Loading...
HomeMy WebLinkAbout3.0_Stolz Residence Addition_PA2016-198 CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT January 19, 2017 Meeting Agenda Item No. 3 SUBJECT: Stolz Residence Addition (PA2016-198) 2003 Yacht Defender Staff Approval No. SA2016-019 APPLICANT: South Coast Architects, Inc OWNER: Frank Stolz PLANNER: Makana Nova, Associate Planner (949) 644-3249, mnova@newportbeachca.gov PROJECT SUMMARY A request to modify the view and street setbacks to allow second story additions to an existing nonconforming single-family residence that exceeds the 50 percent lot coverage limitation of the Planned Community and encroaches into the view setback. The request would reduce the view setback from 25 feet to 17 feet 8 inches and reduce the street setback for the home from 20 feet to 8 feet. RECOMMENDATION 1) Conduct a public hearing; 2) Find the project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15305 (Class 5, Minor Alterations in Land Use Limitations) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt Resolution No. approving Staff Approval No. SA2016-019 (Attachment No. PC 1). 1 V� QP �P Stolz Residence Addition Planning Commission, January 19, 2017 Page 2 VICINITY MAP n _ ..a oevcnocu w, rPo T Y �?9 A ISubject Property GENERAL PLAN ZONING LOCATION GENERAL PLAN ZONING CURRENT USE PC-18 (Broadmoor& Single-unit residential dwellings ON-SITE RS-D (Single-Unit Pacific View Planned Residential Detached) Community), Low Density Residential Sub-Area NORTH RS-D (Single-Unit PC-18, Low Density Single-unit residential dwellings Residential Detached Residential Sub-Area 11 SOUTH RS-D (Single-Unit PC-18, Low Density Single-unit residential dwellings Residential Detached) Residential Sub-Area EAST RS-D (Single-Unit I PC-18, Low Density Single-unit residential dwellings Residential Detached) Residential Sub-Area WEST PR (Parks and PC-18, Parks and Community Center and Recreation) L Recreation Sub-Area Greenbelt 3 Stolz Residence Addition Planning Commission, January 19, 2017 Page 3 INTRODUCTION Project Setting The property is located within a private, single-family residential neighborhood within the Broadmoor & Pacific View Planned Community (PC-18). The 5,202-square-foot property is accessed from Yacht Defender, a private street. Yacht Defender is the only street in the Broadmoor & Pacific View Community where the property lines do not extend on the view side to encompass the sloping portion of the lot. Site photos of the subject property and surrounding neighborhood are provided as Attachment No. PC 3. Background The PC-18 (Broadmoor & Pacific View Planned Community) was established in 1975 and consists of a regulatory plan (Planned Community text) and setback maps. The Planned Community identifies development standards including permitted uses, setbacks, building height, site area coverage, parking, and fence and wall heights. The setback maps establish front and view setbacks for each property as well as setbacks for the garage and home on each lot. The PC-18 regulations allow the Director to review, "future modifications of the setbacks shown on this map in view of setbacks listed in this ordinance and/or sound planning principles and shall either approve, modify, disapprove the setbacks shown, or refer the matter to the Planning Commission for a determination." To ensure surrounding property owners are notified of the requested change, the Director referred the request to the Planning Commission for consideration and final action. Additionally, public notice of this meeting has been provided consistent with Zoning Code requirements. The view and street setback requirements for the area are regulated as front setbacks that are staggered to provide variation and visual interest from the street. Typical garage setbacks in the area are 3 feet or 20 feet. The view setbacks along this street vary from 6 to 25 feet where the subject property has the deepest setback at 25 feet. The street setbacks for homes on Yacht Defender vary from 10 feet to 22 feet where the subject property has a 20-foot setback. Project Description The applicant requests to reduce the view and street setbacks and allow second-story additions to an existing nonconforming single-family residence. The existing structure is nonconforming because it exceeds the 50 percent lot coverage limitation and encroaches into the view setback. The change would modify the setback requirements for only Lot 63, the subject lot, on the setback map for Tract No. 9260 (applicable setback map is provided as Exhibit "B" of Attachment No. PC 1). 4 Stolz Residence Addition Planning Commission, January 19, 2017 Page 4 The existing residence projects 3 feet and the adjacent balcony projects an additional 5 feet 3 inches into the 25-foot view setback. As proposed, the view setback would establish a 17-foot 8-inch setback. A 33-square-foot portion of the second-story addition would occupy the area of an existing balcony and expand the master suite. This addition encroaches 7 feet 4 inches into the view setback. The existing residence complies with the minimum 20-foot street setback for the house and the 3-foot setback for the garage. As proposed, the street setback for the house would be reduced to 8 feet. A 301-square-foot addition would add an art studio/guest room and bath above the existing garage. A 5-foot wide balcony off this portion of the addition would be aligned with the garage below, which is set back 3 feet from the street. The existing residence currently exceeds the lot coverage limitation by 578 square feet (61% lot coverage). The proposed project would result in a net reduction of the lot coverage where the existing eaves would be pulled back and the addition would contribute 45 square feet of lot coverage. Lot coverage will continue to exceed the lot coverage limitation by 148 square feet (53%). A description of the project and justification prepared by the applicant is provided as Attachment No. PC 4. Analysis To determine whether or not the requested setback modification will be appropriate, staff considered the compatibility of proposed setbacks with required setbacks in the neighborhood, adjacent homes, and the PC-18 Development Plan regulations. View Setback Compatibility The view setback is the setback to the rear of the property opposite the street setback. Yacht Defender is the only street in the Broadmoor & Pacific View neighborhood where the property lines do not extend to the toe of the slope, which is the reason for the high lot coverage and nonconforming view setback. Refer to Attachment No. PC 5 for a tract layout of the neighborhood. Setbacks are intended to vary in this neighborhood to provide visual interest. The required view setback is 25 feet, which is the deepest setback for properties along Yacht Defender. Setbacks for other properties on this street vary between 6 and 18 feet. These conditions result in a reduced buildable lot depth that is not applicable along other streets in the neighborhood. The existing residence is nonconforming where the home encroaches 3 feet and the existing balcony encroaches an additional 5 feet 3 inches into the view setback. The home and balcony were part of the original floor plans for this tract, making this condition legal nonconforming. Stolz Residence Addition Planning Commission, January 19, 2017 Page 5 The addition at the second level master suite would enclose the existing balcony so it would not further contribute to the nonconforming lot coverage. The proposed setback would continue to provide variation along the view frontage. Views from adjacent neighbors would not be impacted by the reduced setback and the homeowner's association has approved the proposed project design. Street Setback Compatibility The required street setbacks are 20 feet for the house and 3 feet or 20 feet for the garage. Setbacks for other properties in the area vary, with 3 feet being the most frequent required garage setback and house setbacks ranging from 10 feet to 22 feet. The existing single-family residence on the property conforms with the required setbacks along the street frontage with 29 feet 7 inches to the house and an attached three-car, front-facing garage set back at 3 feet. The addition would not be detrimental to the community where floor area will be set back 8 feet from the front property line and adequate articulation is provided with the balcony area over the garage set back at 3 feet. Views from adjacent neighbors would not be impacted by the reduced setback and the homeowner's association has approved the proposed project plan. Setbacks would continue to vary between the lots, although the setback would be modified from one of the deepest setbacks to the shallowest setbacks along the street frontage. Setting back the addition further at 20 feet would encumber the existing floor plan for the addition. The property is located in a gated community with private streets and the Homeowner's Association has approved the proposed design. Similar additions along the street frontage have been constructed in Broadmoor & Pacific View. Photos of four similar additions are provided by the applicant as Attachment No. PC 2. Lot Coverage The PC-18 regulations limit lot coverage to a maximum of 50 percent of the entire site, rather than a floor area limit based on buildable area. Yacht Defender is the only street in the Broadmoor & Pacific View neighborhood where the property lines do not extend to the toe of the slope, which is the reason for the high lot coverage. Refer to Attachment No. PC 5 for a tract layout of the neighborhood. The proposed project results in a net reduction of lot coverage from 61 percent to 53 percent. Under the proposed project, the existing eaves would be pulled back to reduce the overall lot coverage; however, a portion of the art studio/bedroom (45 square feet) would contribute to the lot coverage. A net reduction in nonconforming lot coverage is permitted by right. Stolz Residence Addition Planning Commission, January 19, 2017 Page 6 Summary Staff believes modifying the setbacks is compatible with the neighborhood, provides sufficient building location variation and interest on the street, and is not detrimental to the adjacent properties as it would not block private views. Altering the house setbacks would still meet the intent of the PC-18 setback requirements and establishes setbacks consistent with neighbors in the community. Alternatives The Planning Commission could approve alternate setbacks or deny the application (Resolution for denial provided as Attachment No. PC 2). If the application is denied, the subject property would retain all presently required setbacks as specified on the setback map. Environmental Review The project is categorically exempt under Section 15305 of the California Environmental Quality Act (CEQA) Guidelines — Class 5 (Minor Alterations in Land Use Limitations). Class 5 exempts minor alterations in land use limitations in areas with an average slope of less than 20 percent, which do not result in any changes in land use or density. The proposed project will modify the required setbacks, but will not result in any physical change to the lot or any changes in land use or density. 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 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: r"'W'.t/ Maka& Nsva *na i, ICP, Deputy Director Associate Planner Stolz Residence Addition Planning Commission, January 19, 2017 Page 7 ATTACHMENTS PC 1 Draft Resolution with Findings and Conditions PC 2 Draft Resolution for Denial PC 3 Site and Neighborhood Photos PC 4 Applicant's Project Description and Justification PC 5 Tract layout PC 6 Project plans :\Users\PLN\Shared\PA's\PAs - 2016\PA2016-198\PA2016-198 PC Rpt.docxiii18n6 8 Attachment No. PC 1 Draft Resolution with Findings and Conditions 9 V� QP �P 20 RESOLUTION NO. #### A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING STAFF APPROVAL NO. SA2016-019 (PA2016-198) TO MODIFY VIEW AND STREET SETBACKS LOCATED AT 2003 YACHT DEFENDER (PA2016- 198) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Frank Stolz, property owner, with respect to property located at 2003 Yacht Defender, and legally described as Lot 63 of Tract 9260, being a portion of Blocks 92 & 97 of Irvine's Subdivision, as shown on a map recorded in Book 1, Page 88 of Miscellaneous Record Maps, Records of Orange County, California, requesting approval of a staff approval to modify setbacks. 2. The applicant requests to modify the view and street setbacks and allow second story additions to an existing nonconforming single-family residence that exceeds the 50 percent lot coverage limitation and encroaches into the view setback. The request would reduce the view setback from 25 feet to 17 feet 8 inches and reduce the street setback for the home from 20 feet to 8 feet. 3. The subject property is located within the PC-18 (Broadmoor & Pacific View Planned Community) Zoning District, low density residential sub-area, and the General Plan Land Use Element category is RS-D (Single-Unit Residential Detached). 4. The subject property is not located within the coastal zone. 5. A final setback map was reviewed and approved by the Community Development Director (Director) when the Broadmoor & Pacific View Planned Community (PC-18) was adopted in 1975. The Broadmoor & Pacific View Planned Community development standards allow the Director to review, "future modifications of the setbacks shown on this map in view of setbacks listed in this ordinance and/or sound planning principles and shall either approve, modify, disapprove the setbacks shown, or refer the matter to the Planning Commission for a determination." To ensure surrounding property owners are notified, the Director referred the request to the Planning Commission for consideration and final action. 6. A public hearing was held on January 19, 2017, 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. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing. 21 Planning Commission Resolution No. #### Page 2 of 6 SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. The project is categorically exempt under Section 15305, of the California Environmental Quality Act (CEQA) Guidelines — Class 5 (Minor Alterations in Land Use Limitations). Class 5 exempts minor alterations in land use limitations in areas with an average slope of less than 20 percent, which do not result in any changes in land use or density. The proposed project will modify the required setbacks, but will not result in any physical change to the lot or any changes in land use or density. SECTION 3. REQUIRED FINDINGS. The Broadmoor & Pacific View Planned Community regulations allow the Director to review, "future modifications of the setbacks shown on this map in view of setbacks listed in this ordinance and/or sound planning principles and shall either approve, modify, disapprove the setbacks shown, or refer the matter to the Planning Commission for a determination." The following facts in support of the modified setbacks are set forth: 1. The property is located in a gated community with private streets and no public access. The property owner has obtained the homeowner's association approval for the project design, and the project design supports community compatibility of the modified setback under the criteria identified in the Planned Community regulations. 2. Yacht Defender is the only street in the Broadmoor & Pacific View neighborhood where the property lines do not extend to the toe of slope, which is the reason for the high lot coverage and nonconforming view setback. The property has the deepest view setback on this street. These conditions result in a reduced buildable lot depth that is not applicable along other streets and residences in the neighborhood. The modified view setback will not interfere with views from adjacent homes. 3. The modified house setback along the street will not be detrimental to the neighborhood and will provide adequate building articulation, access to the subject property, natural light & ventilation, and variation in setbacks from the street. The proposed balcony will continue to provide adequate building articulation with a 3-foot setback in line with the existing garage. 4. Setbacks would continue to vary between the lots, consistent with the intent of the original setback maps for this tract and the Broadmoor & Pacific View Planned Community. The ability to stagger the house will provide opportunities for visual interest and better architecture. 5. Similar additions over the garage area have been constructed in the Broadmoor & Pacific View community before. The modified setbacks would provide development standards that are consistent with surrounding properties in the community. 6. The application of the proposed 8-foot house setback along the street and 17-foot 8- inch view setback will serve to preserve open space, visual interest, and neighborhood 05-26-2016 12 Planning Commission Resolution No. #### Page 3 of 6 compatibility. The modified setbacks are not detrimental to the harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Staff Approval No. SA2016-019 (PA2016-198), subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 19TH DAY OF JANUARY, 2017. AYES: NOES: ABSTAIN: ABSENT: BY: Kory Kramer, Chairman BY: Peter Zak, Secretary 05-26-2016 13 Planning Commission Resolution No. eft Page 4 of 6 EXHIBIT "A" CONDITIONS OF APPROVAL (Project-specific conditions are in italics) PLANNING 1. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 2. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Use Permit. 3. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require an amendment to this Staff Approval or the processing of a new Staff Approval. 4. A copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 5. Habitable floor area for the home shall be set back a minimum of 8 feet from the street frontage property line. Balconies shall maintain a 3-foot setback from the street frontage property line. The garage shall maintain a 3-foot setback from the street frontage property line. 6. The residence shall be set back a minimum of 17 feet 8 inches from the view side property line. 7. Lot coverage shall not exceed 53% (2,750 square feet). 8. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise-generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction activities are not allowed on Sundays or Holidays. 9. Prior to the issuance of building permits, documents/plans shall be submitted demonstrating compliance with the prescriptive compliance requirements of Chapter 14.17 (Water-Efficient Landscaping Ordinance) of the Municipal Code. 10. Prior to issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Staff Approval file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately 05-26-2016 -4 Planning Commission Resolution No. #### Page 5 of 6 depict the elements approved by the Planning Commission and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 11. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 12. This approval shall expire and become void unless exercised within 24 months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 20 Planning and Zoning of the Newport Beach Municipal Code. 13. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of the Stolz Residence Staff Approval including, but not limited to, Staff Approval No. SA2016-019 (PA2016-198). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. Buildinq Division Conditions 14. 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. Public Works Conditions 15. County Sanitation District fees shall be paid prior to the issuance of any building permits. 05-26-2016 15 Planning Commission Resolution No. #### Page 6 of 6 EXHIBIT "B" MODIFIED SETBACK MAP FOR TRACT 9260 05-2&2096 Exhibit "A" C120 0i O1' 17'8" modified view setback / SEN c � 1 .- -47 _g 0 8' modified home setback at street 3' balcony garage setback at street Staff Approval No. SA2016-019 (PA2016-198) 2003 Yacht Defender (Lot 63 on Setback Map) V� QP �P sg Attachment No. PC 2 Draft Resolution for Denial 19 V� QP �P �o RESOLUTION NO. #### A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH DENYING STAFF APPROVAL NO. SA2016-019 (PA2016-198) TO MODIFY VIEW AND STREET SETBACKS LOCATED AT 2003 YACHT DEFENDER (PA2016- 198) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Frank Stolz, property owner, with respect to property located at 2003 Yacht Defender, and legally described as Lot 63 of Tract 9260, being a portion of Blocks 92 & 97 of Irvine's Subdivision, as shown on a map recorded in Book 1, Page 88 of Miscellaneous Record Maps, Records of Orange County, California, requesting approval of a staff approval to modify setbacks. 2. The applicant requests to modify the view and street setbacks and allow second story additions to an existing nonconforming single-family residence that exceeds the 50 percent lot coverage limitation and encroaches into the view setback. The request would reduce the view setback from 25 feet to 17 feet 8 inches and reduce the street setback for the home from 20 feet to 8 feet. 3. The subject property is located within the PC-18 (Broadmoor & Pacific View Planned Community) Zoning District, low density residential sub-area, and the General Plan Land Use Element category is RS-D (Single-Unit Residential Detached). 4. The subject property is not located within the coastal zone. 5. A final setback map was reviewed and approved by the Community Development Director (Director) when the Broadmoor & Pacific View Planned Community (PC-18) was adopted in 1975. The Broadmoor & Pacific View Planned Community development standards allow the Director to review, "future modifications of the setbacks shown on this map in view of setbacks listed in this ordinance and/or sound planning principles and shall either approve, modify, disapprove the setbacks shown, or refer the matter to the Planning Commission for a determination." To ensure surrounding property owners are notified, the Director referred the request to the Planning Commission for consideration and final action. 6. A public hearing was held on January 19, 2017, in the Council Chambers located at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing. 21 Planning Commission Resolution No. #### Page 2 of 3 SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. 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. The Broadmoor & Pacific View Planned Community development standards allow the Director to review, "future modifications of the setbacks shown on this map in view of setbacks listed in this ordinance and/or sound planning principles and shall either approve, modify, disapprove the setbacks shown, or refer the matter to the Planning Commission for a determination." In this case, the Planning Commission was unable to reduce the setbacks based upon the following: 1. The Planning Commission determined, in this case, that the requested setback reduction is inconsistent with the legislative intent of PC-18 regulations. 2. The property is located on a cul-de-sac in a gated community with private streets and no public access. 3. The modified setback may interfere with views from adjacent homes, be detrimental to the neighborhood, and will provide inadequate building articulation, natural light and ventilation, and variation in setbacks from the street. 4. The subject property is consistent in orientation, size and shape with typical lots in this neighborhood which are designed with commercial and mixed-use development. A reduced setback could prove detrimental to the neighborhood and the harmonious and orderly growth of the City. 5. Granting of the reduced setback would provide special privileges to the subject property. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby denies Staff Approval No. SA2016-019 (PA2016-198). 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 Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. 05-26-2016 22 Planning Commission Resolution No. #### Page 3 of 3 PASSED, APPROVED, AND ADOPTED THIS 19TH DAY OF JANUARY, 2017. AYES: NOES: ABSTAIN: ABSENT: BY: Kory Kramer, Chairman BY: Peter Zak, Secretary 05-26-2016 V� QP �P Attachment No. PC 3 Site and Neighborhood Photos 25 V� QP �P y. Subject property with story poles in place showing location of proposed Subject property with story poles in place showing location of proposed addition. addition. uhf Adjacent property to the south along Yacht Defender. Adjacent properties to the north along Yacht Defender. 1 t 1911 YACHT CAMILLA r 1917 A 1 G 1911 YACHT ENCHANTRESS �o �11! 1909 YACHT PURITAN V� QP �P Attachment No. PC 4 Applicant's Project Description and Justification 33 V� QP �P 31{ PA2016-198 SOUTHCOAST ARCHITECTS,INC. DATE: November 21, 2016 HOA: Broadmoor Seaview Community PROJECT ADDRESS: 2003 Yacht Defender, Newport Beach PROJECT NAME: Stolz Residence OWNER NAME: Mr. Frank Stolz. PROJECT DESCRIPTION AND JUSTIFICATION My home is in Seaview, a community of approx. 80 homes. I purchased my home (2003 Yacht Defender) in 2007. The home, along with two adjoining neighbors were the original models for our community. These three homes were the first phase of construction to Scaview. The clear majority of homes in Seaview adjoin hillsides on the down slope, and their property line extends to the bottom of the slope allowing for a larger lot coverage to floor area ratio. The original models were not mapped to include the adjoining slope as part of the property. This condition creates a hardship (compared to the rest of the community) and limited opportunities for an addition to the home. Based upon this restriction, I have proposed a plan to build additional room above garage. However, within our community guidelines each lot has separate defined setbacks. My lot allows for garage within 3 feet of property and livable space 20 feet from setback, very restrictive compared to most lots in Seaview. It is a very common addition in Seaview to add above the garage (see attached photos) for the type of floor plan I live in. My design approach is to create a transitional farmhouse style with modern components. This includes a remake of the front landscape and room addition over garage. The proposed (addition above garage) art studio/guest bedroom will project an appearance of a modern structure symmetrically balanced over the redesigned garage, setting a striking balance between modern and transitional. The front landscape will follow this transitional theme. The remainder of the home will be remodeled to reflect the appearance of a modern farmhouse. I am a licensed award-winning custom home Architect. My firm is in Newport beach where I have been practicing for 23 years. (Please see: www.southcoastarchitects.com ) I have presented my plan to our community HOA, and they have "approved the Design" (see attached letter of approval.) S5 PA2016-198 I am now asking the City of Newport Beach (Planning Commission) for approval. I can assure this addition along with remodel will be an enhancement to our community. Thank you your consideration. Frank Stolz, AIA South Coast Architects, Inc. 13 Corporate Plaza Ste. 210 Newport Beach, CA 92660 Tel: 949.720.7022 so PA2016-198 B_ ROADMOOR SEA VIEW COMMUNITY ASSOCIATION MiinageclbyOladnrurn Prnle.ssia1702Prolierty Mcovagernettt, 1110. (ACMl"t) ACCREDITED COMA/UNNY MANAGEMENT FIRM! 17731 Irvine 6ouleem•il, S;dtu 212, Tuslfn, CA .92780 C9/Fce (714)508-9070 I .Fns(714) 665-3000 "Making a Difference.,.TUGC7"PICK" iwvinv.Optin+arnlpII7.,cona. N overnber 11,20:16 0975 SOUTH CONST ARCHITE- CTS 13 CORPORATE PLAZA.DR#210 NEWPORT BEACH CA 92660-7919 PmP#y, 20031'ACHTll1317ENDER Regardialg: fltabiledurral Request — .L.an dre6a, BBQ, D'rrringSe, 1-(arclrcape, .Fiispla IINt, frrigatton, E-weiror Ninilifcateota�) Dear Homeowner(s),: The Arehitectatal.ReNdezr Committee reviewed your architectiital application,.received.in out office on 10/13/16 for; Major exterior remodel - see plans - 'Barbeque, Fire pit, Sidewalk & Patios, 1Valis & fences, Softgmpe, I-latdscape, Irrigation/drains,Spa (maybe). Your application has been approved as submitted A copy of the Architectural Application for this modification.is enclosed for your records. This modification bust be completed ,, thin 365 clays; failure to comply may result in you being requited to xes'ubmit your application. Allwork and futute upkeep is to be done at your expense and shall be performed at a time anal.bi a manner to -rnininaize interference and inconvenience to other homeowners. You shall assure all liability and will be responsible for all damage and/or injury that may result from performance of this work. When the work is completed, please completc the. attached "Notice of Completion" form and tetum to Optimum Professional Property Management, Inc. (ACDF). Upon Receipt of the Notice of Completion, the Architectural Committee will be notified that the above referenced modification has been completed and is ready for.inspection. FRA11ermore, you are responsible ,for complying with all applicable federal, state said local laws, codes and regulations and requh-cments in, connection with this work,and shall obtain ,my necessary governmental permits ard of Directots, its agent and the Committee have no responsibility with and alapr<aval for the uo.ck. The Be respect to such compliance and die Board of Directors or its designated Committee's approval of this request shall not be understood as making of airy representation or warranty that the plans, specifications or work cornplywith arty Iaw, code,regulation or governmental requirement. Should you have smy further questions, please do not hesitate to contact the undersigned at (71$)508-9070 F.,'xc308. At the Direction of the Board of Directors BROADMOOR SEA VIEW COMMCINI"I'Y ASSOCIATION By; Chelsea Gentry Community Association Manager /cd Enclosure cc: Board of Directors 3� V� QP �P 3g Attachment No. PC 5 Tract Layout 39 V� QP �P �o V� QP �P Attachment No. PC 6 Project Plans 4S V� QP �P PA2016-198 Attachment No. PC 6 - Project Plans REVISIONS THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO SOUTH COAST ARCHITECTS AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF SOUTH COAST ARCHITECTS ALL RIGHTS RESERVED©COPYRIGHT 2004 STOLZ RESIDENCE ADDITION SEAVIEW 2003 YACHT DEFENDER NEWPORT BEACH, CA 92660 Stolz Residence JOB#13005 2003 Yacht Defender Newport Beach , CA 92660 SOUTH OAST ARCHITECTS, INCr Legal Descri tion . Lot 63 on Tract No . 9260 13 Corporate Plaza, Suite 210 � Newport Beach, California 92660 (949) 720-7022 A. P . N . : 458 - 571 - 018 ��gEO ARC h'i v v- Y, SP T``n * C-24409 't 7/31/17 P sT9l DDATE OF CAUFO COVER SHEET Drawn By: SCA Date: 11.21.16 Scale: N.T.S. Job: STOLZ RESIDENCE - SEAVIEW Job No.: 13005 Sheet: T1 -4.5 PA2016-198 Attachment No. PC 6 - Project Plans PROJECT DATA REVISIONS SCOPE OF WORK: NEW SECOND FLOOR ADDITION AT FRONT OF \ EXISTING HOUSE, RE-SHAPING AND ENCLOSING EXISTING SECOND \ FLOOR REAR BALCONY, • EXISTING ROOF EAVES TO BE CUT BACK, \ a REVISING LANDSCAPING \ 9 REMODELLING EXTERIOR ELEVATIONS THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO SOUTH COAST ARCHITECTS AND IS FURNISHED IN CONFIDENCE PROJECT ADDRESS: 2003 YACHT DEFENDER FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR `\ THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR NEWPORT BEACH, CA 92660 ANY OTHER PURPOSE OR DISCLOSED TO OTHERS WITHOUT �\ THE PRIOR WRITTEN CONSENT OF SOUTH COAST ARCHITECTS \ LEGAL DESCRIPTION: LOT63 ON TRACT 9260 ALL RIGHTS RESERVED COPYRIGHT 2004 __—_ -- --- ANG --- - - -- ZONING DISTRICT: PC-18 BROADMOOR & PACIFIC VIEW NEW FIRE WALL 6' ABV. FINISH GRADE \� z EXISTING TREE ARTIFICIAL TURF 12' BELOW FI GRADE O SQUARE EXISTING 1ST, FLOOR 1,915 S.F. NEW LOWER SITTING AREA N Q NEW WATER FEATURE 6' ABV. FINISH GRADE FOOTAGE: EXISTING 2ND. FLOOR 1,022 S.F. r EXISTING GARAGE: 682 S.F. STOLZ NEW PLANTER WALL 18' ABV. FINISH GRADE ---- r = W I O EXISTING LOW WALL 24' ABV FINISH GRADE PROPOSED 2ND, FLR MASTER SUITE I , OUTLINE OF EX. BALCONY O r N �- -- ADDITION 33 S.F. RESIDENCE EXISTING HARDSCAPE +6' ABV. GRADE F N PROPOSED �(16�_ PROPOSED 2ND, FLR ART STUDIO / ° NEW 412' BBQ AND COUNTER ABV FINISH GRADE GUEST BEDRM 301 S.F. ADDITION EXISTING LOW WALL ON NEIGHBOR'S PROPERTY ADDITION AT SECOND FLOOR TOTAL GROSS FLOOR AREA 3,953 S.F. MASTER SUITE_____ LOT COVERAGE: SEAVIEW TOTAL LOT AREA: 5,204 S.F. N' I I i, EXISTING LOT COVERAGE FOOTPRINT 2,624 S.F. 2003 YACHT DEFENDER / -8 1/2 4'-0" L (PLUS ROOF EAVES) 556 S.F. NEWPORT BEACH, CA 92660 \ I 3,180 S.F. (61%) JOB#13005 PROPOSED LOT COVERAGE FOOTPRINT 2,750 S.F. (52%) A L � I (INCLUDING 78 S.F. OF NEW CONSTRUCTION I AND ROOF EAVES) r EXISTING FIRST FLOOR l Z r LANDSCAPING PROPOSED LANDSCAPING AREA 1,411 S.F. EXISTING PLANTING X CONTACT PERSON: FRANK STOLZ - CID SOUTH COAST ARCHITECTS 13 CORPORATE PLAZA DRIVE, STE 210 z NEWPORT BEACH, CA 92660 W 949-720-7022 U a _ w II llf LU LOT 62 LOT 64 OUTHS OAST j I I 2005 YACHT DEFENDER 2001 YACHT DEFENDER ARCHITECTS, INC, NEW POT SHELF +25 FROM FINISH GRADE - 13 Corporate Plaza, Suite 210 i I � Newport Beach, California 92660 I � z � (949) 720-7022 I,I it LLJLLJ Q 14'-01� i 19'-11 1/2" W PROPOSED X T,"N G o ADDITION T NA E / Cli AT 8E66ND FLOOR \ / ART STUDIO/, V 4Royi� GUEST BEDROOM �F�SEo 4'-4" 6'-0" J��PNK sro`�F�� * C-24409 NEW LOW WALL 12' HIGH FROM FINISH GRADE PROP. DECK 7/31/17 T.==SECONb_FLOOR J) a AL P ------------- -- ger ons R� FOF CAO NEW (4) 3/4' x 3-1/2' RESYSTA FACADE SYSTEM FINISHED 50.0' (EXISTING) COLUMNS IAT 42' HEIGH _ _ _ _TFROM -L -" FINISH GRADE) EXISTING SIDEWALK W/ GLASS PANELS AT FENCE X EXISTING PROPERTY LINE EXISTING CURB ARCHITECTURAL SITE PLAN CD N YACHT DEFENDER Drawn By: SCA Date: 11,21,16 Scale: 1 /8" = 11-01, Job: STOLZ RESIDENCE - SEAVIEW Job No.: 13005 Sheet: A SP 4& PA2016-198 Attachment No. PC 6 - Project Plans 6' 39'-11 1/2" Wall Legend REVISIONS F— — — — — — — — — — — — — — — — — — 117 — EXISTING WALLS TO REMAIN — I 1 /. NEW WA LS I I D — — — — — — — — — — — — — — — — THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO — — — — — — — — I SOUTH COAST ARCHITECTS AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR -- ------------- THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR A O ANY OTHER PURPOSE OR DISCLOSED TO OTHERS WITHOUT FAMILY N I� �I C�-� N( - �- — —� — THE PRIOR WRITTEN CONSENT OF SOUTH COAST ARCHITECTS FAMILY �p i — — — — — O ALL RIGHTS RESERVED©COPYRIGHT 2004 i i��� j i� j ❑ C N N I I ,'DW, I — KITCHEN — — — -1 I T - - - - - - - - - KITCHEN - - - - � o L- - - - - - - - - - - - - - - - - - - I N I D I IO REF. TF — WER JTi DRAWER < RO - -- -- --M,CRoSTOLZ FEE Z F --yL_COFFEE -J ¢� 7r-, i a i 11 TO EXISTING L TO EXISTIN I RESIDENCE — — — — — I 1 - - - - - r ❑ — ADDITION I � 2'-8' o TO EX - I 4'-0 FP DINING DEN - - �INING� - - + _I LIVING ROOM FP SEAVIEW I FP I I I I I I I I I I I I I I I I I I I I I I II 11 I I l - L L �L — -1 2003 YACHT DEFENDER —I— A/c - NEWPORT BEACH, CA 92660 ❑ L - - - - - - - - - - L L - - - J `r `° L — AC I L II L — — — — — JOB#13005 I T — — ------------------11 - - - - - - - - - - -� - - + I i 11-11 T EX. - - - - - - - - - - - I —I- - -0 1/2' I ; o II II _ -II -- —� _ — — -- - C�I =- IIIC = IIII III �I —�I—- - L� -II-----ENTRY _ II II ATRIUM L 00 ENTRY ATRIUM '-3. 1 -9 UP 2. GTO EXIST o I N I BATH 2 SOUTH COAST BATH 2 (C`I o E - - o BEDROOM 2 OO - - r BEDROOM 2 ❑ ARCHITECTS INC, I i - --- POWDER 13 Corporate Plaza, Suite 210 POWDER --- -- o Newport Beach, California 92660 (949) 720-7022 ❑ � N I I I I ____ L —_—_—_-------------- i\ W XI ---- IG — t \ i\ 17'-5 1/2' N — 7 LAUNDRY LAUNDRY D xl D Xi / cD / \ (( C-24409 5E ARCII g 17'-3 1/2° 1 0 0) I I (1 ' 7/31/17 4 RENEWALDAT I lFDF CA1.tF0� I I _J1 II I I I I l I I F- 21'-641ST FLOOR LoI o GARAGE N N GARAGE DIMENSIONAL PLANS I I I I I I I I I I Drawn By: L SCA Date: -s 11.21.16 I I � I w Scale: 1/4" = 1'-0 Job: UPPLANTER STOLZ RESIDENCE - SEAVIEW Job No 13005 I I 22'-60 Sheet: I EXISTING FIRST FLOOR PLAN 121 NEW FIRST FLOOR DIMENSION PLAN 1 47 PA2016-198 Attachment No. PC 6 - Project Plans 1'-10 1/2° 6" 8'-4 1/2° 13'-0 1/2° 7 1/2°2'-2' '-5 1/2' I Wall Legend REVISIONS III II I I N Iry ,II EXISTING WALLS TO REMAIN iii •� N DECK N SITTING � --� NEW WALLS �-�------�______- I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO I SOUTH COAST ARCHITECTS AND IS FURNISHED IN CONFIDENCE l CV I FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR \ I THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF SOUTH COAST ARCHITECTS OWNER15 SUITE ALL RIGHTS RESERVED COPYRIGHT 2004 OWNER'S SUITE II I I I I I I I I I j SLOPE SLOPE I I l I I I I I I I I I I I I I I I I I I I I I I I I l I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I l I I I I I I STOLZ L ii ' I I 0 0 RESIDENCE 01SLO]PE ADDITION I b OWNER'S BATH OWNER'S BATH ATTIC T-S" CLG. I SEAVIEW iATTIC W-10" CLG. ISLOPE� I I II I I � 2003 YACHT DEFENDER NEWPORT BEACH, CA 92660 I JOB#13005 I I I ON II II I I DN i OPEN TO BELOW IS OPE OPEN TO BELOW 9'-5" CLG. s OPE SLOPE I I I I � I I I ZD co I I I FAU — __ - - PA2016-198 Attachment No. PC 6 - Project Plans KEYNOTES -- - - - --- - - - - -- REVISIONS _ 1❑ FLAT ROOF BUILT-UP ROOFING: CLASS 'A' FIRE RATING, _ 'SURE-WELD TPO REINFORCE MEMBRANE' BY CARLISLE. INSTALL PER MANUF. SPECS. Z� CRC ICC-ES REPORT : ESR-1463. T-----��—T — — — — — — -- — — — — — r3:12 COLOR: BPAOKED. I _ --- F --- ------ --� I �---------------- � I RADIANT BARRIER TO BE 'LEVEL' BY 'WEYERHAEUSER' ICC-ES # VAR-1008. PHONE 1.888.453.8358. OR EQUAL APPROVED. LEVEL THE FRAMING, INSTALL !LEVEL RBS FOIL SIDE DOWN ( W/ FOIL AGAINST THE RAFTERS OR TRUSSES). 1 $HEATING SHOULD BE FASTEN TO FRAMING W/ CODE THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO APPROVED FASTENERS, PROVIDE REQUIRED AIR SPACEAND SOUTH COAST ARCHITECTS AND IS FURNISHED IN CONFIDENCE VENTILATION. REFER TO MANUFACTURER FOR FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR INSTALLATION GUIDES. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR I I I I I 2. FIREPLACE CHIMNEY ANY OTHER PURPOSE OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF SOUTH COAST ARCHITECTS 3. ROOF DRAIN AND OVERFLOW SEE DETAIL 21/AD1.0 ALL RIGHTS RESERVED©COPYRIGHT 2004 i 4, PARAPET 5. POLYURETHANE FOAM CRICKET AS PER FLAT ROOF SYSTEM, 6 STONE VENEER BY MODERN BUILDING MATERIALS MODEL: SOUTHERN UCUSTOMSTONE) SPLIT FACE CUT 2 1/4' X 4 3/4' X 7 1/2' RANDOM > LENGTHS. SAWN TOP AND BOTTOM, SNAPPED ENDS. SOTONE JOINTS: ALL JOINTS TO BE OVER GROUTED J L---- I WITH THE MORTAR FLUSHED OUT SLIGHTLY I I I r L 1 L-- L l I LOI r- ONTO THE STONE FACE. STOLZ r---- L- r---v �; r---- L-- I r---v I LO CONTACT: GREG DRAZIL (949-254-4692) I L --J r I I L_ 7. GLASS RAILING SYSTEM _________________� J — r - __---- J � — 8. 7/8' PORTLAND CEMENT PLASTER, SMOOTH FINISH (3- COAT) RESIDENCE 51 WITH WIRE LATH OVER BUILDING PAPER CONTACT: ALLEN GADBOIS (714-240-5734) l COLOR (TBC): SW 7008 ALABASTER ADDITION 9. STONE VENEER BY MODERN BUILDING MATERIALS MODEL: NOCHE (CUSTOM STONE) SPLIT FACE CUT 16' X 24' I I I I I SO / TOP AND BOTTOM, SNAPPED ENDS. ONEJOINTS: ALL JOINTS TO BE OVER GROUTED �_ tt 2 WITH THE MORTAR FLUSHED OUT SLIGHTLY SEA�'l�7� EW F1ONTO THE STONE FACE. LJ U ------ L _ CONTACT: GREG DRAZIL (949-254-4692) II II --=III Il II II --, I I 1 10. GRANITE STONE: TBS 12003 N W L--� N r---------- I N W IL--� N r---------J YACHT DEFENDER L-------- 0 1 _____ NEWPORT BEACH, CA 92660 � IIr-- ' II I � r-- o = I o I r r r r --- r- --- r- LEGEND = L,I IL I I = L I r1 JOB#13005 ------ZJ -------------------z -L_J J Ir- — Ir- ------ -------------------z — — — — — — a INDICATES ROOF SLOPE AS NOTED III I ON THE PLANS 1I II I DAYLIGHT 1 DAYLIGHT 2 DAYLIGHT 1 DAYLIGHT 2 I I I I I DECK DRAIN BY WATTS. MODEL: RD-250 OR EQUAL 100 WATTS ROAD I I i l FO-0-1 SPINDALE, NO 28160-2298 PH) 828-288-217. www.watts.com IIL s r-------------------s = - -� r---------- r---------zJ I I 1 I1 I ------------- III I I I III --------- 11 I --------- II - ------- III — — — — — — — I-- -------- ROOF PLAN NOTES-------- I I I I I I I I I I I I I I I I I _ SOUTHCOAST I I 1 II LJI a A) REFER TO GENERAL NOTES SHEETS FOR THE GENERAL I I LJ u I I I I I I I CONSTRUCTION METHODS AND CONDITIONS. I I / ND I I ND I I I I :n I I I I I , � :n B) REFER TO STRUCTURAL DRAWINGS FOR ROOF SHEATHING r` . C) TYPICALFLAT ROOFING TO BE COOL ROOF ARCHITECTS INC, II = I D) SPARK ARRESTORS SHALL U.L. APPROVED AND SHALL ) BE INSTALLED PER THE MANUFACTURERS SPECIFICATIONS. 13 Corporate Plaza, Suite 210 E) PROVIDE ATTIC 8 SOFFIT VENTILATION AS PER SECTION 1 1 I 1 1 1203.2 OF THE CALIF. BUILDING CODE. Newport Beach, California 92660 == F) THE GENERAL CONTRACTOR SHALL VERIFY THE NET (949) 720-7022 I I I FREE VENT PRODUCT SELECTED AGAINST THOSE NOTED IN THE ATTIC VENTILATION CALCULATIONS. THE L--------_J —— — — — — L---------J REQUIRED VENTILATION SHALL BE MAINTAINED. 1 r —r G) CONNECT ROOF DRAINS TO IN-WALL LINES AND TO I SUB-GRADE DRAINAGE SYSTEM, VERIFY WITH CIVIL L JL� r_ r___________- 6 IL_________J L_________J �___ T �____� _ _ _ ---- - -= ENGINEER OR LANDSCAPE. _ -7-I 1 H) ROOF ASSEMBLY SHALL HAVE A CLASS 'A' FIRE RATING AND \ I 9 1/4:12 BE LISTED BY AN APPROVED TEST AGENCY. (LQMC 8.02.080) POT SHELF AT FIRST LEVEL 4/14012ALL VENT PENINGS BE gE0 ARC Jl CORROSION THMETAL MESH. WITH 1/4' H� W 1/4:12 v- Y, SJO�TF�� NI FL ROOF p OK co K) FRAMER SHALL BE RESPONSIBLE FOR COORDINATION 4 G9C aL Ln W 1 r WITH TRUSS MANUFACTURER TO ACCOMMODATE ALL r- r p ATTIC VENTS. C-24409 Fl o N ~ L) ALL VENTS SHALL BE INSTALLED SO AS TO MAKE THEM 7/31/17 i y z WATERPROOF, AND WALL MOUNTED LOUVERS SHALL BE sTgT a z ' a SEALED AND FLASHED WITH 'MOISTOP' IN THE SAME FDF nklx o - t o MANNER PRESCRIBED FOR WINDOW INSTALLATION. _ _ _ _ — �_ M) PROVIDE APPROVED INSULATION DAMS (BAFFLES) WHERE _ ___________ ____ __ VENT BLOCKS ARE USED BETWEEN ROOF FRAMING 1 FLAT ROOF MEMBERS TO PREVENT VENT HOLES BEING BLOCKED BY INSULATION OR OBSTRUCT FREE AIR MOVEMENT AS REQ'D. 1/4:12 1 1 7.5:12 I 1 I 1 E N) ALL FOAM PLASTIC INSULATION SHALL HAVE A FLAME L_ SPREAD INDEX OF NOT MORE THAN 75 AND A SMOKE- C14 DEVELOPED INDEX OF NOT MORE THAN 450. (CBC 2603.3) — RIDGE — I I IIS a=== ROOF PLAN A3❑ @ -� 2. CD FLAT RO 1 7.5:12 r p 3 -- F Drawn By: L _ 9'-4' TOP PARAPET _ _ < SCCA 1/4:12 1/4:12 EL 11 621.16 7 DECK 8 O 1/4" = T-0' I Job: a ---------------------------7-0 S T O L Z RESIDENCE - S E A V I E W — J- - - - - - - - - - - - - - - - - - - - - - - - � — "' Job No.: 13005 Sheet: EXISTING ROOF 121 NEW ROOF PLAN 1 1 Alm3 49 j -------------- owl Fill IIOII �,o�l W�% Moll luupl/` Wl�liil/I UOVV iiiipU�l/j�iil��lil�l�l�ll'lll/u%uouu p011�/IpVl�ll/lli /�// JV!Ijlpli/iil�VUl j.ilipu Ili l/II a liN;� pJJ%itlU�li%�iI�I�W�/lluilui puiViJ�i�ililulVjO�ul�lu NI ' l�tl' i�/ uu III U VI a pu pll pu pl pp I u�U , I FA I . P_ , iii;��►�� / �/� �w N®R' / / / / •A1! �lA�t�A3A►�Q•�lR!►�A�t�f�3►1►�••►lRl��i�Al►��Al / . 1 i � I Ell ME NO �NNN-14 MINE MEN m M MINES \ . MEN X81�� SIMMENSEL ������o'\\\\\\\\\O\\\\\\\\\� \ \II �� MMEMEN ILI 1\ • 1 MW ISA Mall\ Mill ME I PA2016-198 Attachment No. PC 6 - Project Plans ELEVATION NOTES KEYNOTES REVISIONS A) REFER TO GENERAL NOTES SHEETS FOR THE GENERAL 1�. 7/8' PORTLAND CEMENT PLASTER, SMOOTH FINISH CONSTRUCTION METHODS AND CONDITIONS. (3- COAT) WITH WIRE LATH OVER BUILDING PAPER. B) REFER TO OPENING FLASHING DETAILS 17, xx/AD2.0 FOR CONTACT: ALLEN GADBOIS (714-240-5734) TOP PLATE MINIMUM FLASHING REQUIREMENTS FOR MANUFACTURED COLOR (TBCI: SW 6095 TOASTY WINDOWS. REFER TO OPENING FLASHING DETAILS xx/AD3.0 2. STEEL TRIM W/ DARK FINISH FOR MINIMUM FLASHING REQUIREMENTS FOR MANUFACTURED 3. STONE VENEER BY MODERN BUILDING MATERIALS DOORS. W MODEL: SOUTHERN BUFF (CUSTOM STONE) O' C) ALL GLAZING SHALL COMPLY WITH THE CALIF. BUILDING SPLIT FACE CUT 2 1/4' X 4 3/4' X 7 1/2' Z SRANDOM LENGTHS. CODE AND LOCAL ORDINANCES. REFER TO THE TITLE-24 CALCULATIONS FOR THE REQUIRED 'U'-VALUE OF GLAZING. SAWN TOP AND BOTTOM, SNAPPED ENDS. M N STONE JOINTS: ALL JOINTS TO BE OVER GROUTED N M D) ALL EXTERIOR DOORS OF CONDITIONED SPACE SHALL BE WITH THE MORTAR FLUSHED OUT SLIGHTLY THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO R FIN FLR __ _ __ _____ _ FULLY WEATHER-STRIPPED. ONTO THE STONE FACE. SOUTH COAST ARCHITECTS AND IS FURNISHED IN CONFIDENCE � / TOP PLATE CONTACT: GREG DRAZIL (949-254-4692) FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR TOP PLATE _ _ _ _ GARAGE iiiiii E) REFER TO THE BUILDING SECTIONS AND ROOF PLAN FOR THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR Z 8'-1' 8,_1. ADDITIONAL INFORMATION ON THE ELEVATIONS. 4. EXISTING GARAGE DOOR. F ANY OTHER PURPOSE OR DISCLOSED TO OTHERS WITHOUT O1 THE PRIOR WRITTEN CONSENT OF SOUTH COAST ARCHITECTS 5. EXISTING WOOD FRAMED CHIMNEY. u' FI FINISH GRADE VARIES. REFER TO THE CIVIL DRAWINGS ALL RIGHTS RESERVED©COPYRIGHT 2004 FOR FINAL GRADE AND SITE DRAINAGE. 6. STONE VENEER BY MODERN BUILDING MATERIALS -- - - MODEL: NOCHE (CUSTOM STONE) G) ALL EXTERIOR DOOR AND WINDOW HEADS ARE AT 6'-8' SPLIT FACE CUT 16' X 24' - - UNLESS OTHERWISE NOTED ON THE ELEVATIONS OR PLANS. SAWN TOP AND BOTTOM, SNAPPED ENDS. M1 88 SOTONE JOINTS: ALL JOINTS TO BE OVER GROUTED HI REFER TO THE COLOR AND MATERIAL BOARD FOR EXTERIOR WITH THE MORTAR FLUSHED OUT SLIGHTLY FINISH COLORS AND SAMPLES. ONTO THE STONE FACE. FIN FLR ___ _ _ ____ ____ _ _ _ ___ FIN FLR CONTACT: GREG DRAZIL (949-254-4692) EST GRADE OUSE—_ of HOUSE JI ALL VENT OPENINGS SHALL BE COVERED WITH 1/4' CORROSION RESISTANT METAL MESH. 7. PLANTER SCALE: 3/16" = 1 -0 EXISTING FRONT ELEVATION KI ALL EXPOSED PLYWOOD TO BE EXTERIOR GRADE. B. WOOD TRIM, FASCIA BOARD, RAFTER TAILS STOLZ L) FRAMER SHALL BE RESPONSIBLE FOR COORDINATION STAIN COLOR: SHERWIN WILLIAMS 3524 CHESTNUT. T 0 P 0 F PARAPET N 0 T T O WITH TRUSS MANUFACTURER TO ACCOMMODATE ALL 9. WINDOWS AND DOORS BY FLEETWOOD. ATTIC VENTS. COLOR (TBC); DARK BRONZE ANODIZED RESIDENCE EXCEED EXISTING ROOF HEIGHT MI ALL VENTS SHALL BE INSTALLED 30 AS TO MAKE THEM 10. DECORATIVE EXTERIOR LIGHT FIXTURE BY WATERPROOF AND WALL MOUNTED LOUVERS SHALL BE 'ELEGANCE IN LIGHTING'. SEALED AND FLASHED WITH 'MOISTOP' IN THE SAME CONTACT: KARL HARTMANN-HANSEN, 5 1 3 2 9 14 17 5 MANNER PRESCRIBED FOR WINDOW INSTALLATION. T: 949.752.5355. ADDITION 11. WOOD VENT, STAIN COLOR: SW3524 CHESTNUT 12. 7/8' PORTLAND CEMENT PLASTER, SMOOTH FINISH (3- COAT) WITH WIRE LATH OVER BUILDING PAPER CONTACT: ALLEN GADBOIS (714-240-5734) COLOR (TBC): SW 7008 ALABASTER SEA"EW 13. GRANITE STONE: TBS 14. GLASS RAILING SYSTEM 15. ALUMINUM FRAMED ROUND WINDOW WITH BRICK VENEER THIN SET HEADER COURSE. INSTALL PER , MANUFACTURER. ___----------------------- _ 2003 YACHT DEFENDER T P PLA 16. EXISTING WINDOW. —] @ ART STUDIO 8'-1' 17. 3/4' X 5-1/2' RESYSTA FACADE SYSTEM. STAIN NEWPORT BEACH, CA 92660 COLOR: SIAM 014 S 18. GLASS PANEL AT FENCE LIJ -W- — JOB#13005 J C7 = - �i - 0 N W Z - a, O O W S N W W x LLJ v z = _ - z FIN. FLR. - - ! - SECOND FLOOR J -U - - - _ -- _ --- _ - = I_ r TOP PLATE C0 z n F @ GARAGE8'-1' x W Wx / x I 01 W N W — — 1 I SOUTHCOAST EST. GRADE of MAIN HOUSE L FIN, FLR, FIN, FLR, - - - - - - - - - - - - - - - - of MAIN HOUSE ---------------- JUNCTION JUNCTION BOX BOX ARCHITECTS, INC. 3 17 13 3 8 4 13 Corporate Plaza, Suite 210 Newport Beach, California 92660 SCALE: 1/4" = 1,—o° PROPOSED FRONT ELEVATION - STREET VIEW (949) 720-7022 5 1 13 2 9 14 17 5 1 7-2 111 ED ARC v P Y, S7.0 TFc� C-24409 7/31/17 Sr,9 REN co 14, -- OF CAUFO� T P PLA AT I - - - - - - - ----- ------- --- --- @ART STUDIO 8'-1' _ — cD I W ]r :=O; 07NZ _ ELEVATIONS N co - - _ � - W W _ _ N x z - Z2 - SECONFI Z i 07 O FLOOR elk cn TOP PLATE z - _ // �/ / ? @ GARAGE8'-1' x U) 0 - _ w 0 x - - I / �� _ _ = N x O W � 77 MRII w Drawn By: SCA — / I i — — — — Date: �- _ - �� - 11.21.16 Scale: FIN. FLR. FIN. FL AS SHOWN EST, GRADE of MAIN HOUSE I - __------__ ______ _- - - ] of MAIN HOUSE STOLZ RESIDENCE - SEAVIEW Job No.: JUNCTION JUNCTION 13005 BOX BOX Sheet: 3 17 7 6 18 4 8 SCALE: 1/4' = 1'-0° PROPOSED FRONT ELEVATION - STREET VIEW A2mO 151 PA2016-198 Attachment No. PC 6 - Project Plans ELEVATION NOTES KEYNOTES REVISIONS A) REFER TO GENERAL NOTES SHEETS FOR THE GENERAL El 7/8' PORTLAND CEMENT PLASTER, SMOOTH FINISH CONSTRUCTION METHODS AND CONDITIONS. (3- COAT) WITH WIRE LATH OVER BUILDING PAPER. B) REFER TO OPENING FLASHING DETAILS 17, xx/AD2.0 FOR CONTACT: ALLEN GADBOIS (714-240-5734) TOP PLATE MINIMUM FLASHING REQUIREMENTS FOR MANUFACTURED COLOR (TBC): SW 6095 TOASTY -- D - - - - - - - -—- ---------- - ----- WINDOWS. REFER TO OPENING FLASHING DETAILS xx/AD3.0 2. STEEL TRIM W/ DARK FINISH FOR MINIMUM FLASHING REQUIREMENTS FOR MANUFACTURED 3. STONE VENEER BY MODERN BUILDING MATERIALS DOORS. MODEL: SOUTHERN BUFF (CUSTOM STONE) C) ALL GLAZING SHALL COMPLY WITH THE CALIF. BUILDING SPLIT FACE CUT 2 1/4' X 4 3/4' X 7 1/2' CODE AND LOCAL ORDINANCES. REFER TO THE TITLE-24 RANDOM LENGTHS. CALCULATIONS FOR THE REQUIRED 'U'-VALUE OF GLAZING. SAWN TOP AND BOTTOM, SNAPPED ENDS. STONE JOINTS: ALL JOINTS TO BE OVER GROUTED D) ALL EXTERIOR DOORS OF CONDITIONED SPACE SHALL BE WITH THE MORTAR FLUSHED OUT SLIGHTLY THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO FIN FLR FULLY WEATHER-STRIPPED. ONTO THE STONE FACE. SOUTH COAST ARCHITECTS AND IS FURNISHED IN CONFIDENCE CONTACT: GREG DRAZIL (949-254-4692) FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR TOP PLATE ___ ______________________________________ ___ TOP PLATE E) REFER TO THE BUILDING SECTIONS AND ROOF PLAN FOR THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR B'-1' O KITCHEN 8'-1' ADDITIONAL INFORMATION ON THE ELEVATIONS. 4. EXISTING GARAGE DOOR. ANY OTHER PURPOSE OR DISCLOSED TO OTHERS WITHOUT 5. EXISTING WOOD FRAMED CHIMNEY. THE PRIOR WRITTEN CONSENT OF SOUTH COAST ARCHITECTS FI FINISH GRADE VARIES. REFER TO THE CIVIL DRAWINGS ALL RIGHTS RESERVED(D COPYRIGHT 2004 FOR FINAL GRADE AND SITE DRAINAGE. 6. STONE VENEER BY MODERN BUILDING MATERIALS MODEL: NOCHE (CUSTOM STONE) G) ALL EXTERIOR DOOR AND WINDOW HEADS ARE AT 6'-8' SPLIT FACE CUT 16' X 24' UNLESS OTHERWISE NOTED ON THE ELEVATIONS OR PLANS. SAWN TOP AND BOTTOM, SNAPPED ENDS. SOTONE JOINTS: ALL JOINTS TO BE OVER GROUTED HI REFER TO THE COLOR AND MATERIAL BOARD FOR EXTERIOR WITH THE MORTAR FLUSHED OUT SLIGHTLY FINISH COLORS AND SAMPLES. ONTO THE STONE FACE. FIN FLR _ _ _ _ _ _ _ FIN FLR CONTACT: GREG DRAZIL (949-254-4692) of HOUSE of HOUSE J) ALL VENT OPENINGS SHALL BE COVERED WITH 1/4' CORROSION RESISTANT METAL MESH. 7. PLANTER K) ALL EXPOSED PLYWOOD TO BE EXTERIOR GRADE. B. WOOD TRIM, FASCIA BOARD, RAFTER TAILS STOLZ SCALE: 3/16' = I'—o,, EXISTING REAR ELEVATION L) FRAMER SHALL BE RESPONSIBLE FOR COORDINATION STAIN COLOR: SHERWIN WILLIAMS 3524 CHESTNUT. WITH TRUSS MANUFACTURER TO ACCOMMODATE ALL 9. WINDOWS AND DOORS BY FLEETWOOD. ATTIC VENTS. COLOR (TBC); DARK BRONZE ANODIZED RESIDENCE TOP OF PARAPET NOT TO MI ALL VENTS SHALL BE INSTALLED 30 AS TO MAKE THEM 10. DECORATIVE EXTERIOR LIGHT FIXTURE BY EXCEED EXISTING ROOF HEIGHT WATERPROOF AND WALL MOUNTED LOUVERS SHALL BE 'ELEGANCE IN LIGHTING'. 5 1 15 5 1 SEALED AND FLASHED WITH 'MOISTOP' IN THE SAME CONTACT: KARL HARTMANN-HANSEN, MANNER PRESCRIBED FOR WINDOW INSTALLATION. T: 949.752.5355. ADDITION 11. WOOD VENT, STAIN COLOR: SW3524 CHESTNUT 12. 7/8' PORTLAND CEMENT PLASTER, SMOOTH FINISH (3- COAT) WITH WIRE LATH OVER BUILDING PAPER CONTACT: ALLEN GADBOIS (714-240-5734) COLOR (TBC): SW 7008 ALABASTER SEAVIEW _ 13. GRANITE STONE: TBS 14. GLASS RAILING SYSTEM 15. ALUMINUM FRAMED ROUND WINDOW WITH BRICK VENEER THIN SET HEADER COURSE. INSTALL PER — - — - — - — - MANUFACTURER. 2003 YACHT DEFENDER _ -_ TOP PLATE&4-,____ __ _ 16. EXISTING WINDOW. _ —I @ OWNER'S SUITE 7' 17. 3/4' X 5-1/2' RESYSTA FACADE SYSTEM. STAIN NEWPORT BEACH, CA 92660 _ COLOR: SIAM 014 = 18. GLASS PANEL AT FENCE — - - _ - JOB#13005 77 W - - D D D D - - _ - U-J FIN. FLR. TOP PLATE - - - - - I TOLY P PLATE NWIF 8'-1' @ KITCHEN >- - _ - _ - _ - _ - _ - _ - - - - @ FAMI8'-1' LU Lu ofto M - - ICE FIN. FLR. ; _ _ _ _ _ _ FIN. FLR. OAST of MAIN HOUSE - of MAIN HOUSE SOUTH JUNCTION BOX A R C H I T E C T S, I N C. 13 Corporate Plaza, Suite 210 3 16 8 16 Newport Beach, California 92660 (949) 720-7022 SCALE: 1/4" = T-0° PROPOSED REAR ELEVATION ��SED AROyi I Pt,K ST0 TFc� Tt C-24409 -- _ - - 7/31/17 Sj9 RENEWALDATE lFOF CZJ — --------------------------- ,- T P PLATE P@ STUDIO 8-1' _ - — ELEVATIONS - - AND SECTION N in (N) " LU — - - — B ROOM LU z x -_- - - - - - - FIN. FLR. SECOND FLOOR !QP P AT ? - @ GARAGE C/) IMUM-5/B�-Y-P- x LU _ - - �/ X' GY UI BOAR LU w LU EL = J / OR EQUINA ENT EL Drawn By: CC _ / �/ IM SCA 0- Date: 11.21.16 _ / I ��� Scale: GARAGE AS SHOWN FIN. FLR. 1 77 LLI FIN. FLR, STOLZ RESIDEJob — SEAN EW EST. GRADE of MAIN HOUSE -------- --' 1 -oi-_MAIN HOUSE Job No 13005 Sheet: SCALE; 1/4' = V-0° SECTION A A 2 . 1 52 PA2016-198 Attachment No. PC 6 - Project Plans ELEVATION NOTES KEYNOTES REVISIONS A) REFER TO GENERAL NOTES SHEETS FOR THE GENERAL 1�. 7/8' PORTLAND CEMENT PLASTER, SMOOTH FINISH CONSTRUCTION METHODS AND CONDITIONS. (3- COAT) WITH WIRE LATH OVER BUILDING PAPER. B) REFER TO OPENING FLASHING DETAILS 17, xx/AD2.0 FOR CONTACT: ALLEN GADBOIS (714-240-5734) MINIMUM FLASHING REQUIREMENTS FOR MANUFACTURED COLOR (TBC): SW 6095 TOASTY WINDOWS. REFER TO OPENING FLASHING DETAILS xx/AD3.0 2. STEEL TRIM W/ DARK FINISH FOR MINIMUM FLASHING REQUIREMENTS FOR MANUFACTURED 3. STONE VENEER BY MODERN BUILDING MATERIALS DOORS. MODEL: SOUTHERN BUFF (CUSTOM STONE) C) ALL GLAZING SHALL COMPLY WITH THE CALIF. BUILDING SPLIT FACE CUT 2 1/4' X 4 3/4' X 7 1/2' Ll CODE AND LOCAL ORDINANCES. REFER TO THE TITLE-24 RANDOM LENGTHS. CALCULATIONS FOR THE REQUIRED 'U'-VALUE OF GLAZING. SAWN TOP AND BOTTOM, SNAPPED ENDS. STONE JOINTS: ALL JOINTS TO BE OVER GROUTED D) ALL EXTERIOR DOORS OF CONDITIONED SPACE SHALL BE WITH THE MORTAR FLUSHED OUT SLIGHTLY THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO FULLY WEATHER-STRIPPED. ONTO THE STONE FACE. SOUTH COAST ARCHITECTS AND IS FURNISHED IN CONFIDENCE .u i i, `, _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ CONTACT: GREG DRAZIL (949-254-4692) FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR ti `: `: E) REFER TO THE BUILDING SECTIONS AND ROOF PLAN FOR THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR x r ADDITIONAL INFORMATION ON THE ELEVATIONS. 4. EXISTING GARAGE DOOR. ANY OTHER PURPOSE OR DISCLOSED TO OTHERS WITHOUT m 5. EXISTING WOOD FRAMED CHIMNEY. THE PRIOR WRITTEN CONSENT OF SOUTH COAST ARCHITECTS i : S1111, FI FINISH GRADE VARIES. REFER TO THE CIVIL DRAWINGS ALL RIGHTS RESERVED©COPYRIGHT 2004 ? �' u u u L " 6. STONE VENEER BY MODERN BUILDING MATERIALS Ll FOR FINAL GRADE AND SITE DRAINAGE. Ij' MODEL: NOCHE (CUSTOM STONE) r M - - G) ALL EXTERIOR DOOR AND WINDOW HEADS ARE AT 6'-8' SPLIT FACE CUT 16' X 24' UNLESS OTHERWISE NOTED ON THE ELEVATIONS OR PLANS. SAWN TOP AND BOTTOM, SNAPPED ENDS. SOTONE JOINTS: ALL JOINTS TO BE OVER GROUTED a - - - - - - - - - - - - - - - - - - - - - - - HI REFER TO THE COLOR AND MATERIAL BOARD FOR EXTERIOR WITH THE MORTAR FLUSHED OUT SLIGHTLY _- — FINISH COLORS AND SAMPLES. ONTO THE STONE FACE. Z CONTACT: GREG DRAZIL (949-254-4692) J) ALL VENT OPENINGS SHALL BE COVERED WITH 1/4' w - CORROSION RESISTANT METAL MESH. 7. PLANTER K) ALL EXPOSED PLYWOOD TO BE EXTERIOR GRADE. B. WOOD TRIM, FASCIA BOARD, RAFTER TAILS STOLZ L) FRAMER SHALL BE RESPONSIBLE FOR COORDINATION STAIN COLOR: SHERWIN WILLIAMS 3524 CHESTNUT. WITH TRUSS MANUFACTURER TO ACCOMMODATE ALL 9. WINDOWS AND DOORS BY FLEETWOOD. _ ATTIC VENTS. COLOR (TBC); DARK BRONZE ANODIZED RESIDENCE - MI ALL VENTS SHALL BE INSTALLED 30 AS TO MAKE THEM 10. DECORATIVE EXTERIOR LIGHT FIXTURE BY FIN FLR WATERPROOF AND WALL MOUNTED LOUVERS SHALL BE 'ELEGANCE IN LIGHTING'. SEALED AND FLASHED WITH 'MOISTOP' IN THE SAME A EST GRADE yOUSE _ MANNER PRESCRIBED FOR WINDOW INSTALLATION. To 9497525355, HARTMANN-HANSEN, ADDITION 11. WOOD VENT, STAIN COLOR: SW3524 CHESTNUT l 12. 7/8' PORTLAND CEMENT PLASTER, SMOOTH FINISH (3- COATI WITH WIRE LATH OVER BUILDING PAPER CONTACT: ALLEN GADBOIS (714-240-5734) COLOR (TBC): SW 7008 ALABASTER SEA"EW 13. GRANITE STONE: TBS 14. GLASS RAILING SYSTEM 15. ALUMINUM FRAMED ROUND WINDOW WITH BRICK VENEER THIN SET HEADER COURSE. INSTALL PER MANUFACTURER. 2003 YACHT DEFENDER 16. EXISTING WINDOW. 17. 3/4' X 5-1/2' RESYSTA FACADE SYSTEM. STAIN NEWPORT BEACH, CA 92660 COLOR: SIAM 014 18. GLASS PANEL AT FENCE SCALE: 3/16° = T-0° EXISTING LEFT ELEVATION JOB#13005 TOP OF PARAPET NOT TO EXCEED EXISTING ROOF HEIGHT 9 1 5 2 9 14 J �C SOUTH COAST TOP PLATE cD - @ART STUDIO 8'-1' ARCHITECTS, INC, Lu _ ?C 13 Corporate Plaza, Suite 210 z _ i Newport Beach, California 92660 ocD (949) 720-7022 J O W N m — N � ❑ ❑ - - _ FIN. FLR. FIN. FLR. : a SECOND FLOOR TOP PLATE o - ? 8'-1' @ FAMILY b — o TOP PLATE — - _ - @ GARAGE 8'-1' wI - - - - - - - - - - - - - - - - - - - S�O ARCy/T W X - — - - — -•— - — • - - — - — — — Q 4 1 -- -- -- -- - -- -- -- 7/31/17 ❑ — — — — � � — — — QCT- — _ — _ — _ -- _ lFOF CAUFO� FIN, FLR, ___ _ _ _ �� _ _ _ _ _ _ __ - -�_ ��_ �� �_ _ � _ __ _ __ _ _ FIN, FLR, EST. GRADE of MAIN HOUSE EST GRADE of MAIN HOUSE IN 3 16 8 1 10 3 17 2 3 17 ELEVATIONS Drawn By: SCA Date: 11.21.16 Scale: AS SHOWN Job: STOLZ RESIDENCE - SEAVIEW Job No.: 13005 Sheet: SCALE: 1/4" = T-0° PROPOSED LEFT ELEVATION A20, 2 S� PA2016-198 Attachment No. PC 6 - Project Plans ELEVATION NOTES KEYNOTES REVISIONS A) REFER TO GENERAL NOTES SHEETS FOR THE GENERAL 1�. 7/8' PORTLAND CEMENT PLASTER, SMOOTH FINISH CONSTRUCTION METHODS AND CONDITIONS. (3- COAT) WITH WIRE LATH OVER BUILDING PAPER. B) REFER TO OPENING FLASHING DETAILS 17, xx/AD2.0 FOR CONTACT: ALLEN GADBOIS (714-240-5734) MINIMUM FLASHING REQUIREMENTS FOR MANUFACTURED COLOR (TBC): SW 6095 TOASTY WINDOWS. REFER TO OPENING FLASHING DETAILS xx/AD3.0 2. STEEL TRIM W/ DARK FINISH ------- ------------- - -- -- - - -- - - - - - -- - - - -- - - - -- - - -- _- - - - - — _- - - -- - — ---- - - FOR MINIM STONE VENEER BY MODERN BUILDING MATER - - - - - - DOORS. UM FLASHING REQUIREMENTS FOR MANUFACTURED 3. MATERIALS _ _ i_I �_I _ _ _ _ _ _ _I_I _ i_I _ - MODEL, SOUTHERN BUFF (CUSTOM STONE) r LU r III I_U I_I r J III U L L. C) ALL GLAZING SHALL COMPLY WITH THE CALIF. BUILDING SPLIT FACE CUT 2 1/4' X 4 3/4' X 7 1/2' CODE AND LOCAL ORDINANCES. REFER TO THE TITLE-24 RANDOM LENGTHS. JLT I - CALCULATIONS FOR THE REQUIRED 'U'-VALUE OF GLAZING. SAWN TOP AND BOTTOM, SNAPPED ENDS. T STONE JOINTS: ALL JOINTS TO BE OVER GROUTED D) ALL EXTERIOR DOORS OF CONDITIONED SPACE SHALL BE WITH THE MORTAR FLUSHED OUT SLIGHTLY THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO FULLY WEATHER-STRIPPED. ONTO THE STONE FACE. SOUTH COAST ARCHITECTS AND IS FURNISHED IN CONFIDENCE TOP PLATE _ _ _ _ _ - - - - CONTACT: GREG DRAZIL (949-254-4692) FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR T-1' -- u, - II L _ I THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR I!-¶ E) REFER TO THE BUILDING SECTIONS AND ROOF PLAN FOR EXISTING GARAGE DOOR. - ADDITIONAL INFORMATION ON THE ELEVATIONS. 4. ANY OTHER PURPOSE OR DISCLOSED TO OTHERS WITHOUT 5. EXISTING WOOD FRAMED CHIMNEY. THE PRIOR WRITTEN CONSENT OF SOUTH COAST ARCHITECTS F) FINISH GRADE VARIES. REFER TO THE CIVIL DRAWINGS ALL RIGHTS RESERVED©COPYRIGHT 2004 FOR FINAL GRADE AND SITE DRAINAGE. 6. STONE VENEER BY MODERN BUILDING MATERIALS MODEL: NOCHE (CUSTOM STONE) G) ALL EXTERIOR DOOR AND WINDOW HEADS ARE AT 6'-8' SPLIT FACE CUT 18' X 24' UNLESS OTHERWISE NOTED ON THE ELEVATIONS OR PLANS. SAWN TOP AND BOTTOM, SNAPPED ENDS. FIN FLR SOTONE JOINTS: ALL JOINTS TO BE OVER GROUTED LIYL& _ H) REFER TO THE COLOR AND MATERIAL BOARD FOR EXTERIOR WITH THE MORTAR FLUSHED OUT SLIGHTLY TOP PLATE . - FINISH COLORS AND SAMPLES. ONTO THE STONE FACE. 8-1' CONTACT: GREG DRAZIL (949-254-4692) J) ALL VENT OPENINGS SHALL BE COVERED WITH 1/4' CORROSION RESISTANT METAL MESH. 7, PLANTER K) ALL EXPOSED PLYWOOD TO BE EXTERIOR GRADE, B. WOOD TRIM, FASCIA BOARD, RAFTER TAILS STOLZ L) FRAMER SHALL BE RESPONSIBLE FOR COORDINATION STAIN COLOR: SHERWIN WILLIAMS 3524 CHESTNUT. WITH TRUSS MANUFACTURER TO ACCOMMODATE ALL 9. WINDOWS AND DOORS BY FLEETWOOD. ATTIC VENTS. COLOR (TBC): DARK BRONZE ANODIZED RESIDENCE M) ALL VENTS SHALL BE INSTALLED SO AS TO MAKE THEM 10. DECORATIVE EXTERIOR LIGHT FIXTURE BY FIN FLR FIN FLR WATERPROOF AND WALL MOUNTED LOUVERS SHALL BE 'ELEGANCE IN LIGHTING'. of HOUSE of HOUSEIIIIiII0 SEALED AND FLASHED WITH 'M013TOP' IN THE SAME CONTACT: KARL HARTMANN-HANSEN, MANNER PRESCRIBED FOR WINDOW INSTALLATION. Ti 949.752.5355, ADDITION 11. WOOD VENT, STAIN COLOR: SW3524 CHESTNUT 12. 7/8' PORTLAND CEMENT PLASTER, SMOOTH FINISH 13- COAT) WITH WIRE LATH OVER BUILDING PAPER CONTACT: ALLEN GADBOIS (714-240-5734) COLOR (TBC): SW 7008 ALABASTER SEAWEW 13. GRANITE STONE: TBS 14. GLASS RAILING SYSTEM 15. ALUMINUM FRAMED ROUND WINDOW WITH BRICK VENEER THIN SET HEADER COURSE. INSTALL PER MANUFACTURER. WINDOW. 2003 YACHT DEFENDER 16. EXISTING WINDOW. 17. 3/4' X 5-1/2' RESYSTA FACADE SYSTEM. STAIN NEWPORT BEACH, CA 92660 COLOR: SIAM C14 18. GLASS PANEL AT FENCE SCALE: 3/16' = 1'-0° EXISTING RIGHT ELEVATION JOB#13005 TOP OF PARAPET NOT TO EXCEED EXISTING ROOF HEIGHT 17 3 5 9 LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ � E: " SOUTH COAST TOP PLATE ARCHITECTS INC, @ ART STUDIO 8'-1' 13 Corporate Plaza, Suite 210 — ��_ Newport Beach, California 92660 (949) 720-7022 - a - r � w ----------- a a FIN. FLR. rikFIN FLRJ- - - - - - - - - - _ - SECOND FLOOR �SE� TOP PLATE _ @ GARAGE 8'-1' - - --- - ARCh C - -- z NK SJ /TF r v 4�P 0� g l LU - * C-24409 7/31/17 DATEP FOF, CAV FO FIN FLR - - - - - lift FIN FLR of HOUSE - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - --- of HOUSE ELEVATIONS 3 16 1 1 3 Drawn By: SCA Date: 11.21.16 Scale: AS SHOWN Job: STOLZ RESIDENCE - SEAVIEW Job No.: 13005 Sheet: SCALE; 1/4' = T-0° PROPOSED RIGHT ELEVATION A2m3 54 I � � � I I • 1 • / • / / I IOLVARIMMMUM-051ROOM=, Stolz Residence Addition ' t - 1-2 M �xa L l E Staff Approval No. SA2o16-osg (PA2o16-198) Planning Commission Public Hearing ` January 1g, 2017 Planning Commission - January 19, 2017 Item No. 3a Additional Materials Presented at Meeting 98) Vicinity Map �y 4J �: jL yA. TOEfEry Pq �. CN• O ry o^ + rv- •1d� 3 ho .. a� w �p � roo i poor y 100Y ]OOi' l„ � s zoos r zoos P YA(lii MPa�P i QU01 �9i9 )��J' kpi•)4 '92j hcF a i • � ' • Tom. _�. iy _ YA(" Ir �P 19i 2 r'9T1 08/o6/2015 Community Development Department - Planning Division z Planning Commission - January 19, 2017 Item No. 3a Additional Materials Presented at Meeting 11 98) Introduction ■ PC -18 ( Broadmoor & Pacific View) Developed in mid -1970s Varied setbacks perTract Map No . 926o ■ Request to modify view and street setback requirement for the home Community Development Department - Planning Division 3 Planning Commission - January 19, 2017 Item No. 3a Additional Materials Presented at Meeting 98) Final Setback M . / . • • LOT 70 - REG4EAT10N GENTEZ CA t', 4 1 •`•\ 'tom' 1tt, f __ -1~ / Y / Z IKMi '•b' Community Development Department- Planning Division 4 Planning Commission - January 19, 2017 Item No. 3a Additional Materials Presented at Meeting 98) Mac RTu BLVD - f -- s..,—.rte ♦�� - �_ _ �' —�.�— _ e - __ ��� i � • • � • !p — -- - — � _ __ —L�--� �� a_• -fel '.. �j� • �\ -_ _.-- —_ • .M♦ \ \__ �� W�RCFGEf •p1 ♦ \ �! 1 NYVB 1 p ` `II(( RYGR i • � S'.- � __ ry� _ }Il.: YYP1N•ff Y/l� �. �W M4-Ir �� ♦ y I// i { L �4 •�_. / / �� _ r I r carne `.. �. � ... • V � �. I � / . I YKINI>7... M.P/ . � ):s*y.�- �i � '� �-. rry/. •',� rte' r ��• �Y,1CTR�—�� / ! - 9 /i � ,.-PESa U\f - — � .- � � •• p + — "� _ _ • `ciicata�pa[aluP`Ra[e P Pu�v __.. .....� � r NW2i/YMT Planning Commission - January 19, 2017 Item No. 3a Additional Materials Presented at Meeting 98) Setback Map Change Current • • • - • 25-ft view 3j setback CO COT OZseCol- se setback - 1 �� y eet Community Development Department - Planni ision 6 Planning Commission - January 19, 2017 Item No. 3a Additional Materials,Presented at Meeting Sto . ..� ..: 33 sq ft i� Floor i i i � I e "owns pm Arnc �� I I I Proposed I � I - I Is i b I kio�a I i I k BOOM 1 I jTM I I D I i I S navmt talc` S I j 30ssgft ' s s I k b L j ' I j oka I I I Community Develop NEW BECOND FLOOR D•�EN81ON PLAN 1 Planning Commission - January 19, 2017 Item No. 3a Additional Materials Presented at Meeting Sto z Re ce (PA 2016-198) 33 S.F. EAVES TO i IS KUOVEn AREA I 1458 S.F. ""EA ' n -- 1193 S.F. E] M— L.2 J F I 270 S MeA a Fill AM 2 270 S.F. F AMs AMA S.F ! 268 S.F. POTS AMA 4 1180 S.F. MEA E AMA 941 S.F. LAT OOVOUGS:ExeTM LOT OOV6IAE:P110POBW • ,. ., 45 ...x +1a FF S.F Mx.x _ xro tr MFF. pi. AR.♦ ._71xY x.F.Z8 i 8F 11A- e sv •aa sr 3,i8o sq ft E=TiM FWT FLOOR PLAN - WITH OVERLAY p 2,750 sq ft FMT FLOOR PLAN - WFM OVERLAY 7 I � . . I I • 1 • / • / / I IMMAMMM. ■ / I Street Exterior Elevation _..oma. d;���■.o � .�:: iiia=.� 1�6 �A�1 111 111 1111111 1111111 i ■,■e��:� ��i� 1111111 1111111 11 1111111 a;o �,�y,;���� ='eon 1111111�1111111��1111111�1111111 � u' �' IIIIIII�IIIIIIII�IEIIIIIIIIIIIII SON . . . - .. . . I � . . I I • 1 View Side Elevation Risk, � win LO-tv,an M_Qv _ �l ■ Planning Commission January • 2017 Item No. / Additional I / • / at Meeting . Left Exterior Elevations TOP OF PARAPET OT TO EXCEED EXISTING R OF 0 0 ❑ HEIGHT ❑ a I�u■uuuuuluuuuuuuuuuuuuu.uuu.u...u.uuuu■uuu.luB! . i11.1L1..11.11.Oa L11a LIL111.11.11..LIL...ILILO..1.11.11.1L/1.11.11.1• 11.11.11.11.11.11.II.II.II.II.Ifi.1.�.11.11.11.1..11.11..1.11.11.11.11.1..111.1 .■I..I..I..I..I..I..I..I.L'"��_--..tII 11Fill 111 11111111 1..1..1..1.■1..1..1..1..1..1.'..1 �•��I��1��1� 1.�����1���� .1�11��II I�11�� I.�1�11���1 l��l ��� 1.1111.11.f1.11.11.11.11.111.11 111.11.11 1.11.1..11.11..111..... ]5 li I .. ..1..1..1..1..1..1..1..1. ..1..1... __ ■L.L.1..1..1.. ..Ll .,, I I, = IS ■I .....1............/....I.. ........ 1...1..1..1..1.. ..... 1.11.1.1..11.11..1.11.11.111.11 111.11. 1..1.11.11.11.111 111.11 .. ..1..1..1..1..1..1..1..:. ■.1..1 1..1..1..1..1.. ..1.1 . .....I.................la. ..1..11 1...1...........1.11.11.111111 ..11..1. I_�®�pL11.11.0.0.•1.11 I�I� •n..u.u.u.■Lu.u.r.■ ■u.0 .Bcc�rPL.uu.u..uul •I.I 1 _ v 111 e .................. ...� _ -�d .dll®II_ ® . _'- .4j a� —1:. eon �■ ®so�_°.o�_vac� eon-_—.oma ao�=- ate_ 4. .�p�l^�• ..�:�1=. ��1.�r�cc�r�.. ��I..�rQicc�rBccry.�c��i a■ 9.a�.Q �.a -a.aa�.�.e.a..lrla��_�.aev=:��� �.a I. .��� ������i8 9 ��_ ���_ a�,�__�—_ap--pa-tea.• o ice. .- .:■ �.'._ v_w. !—•:_.li��_.li:��_►i - hA Community ......IT ----------- - - • •ment Depar Planning Commission - January 19, 2017 Item No. 3a Additional Materials Presented at Meeting 98) Analysis 4D View Setback Property lines on Yacht Defender do not extend to toe of slope . View setback is the deepest along Yacht Defender. Private views are not impacted . House Setback �^ Reduced house setback at the street will provide increased flexibility in design and maintain a staggered configuration . Not detrimental to neighborhood or private views . Applicant has obtained HOA approval of project design . Lot Coverage T-1 Net lot coverage will be reduced . Community Development Department - Planning Division 12 Planning Commission - January 19, 2017 Item No. 3a Additional Materials Presented at Meeting 98) Recommendation ■ Conduct a public hearing; and Adopt Resolution to approve Staff Approval No . SA2016 - o1g . Community Development Department - Planning Division 13 I � � � I I • 1 • / • / / � I I I • 1 I II, 46 N a ti 4 I I _ For more information contact: - Makana Nova,Associate Planner, AICP 949-644-3249 mnova@newportbeachca.gov www.newportbeachca.gov