or additional analysis.
Should the Planning Commission choose to do so, staff will return with a revised
resolution incorporating new findings and/or conditions.
2. If the Planning Commission believes that there are insufficient facts to support the
findings for approval, the Planning Commission must deny the application and
provide facts in support of denial to be included in the attached draft resolution for
denial (Attachment No. PC 2).
Environmental Review
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class Class 1 (Existing Facilities) of the CEQA Guidelines,
California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a
significant effect on the environment. 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 an addition of 1,116 square feet to an
existing single-family residence in a developed neighborhood and is not within an
environmentally sensitive area.
Public Notice
Notice of this hearing 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
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Planning Commission, December 8, 2016
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before the scheduled meeting, 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.
Prepared by: Submitted by:
rn-jx�
David S. Lee, Planning Technician *na i,r
ICP, Deputy Director
ATTACHMENTS
PC 1 Draft Resolution with Findings and Conditions
PC 2 Draft Resolution for Denial
PC 3 Applicant's Project Description
PC 4 Project plans
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Attachment No. PC 1
Draft Resolution with Findings and Conditions
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RESOLUTION NO. ####
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH APPROVING MODIFICATION
PERMIT NO. MD2016-016 FOR AN ADDITION OF
APPROXIMATELY 68 PERCENT TO AN EXISTING
NONCONFORMING SINGLE-UNIT RESIDENCE LOCATED AT
2912 BROAD STREET (PA2016-180)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Anders Lasater Architects, with respect to property located at
2912 Broad Street, and legally described as Lot 2 of Block 22, requesting approval of a
modification permit.
2. The applicant proposes a modification permit to allow an addition of approximately 68
percent to an existing single-unit residence that is nonconforming due to setbacks. The
Zoning Code limits residential additions to 75 percent of the existing gross floor area of
the nonconforming structure within any ten (10) year period with a modification permit.
The eastern side of the nonconforming residential structure provides a side yard setback
of approximately 2 feet 10 inches, where a 4-foot side yard setback is required.
3. The subject property is located within the Single-Unit Residential (R-1) Zoning District
and the General Plan Land Use Element category is Single-Unit Residential Detached
(RS-D).
4. The subject property is not located within the coastal zone.
5. A public hearing was held on December 8, 2016 in the Council Chambers located at 100
Civic Center Drive, Newport Beach. A notice of time, place and purpose of the public
hearing was given in accordance with the Newport Beach Municipal Code (NBMC).
Evidence, both written and oral, was presented to, and considered by, the Planning
Commission at this public hearing.
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 an addition of 1,116 square feet to an existing single-family residence
in a developed neighborhood and is not within an environmentally sensitive area.
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SECTION 3. REQUIRED FINDINGS.
In accordance with NBMC Subsection 20.52.050(E) (Modification Permits) 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 addition would increase the dwelling size by 1,116 square feet to allow for a
new conforming two-car garage, master bedroom suite, and kitchen expansion on
the first floor. The proposed areas of addition will comply with all applicable
development standards, including height, setbacks, and floor area. The proposed
area of addition will not encroach into any required setbacks and will not intensify
the existing nonconforming elements of the structure.
2. The existing detached garage is nonconforming due to the full encroachment into
the required 5-foot rear and 4-foot side setbacks, as well as having substandard
interior width and depth. As currently configured, the garage provides substandard
interior dimensions of 15 feet 6 inches wide by 17 feet 6 inches deep, where the
Zoning Code requires 20 feet wide by 20 feet deep for a two-car garage. The new
garage will be compliant to the setback standards and will provide an interior
clearance of 20 feet wide by 20 feet deep.
3. The proposed addition will increase the total floor area of the property, including
the garage, to 2,860 square feet, which is significantly below the maximum
allowable floor area of 7,560 square feet.
4. Broad Street consists of single-story and two-story single-unit residences. The
proposed project does not increase the maximum height of the existing residence,
which is approximately 20 feet from established grade. The residence is well below
the maximum 29-foot height limit for the Zoning District and is consistent with the
design and height of other properties in the neighborhood.
5. The existing configuration of the property allows for vehicular access exclusively
from Broad Street, while the surrounding neighborhood provides vehicular access
exclusively from the alley, consistent with City policy. The subject property is the
only lot on Broad Street, between San Bernardino Avenue and Santa Ana Avenue,
to have a curb cut on Broad Street. The granting of a modification would allow for a
new garage with alley access and result in the removal of the existing driveway
approach on Broad Street, to be consistent with the pattern of development for the
neighborhood.
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6. The existing development on the property is a single-unit dwelling with a detached
garage and no change to the density would result from the proposed 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 existing residence was constructed in 1936 and is representative of the
traditional development in Newport Heights in that period. The residence
resembles an early California farmhouse cottage and features horizontal ship lap
siding that surrounds the entire exterior, shingled details at the gable end roof
vents, and traditional braces and brackets supporting the roof fascia. The applicant
is proposing to retain the traditional character of the dwelling while constructing a
reasonable addition to improve the livability of the home. The proposed project
provides the applicant with a new conforming two-car garage, master bedroom
suite, and kitchen expansion.
2. The encroaching wall, if relocated, would structurally impact the entire structure
and would require a completely new roof structure, lateral resistance system, and
foundation. This would ultimately result in the complete demolition of the existing
structure, eliminating the historical component of the structure, and increasing the
scope of work for the proposed project.
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. A modification permit is necessary to provide conforming parking in the form of a
two-car garage, and to construct a reasonable addition that would bring parity
between the subject property and the surrounding neighborhood. Currently, there is
no conforming garage parking on-site and vehicular access to the property is taken
exclusively off of Broad Street. The proposed garage will provide access from the
adjacent alley.
2. The purpose and intent of the nonconforming code provision is to encourage
nonconforming structures to become more conforming over time and to abate
those uses that may adversely affect the general welfare of persons and property.
Currently, approximately 8 percent of the lot's total setback area is encroached
upon by nonconforming structures. The demolition of the nonconforming garage
will reduce the total area of encroachment into the lot's setback area to
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approximately 1 percent. The small area of encroachment that remains will
maintain adequate separation for light and air, as well as preserve the traditional
component of the house.
3. The nonconforming structure has an encroachment of approximately 1-foot 2-
inches into the required 4-foot side yard setback. Due to structural reasons, the
wall that encroaches into the setback cannot be relocated without demolishing the
entire structure. This will result in a significant increase in the scope of work in
order to relocate the wall a minimal distance.
4. Approval of the Modification Permit would allow the applicant to use the structure in
its original condition, which was constructed in 1936 and was last expanded in
1957. The traditional cottage design of the house is complementary to the
neighborhood and is compatible with the design of the surrounding houses.
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. An alternative to the Modification Permit is to bring the nonconforming structure
into compliance with the current Zoning Code setback requirements. However, the
demolition and relocation of the encroaching wall would cause the need to
completely demolish the existing structure due to the structural integrity of the
structure. This would eliminate the ability to retain the traditional component of the
residence and greatly increase the scope and cost of the project.
2. The applicant may reduce the addition to the residence to not exceed 50 percent of
the existing floor area of the structure in order to comply with the requirements of
the Zoning Code. Given the intent of the project is to provide a conforming two-car
garage, new dining room, and new master bedroom suite, a redesign to reduce the
size of the addition will significantly impact the objectives of the project and would
not provide similar benefits to 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.
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Facts in Support of Finding:
1. The proposed areas of addition would maintain all required setback standards 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. The proposed areas of addition will not intensify the existing
nonconforming elements of the structure.
2. The existing nonconforming residence, built in 1936, has not proven to be
detrimental to the occupants of the property, nearby properties, the neighborhood,
or the City. The side setback to the west will comply with the required 4-foot
setback, which also maintains a 36-inch wide passageway for emergency egress
through the property.
3. The proposed addition will result in a floor area total that is less than the maximum
allowed by Zoning Code.
4. The approval of this Modification Permit is conditioned as such that the applicant is
required to obtain all necessary permits in accordance with the Building Code and
other applicable Codes.
In accordance with NBMC Subsection 20.38.040(G)(1) (Nonconforming Structures),
expansion of residential structures may be permitted up to a maximum of seventy-five (75)
percent with a modification permit approved by the Planning Commission in compliance with
NBMC Section 20.52.050 (Modification Permits) and when the following additional findings
can be made:
Finding:
A. The existing development is a legal nonconforming structure.
Fact in Support of Finding:
1. The existing development was constructed in 1936, prior to the current zoning
standards that apply to the lot.
Finding:
B. The architectural design and materials of the existing nonconforming structure and
proposed addition(s) are consistent with Section 20.48.180 (Residential Development
Standards and Design Criteria).
Facts in Support of Finding:
1 . The existing nonconforming residence is built with materials and architectural
features that retain the traditional design of the Newport Heights neighborhood and
is compatible with the surrounding development.
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2. The existing residence resembles an early California farmhouse cottage and
features horizontal ship lap siding that surrounds the entire exterior, shingled
details at the gable end roof vents, and traditional braces and brackets supporting
the roof fascia.
3. The existing residence is designed with multiple window openings and variations in
the wall plane, creating a visually aesthetic home that avoids long, unarticulated
exterior walls.
4. The proposed design utilizes architectural treatment of all elevations visible from
public places, including the front fagade and the alley. The proposed garage in the
rear is designed to replicate the original barn-style garage, keeping the farmhouse
cottage style consistent throughout the residence.
5. The proposed project does not include a third floor and exceeds the minimum open
volume area requirements.
Finding:
C. The existing nonconforming structure and the proposed addition(s) will be compatible with
the existing and allowed pattern of development for the neighborhood.
Facts in Support of Finding:
1. The existing nonconforming structure was originally constructed in 1936 and has
not been detrimental to the occupants or neighbors of the dwelling.
2. The proposed addition will increase the total floor area of the property, including
the garage, to 2,860 square feet. The proposed floor area is not excessive and is
compatible with the pattern of development in the neighborhood.
3. The proposed addition does not increase the maximum height of the existing
residence, which is approximately 20 feet from existing grade. Since Broad Street
consists of single-story and two-story single family residences, the proposed
addition is compatible with the pattern of development in the neighborhood.
7. There is no conforming parking that currently exists on the property. The existing
garage is nonconforming due to the full encroachment into the required 5-foot rear
and 4-foot side setbacks, as well as having substandard interior width and depth.
As currently configured, the garage provides substandard interior dimensions of
15-feet 6-inches wide by 17-feet 6 inches deep, where the Zoning Code requires
20-feet wide by 20-feet deep for a two-car garage. The new garage will be
compliant to the setback standards and will provide an interior clearance of 20-feet
wide by 20-feet deep.
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4. The existing configuration of the property allows for vehicular access exclusively
from Broad Street, while the surrounding neighborhood provides vehicular access
exclusively from the alley, consistent with City policy. The subject property is the
only lot on Broad Street, between San Bernardino Avenue and Santa Ana Avenue,
to have a curb cut on Broad Street. The granting of a modification would allow for a
new garage with alley access and result in the existing driveway approach on
Broad Street to be consistent with the pattern of development for the
neighborhood.
Finding:
D. The level of nonconformity will not pose a health and safety threat for the property owner,
will not be detrimental to the neighborhood, and is consistent with the purpose and intent
of Chapter 20.38 (Nonconforming Uses and Structures).
Facts in Support of Finding:
1. The existing nonconforming structure, which has existed since 1936, has not been
detrimental to the occupants of the property, nearby properties, the neighborhood,
or the City.
2. The east side of the structure encroaches into the side yard setback. The side
setback to the west of the lot will comply with the required 4-foot setback, which
also fulfills the requirement that a minimum 36-inch wide passageway should be
maintained within at least one side setback area adjacent to the principal structure.
3. The existing side yard setback of approximately 2 feet 10 inches maintains
adequate separation for light and air. Also, as conditioned, the encroaching wall will
be modified to comply with fire ratings and seismic stability per Building Code.
4. The approval of a modification permit is consistent with the purpose and intent of
Chapter 20.38 (Nonconforming Uses and Structures). The purpose and intent of
the nonconforming code provisions is to encourage nonconforming structures to
become more conforming over time and to abate those uses that may adversely
affect the general welfare of persons and property. The nonconforming garage will
be demolished and brought into conformance to provide two legal parking spaces.
Finding:
E. Limiting an expansion of the gross floor area to fifty (50) percent of the existing structure
would be inequitable given the specific circumstances.
Facts in Support of Finding:
1 . The applicant may reduce the addition to the residence to not exceed 50 percent of
the existing floor area of the structure to comply with the requirements of the
Zoning Code. Given the intent of the project is to provide a new two-car garage,
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new master bedroom suite, and new kitchen expansion on the first floor, a redesign
to reduce the size of the addition will significantly impact the objectives of the
project and would not provide similar benefits to the applicant.
2. Limiting the expansion would prevent the applicant from retaining the traditional
style of the home. The proposed addition of approximately 68 percent is modest
given the existing size of the home. The resulting size of the home is 2,860 square
feet, which is approximately 62 percent less than the 7,560 square feet allowed.
3. The existing residence, built in 1936, has a unique architectural design that
resembles a traditional California farmhouse cottage. The removal of the east wall
would require the complete demolition of the residence, eliminating the
architectural character and charm from the original construction and greatly
increasing the scope of work.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby approves Modification
Permit No. MD2016-016, subject to the conditions set forth in Exhibit "A", which is
attached hereto and incorporated by reference.
2. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the City
Clerk in accordance with the provisions of Title 20 Planning and Zoning of the Newport
Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 8th DAY OF DECEMBER, 2016.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:
Kory Kramer, Chairman
BY:
Peter Zak, Secretary
03-08-2016
20
Planning Commission Resolution No. ####
Page 9 of 10
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. 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.
4. The applicant is required to obtain all applicable permits from the City's Building Division
and Fire Department. The construction plans must comply with the most recent, City-
adopted version of the California Building Code. The construction plans must meet all
applicable State Disabilities Access requirements.
5. The existing driveway approach on Broad Street shall be plugged per City Standard
STD-165-L.
6. All stone pavers, loose gravel, and fencing shall be removed from the Broad Street
right-of-way.
7. The curb and gutter along Broad Street shall be reconstructed.
8. The existing brick carriage walk will require an encroachment permit and
encroachment agreement.
9. A 36-inch box street tree within Broad Street right-of-way shall be installed (tree type
per City Council Policy G-6).
10. 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.
11. 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 Davis Modification Permit including, but not limited
to, Modification Permit No. MD2016-016 (PA2016-180). This indemnification shall
03-08-2016
21
Planning Commission Resolution No. ####
Page 10 of 10
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.
03-08-2016
Attachment No. PC 2
Draft Resolution for Denial
23
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RESOLUTION NO. ####
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH DENYING MODIFICATION PERMIT
NO. MD2016-016 FOR AN ADDITION OF APPROXIMATELY 68
PERCENT TO AN EXISTING NONCONFORMING SINGLE-UNIT
RESIDENCE LOCATED AT 2912 BROAD STREET (PA2016-180)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Anders Lasater Architects, with respect to property located at
2912 Broad Street, and legally described as Lot 2 of Block 22, requesting approval of a
modification permit.
2. The applicant proposes a modification permit to allow an addition of approximately 68
percent to an existing single-unit residence that is nonconforming due to setbacks. The
Zoning Code limits additions to 75 percent of the existing gross floor area of the
nonconforming structure within any ten (10) year period with a modification permit. The
eastern side of the nonconforming structure provides a side yard setback of
approximately 2 feet 10 inches, where a 4-foot side yard setback is required.
3. The subject property is located within the Single-Unit Residential (R-1) Zoning District
and the General Plan Land Use Element category is Single-Unit Residential Detached
(RS-D).
4. The subject property is not located within the coastal zone.
5. A public hearing was held on December 8, 2016 in the Council Chambers located at 100
Civic Center Drive, Newport Beach. A notice of time, place and purpose of the public
hearing was given in accordance with the Newport Beach Municipal Code (NBMC).
Evidence, both written and oral, was presented to, and considered by, the Planning
Commission at this public hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
Pursuant to Section 15270 of the California Environmental Quality Act (CEQA) Guidelines,
projects which a public agency rejects or disapproves are not subject to CEQA review.
SECTION 3. REQUIRED FINDINGS.
In accordance with NBMC Section 20.52.050, a Modification Permit provides relief from
specified development standards of the Zoning Code when so doing is consistent with the
purposes of the Code and the General Plan, and does not negatively impact the community at
large or in the neighborhood of the specified development. The expansion of nonconforming
structures is limited to a maximum of fifty (50) percent of the gross floor area of the existing
structure within any ten (10) year period. Larger additions up to a maximum of seventy-five (75)
2.5
Planning Commission Resolution No. ####
Page 2 of 2
percent are allowed with a modification permit approved by the Planning Commission when
additional findings can be made. In this instance, the Planning Commission was unable to
approve the Modification Permit based upon the following:
The Planning Commission determined, in this case, that the 68 percent addition to an
existing nonconforming structure is not consistent with the purpose and intent of
NBMC Section 20.52.050 (Modification Permits) and NBMC Section 20.38.40
(Nonconforming Structures).
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby denies Modification
Permit No. MD2016-016 (PA2016-180).
2. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal is filed with the City in accordance with
the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 8TH DAY OF DECEMBER, 2016.
AYES:
NOES:
ABSTAIN: Aer
ABSENT:
BY:
Kory Kramer, Chairman
BY:
Peter Zak, Secretary
05-26-2016
Attachment No. PC 3
Applicant's Project Description
2�
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Anders Lasater-Arch itects, inc.
14 October, 2016
City of Newport Beach
100 Civic Center Drive
Newport Beach, CA 92658
Attention: Planning Commission
Subject: Modification Permit Application for expansion of residential
structure
2912 Broad Street, Newport Beach, CA
Dear Planning Commissioners,
The owners of 2912 Broad Street recently purchased the property and would like
to make some reasonable ground floor additions that will allow them to retire and
grow old in their home. They fell in love with the charm of the existing house and
the surrounding neighborhood and would like to preserve as much of the
existing 1911 vintage house as possible while also adding the necessary ground
floor bedroom and living space they need to successfully live in the home safely
in their retirement years.
While charming, the existing home currently lacks a ground floor bedroom and a
compliant 2 car garage. The existing detached, nonconforming "carriage house"
is not large enough to park even one car, and is located well within the rear and
side yard setbacks. Further, it is only accessible from the existing nonconforming
curb cut and driveway on Broad Street, and not the alley behind the house.
The proposed improvements include the demolition of the nonconforming
carriage house and curb cut on Broad Street, the addition of a master bedroom
and kitchen expansion on the ground floor, and an attached, fully compliant 2 car
garage located at the back of the property with access from the alley.
The existing 1,334.6 sf house has a very minor side yard setback encroachment
on the east side of the home. Unfortunately, it is not structurally feasible to
remove this encroachment without fully demolishing the house. This is because,
coupled with the proposed addition, all four sides of the existing structure would
be impacted by construction necessitating a completely new roof structure and
lateral resisting system which would translate to a completely new foundation
talk 949 280 7097
fax 949 4971827
mail anders@anderslasaterarchitects.com
web www.anderslasaterarchitects.com
studio 384 forest avenue suite 12 laguna beach california 92651
�9
Anders Lasater Architects, Inc, 1011 Kings Road Page 2 1111012016
and a de facto new structure. At that point, there would be little to none of the
existing strucutre remaining and the owners would be forced to construct what
amounts a new home.
Therefore, we're asking you to grant a modification to maintain the encroachment
while adding the new garage, bedroom, and kitchen - an addition of just under
75% of the existing house square footage.
Following please find the justifications for the attached modification permit
application.
1. The requested modification will be compatible with existing development in
the neighborhood
The proposed addition of 992 square feet of living space, a 493 square
foot garage, and 30 square foot mechanical space to the ground floor of
the existing 1,334.6 sf two story home is very modest when compared to
much larger homes that have been built recently on Broad Street and the
surrounding neighborhood.
These modifications are easily compatible with the existing pattern of
development in the neighborhood and will have the benefit of bringing site
access and parking requirements into compliance with the current City of
Newport Beach Municipal Code.
2. The granting of the modification is necessary due to the unique physical
characteristic(s) of the property and/or structure, and/or characteristics of
the use
The proposed addition will preserve the existing structure and
neighborhood character while eliminating several existing non-conforming
site conditions including:
a. Eliminate existing, non- conforming secondary structure in
the back.
b. Eliminate curb cut and vehicular access off Broad Street.
C. Provide vehicular access and fully compliant 2 car garage
from the alley behind the property.
The granting of the modification is necessary in order to eliminate above
mentioned non-conforming site conditions and allow the property owners
to add to their existing home as others have in the immediate vicinity.
30
Anders Lasater Architects, Inc, 1011 Kings Road Page 3 1111012016
3. The granting of the modification is necessary due to practical difficulties
associated with the property and that the strict application of the Zoning
Code results in physical hardships that are inconsistent with the purpose
and intent of the Zoning Code.
The owners of the subject property should reasonably expect to build an
addition to their home of comparable size and of similar proportion to
other properties in the immediate and extended vicinity.
However, due to existing non-conforming site conditions and the owners
desire to bring parking and site access into compliance, the modest
addition of 992 sf living space and 493 sf garage space to the existing
1,334 sf house exceeds the 50% threshold, yet remains under 75%.
Granting the modification for the proposed structure will allow parity
between the subject property and those surrounding it, and is necessary
for the preservation and enjoyment of substantial property rights of the
applicant.
4. There are no alternatives to the modification permit that could provide similar
benefits to the applicant with less potential detriment to surrounding owners
and occupants, the neighborhood, or to the general public
There are no alternatives to the proposed modification that would not
require the complete demolition of the existing house and cause serious
financial hardship for the property owners.
In order to have the least impact on surrounding properties, the addition is
kept to the ground floor and opens up toward the center of the property,
away from adjacent homes. There is no proposed change to, or addition
to the area of nonconformity along the side yard.
Granting the 75% addition the existing house will have no impact to
surrounding owners and occupants, the neighborhood and general public.
5. The granting of the modification would not be detrimental to public health,
safety, or welfare, to the occupants of the property, nearby properties, the
neighborhood, or the City, or result in a change in density or intensity that
would be inconsistent with the provisions of this Zoning Code.
The proposed additions do not pose any detriment to the surrounding
neighbors any more than the existing house does, particularly given that
31
Anders Lasater Architects, Inc, 1011 Kings Road Page 4 1111012016
the owner proposes to eliminate existing non- conforming conditions and
bring parking and site access into compliance.
No one will be endangered or jeopardized by this modification, and there
will be no hazard to the public convenience, health, interest, safety, or
general welfare of persons residing or working in the neighborhood, or the
City, or result in a change in density or intensity that would be inconsistent
with the provisions of this Zoning Code.
The granting of this modification permit will simply allow parity of
development between the applicant and the adjacent property owners and
will bring the parking and site access requirements into compliance with
the City of Newport Beach Municipal Code.
Respectfull;Submitted,
,4
Anders Lasater, AIA
President
ANDERS LASATER ARCHITECTS, INC.
32
Antlers LasaterArchitects, inc.
23 November, 2016
City of Newport Beach
100 Civic Center Drive
Newport Beach, CA 92658
Attention: David Lee, Planning Technician
Subject: 2912 Broad Street, Newport Beach, CA
Descriptive narrative of existing house and proposed construction
Dear David,
Per your request following is a brief narrative description of the existing structure
and the proposed improvements:
The existing house was built in the early decades of the 20th century and is a
classically charming example of an early California farmhouse cottage.
Characterized by simple exterior materials, such as white horizontal ship lap
siding, shingled detailing at the gable end roof vents, and craftsmen-like braces
and brackets supporting the roof fascias, the style of the existing house is
something very dear to the home owners. This style serves as the inspiration for
the remodel and addition currently proposed.
The existing house is to be maintained as much as possible with a minimal
amount of structural changes needed to support the new addition. In fact, the
structural engineer has been directed to limit the extent of new structure to those
areas within the existing house that are being remodeled leaving three of the four
existing exterior sides untouched.
Additionally, the scale of the existing house and its overall roof forms are the
inspiration for the new addition which is similarly sized, scaled, and detailed to
complement and continue the early California farmhouse character. The
proposed exterior materials will mimic the materials of the existing house,
including the ship lap siding and shingle detailed gable ends.
It is our intent and the goal of the owners that the new addition appear as though
it is a natural extension of the existing structure and that it would be difficult to tell
where the original structure ends and the new construction begins. We believe
talk 949 280 7097
fax 949 4971827
mail anders@anderslasaterarchitects.com
web www,anderslasaterarchitects.com
studio 384 forest avenue suite 12 laguna beach california 92651
33
Anders Lasater Architects, Inc, 2912 Broad Street Page 2 1112312016
this design achieves that goal and we respectfully ask for your continued support
for our modification application.
Respectfully Submitted,
Anders Lasater, AIA
President
ANDERS LASATER ARCHITECTS, INC.
34
Attachment No. PC 4
Project Plans
35
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PA2016-180 Attachment No. PC 4 - Project Plans
General Notes Sheet Index
Sheet Description Sheet#
1.This project shall comply with the 2013 California Building Code,2013 California Residential Code and 2013 California Fire Code. (see Building General Information & Sheet Index A0.1 rn
Cade Data below for more information)and City Ordinances.
Architectural $peClflCatlOnS A0.2 O_
2.New utilities and communication lines to be under grounded to the nearest existing utility location. Architectural Specifications A0.3 to
3.Contractor to stake-out and verify with Architect the building setbacks,pad and roof elevations,and driveway prior to start of construction. CAL Green Checklist A0.4 11)
4.Surface water shall drain away from building at a minimum of 1/8"per foot. Residential Mandatory Measures A0.5
Public Works Details A0.6
5.All site elements,flat work,and landscape to be coordinated with landscape architect and their documents.
Survey Survey 1 Of
6.Contractor shall locate all existing utilities(whether shown herein or not)and protect them from damage. Contractor shall bear all expense of repair 1
F 9, or replacement in conjunction with the execution of this work. �c
_ Existing Site Plan A1.1 �o'� R b�
7.Prior to commencement of construction,all applicable provisions related to brush clearance in the uniform fire code shall be fully complied with,to New Site Plan A1.2 r N �E
�P o�
the satisfaction of city Fire Department. U Q �
�z- Existing Lower Floor Plan A2.1 <
Q
8.Contractor shall sign and post a notice on the building certifying that the installed insulation complies with the California state standards.
- - New Lower Floor Plan A2.2 y 0�, o
9.All chimneys shall beequipped with spark arrestors which will permit the passage of objects no greater in size than one-half inch nor obstruct the Existing A2.3
2 b• �
"' ' - -•1 passage of objects smaller than three-eighths inch. �j�� 3 5
_ - New Upper Floor Plan A2.4
10.Contractor to verify all existing pad and finish floor elevations. If any discrepancies are discovered,Contractor shall notify the Architect before the Roof Plan A2.5
start of construction.
East and West Elevations A3.1
11.All exposed non-prefinished metal is to be primed and painted including shop or factory primed surfaces. Architect to approve final color.
_ -- North and South Elevations A3.2
12.Contractor may not change design materials or details without permission of the Architect.
Sections A3.3
13.Written dimensions to take precedence over scaled dimensions. Sections A3.4
a14.Contractor shall verify all details and dimensions prior to the start of construction and shall notify the Architect of any omissions,errors,or Sections A3.5 N -
discrepancies. Door and Window Schedules and Notes A4.1
15.Residence to be pre-wired for cable television per city policy. Architectural Details A6.1 n
Architectural Details A6.2 = ¢
16.All grading must comply with City Municipal Code and Appendix Chapter 70 of the CBC.
Architectural Details A6.3
17.Upon completion of grading,an as-built grading plan shall be provided by the civil engineer. The Geologist and Soils Engineer must certify that ¢ oCc _
the site is suitable for the intended use at the completion of grading and prior to building construction. Fireplace Specifications A6.4 o ^ @J
Specifications A6
Fireplace Sp .
18.Civil Engineer shall certify that the elevation of the graded pad of the future finish Floor does not vary by more than 2/10ths of a foot from the 5 v o o,00 rn a
approved elevations prior to start of building construction. Fireplace Specifications A6.6 - a
a
19.This project shall comply with all provisions of the 2013 California Green Building Standards as enforced by the municipality in which the project Fireplace Specifications A6.7 lv_
resides. Fireplace Specifications A6.8 j
20.Licensed Civil Engineer who prepared the drainage plan shall certify at the completion of the project that the site drainage is in substantial Electrical Legend, Fixture Schedule & MEP Notes A7.1
compliance with the approved drainage plan. Lower Floor Lighting Plan A7.2 4�
/ 21.CAL OSHA permit shall be obtained for all excavations deeper than 5 feet. A copy of the permit shall be provided to the city prior to issuance of Lower Floor Power Plan A7.3
building permit.
Upper Floor Lighting Plan A7.4
22.Deputy Inspector(as required)to obtain Building Department clearance prior to commencement of structural steel field welding. Q s
Upper Floor Power Plan A7.5
23.Prior to the issuance of a Building Permit,the Contractor shall have a certificate of current workmen's compensation insurance coverage on file Lower Floor Mechanical Plan A7.6 L.
with the Building Department.
Upper Floor Mechanical Plan A7.7
24. House street number shall be visible and legible from street. (minimum 4"hight x 1"wide)CRC R319 Area Calculation AC 1 Ca g
25. Separate permit(s)is/are required for accessory building,landscape,patio covers,fences,swimming pool,retaining wall,demolition,etc. Area Calculation AC 2 N E
Davis R 005 2 016 26. Shower compartments and walls above bathtubs with shower heads installed shall be finished with a smooth, nonabsorbent surface to a height of Title 24 Report T24-1 J
not less than 72"above the floor.CRC R307.2 Title 24 Report T24-2
3D Views R1.0 L � E
Remodel and Addition to Existing Single Family Residence 3DV�ews R1.2 a
2912 Broad Street, Separate Permit/ Deferred Submittal Foundation Plan S-1 < n s
Roof/ Floor Framing Plan S-2 Q N
Newport Beach , CA 92663 Pools,spas,walls,fences,patio covers and other freestanding structures require separate reviews and permits. Deferred submittals to be reviewed
Roof Framing Plan S-3
by project architect or engineer of record and certified prior to submittal for plan check or approval by the City. Foundation Details D-1 z
Site walls Foundation Details D-1.1 10
fences
Framing Details D-2 N =
An approve encroach ent per it is require for all work activities within the public right-of-way o
Framing Details D-3 0
Project Team Scope of Work Structural Notes SN1
Hardy Frame HFX1
Hard Frame HFX2
PROJECT Anders Lasater Architects, Inc. STRUCTURAL FMH Engineering Remodel and addition to existing 2-story single family residence to y
5
ARCHITECT: 384 Forest Avenue,Suite 12 ENGINEER: Fady Hakim,P.E. include: N 3
Laguna Beach,CA 92651 410 Goddard,Suite#200 1. New master bedroom and bathroom addition to ground floor E
949 280 7097 Phone Irvine,CA 92618 2. Kitchen remodel and addition
949 4971827 Office 949-245.8000 Phone 3. New entry addition73
anders@anderslasaterarchitects.com fadyhakim@fmhengineering.com 4. New out or atio -N
w car ar ge ( )
emolish( ara e
T �
PROJECT Stephen and Elizabeth Davis LANDSCAPE WHITIN GIROUX Works = t
OWNER: 2912 Broad Street ARCHITECT: 465 Forest Ave E
Newport Beach,CA 92663 Laguna Beach,CA 92651
949 220 7934 949 715 0883
daviscs@gtlaw.com info@whitingirouxworks.om VICINITY MAP
C 2
SURVEYOR: APEX Land Surveying, Inc. >�
Huntington Beach,CA 92646 ��-
7144885006Phone ,,,"s, ny <� yLn
apexlsinc@gmail.com �F%a X 9.
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Project Information Planning Information Bldg . Code Datacu
".s 4 `mss '` �'s d `'' a • Q� L �-+
Project Data Lot Area: 5,761.51 sf Description of Use:Single Family Residence O m CD-
Description Existing Remodel Proposed Total ~' ea E g
Living Area APN: 049-021-02 Occupancy: R3/U1 NBeacort Q
sw^" IY CN Z
Upper Living Area 644.13 0 0 644.13 Number of Stories: 2 stories
Lower Living Area 700.07 0 1022.5 1722.57 Legal Description: t� ac 0
LOT 2 in Block 22 of"First addition to Newport Heights", Construction Type: V a € coo
Total Living Area 1344.2 724.6 1022.5 2366.7 as per map recorded in Book 4, Page 94,of miscellaneous
Garage 291.6 0 202.1 493.7 maps in the office of the county recorder of said county. Fire Sprinklers: No-The existing building is not protected by an d
Total 1635.8 724.6 1224.6 2860.4 automatic sprinkler system.
ViO Ly�sc O M
Garage Credit -108.4 Zoning District: R-1 Single-Unit Residential) Codes: 2013 California Building Code(CBC) ° 136
o
General Plan Use: S-D (Single-Unit Residential Detached) 2013 California Residential Code(CRC)
Grand Total Addition 1116.2 Required Setbacks: 2013 California Mechanical Code(CMC)
Front yard: 20' 2013 California Plumbing Code(CPC) ` W Balboalsland P
Rear yard: 5' 2013 California Electrical Code(CEC) &,a "a a• p L
Side yard: 4'each 2013 California Green Buildings Standards Code CGBS
2013 California Energy Efficiency Standards(CEES)
Modification Information City of Newport Beach Regulations&Ordinances e.roa.F.Z.
Note:
� U
Non-conformDI
ture due to side setback encroachment eN O O O O O
Maximum allowed addition through Planning Commission =75% of 1635.8 sf= 1226.85 sf
Buildable Are1.51 sf -3,788.68 sf= 1,972.83 sf400 sf required for conforming garage. 291.6 sf existing garage= 108.4 sf credit108.4 sf is being added to the garage to make it a conforming garage (which is Open Volumequired:400 sf). Therefore, 108.4 sf can be discounted from addition. Required1,972.83 sf=295.92 sfPropose .14 sfGrand Total Addition (after 108.4 sf is applied) = 1116.2 sf,which is 68.23%addition basedon existing square footage. The maximum is 75%. Maximum Rot:Flat Roobove Established Grade A061Sloped Rft above Established Grade
General Information & Sheet Index
PA2016-180 Attachment No. PC 4 - Project Plans
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Keynotes
02-01 (E)Brick patio to be removed for(N)construction
02-02 (E)Brick patio/pathway to remain protected in place as required. See
landscape plans. Obtain encroachment agreement per Public Works
C)G Notes on A1.2 where required o
magoe0c °'°'E" 02-03 (E)Trees to remain and protected in place as required. See
iaeh i°rt�:
landscape plans E
02-04 (E)Tree to be removed as required for addition o
a
02-05 (E)Detached carriage house to be demolished. Contractor to reclaim, a> �
store and re-use(E)doors, hardware and other architectural items as N
directed by owner. Contractor shall coordinate w/owner directly
throughout reclamation and demolition process) ry H
02-06 (E)Roof to remain unchanged a N
( 02-07 (E)Fireplace and chimney to remain unchanged and be protected c c
\l U during construction > ¢ )
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LL w to be reomved for ay garage �j a
IL Ut" _ �
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vt z �z v and driveway v
- z i 98.4' EG / A LJ_
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PA2016-180 Attachment No. PC 4 - Project Plans
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Site Plan Notes
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.r yP�ER UO�QQ
1. See landscape plans for additional grading and drainage infomation. Q N o M U
2. The ground plane elevations,where indicated on this architectural site plan y p
are for general site plan are for general reference only. For detailed elevation 2� b•3
and drainage information refer to the grading and drainage plan prepared by xxx 5
engineering. The grading and drainage plan supersedes the architectural site
plan.
3. The discharge of pollutants to any storm drainage system is prohibited. No
solid waste, petroleum byproducts, soil particulate, construction waste materials, r
or wastewater generated on construction sites or by construction activities shall a
be placed, conveyed or discharged into the street, gutter or storm drain system.
s
4. Contractor to verify existing roof height, roof slope, and plate height. Notify
architect of any discrepancies. New roof to match existing. s
s
5. Slope all flatwork within 5'of structure 2%away from structure. All flatwork
to have min 1/2%slope. o
U
6. See Roof P an A2.5 for more roof information.
v s
N �
Fences, hedges,walls, retaining walls, guardrails an handrails or any
combination thereof shall not exceed 42 inches from existing grade prior to = 0O
construction within the required front setback area(s). rn
U Q -moo u rn
C U c C) N
j U Q 0 N a
m m co
¢ � O` rya a
�7 a c
x �`r � ,0£ �� o` mcornE
2 12 O
Li N 7
0 '12 v co Keynotes0 IN
°' °P
p o i _, N o F o v U 01-04 Plug (E)driveway approach on Broad Street per City Standard U
LU o o a o n m F W cv STD-165-L. See A0.6
wa �' V) � "i CID
O LL Z w m N °L rn C7 Q 0 m N fi o- 01- (N)metal flue from(N) Isokern fireplace below
Q Q ti o 02-03 7-0 07- _ 02-06 c 07-03 Z 02-02 F- � � r` rn Q s
w rp Z� w (E)sideyard encroachment - 06 a m rn W W 2-02 (E) Brick patio/pathway to remain protected in place as required. See
�' landscape plans. Obtain encroachment agreement per Public Works
m l�V
ON / o Q X Q p Notes on A1.2 where required L...
C) z ��vl, (tl'66) \• 96'bl 4p� „8£5906£N s°l °' 0 0 `� ~
07-01 ' 9G rn Z m u) 02-03 (E)Trees to remain and protected in place as required. See
o p _ 4 as ai 0 107671T OR landscape plans m
Sd 9Z'66) - - - _
N _ ORoof to remain unchanged
- ca
- 02 06 E N
o rn 1 0.09'EG = _ _ M 06.0£ 3rr8£r9So6£I 02-11 (E)water meter/service to be protected in place
M _LL
- _ ine o cuse „ line of House ( 8 0 02-12 (E)Sewer clean out and lateral to be protected in place zi
o n
- - -
F- o „Q �, ❑.. 110 -1/2" PL to House - co C9 02-17 (E)Skylight to remain
p.
n '-71/2„ 108.34' �,au- - - - - _ N w
�02-12 N EEa EE-9 \ 03-02 (N)Brick patio to match (E). See landscape plans J s
W o N} 119 15'TO Ridge 07-01 (N)Class"A"roof to match (E). See roof specs on sheets A1.2 and L
J EE-1 ❑ 02-17 ridge A2.5
LU o UO _.3T TO Ridge - 02-17
o rn (N) Master (N) entr A� dition 07-03 Provide gutters @ all new eaves,typ.
(E)two story house
m 1 -- - Bedr00m - 107.67'T L p 08-02 (N)Velux skylight per door and window schedule(A4.1)Typ
a �� r 120.80'TO chimney to be remodeled E
o o addition 1, o I m g
III � �. N
o 2 � 11 03 Roof Plan Notes Q
`.� j ` edge N (� c
4 �- Z
109.0 0 Zu 08-02 02-� a 0 LL iz 0 v m
07-03 07-01 0 t� , ry W �� 1. Flashing and Gutters to be 24 ga. copper flashing u.n.o.
02 11 - L- �� 02-17 /w Lon ((o N `a)
C) 7 Z r� 2. All roof coverings shall be min. Class"A" roofing per chapter 9 of the CRC and 10
eE.z EE-z L� m° listed by an approved testing agency. o
%AA <
a ��
5'-0"PL to Garage Q 117.88 TO Chimney 0 o
= oc CC a ^ w 3. New roofing to be Pabco Premeir Composition Shingles-or equall. o
p i aj o q 00 UL Classified To Meet: •ASTM D3462, Fiberglass Shingle Standard •ASTM D3161
- 107.59'TOR ss 02-06 Of r-
� 0 �° O Class F, Wind Resistance Standard at 110 mph •ASTM D7158 Class H, Wind
5'-0"Alley setbao�c o o o C9
J o a n Ln rn Z U Resistance Standard at 150 mph • UL 790 Class A, Fire Resistance Standard
rn LL \ M _ line of House _ (N) Kitchen D 9'-5 1/291&to House Z CAN/ULC-S707 Complies With: •CSA A123.5, Fiberglass Shingle Standard
o . 111.82'TOR 11.82'T0� �' 0i' ° line of House ASTM 03018 Type I, Fiberglass Shingle Standard
Z - -.� -E 8-02 addltl0n - - - LO Cl) rn co YP 9 9
1'-0"Eave Overhang o f Z� o z 5:12 a 5:12_ 20'-0" Frontyard setback N rn rn m w r' w 4'
0 of 07 03 a E51
99.875' d=12.6' _ _ %� U 07-63 08 14 TOR 108.14'TOR 1'-0" Eave Ove h, 41'-4 3/4" P to House r 5. Composite asphalt shingle roofs to match existing.
FL - - _ = Ur, �W
100.375' 3° _ 4°/n N ZdCar ar el�� g ana,, A L- 9 .72' 6. Composite asphalt shingle roofs to comply with section R905.2.4 of 2013 CRC. s
2.12 116.46'TO Ride - - line of House Z W 9 72'
( ) 9 9 _ 4I
g
GFF - - - -
n
+6"abv alley flow lineEave Overhang 1 O� LU 7. Provide gutters @all new eaves,Typ.
N r�07-01 ( �t� m . c 112.77 TO Ridge - � � a
111_82'TOR 11.82'TORI `1''0" Eave Overhang U Q Q
om -- -- p 07-01 _ Z - _ LJ_
800
_ _ o w
- - - - - �� > Uw -
�...LL - - - - - - - -- - - - -
_ Established Grade
109.09'TOR ���_ i t w o Co ry N 2
o N Sum of establshed rade points: -
t- - - = 114.94' rn Z 2' I m 98.8'+98.4'+ 100.09'+98.9'= 396.16'
- - ------ -
v - I -- - - 97.7 � � (/)
�w
98.9' EG _ o W b6' 3rt8Zr9906£N - - -- - -- s7 z Established Grade:
_ Q J 396.16'/4=99.04' N
o > p � m M > / 00 ^ + _�
QQ .1/ W a°Do_ Z ' W X
/I LLuu Q M .... F. Z O7 O Z' '�1 (� w CY'� 2
/ $ .� 01 U � N Z W J pj Ur (O Z Q ', W O �0 .c
TC s ° m 1.04
LL m m 0 a1 Z H
CY) IS PC7 > 02-03 m J
a rn3 M a $ O d
07-03 a O o
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ro w m �aCL ir. 06 j � a �LL Nw Public Works Notes N C g
U) o U) /N Z Z o o m 1. An approved encroachment permit is required for all work activities within the LNf� 'O V)
0
- - public right-of-way. IJ]
2. A Public Works Department encroachment permit inspection is required N_ O 0 i a
before the Building Department Permit Final can be issued. At the time of Public _0 m O
Works Department inspection, if any of the existing public improvements > O N
surrounding the site is damaged, new concrete sidewalk, curb and gutter, and E � C
CD-
alley/street pavement will be required. Additionally, if existing utilities Q O O�, O
infrastructure are deemed substandard,a new 1-inch water service, water meter CN Z
box, sewer lateral and/or cleanout with box and lid will be required. 100%of the
cost shall be borne by the property owner(Municipal Codes 14.24.020 and
14.08.030). Said determination and the extent of the repair work shall be made at
the discretion of the Public Works Inspector.
3. An encroachment agreement is required for all non-standard improvements a
within the public right-of-way. All non-standard improvements shall comply with o
City Council Policy L-6 and L-18.
did
4. Plug the existing driveway approach on Broad Street per City Standard o
Si See A0.6 ry
L
U
5. Broad Street is on the City's cut moratorium list. Trenching or damage to
said street will require extensive street repair per City Standard STD-105-L-F. a
See A0.6 N
6. The garage finish floor shall be a minimum of 6-inches above the alley flow to O O O O O
line. The driveay slopes shall comply with City Standard STD-160-L-B, see A0.6:
Driveway slope m=a/b
a= 100.38'GFF-99.875'FL=0.5'
b= 12.6'
m=alb=3.9%
New Site Plan Al s2
1/8" = i,-o° New Site Plan
magnetic protect Q
north north
PA2016-180 Attachment No. PC 4 - Project Plans
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— — — — — — — — — — —02-04 — — — — — — 02-04 — — — — — — 0 02-15 02-19 02-01
/\�� 24'-71/2"
T 02-19 E
-A (E)sideyard encroachment
Ji
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— - - - dL1P 0- � C`
203 1 — � — IIID _ — — jvQO N
III 70220 '��7 a � o
C1101 -
- — — (E) Dining Entry oz-1s 02-19 j
(E) Laundry i o2-1s CIO M
M J O O O
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— i I 02-1fi
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02-15 / 02-15
02-19-19 -- � ('a m
I o2-z1 Ill � � lli I
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- - - - - - - oz-z1 oz-zo
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02-19 I I -
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5'-0"Alley setback I LJ 02 16 i s
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6'-0 1/4" (E)encroachment \�T �T / \ \ // 9 02-15 02-07
V\� // A T02-O4 1�T I' o� o(E)non conforming -A
carriage structure
02-16
02-04 � s
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02-OS
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02-03 02-03 g
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02-03 t
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— — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — OQ
\ -0 "
a
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N Keynotes cc E m 3:0 g
w -0 02-01 (E)Brick patio to be removed for(N)construction � � CV Z
rn 02-03 (E)Trees to remain and protected in place as required. See
v
co landscape plans
r v 02-04 (E)Tree to be removed as required for addition
02-05 (E)Detached carriage house to be demolished. Contractor to reclaim,
store and re-use(E)doors, hardware and other architectural items as
directed by owner. Contractor shall coordinate w/owner directly a M
throughout reclamation and demolition process)
02-07 (E)Fireplace and chimney to remain unchanged and be protected I -
during construction �0 0
02-15 All (E)windows and doors in scope of work to be carefully removed
and protected for potential re-use in new construction. Verify with
owner and architect prior to demo
02-16 (E)Window to remain and be protected during construction a
02-18 (E)Sink to be re-used. Contractor to store and protect during v
constructionLn
N
Wall Legend 02-19 Demolish (E)walls as needed
02-20 Demolish(E) plumbing fixtures as required
02-21 Demolish (E) kitchen cabinets and appliances
0 EXISTING WALL TO REMAIN
EXISTING WALL TO BE DEMOLISHED A 2 A
ExistingLower Floor Plan 1
1/4" = 1r-0° Existing Lower Floor Plan
magnetic prgecl
north north
PA2016-180 Attachment No. PC 4 - Project Plans
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2
A3.2
4 3 2 1
A3.4 A3.4 A3.3 A3.3
66'-4 1/2" J oU
P ^
Q
Q o U
3'- 11" 8'-5" 5'- 10" 3'-11" T- 11" 1 6'- 10" 24'-71/2" 4'- 11" N "
y %y o �
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° IN N
'r w
3 t �
02-03 w w w w w
� N
O
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01-13 iv 01-30 A6. — -
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4 08-01 08-01
A6. ? ine of roof
o — — — — o — — — — — — — — — — — — — —
F— — — _ - - - — — - - k - - -� I o
m (E)sideyard encroachment `n i
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08-01 linen cabinets valet 18 MOU
UP P o
FAU W.H.
M a Living g S v El ED_
a 0 E „
1 Master W.C. I (N) E try 2 o a _ a M O_ , a
1s Master Bathroom 99.73' - _(;5
a o
- 99.73'F c o
on 99.73' 02-08 0 m rn
I O �
trash O clearance to floor .0 Master Closet o a 11-01N a ~ (v J a
o °
a
01 M
enclosure g y sopa a
I cabs
O 99.73' r
o g 14 _
O -J.
00 chimney flue pipe g
I approximate location of zo s
branches of leaning tree. @ 45 degrees 4
Protect in lace ^+
— — \ L...
p
LI� N VO_ v - W
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nca
t` 1/2" O - O io v / e
1 N
7B
s O fining Roo11 m t — N CC
(N)addition (E)house 02 16
A3.5
— — � attic
A3.5 6 N 7 15,_9„ 0 0x30 y e
O ° Ha11wa
cess LJ
Master BedroomIWD
_line of
AC 99.73' N 12
no 11 (E)house EQ EQ L a 1 a
iv N N EQ Q W
.n EQ EQ
2 01-03 01-03 ref. wine 8 I n
b
A3.1
a A31 Powder Laund " — — _
skylight abv.. 02 07
01-12 Q — 36" F.P. _ ( ® e z o 1 ,o e
5'-On Alley setback G�"/2" d 0 0
line of wall above ~ I Kitchen c o ¢
- - - - - - - - - 99.73' c o
7 _ _ �i c� _ _ F — Fskylight abv. a face of
A6.1 Iihe of ro f ' (E)house
d'
1 11-01 la � — —
100.375' ai — —
GFF 20'-0"
+6"a alley flow lire — 4 (E)farmhouse du ch
to Garage A6.2 sink from(E) -1
6 laundry room skylight abv.� b 6 E
ih - 100.36 FF 112" 1 — — — — — — — — — — a
CFL
o A3.5 o — — v 2 A3.5
— O o �� pull down ladder 1 N
N 3% 4% N ref. freezer si k pantry pantry dutch
1 above �
w Herb
Garden �, m
c_ 1 bay iindow
Q�
o Storage Loft above c arcounter
line of roof 4 i
08-01 bi-fold windows N (/7
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20'- 11 1/2" w X
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— - - - - - I- - - — — — — — — — — — — — — — — — J p
A6. 6.2
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Keynotes cc E
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3 U) 2 1 1 01-03 (N)sprinkler and exterior landscape light controls CN
� CV Z
4 A3.4 o A3.3 3. A3.3 01-12 1 hour rated wall @ Garage to House
A3.4 01-13 1 hour rated wall assembly @ walls less than 5'to the PL
* 01-30 Coat rack per owner
4'-10" 5'-5 1/2" 5'-5" 8'-5" 5'-4" 8'-8 1/2" 5'-4" 02-03 (E)Trees to remain and protected in place as required. See
landscape plans
21'- 11 1/2" 13'-2" 13'- 10" 19'-4 1/2" 12'- 1" 02-07 (E) Fireplace and chimney to remain unchanged and be protected o
during construction o; o
80'-5" 02-08 (E)Stairs and railing to remain unchanged and be protected during
construction °
02-16 (E)Window to remain and be protected during construction o`"— a
08-01 (N)doors and windows per door and window schedule (A4.1)Typ,
match (E)in kind
11-01 (N) Isokem Magnum Fireplace. UL 127 and ULC S610 tested. See
A6.4-A6.8 and refer to manufacturer specification for installation
requirements. N O O O O O
WallLegend 15-05 (N)200 AMP electrical panel
Legend 23-01 duct riser in cabinet
0 New 4x stud wall
0 Existing wall to remain
— New 6x stud wall New Lower Floor Plan 1 A2 . 2
1I4" = V-0" New Lower Floor Plan
magnetic prgecl
north north
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02-22 +� M J o rn o
(E)Upper Floor DIN
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I Not in Scope of Work. (,
N 0246 r L i
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F- -1 F- -1 CC
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02-06 (E) Roof to remain unchanged CN CV Z
A3.2 02-16 (E)Window to remain and be protected during construction
02-22 Remove(E)electric heat pump and related ducts
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EXISTING WALL TO BE DEMOLISHED A263
Existingc:e Upper Level Floor Plan - no chane 1
1/4" =91'4' Existing Upper Floor Plan
magnetic prgecl /+.2
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PA2016-180 Attachment No. PC 4 - Project Plans
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_ _ I I II III VIII I � V
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- 3 ' _e of House bel 108.34'TORT_Ili lin TT'T 107.67'TOR- N Ua -6U� 1e 109.15'TOf� � 1 : c _ U 5O -vi� - OWr -1 office F 21 ¢ rn rya_ I I I a- it �I. ,kYli„h+ �linh+ - N co o n a
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1111 skylight ! 107.67'TOR ( co @ v v c
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1.37'TO Ridge
23-
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1111 T T 2s 20 Q
_ Bedroom 1 0 1- g
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- r— -1 7 22 Al 271 'eB
20 CC s
_ Bedroom 2
F77 T
11-
109.09'TOR 1 - Us
ill 11111 Hill Ill 11 1 1 J1 JL. skYli� Ls_ t 23
L �€
- Mill *SEE A7.7 FOR (N)
1 Ime of Garage below-
MECHANICAL LAYOUT
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_ — 1 _ X11 1 1 1 I. g
TI f 1111 11-1 T111.1-L_ Ii p- I_'--,9 ' l'_I _ _ Q
1( T T T Tfl G line of House below __-- 1
2 _.-
A3.1 �p r _
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line of House below1 5:1 I 02-08 I CD _
1— 1 I
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01-10 07-03 Be 08-02
- -Lfi
E
5
5
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—
73 ;fl
Storage Loft I
2.12 ceiling height 6-0” z-^
10 T 07-03
1 - See Section 4 on 10814'TOR a
\ A3.4 R L� =ine of House be ow
a access
ladder dge
2
X
�10
LL
- - - - - - - - - - - - - - - - I o ,o
- - = - - - - — + i— — — — -I — — — — — — — —
109.09'TOR "
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A3.4 A3.4 T A3.3 A3.3
_ ON
a � 01-10 (N)metal flue from(N) Isokern fireplace below CV Z
U) A3.2 02-06 (E) Roof to remain unchanged
02-16 (E)Window to remain and be protected during construction
07-03 Provide gutters @ all new eaves,typ.
08-01 (N)doors and windows per door and window schedule(A4.1)Typ,
match (E)in kind
08-02 (N)Velux skylight per door and window schedule(A4.1)Typ N o
23-02 (N)HVAC duct riser from below CN o
o 0
N
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New 4x stud wall
0 Existing wall to remain
— New6xstudwall New Upper Level Floor Plan 1 A2 . 4
1l4" = 11-011 New Upper Floor Plan
magnetic prgecl
north north
PA2016-180 Attachment No. PC 4 - Project Plans
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07-01 07-03
107.67'TOR
t-- - - - - - - - _ - - - - _� 09.15'TO Ridge
e
-iTi-f _ a ITITI r - - - - - - - - - - - - - - - - 15
II j line of House be - - - - _ - - - - - - - - - - - - - - - - - - - - -
107.67 TOR CN
G .I 7 T ( J EE-3 EE-3 �1 n C N, v Q O
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02-17 V / O a
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o � � rn �
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I T�f 1 I (E)roof ridge to remain unchanged I I 4�
M J O O O
�I 120.80'TO Chimney u
S
-rl- n- 7 F, T
ridge
77
L.L i
1 LI
,- L L I m
11 1 .08-02 1 1 02-17 (E)roof and roofing to N
07-03 remain unchanged
5 ' 1 I
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A3.5 109.09' LI
nn � s
T- 11 1/4" PL to Root I U 11 11 Ill 11
III o- -r -„
f Garage below DULL
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_ J1 'I �
L 17.88'TO Chimney _'I
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- - -—
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ne of House belo
rrr F -n--TI Tr-rTr
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— line (E)Roof to remain
line of Gara e _ 5:12
111.82'TOR �- of House below unchanged o
111 82 TOR _ I� 11 ILLI o
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TI Tl �. f T r 11 IT 1] 111 T[ ( 1 EE o _f
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- II 01-10 07-01 07-03 08-02
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-
07-03
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A3.5 - 1 07-03 Be
V-0" roof overhang
16 46 TO Ridge - - -1 -
2 12 07-01 I -
07-01 i I - � 0�
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Roof Plan Notes - '— °' m o
a
A3.4 `m S A3.4 A3.3 A3.3 Keynotes cC E C4 g
a 'o J 1. Flashing and Gutters to be 24 ga. copper flashing u.n.o. Q N 0%
a 1 01-10 (N) metal flue from (N) Isokern fireplace below CN Z
r' 2. All roof coverings shall be min. Class"A"roofing per chapter 9 of the CRC and 02-17 E Skylight to remain
A3.2 9 9P P O
o listed by an approved testing agency. 07-01 (N)Class "A"roof to match (E). See roof specs on sheets A1.2 and
A2.5
3. New roofing to be Pabco Premeir Composition Shingles-or equall. 07-03 Provide gutters @ all new eaves,typ.
UL Classified To Meet: •ASTM D3462, Fiberglass Shingle Standard •ASTM D3161 08-02 (N)Velux skylight per door and window schedule(A4.1)Typ
Class F, Wind Resistance Standard at 110 mph •ASTM D7158 Class H,Wind
Resistance Standard at 150 mph • UL 790 Class A, Fire Resistance Standard • N o
CAN/ULC-S107 Complies With: •CSA A123.5, Fiberglass Shingle Standard
ASTM D3018 Type I, Fiberglass Shingle Standard r:l
o 0
N
O
4.
L
U
5. Composite asphalt shingle roofs to match existing.
a
6. Composite asphalt shingle roofs to comply with section R905.2.4 of 2013 CRC.
V,
7. Provide gutters @ all new eaves,Typ. Ln O O O O O
Roof Plan - New A2 . 5
1/4" = V-o" Roof Plan
magnetic prgecl 4 -4
north north
PA2016-180 Attachment No. PC 4 - Project Plans
0
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02-06 _
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I — — — — — — — — — — — — — — — — — — — — —Lower Level Finish Flom (n
— — — — — — — — 990
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East Elevation1 g
1/4" = 1—(: Q
n
10
a
m
Keynotes
01-10 (N)metal flue from (N) Isokern fireplace below o
01-11 (N)Wood framed chimney w/thin brick veneer adhered o/stucco.
Scratch and brown coat o/2 layers Grade"D"paper
02-06 (E) Roof to remain unchanged
02-16 (E)Window to remain and be protected during construction
07-01 (N)Class"A"roof to match (E). See roof specs on sheets A1.2 and s
A2.5 3
07-02 (N)Fire retardant treated Hardi siding to match(E) C
15-01 (N)AC compressor and meter
120.8070 N Chimney
15-05 (N)200 AMP electrical panel N �
C)
02-06 01-11 117.88'TO N Chimney
01-10 EE-2 T
EE-1 — — — — — — — — — — — — — — — — — — — — 118.73' AL
t
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116.46' OLs
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113.48'
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O o
07-01 _ _ _ _ _ _ _ _ _ 108.73' + 4
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3' 7 1/2"PL to Eave C a
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O7 CN Z
99.73'
Lower Level Finish Floor
g99.04' ao 0
A6.1 Established Grade o
o 0
20'-5 1/2"(N)Bedroom Addition 21'-0"(N)Garage o
P N
L
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West Elevation 2 N
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A3 . 1
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-4 s
PA2016-180 Attachment No. PC 4 - Project Plans
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120.80'TO N Chimney �� -K 5
EE-2 EE-2 02-06
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116.82'TOE Chimney
117.8870 N Chimney - - - 11873'h
r
1.16.46' 01-11 .:
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s
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rm Upper Level Finish Floor (,
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07-02 L _
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-- - 99.73' �
- - - - - - CIO
- ---- -
Lower Level Finish Floor (n
Established Grade
S
(N)Garage (N)Master Bedroom Addition (N)Powder and Laundry (N)Kitchen (E)House (N)Entry N s
L 9
South Elevation 1
1/4" = 1'-0"
n
a
m
Keynotes b
01-10 (N)metal flue from(N) Isokern fireplace below o ¢
01-11 (N)Wood framed chimney w/thin brick veneer adhered o/stucco. o
Scratch and brown coat o/2 layers Grade"D"paper
02-06 (E) Roof to remain unchanged
06-01 -
07-01 (N)Class"A"roof to match (E). See roof specs on sheets A1.2 and
A2.5 OJ
07-02 (N) Fire retardant treated Hardi siding to match (E) U
10-01 (N)bar counter top E
120.80'TO Chimney 15-05 (N)200 AMP electrical panel
02-06 N �
f 0� )
EE3 EE3 EE-1 117.6$'TO Chimney
118.73'
- — - — - — - — - - - — - - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — -
07-01 T.O.(E)Main-
Roof
n1-11
till 11 kIIII fill IT � LJ_
116.46' S
U
Garage Roof
07-01 _ 113.48' OL
111.37'TOR ROOF EAVE N
9.
z o - 111_37 �..� W MSO
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109.09'TOR �-
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U
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A3 . 2
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Public Hearing
December 8, 2o16 ,
Planning Commission - December 8, 2016
Item No. 2a Additional Materials Presented at Meeting
� dAicatio A201 F-180)
Constructed in 1936 Jr 7r
i
Subject Property
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Planning Commission - December 8, 2016
Item No. 2a Additional Materials Presented at Meeting
,'q4r J/ roFA�R-? 1 Aq -180)
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Zoning Designation
4 Single-Unit Residential (R-1)
General Plan Designation
Single Unit Residential
�9 Detached (RS-D)
a a
4.1ypx�p Subject Property
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Planning Commission - December 8, 2016
Item No. 2a Additional Materials Presented at Meeting
-180)
Nonconforming Iss - � z
a
C9CIF00.N�P
Residence
Nonconforming due to encroachment into side
setback
■ Detached garage
Nonconforming due to substandard interior
dimensions and encroachment into setbacks
07/13/2012 Community Development Department - Planning Division 4
Planning Commission - December 8, 2016
Item No. 2a Additional Materials Presented at Meeting
180)
Existing Site Planr
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cqt/FORh�'
Existing: a
1,344 SF residence
• 292 SF detached garagem5�
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Planning Commission - December 8, 2016
Item No. 2a Additional Materials Presented at Meeting
180)
Existing Site Planr
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Planning Commission - December 8, 2016
Item No. 2a Additional Materials Presented at Meeting
180)
Existing Site Plan
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Planning Commission - December 8, 2016
Item No. 2a Additional Materials Presented at Meeting
180)
Existing Site Plan
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4'-0'Sae SeWxk �lvt. 1\ S611 k' .sE.SS.6EN oxm at -:.sG 8i n
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Planning Commission - December 8, 2016
Item No. 2a Additional Materials Presented at Meeting
180)
Existing Site Plan
cql
I _
i
' ca
— a'-0'Sae Setback .S6'YII: .BESS,6EN asm al $ i gi �
goC — ll�aP0.
ife CeE}fetltru _
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(E)Garage N
1551_6-X 171_611 + _ >
s-rcwr z o O i + 4
e
f-e IN•a:l > •� a R 111 � � R � j j j j S _.' t.' �/ $ � g �k
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Planning Commission - December 8, 2016
Item No. 2a Additional Materials Presented at Meeting
Davis Modification Permit(PA201 -180)
fl ti
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If
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1
4
Y
Planning Commission - December 8, 2016
Item No. 2a Additional Materials Presented at Meeting
180)
Proposed
i,1i6 SF addition (68 percent) 'p
s
Modification permit required
JB A a
�
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\`q ffi x Li
(N) Master Bedroom Na -0'
oznz
Hw� � t ron U-17m,r
Bed (E)two storyus
hoe ..
&rw„ immroch—, to be remodeled r !' Je <
U (N) 2-Car Garage adddl� n
io- 20r X201 z o, ', J n� wd
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wm &124 /� e I 4r- blb
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i\
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— No (N) Kitchen O I ^w <
tre. 4
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Planning Commission - December 8, 2016
Item No. 2a Additional Materials Presented at Meeting
180)
Proposed Site Plan
i
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r�y
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¢'P m gra 8 =x
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4'-0*Si Selbazk rni. �n ssl� S6 Ylb .Bf.SS.6fN mai - w,
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85-0' Pie -71Z
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to he remodeled
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9 o••wLaa $ � i �9 �� � I i� ;� ..a � � �� ��
20'-0-ROM Setlnth ury Yru Y
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i
Planning Commission - December 8, 2016
Item No. 2a Additional Materials Presented at Meeting
180)
Proposed Site Plan
i
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-
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b
Planning Commission - December 8, 2016
Item No. 2a Additional Materials Presented at Meeting
180)
Proposed � s
Plan aw
$9 ¢
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Qe gel 8! - 9 o n
62 1 oom 97U4:3: - Ti mu—m -'0666W E'w
rn to eels sfi-et b' .�SS.6eN
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ems
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Planning Commission - December 8, 2016
Item No. 2a Additional Materials Presented at Meeting
180)
Zoning Code 0
Development Standards
Development Feature Required Proposed
Setbacks
Front 20'-0" 24'-11 '/2"
Left Side 4'-0" 4'-0"
Right Side 4'-0" 2'-10" (Nonconforming)
Rear Alley 5'-0" 5'-0"
Height (Maximum)
Flat 24' N/A
Sloped 29' 19'-9"
Floor Area Limit 2.0 times buildable area 0.76 times buildable area
Maximum Floor Area 7,560 sq. ft. 2,860 sq. ft.
Parking (Minimum) 2 spaces (20'x20') 2 spaces (20'x20')
Planning Commission - December 8, 2016
Item No. 2a Additional Materials Presented at Meeting
180)
Zoning Code
Development Standards
Development Feature Required Proposed
Setbacks
Front 20'-0" 24'-11 '/2"
Left Side 4'-0" 4'-0"
Right Side 4'-0" 2'-10" (Nonconforming)
Rear Alley 5'-0" 5'-0"
Height (Maximum)
Flat 24' N/A
Sloped 29' 19'-9"
Floor Area Limit 2.0 times buildable area 0.76 times buildable area
Maximum Floor Area 7,560 sq. ft. 2,860 sq. ft.
Parking (Minimum) 2 spaces (20'x20') 2 spaces (20'x20')
Planning Commission - December 8, 2016
Item No. 2a Additional Materials Presented at Meeting
180)
Zoning Code 0
Development Standards
Development Feature Required Proposed
Setbacks
Front 20'-0" 24'-11 '/2"
Left Side 4'-0" 4'-0"
Right Side 4'-0" 2'-10" (Nonconforming)
Rear Alley 5'-0" 5'-0"
Height (Maximum)
Flat 24' N/A
Sloped 29' 19'-9"
Floor Area Limit 2.0 times buildable area 0.76 times buildable area
Maximum Floor Area 7,560 sq. ft. 2,860 sq. ft.
Parking (Minimum) 2 spaces (20'x20') 2 spaces (20'x20')
Planning Commission - December 8, 2016
Item No. 2a Additional Materials Presented at Meeting
180)
Zoning Code 0
Development Standards
Development Feature Required Proposed
Setbacks
Front 20'-0" 24'-11 '/2"
Left Side 4'-0" 4'-0"
Right Side 4'-0" 2'-10" (Nonconforming)
Rear Alley 5'-0" 5'-0"
Height (Maximum)
Flat 24' N/A
Sloped 29' 19'-9"
Floor Area Limit 2.0 times buildable area 0.76 times buildable area
Maximum Floor Area 7,560 sq. ft. 2,860 sq. ft.
Parking (Minimum) 2 spaces (20'x20') 2 spaces (20'x20')
Planning Commission - December 8, 2016
Item • 2a Additional
Davis-= - - -- - --' - In'--'----180)
rM„pyI 1 1y.. n�le�
now
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l
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Planning Commission - December 8, 2016
Item No. 2a Additional Materials Presented at Meeting
180)
r
Planning Commission - December 8, 2016
Item No. 2a Additional Materials Presented at Meeting
180)
Imo`—�-.
_ �r
Planning Commission - December 8, 2016
Item No. 2a Additional Materials Presented at Meeting
-180)
Facts in Support of Findings
Due to structural reasons, relocating the
encroaching wall would lead to the complete
demolition of the structure
■ The proposed areas of addition will comply with
all applicable development standards, including
parking and vehicular access
07/13/2012 Community Development Department - Planning Division 23
Planning Commission - December 8, 2016
Item No. 2a Additional Materials Presented at Meeting
-180)
Facts in Support of Findings 0
Since 1936, the encroaching wall has not been
detrimental to the neighborhood
Retains the traditional character of the home
while improving livability and functionality
07/13/2012 Community Development Department - Planning Division 24
Planning Commission - December 8, 2016
Item No. 2a Additional Materials Presented at Meeting
-180)
Recommendation
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a.C'dt/F00.N�P
Adopt a resolution approving Modification
Permit No . MD2016 -o16
07/13/2012 Community Development Department - Planning Division 25
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For more information contact: -
David S. Lee
949-644-3225
dlee@newportbeachca.gov
www.newportbeachca.gov
Planning Commission - December 8, 2016
Item No. 2a Additional Materials Presented at Meeting
-180)
Existing First Floor Plan
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Planning Commission - December 8, 2016
Item No. 2a Additional Materials Presented at Meeting
-180)
Existing Second Floor Plan
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Planning Commission - December 8, 2016
Item No. 2a Additional Materials Presented at Meeting
-180)
Elevation Plan
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Planning Commission - December 8, 2016
Item No. 2a Additional Materials Presented at Meeting
180)
Elevation Planr
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Planning Commission - December 8, 2016
Item No. 2a Additional Materials Presented at Meeting
180)
Square FootageTable
Existing Proposed Addition
Residence 1,344. 2 2,366 .7 11022.5
Garage 291.6 493.7 202.1
Total 1, 635.8 2,86o.4 11224.6
Garage Credit -1o8.4
Grand Total 1,116. 2
Addition
07/13/2012 Community Development Department- Planning Division 32