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HomeMy WebLinkAbout2.0_2607 Ocean Boulevard_PA2016-170o��EWP°Rr CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT u � s CqC/FOQNP SUBJECT: Ginsberg Residence (PA2016-170) SITE LOCATION: 2607 Ocean Boulevard • Variance No. VA2016-005 • Coastal Development Permit No. CD2017-080 APPLICANT: Nicholson Construction OWNER: Ginsberg Family Trust PLANNER: Rosalinh Ung, Associate Planner (949) 644-3208, rung@newportbeachca.gov PROJECT SUMMARY November 9, 2017 Agenda Item No. 2 A Coastal Development Permit to allow the construction of a new 4,500 square -foot, single-family residence and a 683 square -foot, three -car garage, for a total of 5,183 square feet. The applicant requests a Variance application to allow the residence to: 1) encroach into the 10 -foot rear yard setback along Way Lane, 2) encroach into the 10 -foot front yard setback along Ocean Boulevard; 3) exceed the maximum floor area; 4) exceed the height limit for an elevator shaft and portions of the roof deck guardrail; and 5) provide open volume within the required setback areas. The new residence will not exceed the Ocean Boulevard top -of -curb elevation height limit. RECOMMENDATION 1) Conduct a public hearing; 2) Find the project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303, Article 19, of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act) under Class 3, (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt Resolution No. 2069 approving Variance No. VA2016-005 and Coastal Development Permit No. CD2017-080 (Attachment PC 1). 1 9 Ginsberg Residence Planning Commission, November 9, 2017 Page 2 LOCATION GENERAL PLAN VICINITY MAP CURRENT USE ON-SITE Single -Unit Residential Detached (RS -D) R Single -Family Residence NORTH Two -Unit Residential (RT) Two -Unit Residential (R-2) Single -Unit & Two -Unit Residences Subject Property RS -D R-1 Single -unit Residences EAST RS- D & R -T 8PJ '`F WEST RS -D & Private Instituton o Single -unit & Kerckhoff Marine Laborator e I � qV ��yo f 1 GENERAL PLAN ZONING r Y 9 1/' R.2 � R2 "d 5 � 0 11� P P¢ 4P p - J ` R1 O `'• e Py a 6q i, 3 ?J o 2� LOCATION GENERAL PLAN ZONING CURRENT USE ON-SITE Single -Unit Residential Detached (RS -D) Single -Unit Residential (R-1) Single -Family Residence NORTH Two -Unit Residential (RT) Two -Unit Residential (R-2) Single -Unit & Two -Unit Residences SOUTH RS -D R-1 Single -unit Residences EAST RS- D & R -T R-2 Single -unit & Two -unit Residences WEST RS -D & Private Instituton R-1 & PI Single -unit & Kerckhoff Marine Laborator 3 Ginsberg Residence Planning Commission, November 9, 2017 Page 3 Project Setting The subject property is located in Corona del Mar on a bluff within China Cove, southeast of the terminus of Ocean Boulevard at Carnation Avenue. The site is approximately 4,257 square feet in area and slopes from Ocean Boulevard down to Way Lane with approximately a 35 -foot grade difference. Immediately to the west is open space and the Kerckhoff Marine Laboratory building. The property is currently developed with an existing 2,260 square -foot, 3 -story single-family home constructed at the property line immediately adjacent to Way Lane. The existing residence encroaches approximately 3 feet into the 10 -foot front setback on Ocean Boulevard, 10 feet into the 10 -foot rear setback along Way Lane, and 3 feet into the 4 -foot side setback along the east property line. An existing freestanding wood deck encroaches into the Ocean Boulevard right-of- way. The existing residence maintains three levels from the Way Lane frontage with only one level visible from Ocean Boulevard above. The property takes vehicular access from Way Lane. An existing gated walkway from Ocean Boulevard to the home is provided. Site photos are provided in Attachment PC 3. Project Description The applicant proposes to demolish the existing single-family residence and construct a new 5,183 square -foot single-family residence. Vehicular access would be provided from Way Lane and a walkway would connect the proposed home to Ocean Boulevard similar to the existing home. The application includes a Variance that if approved would allow the residence to: 1) Encroach 10 feet into the 10 -foot rear yard setback on Way Lane; 2) Encroach 3 feet into the 10 -foot front yard setback on Ocean Boulevard for the residence; 3) Exceed the maximum floor area; 4) Exceed the 29 -foot height limit for an elevator shaft by up to 14 feet and portions of the roof deck guardrail to exceed the 24 -foot for a flat roof/guardrail by up to 8 feet; and 5) Provide open volume within the required setback areas. The applicant's project description is provided as Attachment PC 4. The project plans (Attachment PC 8) includes additional information on the site topography, location and height of the existing structures, and proposed layout of the multi-level house. Grading for the proposed residence includes approximately 320 cubic yards of cut and 20 cubic yards of fill. The lower level includes a three -car garage (required) and a foyer for access from Way Lane. Two main levels above provide the majority of the living area, including kitchen, dining room, sitting room, bedrooms, laundry and game room. The rooftop level provides an outdoor recreation area including a pool, sitting and dining area, outdoor bar and bar-b-que. A 7 -foot and 6 -inch -high perforated metal screen wall is included along the northerly side of the roof level to provide some screening/privacy for the dining and pool areas. Elevator access is provided to each level. Below is an exhibit showing the type and location of the proposed Variance requests. 0 Ginsberg Residence Planning Commission, November 9, 2017 Page 4 Variance Setback & Building Height Request Exhibit M. OGl`Y.R L'lii4AREA THROUGH EXISTING SETBACK (SHOWN HATCHED) I I I RETAINING WALL AREA THROUGH EXISTING I DECK AREA THROUGH EXISTING SETBACK. (SHOWN SHADED) ELEVATOR AREA OVER HEIGHT LIMIT SETBACK. (SHOWN HATCHED) I I AREA THROUGH EXISTING (SHOWN CROSS -HATCHED) I SETBACK. (SHOWN HATCHED) LOW ROOF/ CANOPY THROUGH �1 I EXISTING SETBACK (BROWN HATCHED) ✓I I 1 I I WAY LANE I VARIANCE PEAN Analysis General Plan and Coastal Land Use Plan The proposed project will not change the density or use of the subject property and is consistent with the designation "Single Unit Residential Detached" (RS -D) of the Land Use Element of the General Plan and "Single -Unit Residential Detached — 6.0-9.9 DU/AC (RSD -B) of Coastal Land Use Plan (CLUP) of the Newport Beach Local Coastal Program. The General Plan (GP) and the Local Coastal Program (LCP) protect coastal bluffs. Bluff face development is highly restricted and must be within the predominant line of existing development and alteration must be minimized. The existing development pattern for China Cove is nearly a complete alteration. As a result, the site is not regulated by the Bluff Overlay Zone established by the Zoning Code and Local Coastal Program and development is only regulated by typical setbacks, floor area limits and building height. General Policy NR20.3 requires the protection and enhancement of public view corridors from Ocean Boulevard. The top of the proposed residence at elevation 73.50 feet will not exceed Ocean Boulevard top -of -curb elevation at 73.81 feet, and therefore, public views of the harbor entrance and Pacific Ocean from Ocean Boulevard will not be affected. 5 Ginsberg Residence Planning Commission, November 9, 2017 Page 5 Zoning Code The subject property is zoned R-1 (Single -Unit Residential). The proposed new residence complies with the R-1 residential design criteria, parking, with the listed exceptions described as part of the requested variance. A complete analysis of the zoning development standards is provided as Attachment PC 5. The maximum height of the new residence will be constructed below the top of curb height from Ocean Boulevard. Below is the analysis of development standards that the applicant is requesting to deviate. Variance Requests A variance is a request to waive or modify certain standards when, because of special circumstances applicable to the property, including location, shape, size, surroundings, topography, or other physical features, the strict application of the development standards otherwise applicable to the property denies the property owner privileges enjoyed by other property owners in the vicinity and in the same zoning district. A variance should be granted to maintain parity between the variance site and nearby properties in the same zoning district to avoid the granting of special privileges to one property. 1. Building Setbacks The required setbacks for the subject property are 10 feet along the front property line on Ocean Boulevard (adjacent to the China Cove Ramp), 10 feet along the rear property line on Way Lane, and 4 feet along both the side property lines. The front setback is established by Setback Map S - 10B and the rear and side setbacks are established by Section 20.18.030 (Residential Zoning Districts General Development Standards). Way Lane is a 20 -foot wide public street. NI Ginsberg Residence Planning Commission, November 9, 2017 Page 6 Code Required Setbacks Exhibit SLI e COL F TA s .3 ?p 0o 2 oo ' The proposed setbacks along Way Lane are from zero at the new garage to 3 feet for the living areas; and 3 feet is proposed along Ocean Boulevard/China Cove Ramp. The house would comply with both 4 -foot side setback requirements. 2. Floor Area The maximum allowed floor area is 1.5 times the buildable area of the site pursuant to Section 20.18.030 (Residential Zoning Districts General Development Standards). The buildable area is defined as the area of a site excluding the required setback areas. The buildable area of the subject property with the application of required setbacks is 1,910 square feet and the resulting maximum floor area would be 2,865 square feet. The Floor Area Ratio (FAR) for the lot is 0.67. The FARs for properties along the south side of Ocean Boulevard, between Dahlia's Abandoned Right -of -Way and Lookout Point are from 0.86 to 1.04, with the exception of the 2711 Ocean Boulevard property, which has 1.27 FAR by prior variance approval (Attachment No. PC 6). The applicant is requesting to use the proposed setbacks (3 feet along Ocean Boulevard, zero along Way Lane and 4 feet along the east and west side property lines) to establish the buildable area of the lot and maximum floor area. By utilizing the proposed setbacks, the buildable area would be 3,456 square feet, which results in a maximum floor area of 5,184 square feet (1.5 x buildable area) or 1.22 FAR. 7 Ginsberg Residence Planning Commission, November 9, 2017 Page 7 Proposed Setbacks and Floor Area Exhibit C C) Buildable Area: 3456 X 1_5 = 5.184 2607 OCEAN ?601A-- jBLVD j 3. Height Pursuant to Section 20.30.060 (Height), the base height limit for structures within the R-1 Zoning District is 24 feet for a flat roof and 29 feet for a sloped roof. Pursuant to Section 20.30.050 (Grade Establishment), the building height is measured from a plane established by determining the elevation of the lot at five evenly spaced points along each of the two side property lines and connecting each of the points along a side property line with the corresponding point on the opposite side property line, as shown below. I Ginsberg Residence Planning Commission, November 9, 2017 Page 8 Grade Establishment Exhibit P1 etback Fronts __ P1 e' P4 Pz P2 , Buildable Area P3 4 -sided polygon that approximates the building footprint PS r etback Lot Line The proposed grade for the subject property is established by using the above criteria due to its extreme slope variations and unique topography. Additionally, Ocean Boulevard is designated as a Coastal View Road within the General Plan and Local Coastal Program and public views are protected. Zoning Code Section 20.30.060(B) (Height Limits and Exceptions) restricts the height of structures to below the top of curb height of Ocean Boulevard. The applicant requests that the elevator shaft to extend above the height limit of 29 feet by up to 14 feet and a small portion of roof deck guardrail to extend above the height limit of 24 feet by up to 8 feet. The new residence including the elevator shaft and guardrail would not exceed Ocean Boulevard top -of -curb height limit. 0 Ginsberg Residence Planning Commission, November 9, 2017 Page 9 Elevator Shaft and Roof Deck Guardrail Exhibit As illustrated above, portions of the proposed elevator shaft of approximately 36 square feet and guardrail area of 20 square feet would exceed the base height limit up to 14 feet depending on the location due to steep topography (shaded area in elevation drawing). The portion of guardrail that would exceed the height limit is located on the right side of the elevator shaft. 4. Open Volume Pursuant to Section 20.48.180 (Residential Development Standards and Design Criteria), an open volume shall be provided in addition to required setback areas. The open area must be located within the buildable area of the lot, below 24 feet from grade and be at least 5 feet in depth and 7.5 feet high. The purpose of the standard is to ensure the massing of the residence does not completely fill the established buildable area below the height limit. Based on the code required buildable area of 1,910 square feet, an open volume area of 287 square feet is required. By applying the proposed setbacks and resulting buildable area of 3,597 square feet, the required open volume area would be 540 square feet. 10 0 ---------- ELEVATOR AREA OVER HEIGHT LIMB (SHOWN CROSS -HATCHED) , SETBACK GUARDRAIL AREA OVER HEIGHT LIMIT (SHOWN CROSS -HATCHED) Ell --- ------------ ----' ----- -'- ----�--Y- - WAr ME I FIN. TO P.l. VARIES -SEE PL IBAMlS fl10MY T02-61YI I EtOH I ----------rNN1UM:Ep1AN- — —------ IEFr =INE ELENAiNN As illustrated above, portions of the proposed elevator shaft of approximately 36 square feet and guardrail area of 20 square feet would exceed the base height limit up to 14 feet depending on the location due to steep topography (shaded area in elevation drawing). The portion of guardrail that would exceed the height limit is located on the right side of the elevator shaft. 4. Open Volume Pursuant to Section 20.48.180 (Residential Development Standards and Design Criteria), an open volume shall be provided in addition to required setback areas. The open area must be located within the buildable area of the lot, below 24 feet from grade and be at least 5 feet in depth and 7.5 feet high. The purpose of the standard is to ensure the massing of the residence does not completely fill the established buildable area below the height limit. Based on the code required buildable area of 1,910 square feet, an open volume area of 287 square feet is required. By applying the proposed setbacks and resulting buildable area of 3,597 square feet, the required open volume area would be 540 square feet. 10 Ginsberg Residence Planning Commission, November 9, 2017 Page 10 The proposed project provides a total of 648 square feet of open volume that meets the 7.5 -foot vertical standard based upon the proposed setbacks. However, 393 square feet of this open volume area is proposed to be located within the required front and rear 10 -foot setback areas. With the reduction in setbacks, the entire 648 square feet of open volume would be within the resulting buildable area thereby providing visual massing relief consistent with the intent of the standard. Required Findings Pursuant to Section 20.52.090(F) (Variances — Findings and Decision) of the Zoning Code, the Planning Commission must make the following findings in order to approve a variance. Staff believes sufficient facts exist to support the variance requests and they are set forth in the draft resolution for project approval (Attachment PC 1). Below is a summary of facts in support of the required findings: 1. There are special or unique circumstances or conditions applicable to the subject property (e.g., location, shape, size, surroundings, topography, or other physical features) that do not apply generally to otherproperties in the vicinity underan identical zoning classification; The subject property is approximately 4,257 square feet in area and slopes from Ocean Boulevard down to Way Lane with approximately a 35 -foot grade difference. The subject property is shallow with a lot depth ranging from 35 feet to 53 feet. The lot is also 110 feet wide. The location, irregular configuration and site topography of the subject property have created unique circumstances and conditions that restrict the potential development area of the property that do not apply generally to other similar R-1 zoned properties in the vicinity. The basic intent of building setbacks is to provide adequate separation between structures on private properties and the public right-of-way; proper air and ventilation; and a consistent look of the properties on the same street from the public street. The limited lot depth after applying the 10 -foot front and rear results in a sloping building pad that would be 15 feet to 33 feet deep. The standard front and rear setbacks comprise approximately 51 percent of the total lot area. The lot is disproportionately shallow relative to its width resulting in a long and narrow building envelope. The long narrow portion of the lot would allow a maximum building area only 15 feet in width and represents over 65 percent of the total area of the lot. The proposed relief of the open volume area location is directly related to the same constraints. Although the location of the open volume area does not strictly comply, staff believes the proposed location and amount of open volume for the new residence are acceptable. Furthermore, the proposed residence is designed with articulation and modulation. For The upper levels, the residence will not affect privacy for the abutting properties beyond that of the existing residence because the design complies with the setback along the east property line where there is an abutting residence. The primary common living spaces are oriented toward the west of the property where no residence is located. 11 Ginsberg Residence Planning Commission, November 9, 2017 Page 11 2. Strict compliance with Zoning Code requirements would deprive the subject property of privileges enjoyed by other properties in the vicinity and under an identical zoning classification; By applying the strict application of required 10 -foot street setbacks on Ocean Boulevard and Way Lane would result in the buildable area that is significantly less floor area for the subject property when compared to other properties in the vicinity and same zone. There are nine homes on the inland side of Way Lane south of Ocean Boulevard. Seven of the nine lots have building encroachments within the rear yard setback area to varying degrees with setbacks ranging from zero to 8 feet. The other two have a retaining walls, including the subject property close to the Way Lane property line. Therefore, the applicant's request is similar to the predominant development pattern along Way Lane. Staff believes the reduced setbacks are reasonable due to the site constraints and existing development pattern. The extreme variation in grade creates the further hardship for compliance in height as it relates to the elevator and guardrail. Where the elevator and guardrail are located, the natural grade below these structures changes 23 feet from Way Lane to the China Cove ramp (over a span of just over 35 feet) thereby making it extremely difficult to comply with the building height requirement. Except for these specific features, the residence complies with the height requirements. 3. Granting of the variance is necessary for the preservation and enjoyment of substantial property rights of the applicant, The granting of the variance is necessary for the preservation and enjoyment of substantial property rights by allowing a relief from the maximum floor area, height and rear setback standards allows for development on a property constrained by steep slopes, extremely narrow configuration, and building height restriction from the top of curb elevation along Ocean Boulevard. The proposed variance would allow the property owner to construct a new home that is consistent with the adjacent single-family dwellings in the neighborhood that provides the code - required parking, and is of comparable height to other properties along Way Lane. Staff explored design alternatives to avoid exceeding the height limit. The proposed residence could be designed without a rooftop deck thereby eliminating the guardrail and elevator (and height variance) altogether. Given the location and value of the property, staff did not pursue this option although it remains an alternative to consider. The house could be redesigned with the elevator and roof deck guardrail closer to Ocean Boulevard. This alternative design could reduce or possibly avoid the height variance. Placing the elevator closer to Ocean Boulevard increases excavation and construction costs with additional shoring. The applicant also believes such a change compromises the design. 12 Ginsberg Residence Planning Commission, November 9, 2017 Page 12 4. Granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district; Without granting the variance request the property owner could only build 2,865 square -foot residence that is substantially smaller than what could be constructed on a typical rectangular R- 1 lot in Corona del Mar. The variance does not constitute a grant of a special privilege as it allows the property owner to develop a residence that is consistent with the adjacent single-family dwellings in the neighborhood that provides the code -required parking, and is of comparable height to other properties along Way Lane The floor area increase would not constitute a special privilege as it allows the property owner to build a house compatible with the development of other lots in the vicinity that are above the average of 5,000 square feet. The request for relief of the location of open volume area is directly related to the same property constraints discussed previously. Although the location of the open volume area does not strictly comply, staff believes providing relief is not granting special privilege because the project provides open volume consistent with the intent of the standard. 5. Granting of the variance will not be 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; and The granting of the variance will not be 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. The proposed residence will not adversely impact public views from Ocean Boulevard because it complies with the top of curb height restriction and would not interfere with neighborhood compatibility, private views, and privacy with the neighboring and abutting properties. The proposed setbacks will not affect the flow of light or air to adjoining residential properties as adequate separation is provided since there are no adjacent properties along the property lines for which the encroachments are requested. The existing garage setback encroachments have not proven detrimental and the new residence would improve the existing encroachments by removing any encroachments into Way Lane. With exception for the elevator shaft and portion of deck guardrail, the entire residence complies with the building height requirement. Additionally, the Variance request will not adversely impact public views from Ocean Boulevard as the residence adheres to the top -of -curb height restriction. Way Lane functions similar to an alley and is 20 feet in width, providing sufficient turning width for vehicles to access the garage and for other vehicles to pass. The Public Works and Fire Departments have reviewed the proposed residence as it relates to the ground level encroachments and are supportive given the reduction of encroachments compared to current conditions and resulting increased vehicle maneuverability within Way Lane. 13 Ginsberg Residence Planning Commission, November 9, 2017 Page 13 The construction of the proposed residence is expected to occur over approximately 26-28 months. To minimize disruption caused by demolition and construction to the nearby residents, the applicant has submitted a construction management plan for Public Works Department approval. All demolition and construction activities are proposed to be approached from Ocean Boulevard. The applicant is proposing to use the existing private pedestrian path that connects the property to Ocean Boulevard, as a ramp to transport construction materials and equipment to the site. The construction process is included in the submitted construction management plan for the project as Attachment No. PC 7. The construction management plan has been reviewed and approved by the Public Works Department. 6. Granting of the variance will not be in conflict with the intent and purpose of this section, this Zoning Code, the General Plan, or any applicable specific plan. The granting of the applicant's request is consistent with the intent of the General Plan, Coastal Land Use Plan and Zoning Code. The subject property is designated for single -unit residential use and the granting of the variance would not increase the density beyond what is planned for the area, will not result in additional traffic, parking, or demand for other services; and will not adversely impact the designated public views from Ocean Boulevard as it adheres to the top -of - curb height restrictions. Setbacks required by the Zoning Code govern the location of structures on a lot and provide for open areas around structures for visibility and traffic safety, access to and around structures, access to natural light and ventilation, separation of incompatible land uses, space for landscaping and recreation, protection of natural resources, and safety from fire and geologic hazards. The proposed variance request provides appropriate setbacks for the property consistent with the existing development pattern along Way Lane. Due to the site topography, narrow shape of the property and top of curb height limit, the requested setback encroachments, buildable area for development based on the proposed setbacks to yield a comparable floor area, deviation on the location of open volume areas and height limit exceptions are appropriate for the subject property. Coastal Development Permit As stated above, the subject property is located within the Coastal Zone Categorical Exclusion Area. The demolition and reconstruction of a single-family home would not typically require a Coastal Development Permit (CDP) when the project is consistent with the land use plan and classification of the property and is within an area that is already developed with similar land uses and there is existing infrastructure to serve the property. Because of the proposed residence includes a variance request, an approval of a CDP is required. The subject property is located in the China Cove neighborhood where it is predominantly developed with two -and three-story single-family residences. The property is in an area known for M Ginsberg Residence Planning Commission, November 9, 2017 Page 14 the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Pursuant to Local Coastal Plan Implementation Plan Section 21.35.050, due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. The WQHP has been reviewed and approved by the Building Division. Coastal Development Permit Required Findings Pursuant to Local Coastal Program Implemental Plan Section 21.52.15 (F) (Findings and Decision), the review authority may approve or conditionally approve a coastal development permit application, only after first finding that the proposed development: 1. Conforms to all applicable sections of the certified Local Coastal Program (e.g. development standards, no impacts to public views, natural resources, etc.); and 2. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Staff believes sufficient facts exist to support the Coastal Development Permit request, as proposed by the applicant and demonstrated in the draft Resolution (Attachment No. PC 1). Upon granting of the requested variance, the proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, open volume, setbacks, height, and parking. The maximum floor area limitation granted by the variance is 5,184 square feet. The development complies with requested setbacks as proposed, which are 3 feet along China Cove Ramp/Ocean Boulevard; zero feet -3 feet along Way Lane; and 4 feet along the west and east property lines. The entirety of the home, with the exception of the elevator shaft and a small portion of a deck guardrail is less than 29 feet from established grade. Additionally, the entire structure is below the curb line of Ocean Boulevard, as required for development on the Bluff side of Ocean Boulevard. As the proposed development includes more than 4,000 square feet of livable floor area, a three -car garage is required. The proposed development provides a three -car garage. A minimum of 540 square feet of open volume area is required (based on proposed setbacks) and the proposed home includes 648 square feet of open volume area provided. Proposed landscaping complies with Section 21.30.075 requiring drought tolerant and non-invasive species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify compliance. 15 Ginsberg Residence Planning Commission, November 9, 2017 Page 15 The existing residential lot does not currently provide nor inhibit public coastal access. The property is more than 200 feet from the nearest public beach and the proposed development will remain a private residential lot. Public access to the bluff top above is currently provided along Ocean Boulevard. The proposed access walkway from Ocean Boulevard to the proposed residence does not affect the existing sidewalk along Ocean Boulevard. The residence does not affect public views from Ocean Boulevard because it is designed to be below the height of the curb. Public access to the waterfront in China Cove to the south of the project site is currently provided by the China Cove pedestrian stairs and vehicle ramp, Way Lane, Fernleaf Avenue, Dahlia Avenue and Cove Street. A condition has been included to require a construction management plan to address construction access, project construction phasing and contractor parking with the goal to maintain street and emergency access in the area to avoid impacts to public access during construction. Staff, therefore, recommends Planning Commission approval based on the discussion and facts above and findings included in the draft resolution for approval. Conditions of approval have been incorporated into the attached draft resolution (Attachment No. PC 1). Alternatives The following alternatives are available to the Planning Commission: 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 15303 under Class Class 3 (New Construction or Conversion of Small Structures) 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. Class 3 exempts the construction of limited numbers of new, small structures, including a single-family residence. 10 Ginsberg Residence Planning Commission, November 9, 2017 Page 16 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: Oma�� — o alinh Ung As ociate Planner Submitted by: James Campbell, Deputy Community Development Director ATTACHMENTS PC 1 Draft Resolution for Approval (Submit Separately) PC 2 Draft Resolution for Denial (Submit Separately) PC 3 Site Photos PC 4 Project Description PC 5 Project Development Elements PC 6 FAR Analysis PC 7 Construction Management Plan PC 8 Project Plans :\USERS\PLN\Shared\PA's\PAs-2016\PA2016-170\Staff Repon.docx09/21/17 27 12 Attachment No. PC 1 Draft Resolution for Approval (To Be Submit Separately) 19 20 Attachment No. PC 2 Draft Resolution for Denial (To Be Submit Separately) 21 22 Attachment No. PC 3 Site Photos 2S r. t ,., L2 r -I ilty I Existing China Cove Residential Development Looking North Existing Residence AIF 3 0". View from Ocean Boulevard 27 22 Attachment No. PC 4 Project Description 29 30 Rosalinh Ung, AICP Associate Planner Community Development Department City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660 Re: Variance and Coastal Development Permit request for reconstruction of a single family home at 2607 Ocean Blvd. (APN 052 04105) Dear Ms. Ung: Nicholson Construction (Applicant) is proposing to demolish an existing non -conforming single-family home and construct a new single-family home at 2607 Ocean Boulevard. Site Description The existing 2,260 square foot 3 -story single family home is located on a 4,257 square foot lot that is irregularly shaped and contains an extreme slope that varies from 15%-45% on most of the lot. The existing home has a (legal nonconforming) setback from 0-4 feet along Way Lane and a (legal nonconforming) setback of 7 feet along the Ocean Boulevard right of way. The property takes vehicular access from Way Lane. There are pedestrian access points to the property from Way Lane as well as from an existing gated access way and ramp from Ocean Boulevard. Project Description Nicholson Construction is proposing to demolish an existing 2,260 square foot non -conforming (related to setbacks) 3 -story single-family home and construct a new 5,183 square foot 3 -story single-family home at 2607 Ocean Boulevard. The home would comply with all the zoning/coastal development requirements of the Code, with the exception of front/rear setbacks, maximum floor area, open volume location and height. The home would have a three-foot setback along the Ocean Boulevard right of way and a 0-3 foot setback along Way Lane, where 10 -foot setbacks are required for each. The home would have 4 -foot setbacks on each side property line as required by code. In Newport Beach, the Code restricts the buildable area of a lot to a percentage of the lot area exclusive of required setbacks. The lot area exclusive of setbacks is 1,910 square feet. In Corona Del Mar, the percentage is 1.5 times the buildable area (1,910 square feet x 1.5) resulting in a permitted square footage of 2,865 square feet. The proposed home would be a total of 5,183 square feet (683 square feet of which is the garage area). For this property, there are two limits of height that are applicable. Structures on the bluff side of Ocean Boulevard in Corona del Mar are required to be constructed at a height not to exceed the elevation of the adjacent curb. The height is further restricted to 24 feet and 29 feet for flat and sloped roofs respectively. The home complies with these height requirements with the exception of a portion of the elevator shaft that extends above the height limit and a small portion of a safety rail. The elevator is necessary to provide access to the upper levels where most of the living area is located and the safety rail is necessary for occupant safety on the roof level. Neither the home nor the elevator shaft exceeds the elevation of the Ocean Boulevard curb line. A small portion of the required open volume area would encroach into the required front and rear setback areas (approximately 31 square feet). Given the unique topography, size and irregular and narrow shape of the property, the new home accommodates certain design constraints to make the home both practical and livable for the future residents. The main entry level to the home on Way Lane consists only of the garage, small coat closet and landings for the elevator and stairs. No living area is located on this level. The second level contains both private and common living spaces (three of the four bedrooms, game room and bar and family sitting area). Due to the extreme topography and narrowing of the site, portions of the living space on this level are limited to less than 13 feet in width (the width of an over -sized single car garage for comparison). The third level contains the master bedroom, kitchen and living and dining areas as well as the main entry from access on Ocean Boulevard. Although larger in footprint than both 10/31/17 1 31 the first and second levels, the living space on this level is constrained and ranges from between 22-25 feet in width (about the width of a two -car garage for comparison). The roof level is a complementary living area for the home and includes a pool, sitting area, dining area, BBQ and bar area. Like the levels below, the design is constrained by topography, site size and shape, so the area is relative narrow in width (about 20 feet) and is contained within about a fourth (1/4) of the size of the roof area. Variance Requests These considerations are being requested due to the unique circumstances applicable to the property that make strict compliance with the development standards referenced above difficult, thereby creating a hardship that would deprive the property owner of privileges enjoyed by other property owners in the vicinity. Height (Code Section 20.30.060) — Structures on the bluff side of Ocean Boulevard in Corona del Mar are required to be constructed at a height not to exceed the elevation of the adjacent curb. The height is further restricted to 24 ft. and 29 ft. for flat and sloped roofs respectively. The proposed residence complies with the height requirement with the exception of the elevator shaft and a small portion of a safety handrail that extend above the height limit. The elevator is necessary to provide access to the upper levels where a majority of the living area is located. Please note that neither the home nor the elevator shaft exceed the elevation of the Ocean Boulevard curb line. The site elevation of the lot varies as much as 35 feet from the northeast property line adjacent to the Fernleaf ramp to the access from Way Lane. Moreover, the project site is wider than it is deep. Along this portion of the site, the grade changes 23 feet from Way Lane to the China Cove ramp (over a span of just over 35 feet) making it extremely difficult to comply with strict requirement of building height. As requested by staff, we studied the feasibility of pushing the elevator further back into the slope. The findings of this analysis reveal that any incremental benefit gained by taking this approach is outweighed by the extended disruption to our neighbors from the additional excavation and retaining necessary to push the elevator further into the slope. Please refer to the letter prepared by William Simpson & Associates, Structural Engineers that was submitted with the application confirming detailing extended construction impacts related to the elevator relocation (Exhibit A). Please note that even with the relocation of the elevator further into the slope, visually the height of the elevator and handrail would be identical to what is currently being proposed. The extreme variation in topography from Way Lane to the top of slope on Ocean Boulevard/China Cove Ramp combined with the narrow configuration of the lot make compliance with this height requirement extremely difficult and has dictated a design that forces the active living areas to the upper levels of the home. Site Coverage/Buildable Area (Code Section 20.18.030, Table 2-2, Development Standards for Single -Unit Residential Zoning Districts, notes 5,6) — Code restricts the buildable area of a lot to a percentage of the lot area exclusive of required setbacks. In Corona Del Mar, the maximum building size allowed is 1.5 times the buildable area (1,910 square feet x 1.5) resulting in a permitted square footage of 2,865 square feet. The applicant is requesting a variance from the maximum floor area limit to allow a 5,183 square foot floor area for a new single family home on this 4,257 square foot property. Due to the shape of the lot and frontage on Ocean Boulevard and Way Lane (which requires two large setbacks), the code required maximum floor area limit is significantly less for this property when compared to other properties in the vicinity and in the same zone. Specifically, the maximum floor area for this property yields a floor area ratio of 0.673, which is approximately 25-40% less than what is allowed on other lots of similar size and standard configuration in the neighborhood. Given the lot shape and orientation, which results in a lot depth ranging from 35-53 feet, the setback area affects half of the lot (50.6% of the lot area for these two setback areas alone). If this lot had a more traditional shape (longer and deeper in shape rather than wide and shallow), the setbacks would have much less of an impact to the buildable area. The subject property has a unique shape and configuration that is significantly different from other properties in the vicinity and with the same zoning classification. The remaining properties along the same portion of Ocean Boulevard are have much more depth as the shallowest property ranges from 10/31/17 2 32 64.5-75 feet in depth compared to the 35-53 feet in depth of the subject property. The proposed floor area of the new single-family residence is based on the buildable area of the lot utilizing the proposed setbacks. Utilizing the proposed setbacks to calculate the development allowance results in a buildable area of 3,597 square feet, which results in a maximum floor area of 5,395 square feet. The proposed home is 5,183 square feet and within this requirement, which is consistent with the standard applied to other similar lots in the area that are not disproportionately impacted by the setback requirements. The lot is unique when compared to the majority of other lots as it is the narrowest and has the most extreme topography of these lots. The narrow lot configuration disproportionately reduces the developable area relative to other lots in the vicinity. An examination of the lot area relative to other lots in the vicinity reveals that it is smaller, irregularly shaped, and has one of the most extreme variations in grade along this side of Way Lane. This long and shallow lot configuration "pinches" the buildable area down to a narrow rectangle. This creates a disadvantage relative to surrounding properties. As indicated on the attached FAR exhibit showing other properties in the vicinity that exceed buildable area, the requested variance would result in a development granted to other homes in the area (Exhibit B). Rear/Front and Side Setbacks (Code Section 20.18.030, Table 2-2, Development Standards for Single- Unit Residential Zoning Districts) — Code requires both a rear and front setback of 10 feet from Way Lane and Ocean Boulevard/ Fernleaf Ramp and a side setback of 4 feet along the side property line (west). The existing residence does not presently conform to the setback requirement as the existing garage and portions of the house either are at zero setbacks or within less than ten feet from the property line. There are several homes along Way Lane that do not meet the current code requirement. The proposed setbacks along Way Lane range from zero at the garage to 3 feet for the living areas; and 3 feet is proposed along Ocean Boulevard/ Fernleaf Ramp. The remainder of the house complies with the 4 foot required setback. As is the case for the request for the maximum buildable area detailed above, the request for relief of the minimum required front/rear and side setbacks is directly related to the same constraints. The lot is disproportionately shallow relative to its width. This irregular configuration is a disadvantage because it applies the 10 -foot setback requirement along the longest portion of the lot for both frontages, resulting in a long and narrow building envelope. If complying with the setbacks, the long narrow portion of the lot would be allowed a maximum building area only 15 feet in width (the same as the depth of a compact parking space). And the area subject to this narrow condition represents over 65% of the total area of the lot. Moreover, the subject property has the narrowest lot configuration among the properties on this side of Way Lane. This condition renders a substantial portion of the lot unbuildable, creating a unique circumstance and undue hardship that disproportionately impacts this property compared to other properties in the vicinity and within the same zoning district (Exhibit C). Open Volume Location (Code Section 20.48.180, Residential Development Standards and Design Criteria) — Code requires an open area shall be provided in addition to the required setback areas and shall be a minimum area of fifteen (15) percent of the buildable area of the lot and located anywhere on the lot within the buildable lot area and below 24 feet from grade. Based on the code required buildable area of 1,910 square feet, an open volume area of 286.5 square feet is required. The proposed 648 square feet of open volume area is proposed to encroach within the front and rear 10 -foot setback areas. Utilizing the buildable area of 3,597 based on the proposed setbacks, the open volume area would be 539.55 square feet. As proposed, the open volume provided for the site exceeds the code - required area, and the area based on the proposed setbacks. Of the open volume area, 393 square feet of area encroach into the setback areas. A total of 255 square feet do not encroach into the setback areas and are located in compliance with code. As is the case for the request for the maximum buildable area detailed above, the request for relief of the location of open volume area is directly related to the same constraints. The lot is disproportionately shallow relative to its width. This irregular configuration is a disadvantage because it applies 10/31/17 33 91 the 10 -foot setback requirement along the longest portion of the lot for both frontages, resulting in a long and narrow building envelope (as small as 15 feet in width). Although the location of the open volume area does not comply, the amount of open volume proposed is twice of the amount required by code. Summary There is a clear nexus between the analysis provided above and the findings required by State law and the City's zoning code. The analysis demonstrates that the irregular configuration and topography of the site directly relates to the development standard relief requested herein. These special circumstances are not typical of other lots in the immediate vicinity and as a result, create a hardship that deprives the applicant of privileges enjoyed by other properties in the vicinity under identical zoning classification. As further justification, the following variances that were granted in the vicinity of the project site and under identical zoning classification: 1. MD 3120 (2701 Ocean Blvd.) — Setbacks 2. VA 1126 (2711 Ocean Blvd.) — Buildable Area, Side Setback 3. VA 2014-005 (2723 Ocean Blvd.) — Rear and Front Setback, Height 4. MD 2951 (2727 Ocean Blvd.) — Rear, Front and Side Setbacks 5. VA876 (2735 Ocean Blvd.) - Buildable Area, Height and Setbacks 6. VA2015-05 (2741 Ocean Blvd.) - Height and Setbacks Coastal Development Permit Request The property is located within the City's Coastal Zone and within the Coastal Zone Categorical Exclusion Area. Since this project is located within the Coastal Zone Categorical Exclusion Area, the demolition and reconstruction of a single family home would not typically require a CDP since the project is consistent with the land use plan and classification of the property and is within an area that is already developed within similar land uses and there is existing infrastructure to serve the property. However, since this proposal includes variance requests, the development requires approval of a Coastal Development Permit by the City. Pursuant to IP Section 21.52.15 (F) (Findings and Decision), the review authority may approve or conditionally approve a coastal development permit application, only after first finding that the proposed development: A. Conforms to all applicable sections of the certified Local Coastal Program. The neighborhood is predominantly developed with two -and three-story single-family residences. The proposed design, bulk, and scale of the development are consistent with the existing neighborhood pattern of development. With the granting of the requested variances, the proposed development complies with applicable residential development standards and the Zoning Code, including, but not limited to, floor area limitation, setbacks, height, and parking. B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. The existing residential lot does not currently provide nor inhibit public coastal access. The property is more than 200 feet from the nearest public beach and the proposed development will remain a residential lot. The development will not impact public access to local coastal resources and is not located between the sea or shoreline and the nearest public road. The development as proposed, would be constructed at a height below the adjacent curb line of Ocean Boulevard, as required by Code, thereby protecting any views from this public road and maintaining visual access to this coastal resource. Nicholson Construction 1 Corporate Plaza, Suite 110 Newport Beach CA 92660 10/31/17 M H Attachment No. PC 5 Project Development Elements 55 3o Attachment PC 5 Project Development Elements PROJECT REQUIRED OR PERMITTED PROPOSED ELEMENTS Lot Size 4,257 sf. No Change Buildable area (lot minus setback 1,910 sf. No Change areas) Maximum gross floor Variance Required. area 2,865 sf. (1,910 x 1.5) Total :5,183 sf. (1.5 x buildable area) Main Dwelling: Upper Level: 2,395 sf. Based on proposed 5,184 sf. (3,456 x 1.5) Middle Level: 1,854 sf. setbacks Lower Level: 251 sf. 3 -car garage: 683 sf. Building Height Limits: 29 ft. pitched roof above natural Variance Required. rade (NG) Elevator and Handrail — 37 ft. Top of curb (TOC) @ 73.81' (Low Pt.) Complies - Top of elevation: 73.81' Front Setback (Ocean 10 ft. Variance Required. Blvd.): Upper Level: 3 ft' Middle Level: 3 ft' Side Setback: 4 ft. Complies. 4 ft. Rear Setback (Way Variance Required. Lane): Upper Level: 0 ft.' Middle Level: 0-4 ft.' 10 ft. Lower Level: 0-4 ft.' Open Air Volume (Buildable Area x 0.15) Outside Required Setbacks Variance Required. 286.5 sf (1,910 x 0.15) Total: 648 sf. Based on Proposed Encroaching into setback: 393 sf. Setbacks encroaching 518 sf (3,456 x 0.15) Not encroaching into setback: 255 sf. into setbacks Parking omplies. 3 spaces 3 spaces (3 -car garage) 'Variance requested 37 S2 Attachment No. PC 6 FAR Analysis 3J° 40 7 OCEAN ry VD �y P �e k\9< 0.67 P QP JI,�P pow �•la- OP N' 1 QP 9 7• ZyhP 2 F F ch�2P Fsl NUMBER STREET NAME BUILDABLE AREA LOT AREA MAXIMUM ALLOWED FAR 26071 OCEAN BLVD 1898.5 4246.9 2847.7 0.67 2701 OCEAN BLVD 3470.7 5188.5 5206.0 1.00 2711 OCEAN BLVD 3472.9 5267.7 5209.3 0.99 2723 OCEAN BLVD 5050.5 7339.6 7575.8 1.03 2727 OCEAN BLVD 4979.8 7364.3 7469.8 1.01 2735 OCEAN BLVD 4669.3 6725.3 7004.0 1.04 2741 OCEAN BLVD 1 7000.1 10766.5 1 10500.1 0.98 2616 WAY LN 1975.4 3428.1 2963.2 0.86 2620 WAY LN 5602.1 7963.5 8403.2 1.06 ORT BE J� P 00 o<` 9�F SFgL� 9LF 9LF 1e OCEAN BLVD � s O '� y P QIP sl SAO 2741 j OCEAN F9� 3� BLVD ttl O,P �O 2 m o`er �h r Lookout Point .h FWva NEWPORT BEACH �� a i GIS • \ o PA2016-170 - Buildable Area Analysis (FAR) City of Newport Beach GIS Division October 27, 2077 Averaae FAR 0.97 (Not includina hiahliahted row) PA2016-170 Varinace_Analy is.mxd 42 Attachment No. PC 7 Construction Management Plan 43 ME 2607 Ocean Boulevard Construction Management Plan Owner: Ginsberg Family Trust 1 Corporate Plaza Drive, suite 110 Newport Beach, CA 92660 Architect: Teale Architecture 2900 Bristol Street Building A, Suite 203 Costa Mesa, CA 92626 1.0 PROJECT INTRODUCTION Project Location The project property (the "Site") is located at 2607 Ocean Blvd, Corona Del Mar, 92625. It is bordered by Ocean Blvd/China Cove Ramp at the top of the property and Way Lane in China Cove at the bottom of the property. Project Description The site is currently occupied by one single-family residence that has been remodeled over the last 40 plus years. The current residence will be demolished and a new single family residence will be built. Scope of Work This construction management plan is designed to minimize the Project's neighborhood impacts and construction related environmental effect and to foster public safety during project construction. The Project applicant, Contractor, and all sub -contractors must adhere to all provisions as stated in this Construction Management Plan. 2.0 PROJECT IMPLEMENTATION Dates of Construction The construction of the proposed project is expected to occur over approximately 26-28 months. Hours of Construction The hours of construction will be Monday through Friday from 7:00 a.m. to 6:30 p.m. And Saturday from 8:00 a.m. to 6:00 p.m./ as allowed by City of Newport Beach Municipal Code Section 10.28.040. Work hours in the public right of way shall be limited to 7:00 a.m. to 4:30 p.m., Monday through Friday, excluding holidays. Additional restrictions during summer months may apply and will require further coordination with the City. No Construction workers shall arrive earlier than 7:00 a.m. Monday through Friday and no earlier than 8:00 a.m. on Saturday. October 18, 2017 45 Sequence (Phasing) of Construction Project Construction is divided into four phases: I. DEMOLITION PHASE #1 — Disconnect and cap off utilities. Install temporary power and install temporary water stand pipe to the existing water service and meter. Demolish the existing residence. Approximately 8 to 10 personnel on site daily during this phase and approximately 3 to 6 car/trucks. Approx. Time: 2 months II. EXCAVATION/GRADING/FOUNDATON-PHASE #2- Excavation and removal of approximately 200 cubic yards of dirt (approximately 20 truckloads). Grading and concrete placement, which consists of shoring, placement of structural slabs and walls, waterproofing, sub -slab drainage system will occur during Phase #2. In addition, site drainage, plumbing underground and electrical underground systems will be integrated. Approximately 4 to 15 personnel on the site daily during this phase and approximately 4 to 8 cars/trucks. Approx. Time: 8 months III. ROUGH TRADES -PHASE #3- During phase #3- Metal and wood floor joist systems and stud wall framing will begin on all levels and work up. Integration of rough plumbing, mechanical, and electrical systems will follow rough framing is in place. Installation of windows, doors and roof structure will also occur during Phase #3. Approximately 4 to 10 personnel on the site daily during this phase and approximately 3 to 8 cars/trucks. Approx. Time: 8 months IV. BUILDING FINISHES -PHASE #4- Finishes will be installed during Phase #4. Exterior finishes such as exterior plaster, clay roofing, stone veneer, and flooring, iron elements and guard rails will be installed. Landscaping and hardscape/ Paving, planting and irrigation, landscape lighting and drainage systems will also be installed, including drywall, painting, cabinetry, stone and tile art counters, walls and floors. Approximately 8 to 12 personnel on site Daily during this phase and approximately 5 to 10 cars/trucks Approx. Time: 10 months Total length of construction Time Approx. 28 months Construction Equipment Construction equipment will be utilized for the various stages of the project as follows: DEMOLITION- PHASE #1: • Bulldozer Demolition . Excavator • Hauling Trucks Flatbed delivery trucks • Loader EXCAVATION/GRADING/FOUNDATION-PHASE#2: • Concrete mixer and pumper October 18, 2017 40 Caisson Drill Concrete Placement . . . • Crane Drill rig Flatbed delivery trucks Compressor/ Jackhammer ROUGH TRADES-PHASE#3: • Compressors Wall Framing . Crane Mechanical, Electrical and Plumbing installation . Flatbed delivery trucks Window/ Door installation . Masonry saws/ Rotary Saws Roofing . Roto hammer Drills • Shot pin applicators • Small stationary power tools BUILDING FINISHES -PHASE #4: • Compressors Exterior and interior finishes . Flatbed delivery trucks Hardscape installation . Masonry saws Softscape installation . Roto Hammers • Skilsaws/ Drills • Small cement mixer • Small hand held power tools Construction personnel Trip Generation and Parking The total number of construction personnel at the site will vary on the construction activity and phase. It is expected that there will be an average of 4 to 15 people workers daily at the job site. Refer to section 3.0 below (Parking management), for a discussion of construction personnel parking during construction. Construction Process Upon permit issuance, existing utilities will be disconnected and capped off in preparation for demolition. Temporary water standpipe will be installed on site and the existing sewer line will be capped. After the existing building is demolished, caisson drilling will begin. The caissons will be installed along the perimeter of the building, the lagging will be installed, and then grading will begin. Vibration monitors will be placed at the neighboring properties and any other locations per the soils engineers' recommendations to monitor construction activities. A vibration monitor program will be initiated and if found to exceed the threshold for structural damage, other construction methods will be employed to eliminate any occurrence of structural damage. Such alternative construction methods include, but are not limited to, use of different drill bits for the caisson drilling, use of less vibration - intensive construction vehicles, and /or use of lubricants for the caisson drilling. In order to minimize disruption to Way Lane, all demolition and construction activities will be approached from Ocean Blvd. We are proposing to use the existing private pedestrian path that connects the property to Ocean Blvd., as a ramp to transport construction materials and equipment to the site. The path will be reinforced (concrete base) to provide a stable surface for construction vehicles. The path/ramp during demolition and construction will be engineered to accommodate the October 18, 2017 47 weight of a variety of construction materials and equipment (skip loaders, forklifts, etc.). The design of the ramp will be reviewed and approved by the City prior to construction. The ramp will be constructed of poured concrete intended to provide a safe and stable surface during construction, and provide a foundation for the permanent pathway once the home is complete. During demolition, a flagman and pedestrian detours will be stationed at the entrance of the job site on Ocean Blvd. as needed to monitor security in and out of the gates and to redirect pedestrians safely around the construction site. If a sidewalk /street closure is needed for a short duration to move heavy equipment onto and off the site (only required during the demolition and grading phase), a street and /or sidewalk permit will be obtained as required by the City of Newport Beach. The use of Ocean Blvd. for temporary construction materials staging is necessary due to the steep topography and narrow configuration of the site, and to maintain access to Way Lane. This staging will be temporary, and any long term staging of equipment, materials or refuse containers will obtain appropriate approvals from the City prior to activity. Any temporary encroachment within the right of way will be coordinated with the City. Subcontractors will be restricted from accessing the property via Way Lane as much as possible and no large vehicles will be allowed on Way Lane. Any small construction vehicles that need to access the subject property will be instructed to not block access to Way Lane (e.g., use of garage spaces). This approach to the project is intended to minimize any impacts to the access along Way Lane, as well as any impacts to the residences adjacent and near the site during construction. Concrete trucks, hauling and delivery trucks will follow a specific haul route (see exhibit "A"). At no time, will more than one cement or dump truck be stationed at the site. An onsite flagman will monitor this activity with radio access to incoming trucks. 3.0 PARKING MAGEMENT Carpooling among construction workers will be encouraged throughout the project construction time frame by offering a daily stipend for those who carpool. During the off-peak season, generally between Labor Day and Memorial Day, any additional parking deemed necessary by the city of Newport Beach will be obtained from the public parking lot at Big Corona. During the summer peak season, generally between Memorial Day and Labor Day, workers that do not require direct vehicle access to the site will be required to park at an offsite location (to be determined). Every effort will be made to minimize impacts and use of on street parking in the vicinity of the site. There will be occasion when nearby legal parking spaces will be used by personnel, however we are strongly encouraging personnel to carpool and/or park in nearby public parking areas. In order to maintain unobstructed access for residents and emergency responders, construction workers will be prohibited from parking on Way Lane. Compliance with this prohibition will be monitored daily by the construction management team. Carpool shall also be encouraged among professionals. Construction Office, Materials Storage, and Waste Management In order to minimize disruption to Way Lane, we are proposing to use the existing private pedestrian path that connects the property to Ocean Blvd., as a ramp to transport construction materials and equipment to the site. The path will be reinforced (concrete base) to provide a stable surface for construction vehicles. Post construction, the pedestrian path will be reconfigured to be consistent with our pending encroachment request currently under review by Public Works staff and pending City Council approval. In addition, landscaping will be installed within the right-of-way consistent with plans October 18, 2017 M approved by Public Works. Temporary toilet facilities will be provided on the site. Once the lower levels are constructed, dedicated storage areas and lockboxes will be provided within the structure for each trade to store their tools and materials on- site for the duration of construction. 4.0 SAFETY AND SECURITY Project Fencing The site will be temporarily fenced with a 6 -foot -high construction fence prior the start of grading. Mesh covered chain link fencing will be installed on the side of the property facing the adjacent neighbor and will be installed along the property line on China Cove Ramp. One 20 -foot -wide rolling gate will provide access into the Site and will be locked for security. This rolling gate shall open by sliding parallel to China Cove Ramp. No direct vehicle access (a driveway) is available to the site along Ocean Blvd. Vendors will need to park on Ocean Blvd. in front of the site, load and unload, then vacate this spot to allow other vendors delivery /pick up access. One 20 -foot -wide rolling gate on Way Lane will be provided and will be locked for security. This access will be used sparingly as described above. Safety and Security Appropriate signage will be posted at the Site indicating "No Trespassing", "Authorized Personnel Only" and other visitor/delivery Information. The onsite superintendent will do regular jobsite safety inspections. 5.0 AIR QUALITY CONTROL, FUGITIVE DUST CONTROL, NOISE SUPRESSION AND VIBATION MONITORING Construction activities will follow the 2007 Air Quality Management plan (AQMP) adopted by the South Coast Air Quality Management District to reduce air pollution and emissions impact. Fugitive Dust Control The project shall comply with the fugitive dust emission and control plan approved by the South Coast Air Quality Management District (under District Rule 403). Dust will be minimized using water as control. Site and debris watering shall be performed a minimum of three times daily during all demolition activities. During grading activities, any exposed soil areas shall be watered at least four times per day. Stockpiles of crushed cement, debris, dirt, or other dusty materials shall be covered or watered three times daily. In addition, trucks carrying soil and debris shall be wetted or covered prior leaving the site. On windy days, or when fugitive dust can be observed leaving the site, additional application of water shall be applied to maintain a minimum 12 percent moisture content defined by SCAQMD rule 403. Soil disturbance shall be terminated whenever wind conditions exceed 25 miles per hour. All Diesel -powered machinery exceeding 100 horsepower shall be equipped with soot traps, unless the contractor demonstrates to the satisfaction of The City Building Official that it's infeasible. Noise Control Construction activities will adhere to the hours prescribed by the City of Newport Beach's Noise ordinance (municipal code section 10.28.040). Specifically, construction activities will be restricted to October 18, 2017 49 non -holiday weekdays from 7:00 a.m. to 6:30 p.m. and Saturday from 8:00 a.m.to 6:00 p.m., as allowed by City of Newport Beach Municipal Code Section 10.28.040. The construction contractor shall provide residents living within 100 feet of the project site with a construction schedule for the project prior the commencement of construction and shall keep them informed of any material changes to the schedule. The notification shall also identify the name and the phone number of a contact person with whom to register complaints. Noise Control Considerations Noise from construction activities on this project will be a function of the noise generated by individual construction equipment items (as listed in construction equipment), the equipment location, and the timing and duration of noise generated activities. It is important to note that all equipment is not generally operated continuously or used simultaneously. The number, type, distribution, and usage of construction equipment will differ from phase to phase. The noise generated is both temporary in nature and limited by the City's Noise Ordinance (section 10.28.040). Vibration Monitoring Vibration monitoring will be conducted as part of the construction management plan. Vibrations probes will be placed at adjacent properties along Ocean Blvd. and any other locations per soil engineer's recommendations to monitor activities. A vibration -monitoring program will be initiated and if found to exceed the threshold for structural damage, other methods will be employed to eliminate any occurrence of structural damage. Such alternative construction methods include, but are not limited to, use of different drill bits to change levels of torque for the caisson drilling, use of less vibration -intensive construction vehicles, and use of drilling, and /or insertion of expansive grout to fracture rock. 6.0 ENVIROMENTAL COMPLIANCE/ PROTECTION Storm water Pollution Prevention Plan A storm water pollution prevention plan (SWPPP) will be prepared. The SWPPP is designed to comply with California's General permit for storm water discharges associated with construction and land Disturbance Activities (General Permit) order No.2009-0009-DWQ as amended by order No. 2010-0014- DWQ (NPDES No. CAS00002) issued by the State Water Resources Control Board on the California Storm Water Quality Association Storm Water Best Management Handbook Portal: Construction (CASQA,2010). In accordance with the general permit, section XI, This SWPPP is designed to address the following: Pollutants and their sources, including sources of sediment associated with construction, construction site erosion and other activities associated with construction activity are controlled; Where not otherwise required to be under Regional Water Quality Control Board (Regional Water Board) permit, all non -Storm water discharges are identified and either eliminated, controlled or treated; and, October 18, 2017 50 Site BMP's are effective and result in the reduction or elimination of pollutants in storm water discharge and authorized non -storm water discharges from construction activity to the best available technology/ best control technology (BAT/BCT) standards. Water Quality Management Plan A water quality management plan (WQMP) will be prepared. The WQMP is intended to comply with requirements of the local National Pollutant Discharge Elimination System (NPDES) Storm water program requiring the preparation of the plan. October 18, 2017 152 Exhibit "A" Trucking Haul Route October 18, 2017 52 Attachment No. PC 8 Project Plans 53 M. PA2016-170 CITY OF NEWPORT BEACH NOTES UTILITY EDISON COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION. DOORS TO POOL ALL DOORS FROM HOUSE TO POOL YARD MUST BE EQUIPPED WITH AN ALARM PER C.B.C. 3109 & N.B.M.C. 15.04.230. POOL ENCLOSURE AND SAFETY FEATURES SHALL BE PROVIDED. LIC WORKS ENCROACHMENT PERMIT INSPECTION IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, ALLEY/STREET PAVEMENT, AND OTHER PUBLIC IMPROVEMENTS WILL BE REQUIRED BY THE CITY AT THE TIME OF PRIVATE CONSTRUCTION COMPLETION. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER METER 2 OF 3 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 INING WALL FINISH TO PROPERTY LINE -SETBACK DISTANCE FROM FACE OF FOUNDATION TO PROPERTY LINE TO BE ZONING SETBACK PLUS WALL FINISH THICKNESS (MINIMUM) SIDE YARD ACCESS PER CNB 20.30.110 A. 1. ACCESS TO SIDE SETBACK AREA. ON RESIDENTIAL LOTS, REGARDLESS OF THE SETBACK AREA ENCROACHMENTS ALLOWED BY THIS SUBSECTION, A MINIMUM THIRTY-SIX (36) INCH WIDE PASSAGEWAY SHALL BE MAINTAINED WITHIN AT LEAST ONE SIDE SETBACK AREA ADJACENT TO THE PRINCIPAL STRUCTURE IN COMPLIANCE WITH THE FOLLOWING: I. THE PASSAGEWAY SHALL BE FREE OF ANY ENCROACHMENTS OR OBSTRUCTIONS FROM GROUND LEVEL TO A HEIGHT OF EIGHT FEET, INCLUDING MECHANICAL EQUIPMENT, AND OTHER ITEMS ATTACHED TO, OR DETACHED FROM, THE PRINCIPAL STRUCTURE; ii. FENCES AND WALLS LOCATED IMMEDIATELY ADJACENT TO THE PROPERTY LINE MAY ENCROACH UP TO SIX INCHES. NO REDUCTION OR MODIFICATION TO THIS REQUIREMENT SHALL BE ALLOWED; AND iii. THE OPPOSITE SIDE SETBACK AREA MAY HAVE ENCROACHMENTS ALLOWED BY THIS SUBSECTION. BUILDING HEIGHT BUILDING HEIGHT CERTIFICATION UPON COMPLETION OF FRAMING AND PRIOR TO INSTALLATION OF ANY ROOF MATERIAL MUST BE SUBMITTED. A HEIGHT CERTIFICATION FROM A LICENSED ENGINEER MUST BE SUBMITTED FOR SLAB HEIGHT CERTIFICATION PRIOR TO POURING CONCRETE SLAB. FIRE RESISTIVE CONSTRUCTION WALLS WITHIN 5 FEET OF PROPERTY LINE SHALL BE 1 -HOUR FIRE RESISTIVE CONSTRUCTION. ACOUSTICS ALL WORK RELATED TO AIR CONDITIONING CONDENSERS AND POOL AND/OR SPA EQUIPMENT SHALL BE PERFORMED BY A LICENSED CONTRACTOR AS DESIGN -BUILD CONSTRUCTION. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC AND POOL AND/OR SPA EQUIPMENT PER ARI STANDARD 275, PRIOR TO OBTAINING MECHANICAL OR POOL/SPA PERMITS. SOUND LEVEL NOT TO EXCEED 50 DBA (55DBA WITH TIMER; 65 DBA WITH TIMER AND NEIGHBORS CONSENT) PER SECTION 10.26.045 OF THE NBMC. LOCATION OF MEASUREMENT TO BE ADJACENT PROPERTY PATIO OR OPENING. FLOOR SLABS - CAPILLARY BREAK NEW CONSTRUCTION WITH SLAB ON GRADE SHALL INSTALL A CAPILLARY BREAK IN COMPLIANCE WITH THE FOLLOWING: A 2 -INCH THICK LAYER OF SAND OVER A VAPOR BARRIER OVER A 4 -INCH THICK BASE OF 1/2 -INCH OR LARGER CLEAN AGGREGATE AND A CONCRETE MIX DESIGN WHICH WILL ADDRESS BLEEDING, SHRINKAGE, AND CURLING. (FOR ADDITIONAL INFORMATION, SEE AMERICAN CONCRETE INSTITUTE, ACI 302.OR-06) -PROVIDE A MOISTURE VAPOR RETARDER CONSISTING OF A POLYETHYLENE MEMBRANE SUCH AS 15 -MIL VAPOR BARRIER TO MEET ASTM 1745, OR EQUIVALENT. REFER TO SOILS REPORT WHICH GOVERNS OVER ARCHITECTURAL AND CIVIL PLANS. ENCROACHMENT PERMIT AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18 ENCROACHMENT AGREEMENT A CITY ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD PRIVATE IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. TREES -PROTECT CITY TREES IN PLACE REMOVAL OF ANY CITY TREES REQUIRES PRIOR APPROVAL FROM GENERAL SERVICES DEPARTMENT. CHIMNEY HEIGHT OVERALL CHIMNEY HEIGHT FROM AN INTERIOR FIREPLACE (INCLUDING CAP AND/OR ARRESTOR) PERMITTED TO EXCEED HEIGHT LIMIT ONLY AS REQUIRED BY C.R.C. OR MANUFACTURER SPECIFICATION PLUS ADDITIONAL 12" MAXIMUM FOR CAP/SPARK ARRESTOR. THE PORTION THAT EXCEEDS HEIGHT LIMIT AND C.R.C. MINIMUM IS LIMITED NOT ONLY TO 12 INCHES IN HEIGHT BUT ALSO 2 FEET BY 4 FEET IN WIDTH AND DEPTH, 9 VP�y kG bo'0b CORNER RECORD / RECORD OF SURVEY THE SURVEYOR TO FILE A CORNER RECORD OR RECORD OF SURVEY WITH THE OFFICE OF COUNTY SURVEYOR. EVIDENCE OF THE FILING SHALL BE SUBMITTED TO BUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION. ASSOCIATION APPROVAL ADVISORY ISSUANCE OF A BUILDING PERMIT BY THE CITY DOES NOT RELIEVE APPLICANT OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN COMMUNITY ASSOCIATION APPROVAL OF PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. DRAINAGE MAINTAIN DRAINAGE PER CITY STANDARDS AND EXISTING CONDITIONS. CONTRACTOR SHALL TEST THE DRAINAGE TO VERIFY FLOW BEFORE AND AFTER ADDITION. SHOULD PONDING OR OTHER RESTRICTION OCCUR, CONTACT THE OWNER AND ARCHITECT IMMEDIATELY. CONSTRUCTION AND DEMOLITION WASTE RECYCLE AND/OR SALVAGE FOR REUSE A MINIMUM OF 65% OF THE NONHAZARDOUS CONSTRUCTION AND DEMOLITION WASTE IN ACCORDANCE WITH SECTION 4.408.1 CAL GREEN CODE. WASTEWATER CONTRACTOR ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN "A" LICENSED GENERAL ENGINEERING CONTRACTOR. WATER CONTRACTOR ALL WORK RELATED TO WATER PIPING IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN "A" LICENSED GENERAL ENGINEERING CONTRACTOR. TRASH TRASH CAN STORAGE AREA TO BE OUT OF VIEW FROM PUBLIC PLACES AND MAY NOT BE LOCATED IN REQUIRED PARKING AREAS. SKYLIGHTS PER SECTION 20.65.070 D, SKYLIGHTS MAY PROJECT A MAXIMUM OF 6" ABOVE THE FINISHED SURFACE OF A CONFORMING ROOF. mem Attachment PC 8 - Project Plans VICINITY MAP REVISION HISTORY OWNER Co 0 N C-4 N M d PROJECT SITE r DARREN M. GINSBERG AND SHARON ROSE GINSBERG 0 n e Q y COSTA MESA, CA 92626 TEL: 949 975-0123 FAX: 949 274-4833 ( ) ( ) (TRUSTEES OF THE GINSBERG FAMILY TRUST C h Ca d E - ESTABLISHED DECEMBER 15, 2009) a y � N 2016 C.P.C.; 2016 C.E.C.; 2016 C.M.C.; 2016 CEES (CA ENERGY); 2016 C.G. (CAL GREEN); C/O NICHOLSON COMPANIES h Ga a a Y E_ 1 CORPORATE PLAZA DR., SUITE 110 m c W SITE LEGEND NEWPORT BEACH, CA 92660 C _ _ d z TEL: 949-756-8393 N m .. x ARCHITECT LANDSCAPE ARCHITECTURE TEALE ARCHITECTURE o F CODES 2900 BRISTOL ST., BLDG A, SUITE 203 (NBMC); AND ALL OTHER FEDERAL, STATE AND LOCAL CODE. - BAY Xl // PACIFIC / v ALL WORK AND MATERIALS SHALL CONFORM STRICTLY TO THE 2016 C.R.C.; 2016 C.B.C.; COSTA MESA, CA 92626 TEL: 949 975-0123 FAX: 949 274-4833 ( ) ( ) ~ " "'= " o 3 0T<0 ,®CEAN OCEAN No Scale 2016 C.P.C.; 2016 C.E.C.; 2016 C.M.C.; 2016 CEES (CA ENERGY); 2016 C.G. (CAL GREEN); 1°1b F SITE LEGEND AND ALL OTHER FEDERAL STATE AND LOCAL CODE. NEWPORT BEACH MUNICIPAL CODE EMAIL: mteale@tealearchitecture.com ENVIRONMENTAL DESIGNS �¢N=z3 JmwF=�Fo Fw w¢O_Z = U UW x LANDSCAPE ARCHITECTURE �. ZW "U== -¢--low f/I OZ F U OJT ~x O F (NBMC); AND ALL OTHER FEDERAL, STATE AND LOCAL CODE. 1278 GLENNEYRE ST. #196 W� w w -wim w=w z a moo>= ~¢¢¢ozmo� w z MARK TEALE C-22162 c� LINE OF BUILDING FOOTPRINT DEFERRED SUBMITTALS SPECIAL INSPECTIONS .ARCHITECT zj OPEN VOLUME AREA TEL: (800) 811-3010 >°�NaPK rFq"TFT � FAX: (800) 811-3014 `F DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT SEE STRUCTURAL AND SHORING DRAWINGS FOR SPECIAL CONTRACTOR BUILDABLE AREA (PER CODE -REQUIRED SETBACKS) = 1,910 S.F. 2=9 — — — PROERTY LINE AND/OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL FOR INSPECTIONS. 1,910 x.15 =286.5 S.F. MIN. REQUIRED SHEET INDEX FOR VARIANCE SUBMITTAL No.0 22162 PLAN CHECK OR APPROVAL BY THE CITY. VERIFY WITH STRUCTURAL PLANS. NICHOLSON CONSTRUCTION Ren. 7/31/19 CF CAOFpe�\P SETBACK LINE SEE STRUCTURAL ENGINEERING DRAWINGS AND ENGRG DRAWINGS FOR u k" OPEN VOLUME 2 = 56 S.F. (BALCONY 2) A 1.2 DEMOLITION PLAN DEFERRED SUBMITTALS. VERIFY WITH STRUCTURAL ENGINEER. -STEEL, SHOTCRETE, MASONRY GROUT (WHERE REQUIRED), OPEN VOLUME 3 = 92 S.F. (ROOF DECK) A-2 FIRST FLOOR PLAN - GARAGE LEVEL FLOOR PLAN AIR CONDITIONING CONDENSER. VERIFY SIZE WITH TITLE 24 REPORT. EXPANSION ANCHOR, ADHESIVE ANCHOR. STRUCTURAL ENGINEER A-2.1 SECOND FLOOR PLAN - BEDROOM LEVEL FLOOR PLAN SOUND ATTENUATION DESIGN TO BE BE PROVIDED BY CONTRACTOR AT TIME OF A/C -AUTOMATIC FIRE SPRINKLERS IN ACCORDANCE WITH NFPA 13D -STRUCTURAL STEEL WELDING AND HIGH STRENGTH BOLTING OPEN VOLUME 4 = 263 S.F. (ROOF o/ MASTER) A-2.2 THIRD FLOOR PLAN - LIVING LEVEL FLOOR PLAN F Disc. PULLING PERMIT. -SEE STRUCTURAL DRAWINGS FOR STRUCTURAL DEFERRED WILLIAM SIMPSON & ASSOCIATES, INC. A-2.3 ROOF DECK LEVEL FLOOR PLAN x -PROVIDE ELEC. DISCONNECT, TO BE VISIBLE FROM UNIT, TO PROTECT SUMBITTALS. 23 ORCHARD, STE 250 F MAINTENANCE PERSONAL DURING REPAIR OR MAINTENANCE. 0 WATER METER -STRUCTURAL STEEL SHOP DRAWINGS LAKE FOREST, CA 92630 z P (949 206-9929 F (949) 206-9955 SCO SEWER CLEAN OUT HEIGHT CERTIFICATION www.wsase-usa.com :.5 I)TREES cHEIGHT NOTE TO GENERAL CONTRACTOR: CIVIL ENGINEER / SURVEYOR 1� CERTIFICATION INSPECTION IS REQUIRED DUCA-McCOY PROJECT DESCRIPTION 3840 E. COAST HIGHWAY CORONA DEL MAR, CA 92625 E" —(279) CONTOUR LINES (SEE TOPOGRAPHIC SURVEY AND GRADING PLANS) A COASTAL DEVELOPMENT PERMIT TO ALLOW THE CONSTRUCTION OF A NEW TEL: (949) 675-4487 — (280)— 4,500 -SQUARE -FOOT, SINGLE-FAMILY RESIDENCE AND A 684 -SQUARE -FOOT, THREE -CAR GARAGE AND VARIANCE TO ALLOW THE RESIDENCE TO: 1) EXCEED THE MAXIMUM FLOOR GEOTECHNICAL ENGINEER W AREA; 2) ENCROACH INTO THE 10 -FOOT REAR YARD SETBACK ALONG WAY LANE, 3) PETRA GEOSCIENCES, INC. REPORT # J.N. 17-125"wr�wwx z -",ww �z ¢= 000 ENCROACH INTO THE 10 -FOOT FRONT YARD SETBACK ALONG OCEAN BOULEVARD; 4) EXCEED 3198 AIRPORT LOOP DRIVE SUITE A 2 JULY 17, 2017 O ZU�WQ2U 2'w==~=w m=W U¢OQQ _='=¢w= UO" THE HEIGHT LIMIT FOR AN ELEVATOR SHAFT AND PORTIONS OF THE ROOF DECK GUARDRAIL; COSTA MESA, CA 92626 " 3�zwx~w~�wFrn =,�0o � ¢o�¢ao fnLLUo AND 5) PROVIDE OPEN VOLUME WITHIN THE REQUIRED SETBACK AREAS. THE NEW TEL: (714) 549-8921 ¢,�z wa¢o ria~ xw - ow"' oo� Uo~ J~ow�a� �¢Fr RESIDENCEBUILDING BUILDING HEIGHT WILL NOT EXCEED OCEAN BOULEVARD TOP -OF -CURB LANDSCAPEARCHITECT n Dow ao¢zwcn'J' =z��ow * BLVDk&I ELEVATION HEIGHT LIMIT. ~ CRAIG DE PFYFFERf PLA, ISA ~ " "'= " o 3 0T<0 ,®CEAN 1°1b zxwimzo,Mw ~w ow ao ¢ �� ENVIRONMENTAL DESIGNS �¢N=z3 JmwF=�Fo Fw w¢O_Z = U UW x LANDSCAPE ARCHITECTURE �. ZW "U== -¢--low f/I OZ F U OJT ~x O F 1278 GLENNEYRE ST. #196 W� w w -wim w=w z a moo>= ~¢¢¢ozmo� w LAGUNA BEACH,CA.92651 zj OPEN VOLUME AREA TEL: (800) 811-3010 >°�NaPK rFq"TFT FAX: (800) 811-3014 `F BUILDABLE AREA (PER CODE -REQUIRED SETBACKS) = 1,910 S.F. CRAIG@ENVIRONMENTALDESIGNSLANDSCAPE.COM 1,910 x.15 =286.5 S.F. MIN. REQUIRED SHEET INDEX FOR VARIANCE SUBMITTAL No.0 22162 OPEN VOLUME 1 = 57 S.F. (BALCONY 1) ARCH AND LANDSCAPE3T9�F Ren. 7/31/19 CF CAOFpe�\P A-1 SITE PLAN, PROJECT DATA k" OPEN VOLUME 2 = 56 S.F. (BALCONY 2) A 1.2 DEMOLITION PLAN OPEN VOLUME 3 = 92 S.F. (ROOF DECK) A-2 FIRST FLOOR PLAN - GARAGE LEVEL FLOOR PLAN W z A-2.1 SECOND FLOOR PLAN - BEDROOM LEVEL FLOOR PLAN 0 OPEN VOLUME 4 = 263 S.F. (ROOF o/ MASTER) A-2.2 THIRD FLOOR PLAN - LIVING LEVEL FLOOR PLAN OPEN VOLUME 5 = 180 S.F. (ROOF DECK) A-2.3 ROOF DECK LEVEL FLOOR PLAN A-2.4 ROOF PLAN \ / ®/� A-2.5 NATURAL GRADE CALCULATIONS - CHINA COVE RAM P 648 S.F. OPEN VOLUME PROVIDED F A 3 EXTERIOR ELEVATIONS SLOP CONC. CURB A-3.1 EXTERIOR ELEVATIONS x I � I gL``�tiR i i F------ \k a�v ----------------------- �1 Top OF E e 70 4 FA >,T\`',, =OPEN VOLUME AREA (SEE PLAN BELOW FOR LOCATIONS) A-4.1 BUILDING SECTIONS W 0 ------- ' / z_ - -------------------- ----T SLOPE — TOF OPEN VOLUME AREA TO HAVE 5'-0" MIN WIDTH AND HEIGHT C7 OF SLOPE 3D 3D IMAGES <4 OF 7'-6" MINIMUM. L-1 LANDSCAPE HARDSCAPE '71 L-2 LANDSCAPE PLANTING JNOTE: 393 S.F.ENCROACHES INTO THE CODE -REQUIRED SETBACKS VAR -1 VARIANCE SHEET N 255 S.F. DOES NOT ENCROACH INTO THE CODE REQUIRED SETBACKS N o v E� �� NY Q - __---------------_____-__ 0 C) (E)CHAIN LINK FENCE AT WOOD RETAINING 11 OF GRADING PLAN - NOTES �S >, o ______ ___ aL5 LL:(E)WOOD DECF ��r-------- CONC. --WALK ------ ---- E­ CL 49' 24' 4s" w 110.74' - ------------- 2 OF 3 GRADING PLAN v W soc,�--K — gs o3' — — — -'— — _— — — 1 OF 1 3 OF 3 TOPOGRAPHIC SURVEY W z _ PROPERTY LINE _ — L — 25.00' T� � � _ _ � � E -- L BLOCK WALL _ -`,0 �Re �T7 -T --- - 1 OF 1 EROSION CONTROL PLAN - O m K -- / J i1 / I ;' / ; sr 1 OF 1 BEST MANAGEMENT PRACTICES SITE PLAN (WQMP) J - I DIR -- �,�y Z /� i �� ,� rl t� �� Lu o� U �V a 10, �, S ��- -- -- ROC WAL )C01 W LK �- __ "h Lu L'I'-I _ _ _ , /_ F -_ 1 SER PROJECT DATA LD Q O — — ,SETBACK /77 � _ L� — — O — ---_— _- O Z U 4 aF ti� ¢ IygLE LEGAL DESCRIPTION: A PORTION OF BLOCK 0-32 OF CORONA DEL MAR TRACT, M.M. 3/41-42 L,J SETBACK w AS SHOWN ON RECORD OF SURVEY 2009-1150, R.S.B. 238/24. CD z LINE OF FOOTPRINT ABOVE _. o Q o� _ w q APN# 052 041 05 C-00 p x O (AT LIVING ROOM LEVEL) o --_ Iz `� N cel c.-) (SHOWN HEAVY, DASHED LINE) RT. DCK AL �! ►� ZONE R-1 W J Z u7 - - (p a Qw M " HATCH INDICATES TOP LEVEL -- -- _--- L0; M cc OCCUPANCY GROUP R -3/U (GARAGE) / AND BOTTOM LEVEL COMBINED SE18gCK CONSTRUCTION TYPE TYPE VB, SPRINKLERED Q M SETBACK/ to (BUILDING SHALL BE EQUIPPED WITH AUTOMATIC FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13D) I 4,_ i — --- ——`�— — — -- — — �sFtegcK TO P PARKING THREE CAR GARAGE r� L. o I A ,� ��/ AREAS: GARAGE LEVEL 251 S.F. h I , FIN. TO P.L. — — — — — — f �� BEDROOM LEVEL 1,854 S.F. 55.15 PROPERTY LINE zi ' 1 H Z _________________________________ — — — — — 1 LIVING LEVEL 2,395 S.F. N 49' 24' 46" W 80.14' A/C' %0 ► Fa— W F 13�a " ` ��FTBAOKj GARAGE 683 S.F. z o o m a o a w yi C:5 AC PAVEMENT iq o o o 4 /V 2 1.' o E X I S T. ,I- w CD .00' o Q 2 158' w H 0 U S E TOTAL HABITABLE AREA 4,500 S.F. hCn 0- N N 49' 24' 46" W 78.39' o 49 C E • \ V / LANE s� TOTAL GARAGE AREA 683 S.F. REVISIONS: eAC PAVEMENT BRICK v PFR TOTAL HABITABLE AREA + GARAGE 5,183 S.F. 4• N 2g, ^ O CINE = 4 CONC. GUTTER y \2? 5\ = Q r` E- go, 90' " a 4� PER EXISTING ZONING SETBACKS Q o \ BUILDABLE AREA: 1,910 S.F. z y y s � PLTR. "� CONC. DRIVEWAY 68 PLTR. /73,93 \ a � FLOOR AREA RATIO: 1,910 x 1.5 = 2,865 S.F. MAX. e y3 z 3 ti ryy. o CONC. DRIVEWAY cD"c. GurrFRoo \` BASED ON "PROPOSED SETBACKS" H O U S E 6.P4Z ti BUILDABLE AREA: 3,597 S.F. � LOW WALL 3 FLOOR AREA RATIO: 3,597 X 1.5 = 5,395.5 S.F. MAX. ry^. y b ~ E cork. F.A.R. Plot Date: 10/31/17 z ryryo titi �; DRIVEWAY .PA(M SITE AREA: 4,257.62 F SITE PLAN ESA' p + START DATE: 6/14/16 FLOOR AREA RATIO: 5,183 /4,257.62 = 1.22 W IV ~ ,�� ���°j SCALE: 1/8" - 1'-0" E X I S T. LOT COVERAGE b� 3 CONC. DRIVEWAY H O U S E SITE AREA 4,257.62 S.F. SHEET 1 °e UPPER7D. + BUILDING FOOTPRINT (AT EAVES) 3,470 S.F. Al E X I S T'9 LOT COVERAGE (AT EAVES) 81.50% PA2016-170 Attachment PC 8 - Project Plans VICINITY MAP DEMOLITION NOTES OWNER E � N O r O Ch �p C w PROJECT SITE CONC. RUC RUC g \11V . GENERAL SITE NOTES 1. EMPLY NEWPORT BEACH STANDARD EROSION CONTROL MEASURES THROUGHOUT THE CONSTRUCTION PROCESS. 2. A PUBLIC WORKS DEPT. ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPT. PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPT. INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE ARE DAMAGED BY THE PRIVATE WORK, NEW CONCRETE SIDEWALK, CURB, GUTTER, ALLEY/STREET PAVEMENT, AND OTHER PUBLIC IMPROVEMENTS WILL BE REQUIRED AND 1 --a/o PAID BY THE OWNER. SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 3. A CITY ENCROACHMENT PERMIT IS REQUIRED FOR ALL NON-STANDARD PRIVATE IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. DEMOLITIONS NOTES 1. ALL DEBRIS SHALL BE WET AT TIME OF HANDLING TO PREVENT DUST. 2. SEWER LINE SHALL BE CAPPED. DARREN M. GINSBERG AND SHARON ROSE GINSBERG N N w w I 4Q (TRUSTEES OF THE GINSBERG FAMILY TRUSTE - E - U ESTABLISHED DECEMBER 15, 2009) cc Q c a, N= H C/O NICHOLSON COMPANIES of w m e Ln EXISTING FENCING 1 CORPORATE PLAZA DR., SUITE 110 _ F J O NEWPORT BEACH, CA 92660 N TEL: 949-756-8393 Z 0') ARCHITECT) E- d TEALE ARCHITECTURE 2900 BRISTOL ST., BLDG A, SUITE 203 E - COSTA MESA, CA 92626 TEL: (949) 975-0123 FAX: (949) 274-4833 I o H w EMAIL: mteale@tealearchitecture.comIII"L- w z_ MARK TEALE . ARCHITECT C-22162 J Q CONTRACTOR 3. ALL BASEMENT FILLS SHALL BE CLEAN AND UNIFORM. NICHOLSON CONSTRUCTION 4. STREETS AND SIDEWALKS ARE TO REMAIN CLEAN AND CLEAR. SURVEYOR 5. PEDESTRIAN CANOPY PROTECTION REQUIRED IF DEMOLITION WITHIN 10 FEET OF PUBLIC E~ SIDEWALK. DUCA-McCOY z 6. STORM WATER PROTECTION PLAN IS REQUIRED. 3840 E. COAST HIGHWAY 0 CORONA DEL MAR, CA 92625 w CHINA COVE RAMP CITY OF NEWPORT BEACH NOTES TEL: (949) 675-4487 1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE PROJECT DATA APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS CONDITIONS AND LEGAL DESCRIPTION: A PORTION OF BLOCK 0-32 OF CORONA DEL.MARTRACT, M.M.3/41-42 AS SHOWN ON RECORD OF SURVEY 2009-1150, R.S.B. 238/24. REQTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. APN# 052 041 05 URB THE CONTRACTOR SHALL CONTACT THE COMMUNITY ASSOCIATIONS PRIOR TO o COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. ZONE R-1 2. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY, AND ENCROACHMENT OCCUPANCY GROUP R -3/U (GARAGE) E - PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPT. Gi3 CONSTRUCTION TYPE TYPE VB, SPRINKLERED z �UIW}�JW2 '� -(n}WW�Z1-JJaL. �, pZ U�,�JZp00 �-m2U1 aZaJ-Otn s� CONC. CURB SITE LEGEND PROJECT DESCRIPTION ZOwOcNp3Qo¢a�~\�3>N�Z� NEW 3 -STORY 4 -BEDROOM SINGLE FAMILY RESIDENCE W/ ROOF DECK a� aQo �a� dwZO WJ �a rnwoW -o�ttzZ xp ZJp�i�W- PROERTYLINE DEMOLISH EXISTING 3 STORY 2,260 SF 2 -BEDROOM HOUSE AND MAINTAIN THE 0, ➢UaW o. maZwmw 3wz""p U EXISTING'M��W-'W p} 0"<N -a ap. EXISTING STRUCTURE TO BE REMOVED �}� xa�NW�mp�wFNoaU3Fo� RETAINING WALLS AS NEEDED. ZJW� J Ow a paw QONa3 -FJm UZQ,�Qi-tiw CODES W Wap_zW _x p-Uw x wdvixwzwz np2 ww -z' t- N0ZFSaK-}2 Fx a--�FNWUI O- ti Uw J�O�- U w W - xWZZp U w W Im -U Jw ALL WORK AND MATERIALS SHALL CONFORM STRICTLY TO THE 2016 i-¢¢aommo-�aza3¢mvr3ac>cw- z C.R.C.; 2016 C.B.C.; 2016 C.P.C.; 2016 C.E.C.; 2016 C.M.C.; 2016 CEES (CA A&qENERGY); 2016 C.G. (CAL GREEN); AND ALL OTHER FEDERAL, STATE AND �c�SRK r ;TF LOCAL CODE. NEWPORT BEACH MUNICIPAL CODE (NBIVIC); AND ALL "P A`' `� OTHER FEDERAL, STATE AND LOCAL CODE. CONSTRUI SEE A-1.3 \ \ -----, CONSTRUCTION FENCING E Sp �� SEE A-1.3 FCE WOOD DECK I — — — — / / CONC. WALK I N 9° 24' 46" W 110.74' /� I _-- I J- •��° I 98.03' CONC. WALK CONC . WALK � DIRT VERT. ROCK WAL '\'1 CONSTRUCTION FENCING DIRT (APBELOW NOUS (-o O� — ROX, LOC,) E �I Q0 ON z L -----------BLOCK WALL— _ ��—o--e--e er---e�--� 11 N 490 24' 46" W 80.14' 10 10 10 I� I 00' AC PAVEMENT VERT. ROCK WALL _ I L— I — N LL I _ CO C° WA— _—___� r� I III DECK ABOVE DIRT I BLOCK WAL I CONC. WALL I -z 1 11 TRASH I DIRT I — _ J ENCLR. I I CONSTRUCTION FENCING (BOTTOM OF SITE AS NEEDED) _ \ — DEMOLITION PLAN rl<v�l N 490 24' 46" W 78,39' C.L. WAY LANE CONC. GUTTER \ E X H [-I- 0U PUBLIC WORKS DEPARTMENT TO VERIFY IF THE WOOD RETAIN SHALL BE REMOVED AN WHAT GRADE MITIGATION SHOULD BE PROVIDED. tETAINING I BLOCK WgLL I CONC.1 WALK M I Wk X I 4Q T. H I� U 00 E 1 � � Ln EXISTING FENCING zi (BACA LEEAR) W� I \ — - - — — DIRT / W ILL —D� ftft� Ln L W 0-) — 1 CD' I �4� I GARAGE I o L-0 BELOW I /DIRT -MP-PT _BV RDIRT 22 °� ILDING 8 AC PAVEMENT \ 49 1 •6� I CONSTRUCTION FENCING (BOTTOM OF SITE AS NEEDED) \22 AC PAV EENT S \ g w i BRICK W, E X I S T. H 0 U S E No. C 22162 Ren. 7/31/19 sTgrF CF CAl\C'C��"P E- E- n * E - w z c� * L0 z Q x E" N J � w z o F J O N Z 0') Lu o E- d * Q E - LuU WoC w z J Q z J Y `" Q Lu w 12, U Lu Q = * OU O z U OM z E- Or` CD CC O Q IQ 0 W : _3 Ey MCVNU :� * E- EE– w z * Plot Date: 09/06/17 F START DATE: 6/14/16 w z SCALE: 1/4" - V-0" SHEET DEMO 1A1.211 9/6/2017 11:19:58 AM 50 z Q x E" J � w z o F J O Lu o * E- EE– w z * Plot Date: 09/06/17 F START DATE: 6/14/16 w z SCALE: 1/4" - V-0" SHEET DEMO 1A1.211 9/6/2017 11:19:58 AM 50 PA2016-170 �Cb elo PROPERTY LIN[ 4. SETBACK- - Y� SETBACK mQ r___________ __________ w 0 A A4 4'-1 ' z . FIN. TO P.L. .. II 0 iO I iO I i I i I i I I TOP OF SLOPE Y U OUTLINE OF FLOOR ABOVE 10' SETBACK -------I-------- ---------------+--------- a ---- A/C N 4 ;44' 46" W N 490 24' 46" W SLOPE BANK LANDSCAPE BIO / LANDSCAPE +I 80.14' AC PAVEMENT 78.39' C O O CONC. GUTTER 1 Al L Y co Q C--) CL m W CONC.CURB N 49° 24' CONC. URB uF SLO, 98.03'N-7'� A4.1 II E KEY NOTES -FLOOR PLAN M N _e�;� 6f fV e � II N� X I r71 W ^ 0-- I O 00 I 2x6 WOOD FRAMING AT 16"o.c. PER C.R.C. w/ ~ I f r7 Z p Z / p (7�) - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - --- LL_ - 7'---------------------------------------L LL_ ---IY EXTERIOR WALL -7/8" EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPER. w a N = x C-) / I � m / I I INSULATION PER T-24 SHEEET. R-13 F.G. BATT INSULATION AT 2x4 WALLS. D WAY BIO / LAN _L +2' / I I I / I I I I I I I � I N I I I •I I � I FAU FAU I I I S I I I ji i i I' F.SLAB 24.0 i REMOVE EXIST. BUTTRESSES AFTER NEW i ; Q I A/C �L.LJ -- UP ON F.SLAB 23. i RETAINING WALL IS CONSTRUCTED. y L _j i IAIC TO EDR(�QjAS ^ L ENTR�'� ;� _j Q - J COATS FAU'S AND A/C IN - i ABOVE GARAGE r� ELEVATOR ���_ GARAGE ---_=__L 0 7_ I�IO MJ NK \ 10, pum it \FT@q@� N GARAGE LEVEL AREA JTHROIGH EXISTING SETBACK I - - - - _ - - - A/C I _ (SHOWN SHADED) Q v N 290 2 ' S . 64 ' 11 F ^1N 8 - 4. Q \ \ 49LANE . >, \ ,/V2 A C PAV A4.1 PFRTYC/NE 9 I GARAGE LEVEL FLOOR PLAN 101 00 n PI -5I I MMI \ 2 EMEN 4 Q BRICK :\v8 \ D 4�r01 �• /' 9 A4. 0 \ =0' i i i CONC \ \ » Attachment PC 8 - Project Plans WALL LEGEND z Q J NOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK. NOTIFY ARCHITECT IMMEDIATELY SHOULD THERE BE ANY DISCREPANCY. O E- CD ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O. Q u- E - ALL EXTERIOR DIMENSIONS SHOWN ARE TO EXT. FACE OF STUD U.N.O. CL I OVERALL EXTERIOR DIMENSIONS ARE TO EXT. FACE OF SHTG / FOOTING AS INDICATED Lu CD w z O EXISTING WALL TO REMAINCD J LU DEMOLISH AND REMOVE EXISTING WALL -REMODELS ONLYQ �EWINT F QR 2x4ITUD W L&AMINTATm16"o.c. U.N.O. ,~"''., Q -SEE STRUCTURAL DRAWINGS. ca /8" GYVAFEDEAS V TERIOF�LLS -PDE, AT MOIST REASNT "GR GYPS BOARD -GREEN REVISIONS: OARD NCCEPE IN SH ERS O I SURROUNDS. PROVIDE 5/8" TYPE "X" GYPSUM BOARD AT GARAGE TO E - HOUSE. x PROVIDE WATERPROOF MEMBRANE "BUILDING PAPER" BELOW F ALL EXTERIOR WALL FINISHES. 2x FRAMING AT 16"o.c. -SEE STRUCTURAL. W PROVIDE 8" WOOD TO EARTH SEPARATION OR PRESSURE z TREATED WOOD. WOOD LOCATED ON CONCRETE SLAB SHALL BE PRESSURE TREATED. - NEW EXTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O. EXTERIOR WALLS (WITH WOOD SIDING) TO HAVE 1/2" PLYWOOD AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1" SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGS E- EXTERIOR WALLS (WITH EXTERIOR PLASTER) TO HAVE WOOD Plot Date: 10/3117 F STRIP FURRING AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1" START DATE: 6/14/16 W SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGS z NEW 2x6 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE SCAEE: 1/411- 11-01, NOTES ABOVE. <4 ®NEW 2x8 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE SHEET NOTES ABOVE. ®NEW 2x10 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE NOTES ABOVE. Am2 ® CONCRETE BLOCK WALL 10/31/2017 3:54:58 PM' E KEY NOTES -FLOOR PLAN M N _e�;� 6f fV e N� r m co Ci Qp co qr 2x6 WOOD FRAMING AT 16"o.c. PER C.R.C. w/ y �a INTERIOR WALL -5/8" GYPSUM BOARD - en ^ d E - EXTERIOR WALL -7/8" EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPER. w a N = x PTDF SILL PLATE AT CONCRETE SLAB = as � E" INSULATION PER T-24 SHEEET. R-13 F.G. BATT INSULATION AT 2x4 WALLS. m a a INSULATION THROUGHOUT ALL INTERIOR WALLS AND FLOOR e e `? en d W PLUMBING WALL, AS OCCURS e = w w Z 0 2x4 WOOD FRAMING AT 16"o.c. PER C.R.C. -SEE NOTE 1 ABOVE. N m m Cc � C4 5/8" TYPE "X" GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE. "X" 5/8" TYPE GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE u %' GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.) ®PLUMBING FIXTURES AS SELECTED BY OWNER OR ARCHITECT. 1.28 GALLONG PER FLUSH W/C -SEE PLUMBING SYMBOLS -A-1.1 30"x30" ATTIC ACCESS WITH 30" MINIMUM HEADROOM ABOVE CEILING ❑TEMPERED 6 GLASS SHOWER ENCLOSURE AND DOOR TO 6-0" ABOVE THE Gil x E-' DRAIN. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. NET AREA OF SHOWER ENCLOSURE SHALL NOT BE LESS THAN 1,024 SQ. INCH I� W (7.1 SQ. FT.) OF FLOOR AREA, AND A MINIMUM OF 30 INCHES DIAMETER z CIRCLE. 0 TUB / SHOWER OR SHOWER SURROUND WITH CERAMIC TILE WALLS "MUDSET" WITH CEMENT PLASTER BACKING o/ WATERPROOF (W/P) MEMBRANE TO +72" MIN. ABOVE THE DRAIN PER TILE COUNCIL OF NORTH AMERICA. INSTALL W/P PER ICC ESR -1058. SHOWER HEAD AT +60" A.F.F. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. PROVIDE BID FOR ONE SOAP NICHE MINIMUM 18" HIGH 13" WIDE - LOCATION TO BE VERIFIED IN FIELD. I� WATER HEATER. PROVIDE HORIZONTAL VENT TO OUTSIDE. ®TANKLESS PROVIDE P & T VALVE WITH DRAIN TO OUTSIDE. EARTQUAKE STRAP. WHEN E. USING (2) WATER HEATERS, PROVIDE VALVE TO ISOLATE WATER HEATERS. 15 VENT SHALL BE TERMINATED ABOVE THE ROOF LEVEL. D1 APPLIANCES PER OWNER -VENT (HOOD) THROUGH WALL LOCAL EXHAUST SYSTE D VENTED TO OUTDOORS SHALL HAVE A MIN EXHAUST RATE OF 100 CFM W 10 H HARDWIRED SMOKE DETECTOR w/BATTERY BACKUP BATTERY OPERATED z SMOKE DETECTOR. CARBON MONOXIDE DETECTOR - HARDWIRED U.N.O - LOCATE NEAR BEDROOMS & AWAY FROM GAS APPLIANCES AS PER 6 11 RECOMMENDATIONS PROVIDE PROVIDE RECEPTACLES AND LIGHTING PER CODE. LOCATIONS SHOWN FOR es� CONCEPT ONLY. VERIFY WITH OWNER. SEE SHEET A-5 FOR ADD'L INFORMATION. 12 CLOSET SHELF AND POLE -DOUBLE PER OWNER AND SHELVES E-� x 14 FORCED AIR UNIT. PROVIDE GAS STUB. _ � E+ SEE DETAIL FOR ADDITIONAL INFO: 14 D1 W OZUF WJ=Upp�Nmly ma�QJQp 15 4" DIAMETER DRYER VENT VENT TO OUTSIDE AIRw/BACK DRAFT DAMPER ojwx=F=w - wo�o�<owz putt � K F� H r WASHER AND DRYER HOOKUP. LEVER FAUCETS z%NooN 03<Oww,o -N4 16 <� azz,xar aw ±-M<0 ooJ �Qa� COLD WATER STUD -OUT AND SHUT OFF VALVE IN CABINET ADJACENT TO owor uao>�a� moaz oz - xow z3wz F��p REFRIGERATOR FOR ICE MAKER. zw,(Aw`-'�wao r - ti10 <l,l-< ao� x 18 3" DIAMETER GALVANIZED STEEL PIPE POST. 36" HIGH. zwr�oF. amm azw0=�-N�w �r zx <,n SEE FOUNDATION PLAN. SEE DETAIL: 21 �z�w�a� wmow a� <0300� E" Di oN<3 �Jm �<� <zw wz�wo��w x 19 ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS, 0,w <,,xxF=<LL��F�W� F- UNDER -STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED w0-w~w `_'w m3 o ro J wx'''zzo" SIDE WITH I/2-INCH(12.7MM) GYPSUM BOARD. CRC R302.7xonmwnw�xw�z�mm W r«<oJM0` KwM M3< 03amuu r z 20 GARAGE DOOR WITH WEATHERSTRIPPING ALL AROUND. AS SELECTED BY OWNER. �D ARG�7r 6 21 NEW STAIRS -SEE SYMBOLS -SHEET A-1.1 -WOOD HANDRAIL +36" A.F.F. ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE (11 LUX) AT THREADS AND LANDINGS. CRC R303.6 No. C 22162 22 GUARD +42" A.F.F. Ren. 7/31/19 srgTFOF CAVA <423 VELUX VS3055 DUAL -PANE SKYLIGHT WITH ELECTRICAL OPERATION. <4 INSTALL PER MANUFACTURER RECOMMENDATIONS E- 20 FT. CONTINUOUS #4 REBAR UFER GROUND IN FOOTING. STUB OUT 3" ABOVE FINISH SURFACE. MAINTAIN 3 FT. CLEAR FROM FACE OF ELECTRICAL W PANEL TO ANY WALL SURFACE OR OBSTRUCTION. z DECK: TILE o/MORTAR BED o/ WATERPROOF MEMBRANE PER T.C.N.A. 0 25 P� RECOMMENDATIONS. 1/4" PER FOOT MINIMUM SLOPE. (DROP DECK SHT'G <4 2-1/2" FROM FLOOR FINISH SHT'G AT WALL EDGE TO ACCOMODATE FOR 1-1/2" MORTAR BED AND TILE) \ WATERPROOFING. SEE "WATERPROOF MEMBRANE" SPECIFICATION BELOW 26 TYPICAL INDICATES MIRADRAIN SHORING CONDITION SEE BELOW. FRENCH DRAIN INDICATES TRADITIONAL SLOPE CUT BACK. 27 WHOLE HOUSE VENTILATION. (NEW CONST AND ADDITIONS >1,000 SF) E - PROVIDE A WHOLE -BUILDING MECHANICAL VENTILATION SYSTEM IN ACCORDANCE WITH THE FAN VENTILATION RATE (ASHRAE SEC. 4.1.1): x MECHANICAL VENTILATION MIN REQ'D. 1 CFM PER 100 SF CONDITIONED E. WALL FLOOR AREA PLUS 7.5 CFM FOR EA. OCCUPANT BEDROOM +1. WHOLE BUILDING VENTILATION SHALL BE PROVIDED BY EXHAUST AIR, SUPPLY AIR Z OR COMBINED. NATURAL VENTILATION THROUGH DOORS/WINDOWS OR CONTINUOUS OPERATION OF FORCED AIR SYSTEM AIR HANDLERS USED IN z CENTRAL FAN INTEGRATED VENTILATIONS SYSTEMS ARE NOT A PERMISSIBLE METHODS OF PROVIDING WHOLE -BUILDING VENTILATION. BEES 150(0), EXC.. 5 TO 152(A) & ASHRAE STD. 62.2 PROVIDE: (2830 / 100 CFM PER SF) + (5 X 7.5 CFM) = 65.80 CFM MIN. LO C EXHAUST FAN, 1 SONE PERMANENTLY ON WITH A NOTE ON THE SWITCH 0 C \J \ STATING "VENTILATION CONTROL" "CONTINUOUS OPERATION REQUIRED WHEN THE HOUSE IS IN USE." SEE SECOND FLOOR PLAN FOR WHOLE HOUSE Q7 E - VENTILATION FAN. PROVIDE BROAN QTXE80 FAN. 27a AT KITCHEN VENT. HOOD, LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS Q E - SHALL HAVE A MINIMUM EXHAUST RATE OF 100 CFM. BEES 150(o), EXC. 5 U TO 152(a) & ASHRAE STD. 62.2. SEE FIRST FLOOR PLAN FOR KITCHEN VENT. W W HOOD. 0 cc z 28 PREMANUFACTURED GAS BURNING FIREPLACE. CQC C5 -PROVIDE CLEARANCE TO COMBUSTIBLES PER MANUFACTURER AND CODE. m G -INSTALL PER MANUFACTURERS INSTALLATION SPECIFICATIONS. CONTRACTOR TO PROVIDE FIELD INSPECTOR WITH COPY OF LISTING BY Z W APPROVED LISTING AGENCY (ICC -ES, WARNOCK-HERSHEY, INTERTEK) Q cm -MAJESTIC MARQUIS KHLDV. CSA LISTED AND TESTED UNDER: W ANSI Z21.88-2009 / CSA 2.33-2009 STANDARDS. C -D Q CD z ti C4 CD cc: F- LIGHT & VENTILATION e � z N E- NET GLAZING SHALL BE 8% OF THE FLOOR AREA CRC R303.1 C\1 C -D ' \ NET VENTILATION SHALL BE 4% OF THE FLOOR AREA W z GAME ROOM/BAR 43.28 S.F. WNDW AREA REQ'D 48 S.F. PROVIDED 541 S.F. 21.64 OPERABLE WNDW AREA REGO 48 S.F. PROVIDED �i BEDROOM 13.76 S.F. WNDW AREA REQ'D 15.75 S.F. PROVIDED - 172 S.F. 6.88 OPERABLE WNDW AREA REQ'D 15.75 S.F. PROVIDED WALL LEGEND z Q J NOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK. NOTIFY ARCHITECT IMMEDIATELY SHOULD THERE BE ANY DISCREPANCY. O E- CD ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O. Q u- E - ALL EXTERIOR DIMENSIONS SHOWN ARE TO EXT. FACE OF STUD U.N.O. CL I OVERALL EXTERIOR DIMENSIONS ARE TO EXT. FACE OF SHTG / FOOTING AS INDICATED Lu CD w z O EXISTING WALL TO REMAINCD J LU DEMOLISH AND REMOVE EXISTING WALL -REMODELS ONLYQ �EWINT F QR 2x4ITUD W L&AMINTATm16"o.c. U.N.O. ,~"''., Q -SEE STRUCTURAL DRAWINGS. ca /8" GYVAFEDEAS V TERIOF�LLS -PDE, AT MOIST REASNT "GR GYPS BOARD -GREEN REVISIONS: OARD NCCEPE IN SH ERS O I SURROUNDS. PROVIDE 5/8" TYPE "X" GYPSUM BOARD AT GARAGE TO E - HOUSE. x PROVIDE WATERPROOF MEMBRANE "BUILDING PAPER" BELOW F ALL EXTERIOR WALL FINISHES. 2x FRAMING AT 16"o.c. -SEE STRUCTURAL. W PROVIDE 8" WOOD TO EARTH SEPARATION OR PRESSURE z TREATED WOOD. WOOD LOCATED ON CONCRETE SLAB SHALL BE PRESSURE TREATED. - NEW EXTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O. EXTERIOR WALLS (WITH WOOD SIDING) TO HAVE 1/2" PLYWOOD AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1" SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGS E- EXTERIOR WALLS (WITH EXTERIOR PLASTER) TO HAVE WOOD Plot Date: 10/3117 F STRIP FURRING AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1" START DATE: 6/14/16 W SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGS z NEW 2x6 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE SCAEE: 1/411- 11-01, NOTES ABOVE. <4 ®NEW 2x8 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE SHEET NOTES ABOVE. ®NEW 2x10 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE NOTES ABOVE. Am2 ® CONCRETE BLOCK WALL 10/31/2017 3:54:58 PM' PA2016-170 Lu z J F- CC LLiC A4 LL PROPERTY LINE H SETBACK N 49° 24' C) M g .w `J 43.28 S.F. WNDW AREA REQ'D 48 S.F. PROVIDED J 21.64 OPERABLE WNDW AREA REDO 48 S.F. PROVIDED �I n' 1 i O A4 Lu CD �n 0 10' ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O. C/D Q SETBACK ALL EXTERIOR DIMENSIONS SHOWN ARE TO EXT. FACE OF STUD U.N.O. L w RETAINING WALL ° cn +/-4.51 r 1 RETAINING WALL 0//TV�// FAU4.5'aIz LSPACE / SUBFLOOR DUCT CHASE P.L. z 10131/2017 3:55:36 PM BAR SETBACK- - - - - � - - --------------------------------- ---- I I`IHIG 41.5 GAME ROOM DECK 1 N 49z 4' 46" W O1 � N 49° 24' 46" W 80.14' AC PAVEMENT 'IC 55.15ZA H 78.39 0 CONC. GUTTER TO LIVING PROPERTY LINE BEDROOM LEVEL AREA THROUGH EXISTING SETBACK (SHOWN SHADED)o �w(n .r, I IF.SHTG 43.25 EVATO E OUTLINE OF FLOOR BELOW LEVEL AREA EXISTING SETBACK E.SHTG 44.25 HALL ATH 3 BEDROOM 3 4 BATH 2 oW RACK j �- SHTG 43.2 W.I.0 1' � I EO IPMENT AREA/ CR WSLIFLOOR _------1 BEDR"M 22Ln gip.3:12BEDROOM 47' 24'HEI T 1O 6 ©'afi) 'I A/C mLu �»LwLi FANT o P• L. \/A 9g^/NDECK249 A4.1 Y iAC PVEMEIV ��F 4 Q BRICK D90A4.CONCG(J KEY NOTES -FLOOR PLAN 2x6 WOOD FRAMING AT 16"o.c. PER C.R.C. w/ INTERIOR WALL -5/8" GYPSUM BOARD EXTERIOR WALL -7/8" EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPER. PTDF SILL PLATE AT CONCRETE SLAB INSULATION PER T-24 SHEEET. R-13 F.G. BATT INSULATION AT 2x4 WALLS. INSULATION THROUGHOUT ALL INTERIOR WALLS AND FLOOR PLUMBING WALL, AS OCCURS 2x4 WOOD FRAMING AT 16"o.c. PER C.R.C. -SEE NOTE 1 ABOVE. ❑3 5/8" TYPE "X' GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE. 5/8" TYPE "X" GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE "X" GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.) ®PLUMBING FIXTURES AS SELECTED BY OWNER OR ARCHITECT. 1.28 GALLONG PER FLUSH W/C -SEE PLUMBING SYMBOLS -A-1.1 30"x30" ATTIC ACCESS WITH 30" MINIMUM HEADROOM ABOVE CEILING ©TEMPERED GLASS SHOWER ENCLOSURE AND DOOR TO 6'-0" ABOVE THE DRAIN. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. NET AREA OF SHOWER ENCLOSURE SHALL NOT BE LESS THAN 1,024 SQ. INCH (7.1 SQ. FT.) OF FLOOR AREA, AND A MINIMUM OF 30 INCHES DIAMETER CIRCLE. TUB / SHOWER OR SHOWER SURROUND WITH CERAMIC TILE WALLS "MUDSET" WITH CEMENT PLASTER BACKING o/ WATERPROOF (W/P) MEMBRANE TO +72" MIN. ABOVE THE DRAIN PER TILE COUNCIL OF NORTH AMERICA. INSTALL W/P PER ICC ESR -1058. SHOWER HEAD AT +80" A.F.F. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. PROVIDE BID FOR ONE SOAP NICHE MINIMUM 18" HIGH 13" WIDE - LOCATION TO BE VERIFIED IN FIELD. TANKLESS WATER HEATER. PROVIDE HORIZONTAL VENT TO OUTSIDE. PROVIDE P & T VALVE WITH DRAIN TO OUTSIDE. EARTQUAKE STRAP. WHEN USING (2) WATER HEATERS, PROVIDE VALVE TO ISOLATE WATER HEATERS. 15 VENT SHALL BE TERMINATED ABOVE THE ROOF LEVEL. 1, D1 APPLIANCES PER OWNER -VENT (HOOD) THROUGH WALL LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS SHALL HAVE A MIN EXHAUST RATE OF 100 CFM 10 HARDWIRED SMOKE DETECTOR w/BATTERY BACKUP BATTERY OPERATED SMOKE DETECTOR. CARBON MONOXIDE DETECTOR - HARDWIRED U.N.O - LOCATE NEAR BEDROOMS & AWAY FROM GAS APPLIANCES AS PER MANUF.'S RECOMMENDATIONS 11 PROVIDE RECEPTACLES AND LIGHTING PER CODE. LOCATIONS SHOWN FOR CONCEPT ONLY. VERIFY WITH OWNER. SEE SHEET A-5 FOR ADD'L INFORMATION. 12 CLOSET SHELF AND POLE -DOUBLE PER OWNER AND SHELVES H 14 FORCED AIR UNIT. PROVIDE GAS STUB. H SEE DETAIL FOR ADDITIONAL INFO: 14 D1 15 4" DIAMETER DRYER VENT VENT TO OUTSIDE AIR w/BACK DRAFT DAMPER 16 WASHER AND DRYER HOOKUP. LEVER FAUCETS 17 COLD WATER STUD -OUT AND SHUT OFF VALVE IN CABINET ADJACENT TO REFRIGERATOR FOR ICE MAKER. 18 3" DIAMETER GALVANIZED STEEL PIPE POST. 36" HIGH. SEE FOUNDATION PLAN. SEE DETAIL: 21 D1 19 ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS, UNDER -STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED SIDE WITH 1/2 -INCH (12.7 MM) GYPSUM BOARD. CRC R302.7 20 GARAGE DOOR WITH WEATHERSTRIPPING ALL AROUND. AS SELECTED BY OWNER. NEW STAIRS -SEE SYMBOLS -SHEET A-1.1 21 -WOOD HANDRAIL +36" A.F.F. ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE (11 LUX) AT THREADS AND LANDINGS. CRC R303.6 22 GUARD +42" A.F.F. 23 VELUX VS3055 DUAL -PANE SKYLIGHT WITH ELECTRICAL OPERATION. INSTALL PER MANUFACTURER RECOMMENDATIONS 24 20 FT. CONTINUOUS #4 REBAR LIFER GROUND IN FOOTING. STUB OUT 3" ABOVE FINISH SURFACE. MAINTAIN 3 FT. CLEAR FROM FACE OF ELECTRICAL PANEL TO ANY WALL SURFACE OR OBSTRUCTION. 25 DECK: TILE o/MORTAR BED a/ WATERPROOF MEMBRANE PER T.C.N.A. RECOMMENDATIONS. 1/4" PER FOOT MINIMUM SLOPE. (DROP DECK SHTG QOM FLOOR FINISH SHTG AT WALL EDGE TO ACCOMODATE FOR 1-1/2" MORTAR BED AND TILE) 26 WATERPROOFING. SEE "WATERPROOF MEMBRANE" SPECIFICATION BELOW x TYPICAL INDICATES MIRADRAIN SHORING CONDITION SEE BELOW. FRENCH DRAIN INDICATES TRADITIONAL SLOPE CUT BACK. 27 WHOLE HOUSE VENTILATION. (NEW CONST AND ADDITIONS >1,000 SF) PROVIDE A WHOLE -BUILDING MECHANICAL VENTILATION SYSTEM IN ACCORDANCE WITH THE FAN VENTILATION RATE (ASHRAE SEC. 4.1.1): MECHANICAL VENTILATION MIN REDD. 1 CFM PER 100 SF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EA. OCCUPANT BEDROOM +1. WHOLE BUILDING VENTILATION SHALL BE PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED. NATURAL VENTILATION THROUGH DOORS/WINDOWS OR CONTINUOUS OPERATION OF FORCED AIR SYSTEM AIR HANDLERS USED IN CENTRAL FAN INTEGRATED VENTILATIONS SYSTEMS ARE NOT A PERMISSIBLE METHODS OF PROVIDING WHOLE -BUILDING VENTILATION. BEES 150(o), EXC.. 5 TO 152(A) & ASHRAE STD. 62.2 PROVIDE: (2830 / 100 CFM PER SF) + (5 X 7.5 CFM) = 65.80 CFM MIN. EXHAUST FAN,1 SONE PERMANENTLY ON WITH A NOTE ON THE SWITCH STATING "VENTILATION CONTROL" "CONTINUOUS OPERATION REQUIRED WHEN THE HOUSE IS IN USE:' SEE SECOND FLOOR PLAN FOR WHOLE HOUSE VENTILATION FAN. PROVIDE BROAN QTXE80 FAN. AT KITCHEN VErr. 27a SHALL HAVE A v INIM M ^AUS RAL rT ESOF O CFM. BES 150(o), TDX . 5S TO 152(a) & ASHRAE STD. 62.2. SEE FIRST FLOOR PLAN FOR KITCHEN VENT. PREOMANUFA TU ED GAQNING GLACE. S E 28 -PROVIDE CLEARANCE TO COMBUSTIBLES PER MANUFACTURER AND CODE. -INSTALL PER MANUFACTURERS INSTALLATION SPECIFICATIONS. -CONTRACTOR TO PROVIDE FIELD INSPECTOR WITH COPY OF LISTING BY APPROVED LISTING AGENCY (ICC -ES, WARNOCK-HERSHEY, INTERTEK) -MAJESTIC MARQUIS KHLDV. CSA LISTED AND TESTED UNDER: ANSI Z21.88-2009 / CSA 2.33-2009 STANDARDS. LIGHT 9 VENTILATION NET GLAZING SHALL BE 8% OF THE FLOOR AREA CRC R303.1 NET VENTILATION SHALL BE 4% OF THE FLOOR AREA GAME ROOWBAR 43.28 S.F. WNDW AREA REQ'D 48 S.F. PROVIDED 541 S.F. 21.64 OPERABLE WNDW AREA REDO 48 S.F. PROVIDED BEDROOM 13.76 S.F. WNDW AREA REQ'D 15.75 S.F. PROVIDED 172 S.F. Bcc A4 Lu CD �n 0 ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O. C/D E- ALL EXTERIOR DIMENSIONS SHOWN ARE TO EXT. FACE OF STUD U.N.O. L �»LwLi FANT o P• L. \/A 9g^/NDECK249 A4.1 Y iAC PVEMEIV ��F 4 Q BRICK D90A4.CONCG(J KEY NOTES -FLOOR PLAN 2x6 WOOD FRAMING AT 16"o.c. PER C.R.C. w/ INTERIOR WALL -5/8" GYPSUM BOARD EXTERIOR WALL -7/8" EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPER. PTDF SILL PLATE AT CONCRETE SLAB INSULATION PER T-24 SHEEET. R-13 F.G. BATT INSULATION AT 2x4 WALLS. INSULATION THROUGHOUT ALL INTERIOR WALLS AND FLOOR PLUMBING WALL, AS OCCURS 2x4 WOOD FRAMING AT 16"o.c. PER C.R.C. -SEE NOTE 1 ABOVE. ❑3 5/8" TYPE "X' GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE. 5/8" TYPE "X" GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE "X" GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.) ®PLUMBING FIXTURES AS SELECTED BY OWNER OR ARCHITECT. 1.28 GALLONG PER FLUSH W/C -SEE PLUMBING SYMBOLS -A-1.1 30"x30" ATTIC ACCESS WITH 30" MINIMUM HEADROOM ABOVE CEILING ©TEMPERED GLASS SHOWER ENCLOSURE AND DOOR TO 6'-0" ABOVE THE DRAIN. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. NET AREA OF SHOWER ENCLOSURE SHALL NOT BE LESS THAN 1,024 SQ. INCH (7.1 SQ. FT.) OF FLOOR AREA, AND A MINIMUM OF 30 INCHES DIAMETER CIRCLE. TUB / SHOWER OR SHOWER SURROUND WITH CERAMIC TILE WALLS "MUDSET" WITH CEMENT PLASTER BACKING o/ WATERPROOF (W/P) MEMBRANE TO +72" MIN. ABOVE THE DRAIN PER TILE COUNCIL OF NORTH AMERICA. INSTALL W/P PER ICC ESR -1058. SHOWER HEAD AT +80" A.F.F. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. PROVIDE BID FOR ONE SOAP NICHE MINIMUM 18" HIGH 13" WIDE - LOCATION TO BE VERIFIED IN FIELD. TANKLESS WATER HEATER. PROVIDE HORIZONTAL VENT TO OUTSIDE. PROVIDE P & T VALVE WITH DRAIN TO OUTSIDE. EARTQUAKE STRAP. WHEN USING (2) WATER HEATERS, PROVIDE VALVE TO ISOLATE WATER HEATERS. 15 VENT SHALL BE TERMINATED ABOVE THE ROOF LEVEL. 1, D1 APPLIANCES PER OWNER -VENT (HOOD) THROUGH WALL LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS SHALL HAVE A MIN EXHAUST RATE OF 100 CFM 10 HARDWIRED SMOKE DETECTOR w/BATTERY BACKUP BATTERY OPERATED SMOKE DETECTOR. CARBON MONOXIDE DETECTOR - HARDWIRED U.N.O - LOCATE NEAR BEDROOMS & AWAY FROM GAS APPLIANCES AS PER MANUF.'S RECOMMENDATIONS 11 PROVIDE RECEPTACLES AND LIGHTING PER CODE. LOCATIONS SHOWN FOR CONCEPT ONLY. VERIFY WITH OWNER. SEE SHEET A-5 FOR ADD'L INFORMATION. 12 CLOSET SHELF AND POLE -DOUBLE PER OWNER AND SHELVES H 14 FORCED AIR UNIT. PROVIDE GAS STUB. H SEE DETAIL FOR ADDITIONAL INFO: 14 D1 15 4" DIAMETER DRYER VENT VENT TO OUTSIDE AIR w/BACK DRAFT DAMPER 16 WASHER AND DRYER HOOKUP. LEVER FAUCETS 17 COLD WATER STUD -OUT AND SHUT OFF VALVE IN CABINET ADJACENT TO REFRIGERATOR FOR ICE MAKER. 18 3" DIAMETER GALVANIZED STEEL PIPE POST. 36" HIGH. SEE FOUNDATION PLAN. SEE DETAIL: 21 D1 19 ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS, UNDER -STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED SIDE WITH 1/2 -INCH (12.7 MM) GYPSUM BOARD. CRC R302.7 20 GARAGE DOOR WITH WEATHERSTRIPPING ALL AROUND. AS SELECTED BY OWNER. NEW STAIRS -SEE SYMBOLS -SHEET A-1.1 21 -WOOD HANDRAIL +36" A.F.F. ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE (11 LUX) AT THREADS AND LANDINGS. CRC R303.6 22 GUARD +42" A.F.F. 23 VELUX VS3055 DUAL -PANE SKYLIGHT WITH ELECTRICAL OPERATION. INSTALL PER MANUFACTURER RECOMMENDATIONS 24 20 FT. CONTINUOUS #4 REBAR LIFER GROUND IN FOOTING. STUB OUT 3" ABOVE FINISH SURFACE. MAINTAIN 3 FT. CLEAR FROM FACE OF ELECTRICAL PANEL TO ANY WALL SURFACE OR OBSTRUCTION. 25 DECK: TILE o/MORTAR BED a/ WATERPROOF MEMBRANE PER T.C.N.A. RECOMMENDATIONS. 1/4" PER FOOT MINIMUM SLOPE. (DROP DECK SHTG QOM FLOOR FINISH SHTG AT WALL EDGE TO ACCOMODATE FOR 1-1/2" MORTAR BED AND TILE) 26 WATERPROOFING. SEE "WATERPROOF MEMBRANE" SPECIFICATION BELOW x TYPICAL INDICATES MIRADRAIN SHORING CONDITION SEE BELOW. FRENCH DRAIN INDICATES TRADITIONAL SLOPE CUT BACK. 27 WHOLE HOUSE VENTILATION. (NEW CONST AND ADDITIONS >1,000 SF) PROVIDE A WHOLE -BUILDING MECHANICAL VENTILATION SYSTEM IN ACCORDANCE WITH THE FAN VENTILATION RATE (ASHRAE SEC. 4.1.1): MECHANICAL VENTILATION MIN REDD. 1 CFM PER 100 SF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EA. OCCUPANT BEDROOM +1. WHOLE BUILDING VENTILATION SHALL BE PROVIDED BY EXHAUST AIR, SUPPLY AIR OR COMBINED. NATURAL VENTILATION THROUGH DOORS/WINDOWS OR CONTINUOUS OPERATION OF FORCED AIR SYSTEM AIR HANDLERS USED IN CENTRAL FAN INTEGRATED VENTILATIONS SYSTEMS ARE NOT A PERMISSIBLE METHODS OF PROVIDING WHOLE -BUILDING VENTILATION. BEES 150(o), EXC.. 5 TO 152(A) & ASHRAE STD. 62.2 PROVIDE: (2830 / 100 CFM PER SF) + (5 X 7.5 CFM) = 65.80 CFM MIN. EXHAUST FAN,1 SONE PERMANENTLY ON WITH A NOTE ON THE SWITCH STATING "VENTILATION CONTROL" "CONTINUOUS OPERATION REQUIRED WHEN THE HOUSE IS IN USE:' SEE SECOND FLOOR PLAN FOR WHOLE HOUSE VENTILATION FAN. PROVIDE BROAN QTXE80 FAN. AT KITCHEN VErr. 27a SHALL HAVE A v INIM M ^AUS RAL rT ESOF O CFM. BES 150(o), TDX . 5S TO 152(a) & ASHRAE STD. 62.2. SEE FIRST FLOOR PLAN FOR KITCHEN VENT. PREOMANUFA TU ED GAQNING GLACE. S E 28 -PROVIDE CLEARANCE TO COMBUSTIBLES PER MANUFACTURER AND CODE. -INSTALL PER MANUFACTURERS INSTALLATION SPECIFICATIONS. -CONTRACTOR TO PROVIDE FIELD INSPECTOR WITH COPY OF LISTING BY APPROVED LISTING AGENCY (ICC -ES, WARNOCK-HERSHEY, INTERTEK) -MAJESTIC MARQUIS KHLDV. CSA LISTED AND TESTED UNDER: ANSI Z21.88-2009 / CSA 2.33-2009 STANDARDS. LIGHT 9 VENTILATION NET GLAZING SHALL BE 8% OF THE FLOOR AREA CRC R303.1 NET VENTILATION SHALL BE 4% OF THE FLOOR AREA GAME ROOWBAR 43.28 S.F. WNDW AREA REQ'D 48 S.F. PROVIDED 541 S.F. 21.64 OPERABLE WNDW AREA REDO 48 S.F. PROVIDED BEDROOM 13.76 S.F. WNDW AREA REQ'D 15.75 S.F. PROVIDED 172 S.F. 6.88 OPERABLE WNDW AREA REQ'D 15.75 S.F. PROVIDED Attachment PC 8 - Project Plans r 44 �p C.4 COD V # 07 N r o co r ^ � H a r o us er m E- w a ce m N s+ E" f a a m e a' w e e im a W e = w _ o z a o o 0 N m 67 H W r * �=�3 E,) E� a E- E- W z_ * 0 E- E - F4 W z C7 * d x o E" Cl/lW}d'JWS 'd' 'l/I}WW R'ZH JJQIi z �ZU�WJ=0000 m2U1<J-ON rM x x 3Kz~~�wr�w F(nNwuo '-o moO 0 <OwKRo K_- Z_ H ¢� Kzz Fam F`w om 3>M<« UWR<0 pwU}R.UZ- �F- w�aU ^wow�10,Dzx� z-OO=-w- DRm>u<w n.0<� O� 3�Z�-KUK . wlww-Fw O wl<O_< au, . '>uz�l-JUr WCLm�m�F z2 x <- WJ=m_ R o~ u _w ¢? u m on w w� OKw Fww CZ�WKR �J WKOwMQ<U3�0K E• r _azw<3waomzw Z,=OO-uw v� w< z vi�==<E:r- <�zw E- nOZF2 KOY�J �2 �U wF'W _W �M -UJW 'JZzo- CCJUId'4fnwK2W�ZKKR' R-�O0>= w -<<<ODmOFKR _R3<Rv,3ac�c�w� y FC7 D AR _0S F No. C 22162 Ren. 7/31/19 S+�qr app E- F OF CA0 E- W z_ C7 * d F W z_ L0 N C0 N Z _t� U H Wow w J Q z Om J � z Lu Q � � Q 0 o z CD WO LL d' a co o �NNCD E w z_ C7 d � z WALL LEGEND w J c p Op NOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK. NOTIFY ARCHITECT IMMEDIATELY SHOULD THERE BE ANY DISCREPANCY. CD E- 0 ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O. C/D E- ALL EXTERIOR DIMENSIONS SHOWN ARE TO EXT. FACE OF STUD U.N.O. L OVERALL EXTERIOR DIMENSIONS ARE TO EXT. FACE OF SHTG / FOOTING AS INDICATED w O W J p Z D EXISTING WALL TO REMAIN z O d J DEMOLISH AND REMOVE EXISTING WALL -REMODELS ONLY CC CnO NEW INTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O. ,�.�,' -SEE STRUCTURAL DRAWINGS. y m p -5/8" GYPSUM BOARD INTERIOR WALLS -PROVIDE, AT MOIST REVISIONS: AREAS, WATER RESISTANT "GREEN" GYPSUM BOARD -GREEN BOARD NOT ACCEPTABLE IN SHOWERS OR TUB SURROUNDS. PROVIDE 5/8" TYPE "X" GYPSUM BOARD AT GARAGE TO S- HOUSE. _c� x PROVIDE WATERPROOF MEMBRANE "BUILDING PAPER" BELOW F- ALL EXTERIOR WALL FINISHES. 2x FRAMING AT 16"o.c. -SEE STRUCTURAL. w PROVIDE 8" WOOD TO EARTH SEPARATION OR PRESSURE z TREATED WOOD. WOOD LOCATED ON CONCRETE SLAB SHALL BE PRESSURE TREATED. - NEW EXTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O. EXTERIOR WALLS (WITH WOOD SIDING) TO HAVE 1/2" PLYWOOD AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1" SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGS E- Plot Date: 10/31/17 EXTERIOR WALLS (WITH EXTERIOR PLASTER) TO HAVE WOOD E_ STRIP FURRING AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1" START DATE 6/14/16 W SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGS z NEW 2x6 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE SCALE: 1/4" -1'-0" NOTES ABOVE. ® NEW 2x8 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE SNEET NOTES ABOVE. NEW 2xl0 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE * >Lrr���7l7177771 CONCRETE BLOCK WALL �. • ��� PA2016-170 0 O A A4 z 10/31/2017 3:56:17 PM Y U Q M I- W O Cn U U z Q (� r7C m X C I ILL! III N 490 24 46" tirill C0� URB 110.74' LIVING LEVEL AREA THROUGH EXISTING SETBACK (SHOWN SHADED) VA - - - O POOL EQUIP. F ------ H E R S --HERS -----------K -TC-H--€N----- - - - - -- a A- ACCE T 7 OUTLINE OF FLOOR BELOW I UP 1 10,F SHTC 5 2. 0 SETBACK \ 30.LEDBRNOOMS U \ I < \ I o� ^z OPEN TO BELOW BUFFET w DECK 2 55.15' PROPERTY LINE N 49°� 4' 46" W 80.14' H_LJY c LOO O m �O IYD W AC PAVEMENT c= 78.39' C0 0 CONC. GUTTER MIgRO a F F.SHrc 54.0 TATO 4.1 A4. M. BEDROOM LIVING LEVEL AREA THROUGH EXISTING SETBACK (SHOWN SHADED) Q c /V 2 6 4 , ^/ Q. F w 4 D ING 4VE0 m W LLJ Z i J y B pz A4 � SEAT i i !-1 To K u/I I M. BATH 40 I I I I ° W I 7 I � W FIN• TO P. 0) A A4 I Z \ 49 WAY LANE 1�°E �p�RT y��NE ° AC PAVEMENA4. 4.9 BRICK 2 vV , � O , , 90 O \ C:)// ,/ , , CONC c�Tr f 1 \ IVING LEVEL FLOOR PLAN FO » WAL L Attachment PC 8 - Project Plans KEY NOTES -FLOOR PLAN M NO d N O e cm f GAME ROOWBAR 43.28 S.F. WNDW AREA REO'D 48 S.F. PROVIDED ° 541 S.F. 21.64 OPERABLE WNDW AREA REQ'D 48 S.F. PROVIDED a e PROPOSED REALIGNMENT OF EXISTING ACCESS ENCROACHMENT .- eo O O " a ° - 2x6 WOOD FRAMING AT 16"c. c. PER C.R.C. w/y WE WALL LEGEND a - CODLa Re O NOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK. E- NOTIFY ARCHITECT IMMEDIATELY SHOULD THERE BE ANY DISCREPANCY. EXTERIOR WALL -7/8" EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPER. aCD N = CC d' e v ..d C .. ° CD cu) PTDF SILL PLATE AT CONCRETE SLAB w O 42 E" JO W INSULATION PER T-24 SHEEET. R-13 F.G. BATT INSULATION AT 2x4 WALLS. m c a �- e n d n a w z INSULATION THROUGHOUT ALL INTERIOR WALLS AND FLOOR O a PROPERTY LIQ ` a ` ° ° �H ° -D cc CD® PLUMBING WALL, AS OCCURS co = w _ _ w z _JCD 2x4 WOOD FRAMING AT 16"o.c. PER C.R.C. -SEE NOTE 1 ABOVE. N m w .Wr :: REVISIONS: AREAS, WATER RESISTANT "GREEN" GYPSUM BOARD -GREEN 5/8" TYPE "X" GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE. "X" PROVIDE 5/8" TYPE "X" GYPSUM BOARD AT GARAGE TO E - HOUSE. Lu_ u u F SETBACK � o 7' GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.) 2x FRAMING AT 16"o.c. -SEE STRUCTURAL. W PROVIDE 8" WOOD TO EARTH SEPARATION OR PRESSURE z PLUMBING FIXTURES AS SELECTED BY OWNER OR ARCHITECT. TREATED WOOD. - WOOD LOCATED ON CONCRETE SLAB SHALL BE PRESSURE TREATED. J ® NEW EXTERIOR 2x4 STUD WALL FRAMING AT 16"o.C. U.N.O. 30"x30" ATTIC ACCESS WITH 30" MINIMUM HEADROOM ABOVE CEILING EXTERIOR WALLS (WITH WOOD SIDING) TO HAVE 1/2" T - E i PLYWOOD AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE D 6 TEMPERED GLASS SHOWER ENCLOSURE AND DOOR TO 6'-0" ABOVE THE o � E- x E" DRAIN. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. NET AREA OF SHOWER ENCLOSURE SHALL NOT BE LESS THAN 1,024 SQ. INCH n n n u E- Plot Date: 10/31/17 EXTERIOR WALLS (WITH EXTERIOR PLASTER) TO HAVE WOOD E- STRIP FURRING AT EXTERIOR SIDE. PROVIDE TWO LAYERS W GRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1" START DATE: 6/14/16 (7.1 SQ. FT.) OF FLOOR AREA, AND A MINIMUM OF 30 INCHES DIAMETER SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGS z z SCALE: 1/4" -1'-0" CIRCLE. SHEET U 7 TUB / SHOWER OR SHOWER SURROUND WITH CERAMIC TILE WALLS "MUDSET" * G7//777/77777J CONCRETE BLOCK WALL . �• ti Lu WITH CEMENT PLASTER BACKING o/ WATERPROOF (W/P) MEMBRANE TO +72" MIN. ABOVE THE DRAIN PER TILE COUNCIL OF NORTH AMERICA. INSTALL W/P EU I PER ICC ESR -1058. SHOWER HEAD AT +80" A.F.F. DOOR SHALL SWING OUT. C PROVIDE 22" MINIMUM WIDE DOOR. PROVIDE BID FOR ONE SOAP NICHE UP TP CD A4.1 s :RACK PROVIDE P & T VALVE WITH DRAIN TO OUTSIDE. EARTQUAKE STRAP. WHEN F- CL USING (2) WATER HEATERS, PROVIDE VALVE TO ISOLATE WATER HEATERS. 15 x POENTR VENT SHALL BE TERMINATED ABOVE THE ROOF LEVEL. D1 E, F.SHTG 52. APPLIANCES PER OWNER -VENT (HOOD) THROUGH WALL LOCAL EXHAUST D SYSTEM VENTED TO OUTDOORS SHALL HAVE A MIN EXHAUST RATE OF 100 CFM W 10 HARDWIRED SMOKE DETECTOR w/BATTERY BACKUP BATTERY OPERATED T `r^J� z SETBACK LOCATE NEAR BEDROOMS & AWAY FROM GAS APPLIANCES AS PER I� d v MANUF.'S RECOMMENDATIONS PROVIDE PROVIDE RECEPTACLES AND LIGHTING PER CODE. LOCATIONS SHOWN FOR CONCEPT ONLY. VERIFY WITH OWNER. SEE SHEET A-5 FOR ADD'L �I 4'-11» 12 CLOSET SHELF AND POLE -DOUBLE PER OWNER AND SHELVES HN. 10 � P.L. 14 LIVING _ E - SEE DETAIL FOR ADDITIONAL INFO: 14 &t4)- D1 W z mm wrm wwx .m ow rww mz�ww¢w ozorwwx0000 mxm I � VENT TO OUTSIDE AIRw/BACK DRAFT DAMPER \�>wiiriw -x - ¢�¢-'-om �iogi�S6wz r1r) TV I --I F\ F_Nw m31 z� H 16 yomallo ¢4-zzrmaH aw ¢O DINING Irl COLD WATER STUD -OUT AND SHUT OFF VALVE IN CABINET ADJACENT TO Uw owuY ao>w¢w ao¢?wmJz3wz UO~ mom 0 O A A4 z 10/31/2017 3:56:17 PM Y U Q M I- W O Cn U U z Q (� r7C m X C I ILL! III N 490 24 46" tirill C0� URB 110.74' LIVING LEVEL AREA THROUGH EXISTING SETBACK (SHOWN SHADED) VA - - - O POOL EQUIP. F ------ H E R S --HERS -----------K -TC-H--€N----- - - - - -- a A- ACCE T 7 OUTLINE OF FLOOR BELOW I UP 1 10,F SHTC 5 2. 0 SETBACK \ 30.LEDBRNOOMS U \ I < \ I o� ^z OPEN TO BELOW BUFFET w DECK 2 55.15' PROPERTY LINE N 49°� 4' 46" W 80.14' H_LJY c LOO O m �O IYD W AC PAVEMENT c= 78.39' C0 0 CONC. GUTTER MIgRO a F F.SHrc 54.0 TATO 4.1 A4. M. BEDROOM LIVING LEVEL AREA THROUGH EXISTING SETBACK (SHOWN SHADED) Q c /V 2 6 4 , ^/ Q. F w 4 D ING 4VE0 m W LLJ Z i J y B pz A4 � SEAT i i !-1 To K u/I I M. BATH 40 I I I I ° W I 7 I � W FIN• TO P. 0) A A4 I Z \ 49 WAY LANE 1�°E �p�RT y��NE ° AC PAVEMENA4. 4.9 BRICK 2 vV , � O , , 90 O \ C:)// ,/ , , CONC c�Tr f 1 \ IVING LEVEL FLOOR PLAN FO » WAL L Attachment PC 8 - Project Plans KEY NOTES -FLOOR PLAN M NO d N O e cm f GAME ROOWBAR 43.28 S.F. WNDW AREA REO'D 48 S.F. PROVIDED 541 S.F. 21.64 OPERABLE WNDW AREA REQ'D 48 S.F. PROVIDED y N r r CA .- eo O O " BEDROOM 13.76 S.F. WNDW AREA REQ'D 15.75 S.F. PROVIDED - 2x6 WOOD FRAMING AT 16"c. c. PER C.R.C. w/y WE WALL LEGEND INTERIOR WALL -5/8" GYPSUM BOARD - CODLa Re O NOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK. E- NOTIFY ARCHITECT IMMEDIATELY SHOULD THERE BE ANY DISCREPANCY. EXTERIOR WALL -7/8" EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPER. aCD N = CC x ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O. CD cu) PTDF SILL PLATE AT CONCRETE SLAB w O 42 E" JO W INSULATION PER T-24 SHEEET. R-13 F.G. BATT INSULATION AT 2x4 WALLS. m c a �- EXISTING WALL TO REMAIN w z INSULATION THROUGHOUT ALL INTERIOR WALLS AND FLOOR O a ---_--___---- DEMOLISH AND REMOVE EXISTING WALL -REMODELS ONLY C -D cc CD® PLUMBING WALL, AS OCCURS co = w _ _ w z _JCD 2x4 WOOD FRAMING AT 16"o.c. PER C.R.C. -SEE NOTE 1 ABOVE. N m w .Wr :: REVISIONS: AREAS, WATER RESISTANT "GREEN" GYPSUM BOARD -GREEN 5/8" TYPE "X" GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE. "X" PROVIDE 5/8" TYPE "X" GYPSUM BOARD AT GARAGE TO E - HOUSE. 5/8" TYPE GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE u u F ALL EXTERIOR WALL FINISHES. 7' GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.) 2x FRAMING AT 16"o.c. -SEE STRUCTURAL. W PROVIDE 8" WOOD TO EARTH SEPARATION OR PRESSURE z PLUMBING FIXTURES AS SELECTED BY OWNER OR ARCHITECT. TREATED WOOD. - WOOD LOCATED ON CONCRETE SLAB SHALL BE PRESSURE TREATED. 1.28 GALLONG PER FLUSH W/C -SEE PLUMBING SYMBOLS -A-1.1 ® NEW EXTERIOR 2x4 STUD WALL FRAMING AT 16"o.C. U.N.O. 30"x30" ATTIC ACCESS WITH 30" MINIMUM HEADROOM ABOVE CEILING EXTERIOR WALLS (WITH WOOD SIDING) TO HAVE 1/2" E i PLYWOOD AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE D 6 TEMPERED GLASS SHOWER ENCLOSURE AND DOOR TO 6'-0" ABOVE THE o E- x E" DRAIN. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. NET AREA OF SHOWER ENCLOSURE SHALL NOT BE LESS THAN 1,024 SQ. INCH n n n u E- Plot Date: 10/31/17 EXTERIOR WALLS (WITH EXTERIOR PLASTER) TO HAVE WOOD E- STRIP FURRING AT EXTERIOR SIDE. PROVIDE TWO LAYERS W GRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1" START DATE: 6/14/16 (7.1 SQ. FT.) OF FLOOR AREA, AND A MINIMUM OF 30 INCHES DIAMETER SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGS z z SCALE: 1/4" -1'-0" CIRCLE. SHEET U 7 TUB / SHOWER OR SHOWER SURROUND WITH CERAMIC TILE WALLS "MUDSET" * G7//777/77777J CONCRETE BLOCK WALL . �• ti WITH CEMENT PLASTER BACKING o/ WATERPROOF (W/P) MEMBRANE TO +72" MIN. ABOVE THE DRAIN PER TILE COUNCIL OF NORTH AMERICA. INSTALL W/P PER ICC ESR -1058. SHOWER HEAD AT +80" A.F.F. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. PROVIDE BID FOR ONE SOAP NICHE MINIMUM 18" HIGH 13" WIDE - LOCATION TO BE VERIFIED IN FIELD. TANKLESS WATER HEATER. PROVIDE HORIZONTAL VENT TO OUTSIDE. PROVIDE P & T VALVE WITH DRAIN TO OUTSIDE. EARTQUAKE STRAP. WHEN F- USING (2) WATER HEATERS, PROVIDE VALVE TO ISOLATE WATER HEATERS. 15 x VENT SHALL BE TERMINATED ABOVE THE ROOF LEVEL. D1 E, APPLIANCES PER OWNER -VENT (HOOD) THROUGH WALL LOCAL EXHAUST D SYSTEM VENTED TO OUTDOORS SHALL HAVE A MIN EXHAUST RATE OF 100 CFM W 10 HARDWIRED SMOKE DETECTOR w/BATTERY BACKUP BATTERY OPERATED `r^J� z SMOKE DETECTOR. CARBON MONOXIDE DETECTOR - HARDWIRED U.N.O - LOCATE NEAR BEDROOMS & AWAY FROM GAS APPLIANCES AS PER I� d 11 MANUF.'S RECOMMENDATIONS PROVIDE PROVIDE RECEPTACLES AND LIGHTING PER CODE. LOCATIONS SHOWN FOR CONCEPT ONLY. VERIFY WITH OWNER. SEE SHEET A-5 FOR ADD'L INFORMATION. 12 CLOSET SHELF AND POLE -DOUBLE PER OWNER AND SHELVES x 14 FORCED AIR UNIT. PROVIDE GAS STUB. _ E - SEE DETAIL FOR ADDITIONAL INFO: 14 D1 W z mm wrm wwx .m ow rww mz�ww¢w ozorwwx0000 mxm ❑4" DIAMETER DRYER VENT 15 � VENT TO OUTSIDE AIRw/BACK DRAFT DAMPER \�>wiiriw -x - ¢�¢-'-om �iogi�S6wz WASHER AND DRYER HOOKUP. LEVER FAUCETS z ¢W 3 ¢ogaao F\ F_Nw m31 z� H 16 yomallo ¢4-zzrmaH aw ¢O 17 COLD WATER STUD -OUT AND SHUT OFF VALVE IN CABINET ADJACENT TO Uw owuY ao>w¢w ao¢?wmJz3wz UO~ mom REFRIGERATOR FOR ICE MAKER. z^ w w o r - a¢ a x x o 18 3" DIAMETER GALVANIZED STEEL PIPE POST. 36" HIGH. x�-� r � m aww�mw¢wzowwF - oww3FLLw ¢ SEE FOUNDATION PLAN. SEE DETAIL: r2l mzowmaFJwmow�a,_WF<, E-' D1 - w¢mJm moo, - ¢ - wzow. -w 19 ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS, arw zw <0- N s z x ¢ �> _ -M -r ¢UNZw x ¢ _ F ti E - UNDER -STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED x w w- w w w ::13:0 x '= o � w x w z z w o w SIDE WITH 1/2 -INCH (12.7 MM) GYPSUM BOARD. CRC R302.7 xo�nmwv�wmxw� mmm a'-moo>x W �a¢ao�mo�ma�a3¢an3moow z 20 GARAGE DOOR WITH WEATHERSTRIPPING ALL AROUND. AS SELECTED BY OWNER. D ARCjyxr 21 NEW STAIRS -SEE SYMBOLS -SHEET A-1.1 �� �PRK TEgZ -WOOD HANDRAIL +36" A.F.F. ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE (11 LUX) AT THREADS AND LANDINGS. CRC R303.6 No. C 22162 GUARD +42" A.F.F. Ren. 7/31/19 STgTFOF CATIA 23 VELUXVS3055 DUAL -PANE SKYLIGHT WITH ELECTRICAL OPERATION. x INSTALL PER MANUFACTURER RECOMMENDATIONS E- 24 20 FT. CONTINUOUS #4 REBAR LIFER GROUND IN FOOTING. STUB OUT 3" ABOVE FINISH SURFACE. MAINTAIN 3 FT. CLEAR FROM FACE OF ELECTRICAL W PANEL TO ANY WALL SURFACE OR OBSTRUCTION. z 25 DECK: TILE o/MORTAR BED o/ WATERPROOF MEMBRANE PER T.C.N.A. C5 RECOMMENDATIONS. 1/4" PER FOOT MINIMUM SLOPE. (DROP DECK SHT'G ---2-112ROM FLOOR FINISH SHT'G AT WALL EDGE TO ACCOMODATE FOR 1-1/2" MORTAR BED AND TILE) WATERPROOFING. SEE "WATERPROOF MEMBRANE" SPECIFICATION BELOW 26 TYPICAL INDICATES MIRADRAIN SHORING CONDITION SEE BELOW. FRENCH DRAIN INDICATES TRADITIONAL SLOPE CUT BACK. 27 WHOLE HOUSE VENTILATION. (NEW CONST AND ADDITIONS >1,000 SF) E- PROVIDE A WHOLE -BUILDING MECHANICAL VENTILATION SYSTEM IN ACCORDANCE WITH THE FAN VENTILATION RATE (ASHRAE SEC. 4.1.1): x E - MECHANICAL VENTILATION MIN REQ'D. 1 CFM PER 100 SF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EA. OCCUPANT BEDROOM +1. WHOLE BUILDING VENTILATION SHALL BE PROVIDED BY EXHAUST AIR, SUPPLY AIR W OR COMBINED. NATURAL VENTILATION THROUGH DOORS/WINDOWS OR z CONTINUOUS OPERATION OF FORCED AIR SYSTEM AIR HANDLERS USED IN CENTRAL FAN INTEGRATED VENTILATIONS SYSTEMS ARE NOT A PERMISSIBLE METHODS OF PROVIDING WHOLE -BUILDING VENTILATION. - BEES 150(o), EXC.. 5 TO 152(A) & ASHRAE STD. 62.2 PROVIDE: (2830 / 100 CFM PER SF) + (5 X 7.5 CFM) = 65.80 CFM MIN. C\J C'V EXHAUST FAN,1 SONE PERMANENTLY ON WITH A NOTE ON THE SWITCH STATING "VENTILATION CONTROL" "CONTINUOUS OPERATION REQUIRED WHEN THE HOUSE IS IN USE." SEE SECOND FLOOR PLAN FOR WHOLE HOUSE Q7 E - VENTILATION FAN. PROVIDE BROAN QTXE80 FAN. 27a AT KITCHEN VEIr. HOOD, AL AUST SEM VEM TO OU SHALL HAVE A GIINIMUM RUST RITE OF 0 CFM BES 1 0(o)TEXC. 5S CD E- TO 152(a) & ASHRAE STD. 62.2. SEE FIRST FLOOR PLAN FOR KITCHEN VENT. W HOOD. PREMANUFA FU ED GAGNING ULACE. S EE Q C Q z ~ � 28 m CC -PROVIDE CLEARANCE TO COMBUSTIBLES PER MANUFACTURER AND CODE. G -INSTALL PER MANUFACTURERS INSTALLATION SPECIFICATIONS. O J -CONTRACTOR TO PROVIDE FIELD INSPECTOR WITH COPY OF LISTING BY Z Lu APPROVED LISTING AGENCY (ICC -ES, WARNOCK-HERSHEY, INTERTEK) Q -MAJESTIC MARQUIS KHLDV. CSA LISTED AND TESTED UNDER: Lu ANSI Z21.88-2009 / CSA 2.33-2009 STANDARDS. U Z O CD CEO CD LIGHT & VENTILATION W o x w N U ' E - NET GLAZING SHALL BE 8% OF THE FLOOR AREA CRC R303.1 NET VENTILATION SHALL BE 4% OF THE FLOOR AREA W N��. �9 z GAME ROOWBAR 43.28 S.F. WNDW AREA REO'D 48 S.F. PROVIDED 541 S.F. 21.64 OPERABLE WNDW AREA REQ'D 48 S.F. PROVIDED BEDROOM 13.76 S.F. WNDW AREA REQ'D 15.75 S.F. PROVIDED - 172 S.F. 6.88 OPERABLE WNDW AREA REO'D 15.75 S.F. PROVIDED WALL LEGEND z w Q I NOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK. IZD NOTIFY ARCHITECT IMMEDIATELY SHOULD THERE BE ANY DISCREPANCY. Lu E- CC ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O. CD cu) E- ALL EXTERIOR DIMENSIONS SHOWN ARE TO EXT. FACE OF STUD U.N.O. -I OVERALL EXTERIOR DIMENSIONS ARE TO EXT. FACE OF SHTG / FOOTING AS INDICATED JO W Lu Cn z EXISTING WALL TO REMAIN w z J ---_--___---- DEMOLISH AND REMOVE EXISTING WALL -REMODELS ONLY C -D cc CD® NEW INTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O. Its CD -SEE STRUCTURAL DRAWINGS.y _JCD -5/8" GYPSUM BOARD INTERIOR WALLS -PROVIDE, AT MOIST REVISIONS: AREAS, WATER RESISTANT "GREEN" GYPSUM BOARD -GREEN BOARD NOT ACCEPTABLE IN SHOWERS OR TUB SURROUNDS. PROVIDE 5/8" TYPE "X" GYPSUM BOARD AT GARAGE TO E - HOUSE. PROVIDE WATERPROOF MEMBRANE "BUILDING PAPER" BELOW F ALL EXTERIOR WALL FINISHES. 2x FRAMING AT 16"o.c. -SEE STRUCTURAL. W PROVIDE 8" WOOD TO EARTH SEPARATION OR PRESSURE z TREATED WOOD. WOOD LOCATED ON CONCRETE SLAB SHALL BE PRESSURE TREATED. ® NEW EXTERIOR 2x4 STUD WALL FRAMING AT 16"o.C. U.N.O. EXTERIOR WALLS (WITH WOOD SIDING) TO HAVE 1/2" PLYWOOD AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1" SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGS E- Plot Date: 10/31/17 EXTERIOR WALLS (WITH EXTERIOR PLASTER) TO HAVE WOOD E- STRIP FURRING AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1" START DATE: 6/14/16 W SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGS z NEW 2x6 STUD WALL FRAMING AT 1611o.c. U.N.O. -SEE SCALE: 1/4" -1'-0" NOTES ABOVE. SHEET ®NEW 2x8 STUD WALL FRAMING AT 16"o.c. U.N.D. -SEE NOTES ABOVE. NEW 2x10 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE NOTES ABOVE.ATb * G7//777/77777J CONCRETE BLOCK WALL . �• ti N��. �9 PA2016-170 z J Lu CD A4.1 Y U m I— W .e B e Lid W PROPERTY LINE 4. SETBACK H iETBAC 0 L LAS"OTTOM 66.0 63ER EIJTRY ARE (SHOWN HEAVY OU INE 11191110:1 PROPERTY LINE N 49 ° 4' 46 3N 80.14' 4. -I r� O I N Z I� AC PAVEMENT N 490 24' 46" W 78.39' 0 0 CONC. GUTTER ROOF D Cb C0URB Y U Q LY] W O Cn U U z Q ~ I`7 C m C, LLi III N 49° 24' 46" OUTLINE OF FLOOR BELOW I I 98.0 OPEN VOLUME 3 (AREA T-6" BELOW 24' HEIGHT LIMIT) (ENCROACHES INTO CODE -REQUIRED SETBACK. SEE A-1 FOR TABLE) E5 MW D ON LOWER SECTION —All LD I I CL: ROOF DECK LEVEL AREA Y THROUGH EXISTING SETBACK co � 4 (SHOWN SHADED) O EL m W DECK LEVEL FLOOR PLAN 111<91 110.74' i ROOF DECK LEVEL AREA fel THROUGH EXISTING SETBACK J (SHOWN SHADED) F 1101 0 /ATOR SEE I 4 0 LL, i -- _—_z__ -- i i i i o � 0; Ii i L � 2 a L I 4. 9 4 ' i �. /V,q C P ° ) A SEMEN F VV 4 , 90, 7LU N. T O P. L, A Al z I 1 0 1» 0 BRICK WALL Attachment PC 8 - Project Plans KEY NOTES -FLOOR PLAN z ca 42 NNr w m ` m T p R 7 2x6 WOOD FRAMING AT 16"c.c. PER C.R.C. w/ ca E_ INTERIOR WALL -5/8" GYPSUM BOARD — en ^ o EXTERIOR WALL -7/8" EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPER. a a N= x PTDF SILL PLATE AT CONCRETE SLAB as E Ga INSULATION PER T-24 SHEEET. R-13 F.G. BATT INSULATION AT 2x4 WALLS. in c 11"r a INSULATION THROUGHOUT ALL INTERIOR WALLS AND FLOOR e o r? a a m W PLUMBING WALL, AS OCCURS e - 0 : z is z 2x4 WOOD FRAMING AT 16"c.c. PER C.R.C. -SEE NOTE 1 ABOVE. N m W 5/8" TYPE "X" GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE. �W I [-L�I�I :.5 5/8" TYPE %' GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE u u "X" GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.) ®PLUMBING FIXTURES AS SELECTED BY OWNER OR ARCHITECT. r 1.28 GALLONG PER FLUSH W/C -SEE PLUMBING SYMBOLS -A-1.1 u 30"00" ATTIC ACCESS WITH 30" MINIMUM HEADROOM ABOVE CEILING TEMPERED GLASS SHOWER ENCLOSURE AND DOOR TO 6-0" ABOVE THE Gil F DRAIN. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. NET AREA OF SHOWER ENCLOSURE SHALL NOT BE LESS THAN 1,024 SQ. INCH (7.1 SQ. FT.) OF FLOOR AREA, AND A MINIMUM OF 30 INCHES DIAMETER z z CIRCLE. 7 TUB / SHOWER OR SHOWER SURROUND WITH CERAMIC TILE WALLS "MUDSET" WITH CEMENT PLASTER BACKING o/ WATERPROOF (W/P) MEMBRANE TO +72" MIN. ABOVE THE DRAIN PER TILE COUNCIL OF NORTH AMERICA. INSTALL W/P PER ICC ESR -1058. SHOWER HEAD AT +80" A.F.F. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. PROVIDE BID FOR ONE SOAP NICHE MINIMUM 18" HIGH 13" WIDE - LOCATION TO BE VERIFIED IN FIELD. TANKLESS WATER HEATER. PROVIDE HORIZONTAL VENT TO OUTSIDE. PROVIDE P & T VALVE WITH DRAIN TO OUTSIDE. EARTQUAKE STRAP. WHEN E USING (2) WATER HEATERS, PROVIDE VALVE TO ISOLATE WATER HEATERS.15 VENT SHALL BE TERMINATED ABOVE THE ROOF LEVEL. D1 F APPLIANCES PER OWNER -VENT (HOOD) THROUGH WALL LOCAL EXHAUST D SYSTEM VENTED TO OUTDOORS SHALL HAVE A MIN EXHAUST RATE OF 100 CFM W 10 HARDWIRED SMOKE DETECTOR w/BATTERY BACKUP BATTERY OPERATED1r� z SMOKE DETECTOR. CARBON MONOXIDE DETECTOR - HARDWIRED U.N.O - I� 0 LOCATE NEAR BEDROOMS & AWAY FROM GAS APPLIANCES AS PER RECOMMENDATIONS PROVIDE 11 PROVIDE RECEPTACLES AND LIGHTING PER CODE. LOCATIONS SHOWN FOR CONCEPT ONLY. VERIFY WITH OWNER. SEE SHEET A-5 FOR ADD'L INFORMATION. 12 CLOSET SHELF AND POLE -DOUBLE PER OWNER AND SHELVES �13 NOT USED 14 FORCED AIR UNIT. PROVIDE GAS STUB. Ey SEE DETAIL FOR ADDITIONAL INFO: 14 D1 W K InW}KJ W='R' 'N}WWR'ZHJ J¢li zN 15 4" DIAMETER DRYER VENTJx0000-mxm Qom¢-'-oy � VENT TO OUTSIDE AIRw/BACK DRAFT DAMPER \�>w=i�iw -x �wofo=¢owz e ¢w ~ 3 ~\—�nw-1 16 WASHER AND DRYER HOOKUP. LEVER FAUCETS zo Nzozo ¢o`Qao � zo o- ¢, zzF-¢ar w oo s¢.¢r Uwa¢o Ow U}aOz� �� wmmu O o 17 REFRIGERATOR FOR ICOLD WATER OUT AND CE MAKER. OFF VALVE IN CABINET ADJACENT TO zw wwc¢i�wa wo ¢finm x m,'¢N �z ~ ao, Z�HJUF rcr� �_ x x ¢ 18 3" DIAMETER GALVANIZED STEEL PIPE POST. 36" HIGH. azw,=m-v �wm0 zo zw~Www SEE FOUNDATION PLAN. SEE DETAIL: 21 �z�w¢d�JW,zw�Wrwn <w3DE-i <O- WZOWQr�w 19 ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS, w"Mwzwz}��==w UNDER -STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED w U w~ w ' w m 3 0- U J w= W z z o" SIDE WITH 112 -INCH (12.7 MM) GYPSUM BOARD. CRC R302.7 a'' -woo>= �¢¢¢ooMO wM a3¢an3aoow Z 20 GARAGE DOOR WITH WEATHERSTRIPPING ALL AROUND. AS SELECTED BY OWNER. SSeD ARCjy7T 21 NEW STAIRS -SEE SYMBOLS -SHEET A-1.1 „� dPRK Te -WOOD HANDRAIL +36" A.F.F. ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE (11 LUX) AT THREADS AND LANDINGS. CRC R303.6 No. C 22162 GUARD +42" A.F.F. Ren. 7/31/19 22 P 23 VELUX VS3055 DUAL -PANE SKYLIGHT WITH ELECTRICAL OPERATION. q�OF CALx INSTALL PER MANUFACTURER RECOMMENDATIONS E- 20 FT. CONTINUOUS #4 REBAR UFER GROUND IN FOOTING. STUB OUT 3" ABOVE FINISH SURFACE. MAINTAIN 3 FT. CLEAR FROM FACE OF ELECTRICAL PANEL TO ANY WALL SURFACE OR OBSTRUCTION. z 25 DECK: TILE o/MORTAR BED o/ WATERPROOF MEMBRANE PER T.C.N.A. RECOMMENDATIONS. 1/4" PER FOOT MINIMUM SLOPE. (DROP DECK SHT'G FROM FLOOR FINISH SHT'G AT WALL EDGE TO ACCOMODATE FOR 1-1/2" MORTAR BED AND TILE) ~ 26 WATERPROOFING. SEE "WATERPROOF MEMBRANE" SPECIFICATION BELOW TYPICAL INDICATES MIRADRAIN SHORING CONDITION SEE BELOW. FRENCH DRAIN INDICATES TRADITIONAL SLOPE CUT BACK. 27 WHOLE HOUSE VENTILATION. (NEW CONST AND ADDITIONS >1,000 SF) E - PROVIDE A WHOLE -BUILDING MECHANICAL VENTILATION SYSTEM IN <4 ACCORDANCE WITH THE FAN VENTILATION RATE (ASHRAE SEC. 4.1.1): z MECHANICAL VENTILATION MIN REGO. 1 CFM PER 100 SF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EA. OCCUPANT BEDROOM +1. WHOLE BUILDING VENTILATION SHALL BE PROVIDED BY EXHAUST AIR, SUPPLY AIR W OR COMBINED. NATURAL VENTILATION THROUGH DOORS/WINDOWS OR Cz CONTINUOUS OPERATION OF FORCED AIR SYSTEM AIR HANDLERS USED IN 0 CENTRAL FAN INTEGRATED VENTILATIONS SYSTEMS ARE NOT A PERMISSIBLE METHODS OF PROVIDING WHOLE -BUILDING VENTILATION. BEES 150(o), IXC.. 5 TO 152(A) & ASHRAE STD. 62.2 PROVIDE: (2830 / 100 CFM PER SF) + (5 X 7.5 CFM) = 65.80 CFM MIN. N EXHAUST FAN,1 SONE PERMANENTLY ON WITH A NOTE ON THE SWITCH CO STATING "VENTILATION CONTROL" "CONTINUOUS OPERATION REQUIRED WHEN THE HOUSE IS IN USE." SEE SECOND FLOOR PLAN FOR WHOLE HOUSE E - VENTILATION FAN. PROVIDE BROAN QTXE80 FAN. 27a AT KITCHEN V HOOD, AL EX AUST EM VERTD TO OUTDOORS Q E- I HAVE A INIMUM AUST FETE OF O CFM. B S j50(o), EXC. 5 U TO 152(a) & ASHRAE STD. 62.2. SEE FIRST FLOOR PLAN FOR KITCHEN VENT.W Q � W HOOD. z PREMANUFA(HED GAGNING ULACE. S E Ca >< 0 28 -PROVIDE CLEARANCE TO COMBUSTIBLES PER MANUFACTURER AND CODE. m -INSTALL PER MANUFACTURERS INSTALLATION SPECIFICATIONS. O J -CONTRACTOR TO PROVIDE FIELD INSPECTOR WITH COPY OF LISTING BY z Lu APPROVED LISTING AGENCY (ICC -ES, WARNOCK-HERSHEY, INTERTEK) Q CM -MAJESTIC MARQUIS KHLDV. CSA LISTED AND TESTED UNDER: Lu ANSI Z21.88-2009 / CSA 2.33-2009 STANDARDS. co C-) Q CD zO LIGHT 9 VENTILATIONo C e CO x NET GLAZING SHALL BE 8% OF THE FLOOR AREA CRC R303.1 �NO NC NET VENTILATION SHALL BE 4% OF THE FLOOR AREA W / z QA4. AME ROOM/BAR 43.28 S.F. WNDW AREA REQ'D 48 S.F. PROVIDED 541 S.F. 21.64 OPERABLE WNDW AREA REQ'D 48 S.F. PROVIDED 1 BEDROOM 13.76 S.F. WNDW AREA REQ'D 15.75 S.F. PROVIDED 172 S.F. 6.88 OPERABLE WNDW AREA REO'D 15.75 S.F. PROVIDED z / WALL LEGEND i NOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK. CD CD E - NOTIFY ARCHITECT IMMEDIATELY SHOULD THERE BE ANY DISCREPANCY. / ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O.�y E--� ALL EXTERIOR DIMENSIONS SHOWN ARE TO EXT. FACE OF STUD U.N.O. > OVERALL EXTERIOR DIMENSIONS ARE TO EXT. FACE OF SHTG / FOOTING AS INDICATED J W \ Y z \ EXISTING WALL TO REMAIN w Zj \ - DEMOLISH AND REMOVE EXISTING WALL -REMODELS ONLY CD \ - NEW INTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O. W O -SEE STRUCTURAL DRAWINGS. y or- -5/8" =-5/8" GYPSUM BOARD INTERIOR WALLS -PROVIDE, AT MOIST AREAS, WATER RESISTANT "GREEN" GYPSUM BOARD -GREEN REVISIONS: BOARD NOT ACCEPTABLE IN SHOWERS OR TUB SURROUNDS. PROVIDE 5/8" TYPE "X" GYPSUM BOARD AT GARAGE TO E - HOUSE. x PROVIDE WATERPROOF MEMBRANE "BUILDING PAPER" BELOW F ALL EXTERIOR WALL FINISHES. 2x FRAMING AT 16"c:c. -SEE STRUCTURAL. W PROVIDE 8" WOOD TO EARTH SEPARATION OR PRESSURE z TREATED WOOD. WOOD LOCATED ON CONCRETE SLAB SHALL BE PRESSURE TREATED. - NEW EXTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O. EXTERIOR WALLS (WITH WOOD SIDING) TO HAVE 1/2" PLYWOOD AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1" SHOWN FOR EXTERIOR FINISH -SEE STRUCT. OWES d EXTERIOR WALLS (WITH EXTERIOR PLASTER)TO HAVE WOOD Plot Date: 10/31/17 E STRIP FURRING AT EXTERIOR SIDE. PROVIDE TWO LAYERS START DATE: 6/14/16 GRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1" W SHOWN FOR EXTERIOR FINISH -SEE STRUCT. OWES z NEW 2x6 STUD WALL FRAMING AT 16"c.c. U.N.O. -SEE SCALE: 1/411- 1'-01, c7 NOTES ABOVE. ® NEW 2x8 STUD WALL FRAMING AT 16"c.c. U.N.O. -SEE SHEET NOTES ABOVE. A113 NEW 2x10 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE NOTES ABOVE. R? �1 CONCRETE BLOCK WALL �• ti Q. ��Cb. m I W 7C-) ��<< Lu J � A4 LL, i -- _—_z__ -- i i i i o � 0; Ii i L � 2 a L I 4. 9 4 ' i �. /V,q C P ° ) A SEMEN F VV 4 , 90, 7LU N. T O P. L, A Al z I 1 0 1» 0 BRICK WALL Attachment PC 8 - Project Plans KEY NOTES -FLOOR PLAN z ca 42 NNr w m ` m T p R 7 2x6 WOOD FRAMING AT 16"c.c. PER C.R.C. w/ ca E_ INTERIOR WALL -5/8" GYPSUM BOARD — en ^ o EXTERIOR WALL -7/8" EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPER. a a N= x PTDF SILL PLATE AT CONCRETE SLAB as E Ga INSULATION PER T-24 SHEEET. R-13 F.G. BATT INSULATION AT 2x4 WALLS. in c 11"r a INSULATION THROUGHOUT ALL INTERIOR WALLS AND FLOOR e o r? a a m W PLUMBING WALL, AS OCCURS e - 0 : z is z 2x4 WOOD FRAMING AT 16"c.c. PER C.R.C. -SEE NOTE 1 ABOVE. N m W 5/8" TYPE "X" GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE. �W I [-L�I�I :.5 5/8" TYPE %' GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE u u "X" GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.) ®PLUMBING FIXTURES AS SELECTED BY OWNER OR ARCHITECT. r 1.28 GALLONG PER FLUSH W/C -SEE PLUMBING SYMBOLS -A-1.1 u 30"00" ATTIC ACCESS WITH 30" MINIMUM HEADROOM ABOVE CEILING TEMPERED GLASS SHOWER ENCLOSURE AND DOOR TO 6-0" ABOVE THE Gil F DRAIN. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. NET AREA OF SHOWER ENCLOSURE SHALL NOT BE LESS THAN 1,024 SQ. INCH (7.1 SQ. FT.) OF FLOOR AREA, AND A MINIMUM OF 30 INCHES DIAMETER z z CIRCLE. 7 TUB / SHOWER OR SHOWER SURROUND WITH CERAMIC TILE WALLS "MUDSET" WITH CEMENT PLASTER BACKING o/ WATERPROOF (W/P) MEMBRANE TO +72" MIN. ABOVE THE DRAIN PER TILE COUNCIL OF NORTH AMERICA. INSTALL W/P PER ICC ESR -1058. SHOWER HEAD AT +80" A.F.F. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. PROVIDE BID FOR ONE SOAP NICHE MINIMUM 18" HIGH 13" WIDE - LOCATION TO BE VERIFIED IN FIELD. TANKLESS WATER HEATER. PROVIDE HORIZONTAL VENT TO OUTSIDE. PROVIDE P & T VALVE WITH DRAIN TO OUTSIDE. EARTQUAKE STRAP. WHEN E USING (2) WATER HEATERS, PROVIDE VALVE TO ISOLATE WATER HEATERS.15 VENT SHALL BE TERMINATED ABOVE THE ROOF LEVEL. D1 F APPLIANCES PER OWNER -VENT (HOOD) THROUGH WALL LOCAL EXHAUST D SYSTEM VENTED TO OUTDOORS SHALL HAVE A MIN EXHAUST RATE OF 100 CFM W 10 HARDWIRED SMOKE DETECTOR w/BATTERY BACKUP BATTERY OPERATED1r� z SMOKE DETECTOR. CARBON MONOXIDE DETECTOR - HARDWIRED U.N.O - I� 0 LOCATE NEAR BEDROOMS & AWAY FROM GAS APPLIANCES AS PER RECOMMENDATIONS PROVIDE 11 PROVIDE RECEPTACLES AND LIGHTING PER CODE. LOCATIONS SHOWN FOR CONCEPT ONLY. VERIFY WITH OWNER. SEE SHEET A-5 FOR ADD'L INFORMATION. 12 CLOSET SHELF AND POLE -DOUBLE PER OWNER AND SHELVES �13 NOT USED 14 FORCED AIR UNIT. PROVIDE GAS STUB. Ey SEE DETAIL FOR ADDITIONAL INFO: 14 D1 W K InW}KJ W='R' 'N}WWR'ZHJ J¢li zN 15 4" DIAMETER DRYER VENTJx0000-mxm Qom¢-'-oy � VENT TO OUTSIDE AIRw/BACK DRAFT DAMPER \�>w=i�iw -x �wofo=¢owz e ¢w ~ 3 ~\—�nw-1 16 WASHER AND DRYER HOOKUP. LEVER FAUCETS zo Nzozo ¢o`Qao � zo o- ¢, zzF-¢ar w oo s¢.¢r Uwa¢o Ow U}aOz� �� wmmu O o 17 REFRIGERATOR FOR ICOLD WATER OUT AND CE MAKER. OFF VALVE IN CABINET ADJACENT TO zw wwc¢i�wa wo ¢finm x m,'¢N �z ~ ao, Z�HJUF rcr� �_ x x ¢ 18 3" DIAMETER GALVANIZED STEEL PIPE POST. 36" HIGH. azw,=m-v �wm0 zo zw~Www SEE FOUNDATION PLAN. SEE DETAIL: 21 �z�w¢d�JW,zw�Wrwn <w3DE-i <O- WZOWQr�w 19 ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS, w"Mwzwz}��==w UNDER -STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED w U w~ w ' w m 3 0- U J w= W z z o" SIDE WITH 112 -INCH (12.7 MM) GYPSUM BOARD. CRC R302.7 a'' -woo>= �¢¢¢ooMO wM a3¢an3aoow Z 20 GARAGE DOOR WITH WEATHERSTRIPPING ALL AROUND. AS SELECTED BY OWNER. SSeD ARCjy7T 21 NEW STAIRS -SEE SYMBOLS -SHEET A-1.1 „� dPRK Te -WOOD HANDRAIL +36" A.F.F. ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE (11 LUX) AT THREADS AND LANDINGS. CRC R303.6 No. C 22162 GUARD +42" A.F.F. Ren. 7/31/19 22 P 23 VELUX VS3055 DUAL -PANE SKYLIGHT WITH ELECTRICAL OPERATION. q�OF CALx INSTALL PER MANUFACTURER RECOMMENDATIONS E- 20 FT. CONTINUOUS #4 REBAR UFER GROUND IN FOOTING. STUB OUT 3" ABOVE FINISH SURFACE. MAINTAIN 3 FT. CLEAR FROM FACE OF ELECTRICAL PANEL TO ANY WALL SURFACE OR OBSTRUCTION. z 25 DECK: TILE o/MORTAR BED o/ WATERPROOF MEMBRANE PER T.C.N.A. RECOMMENDATIONS. 1/4" PER FOOT MINIMUM SLOPE. (DROP DECK SHT'G FROM FLOOR FINISH SHT'G AT WALL EDGE TO ACCOMODATE FOR 1-1/2" MORTAR BED AND TILE) ~ 26 WATERPROOFING. SEE "WATERPROOF MEMBRANE" SPECIFICATION BELOW TYPICAL INDICATES MIRADRAIN SHORING CONDITION SEE BELOW. FRENCH DRAIN INDICATES TRADITIONAL SLOPE CUT BACK. 27 WHOLE HOUSE VENTILATION. (NEW CONST AND ADDITIONS >1,000 SF) E - PROVIDE A WHOLE -BUILDING MECHANICAL VENTILATION SYSTEM IN <4 ACCORDANCE WITH THE FAN VENTILATION RATE (ASHRAE SEC. 4.1.1): z MECHANICAL VENTILATION MIN REGO. 1 CFM PER 100 SF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EA. OCCUPANT BEDROOM +1. WHOLE BUILDING VENTILATION SHALL BE PROVIDED BY EXHAUST AIR, SUPPLY AIR W OR COMBINED. NATURAL VENTILATION THROUGH DOORS/WINDOWS OR Cz CONTINUOUS OPERATION OF FORCED AIR SYSTEM AIR HANDLERS USED IN 0 CENTRAL FAN INTEGRATED VENTILATIONS SYSTEMS ARE NOT A PERMISSIBLE METHODS OF PROVIDING WHOLE -BUILDING VENTILATION. BEES 150(o), IXC.. 5 TO 152(A) & ASHRAE STD. 62.2 PROVIDE: (2830 / 100 CFM PER SF) + (5 X 7.5 CFM) = 65.80 CFM MIN. N EXHAUST FAN,1 SONE PERMANENTLY ON WITH A NOTE ON THE SWITCH CO STATING "VENTILATION CONTROL" "CONTINUOUS OPERATION REQUIRED WHEN THE HOUSE IS IN USE." SEE SECOND FLOOR PLAN FOR WHOLE HOUSE E - VENTILATION FAN. PROVIDE BROAN QTXE80 FAN. 27a AT KITCHEN V HOOD, AL EX AUST EM VERTD TO OUTDOORS Q E- I HAVE A INIMUM AUST FETE OF O CFM. B S j50(o), EXC. 5 U TO 152(a) & ASHRAE STD. 62.2. SEE FIRST FLOOR PLAN FOR KITCHEN VENT.W Q � W HOOD. z PREMANUFA(HED GAGNING ULACE. S E Ca >< 0 28 -PROVIDE CLEARANCE TO COMBUSTIBLES PER MANUFACTURER AND CODE. m -INSTALL PER MANUFACTURERS INSTALLATION SPECIFICATIONS. O J -CONTRACTOR TO PROVIDE FIELD INSPECTOR WITH COPY OF LISTING BY z Lu APPROVED LISTING AGENCY (ICC -ES, WARNOCK-HERSHEY, INTERTEK) Q CM -MAJESTIC MARQUIS KHLDV. CSA LISTED AND TESTED UNDER: Lu ANSI Z21.88-2009 / CSA 2.33-2009 STANDARDS. co C-) Q CD zO LIGHT 9 VENTILATIONo C e CO x NET GLAZING SHALL BE 8% OF THE FLOOR AREA CRC R303.1 �NO NC NET VENTILATION SHALL BE 4% OF THE FLOOR AREA W / z QA4. AME ROOM/BAR 43.28 S.F. WNDW AREA REQ'D 48 S.F. PROVIDED 541 S.F. 21.64 OPERABLE WNDW AREA REQ'D 48 S.F. PROVIDED 1 BEDROOM 13.76 S.F. WNDW AREA REQ'D 15.75 S.F. PROVIDED 172 S.F. 6.88 OPERABLE WNDW AREA REO'D 15.75 S.F. PROVIDED z / WALL LEGEND i NOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK. CD CD E - NOTIFY ARCHITECT IMMEDIATELY SHOULD THERE BE ANY DISCREPANCY. / ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O.�y E--� ALL EXTERIOR DIMENSIONS SHOWN ARE TO EXT. FACE OF STUD U.N.O. > OVERALL EXTERIOR DIMENSIONS ARE TO EXT. FACE OF SHTG / FOOTING AS INDICATED J W \ Y z \ EXISTING WALL TO REMAIN w Zj \ - DEMOLISH AND REMOVE EXISTING WALL -REMODELS ONLY CD \ - NEW INTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O. W O -SEE STRUCTURAL DRAWINGS. y or- -5/8" =-5/8" GYPSUM BOARD INTERIOR WALLS -PROVIDE, AT MOIST AREAS, WATER RESISTANT "GREEN" GYPSUM BOARD -GREEN REVISIONS: BOARD NOT ACCEPTABLE IN SHOWERS OR TUB SURROUNDS. PROVIDE 5/8" TYPE "X" GYPSUM BOARD AT GARAGE TO E - HOUSE. x PROVIDE WATERPROOF MEMBRANE "BUILDING PAPER" BELOW F ALL EXTERIOR WALL FINISHES. 2x FRAMING AT 16"c:c. -SEE STRUCTURAL. W PROVIDE 8" WOOD TO EARTH SEPARATION OR PRESSURE z TREATED WOOD. WOOD LOCATED ON CONCRETE SLAB SHALL BE PRESSURE TREATED. - NEW EXTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O. EXTERIOR WALLS (WITH WOOD SIDING) TO HAVE 1/2" PLYWOOD AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1" SHOWN FOR EXTERIOR FINISH -SEE STRUCT. OWES d EXTERIOR WALLS (WITH EXTERIOR PLASTER)TO HAVE WOOD Plot Date: 10/31/17 E STRIP FURRING AT EXTERIOR SIDE. PROVIDE TWO LAYERS START DATE: 6/14/16 GRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1" W SHOWN FOR EXTERIOR FINISH -SEE STRUCT. OWES z NEW 2x6 STUD WALL FRAMING AT 16"c.c. U.N.O. -SEE SCALE: 1/411- 1'-01, c7 NOTES ABOVE. ® NEW 2x8 STUD WALL FRAMING AT 16"c.c. U.N.O. -SEE SHEET NOTES ABOVE. A113 NEW 2x10 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE NOTES ABOVE. R? �1 CONCRETE BLOCK WALL �• ti Q. ��Cb. PA2016-170 ,1 0 Y U D W u) DRAIN.D.D. PER THROUGH TO D.S. 4' ISETBACK P.L. SLOPE �2� 'cb PROPERTY LINE SETBACK-� BRIDGE 10' SETBACK I � / I � / I � / P 0 0 L GLAS$r90TTOM 66.0 OVER,E(VTRY 1 63.0/ I / � POOL & TROUGH AREAS (SHOWN HEAVY OUTLINE) I/ �I UP OUTLINE OF FLOOR BELOW SITTING D O �5 TROUGH tiK Vg x 10, ----SETBAC — — — — ---- -- ---- -- ---- — -- CNC, CURB DECK DRAIN THROUGH __U_ DINING SCUPRER TO � J I � ROOF DECK LEVEL AREA THROUGH EXISTING SETBACK (SHOWN SHADED) D.&_ D S. PARAPET AC ACCE HA DfJ no WI\ j 50 1�`'�-,4 77\--4, I '-------J-- __ _ _ --- ---. D.S. ----------- ----- -- EAVE ;D S - - — - ROOF — - - fq -- 57< 24.00 FSLAB 24.00 F 35.17 _PROPERTY LINE _ _ 38.33 sae FSLAP +„ _ 7 �. 33870 61.57 �-g33.8` J N.C. 0 ?� �58 0 OOF DECK LEVEC'RI�EABV N 0 Y THROUGH EXISTING SETBACK �I U V N.C. (SHOWN SHADED) O O m _I M Z Cn Li EA VE L0 � 'i7 FSLAS x.34 ,�� vwei\ovix� ELEVATOR SHAFT AREA NOT TO EXCEED 30 S.F. �E 24 43.'75 SZ :LEf0O JR00124 49 + 24.0( 43.75 D.S LEGEND JD. DECK DRAIN. SEE DETAIL 17/D2 & 19/D2 -+2" DECK DRAIN OVERFLOW, TO BE PIPED SEPARATELY FROM OVERFLOW DECK DRAIN. SEE DETAIL 16/D2 U — - GUTTER AND DOWNSPOUT D.S. Q m W � O z U F= Q I� m W LLJ OUTLINE OF FLOOR BELOW SITTING D O �5 TROUGH tiK Vg x 10, ----SETBAC — — — — ---- -- ---- -- ---- — -- CNC, CURB DECK DRAIN THROUGH __U_ DINING SCUPRER TO � J I � ROOF DECK LEVEL AREA THROUGH EXISTING SETBACK (SHOWN SHADED) D.&_ D S. PARAPET AC ACCE HA DfJ no WI\ j 50 1�`'�-,4 77\--4, I '-------J-- __ _ _ --- ---. D.S. ----------- ----- -- EAVE ;D S - - — - ROOF — - - fq -- 57< 24.00 FSLAB 24.00 F 35.17 _PROPERTY LINE _ _ 38.33 sae FSLAP +„ _ 7 �. 33870 61.57 �-g33.8` J N.C. 0 ?� �58 0 OOF DECK LEVEC'RI�EABV N 0 Y THROUGH EXISTING SETBACK �I U V N.C. (SHOWN SHADED) O O m _I M Z Cn Li EA VE L0 � 'i7 FSLAS x.34 ,�� vwei\ovix� ELEVATOR SHAFT AREA NOT TO EXCEED 30 S.F. �E 24 43.'75 SZ :LEf0O JR00124 49 + 24.0( 43.75 D.S LEGEND JD. DECK DRAIN. SEE DETAIL 17/D2 & 19/D2 -+2" DECK DRAIN OVERFLOW, TO BE PIPED SEPARATELY FROM OVERFLOW DECK DRAIN. SEE DETAIL 16/D2 ROOF VENT. SEE KEYNOTE 9, THIS SHEET. — - GUTTER AND DOWNSPOUT D.S. a a ` Q O CoUJ a CIO R10GE F.511P6 24 4+.811 6,00 42• P � N.G• 24•� 4)_I„ FIN �CLg ABV N. r - — - — - — - — - — -- - — - EI-EVAT03 ��� 7EA VE 24. 39.00 FSLAB IM4.00 � ROOF I 875 F SAB I •12 L 7 .87 1� 1 \ 24 . RAL( -� 24 F.SLAB 43,25 '23j�— � 11 Aav PR�pF . N.� INF 33 42 Attachment PC 8 - Project Plans {9 N O KEY NOTES -ROOF PLANCD 90,94 LINE OF WALL BELOW ca reg a E- N NEW ROOFING o/30# FELT o/ROOF SHEATHING TO MATCH EXISTING w C w E -SEE MATERIAL SPECIFICATIONS THIS SHEET m a w EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPER 3 STUCCO FINISH AS INDICATED ON ELEVATIONS BITUTHENE WATERPROOF MEMBRANE UNDER BUILDING PAPER N m W ON HORIZONTAL (OR NOT VERTICAL) PLASTER PLANES 4 WOOD FASCIA I� ~ -PAINT CORROSION RESISTANT SHEET METAL GUTTER AND DOWNSPOUT 0 6 DECORATIVE ATTIC VENTILATION -SEE LEGEND A-1 -SEE DETAILS E1�3 DECORATIVE CHIMNEY CAP AND SPARK ARRESTOR PER MANUFACTURER RECOMMENDATIONS. SEE A-1 FOR CITY HEIGHT REQUIREMENTS. E CORROSION RESISTANT SADDLE FLASHING W INSTALL PER SMACNA RECOMMENDATIONS -PAINT z ROOF VENT(S) (0'HAGIN'S TEMPERED FLAT OR EQUAL) Z j REQUIRED ROOF VENTILATION -SEE CALCULATIONS BELOW. 2=9 d ROOF VENT: CORROSION REISTANT METAL -PAINT TO MATCH ROOFING BACKED WITH 1/4" MESH GALV. WIRE CLOTH. 1/8" MINIMUM OPENINGS.(DO ROOFING SEE "MATERIALS SPECIFICATIONS" AT SHEET A-3 FOR ROOFING MATERIAL D d CHIMNEY E- 0 CHIMNEY (AND CHIMNEY CAPS, ETC.) HEIGHTS PERMITTED ONLY AS W REQUIRED BY C.R.C. OR MANUFACTURER SPECIFICATIONS PLUS I� Z ADDITIONAL 12" MAXIMUM FOR CAP/SPARK ARRESTOR. THE PORTION THAT EXCEEDS THE C.B.C./C.R.C. MINIMUM IS LIMITED NOT ONLY TO 12 INCHES IN HEIGHT BUT ALSO TO 2 FEET BY 4 FEET IN WIDTH AND DEPTH (N.B.M.C.) ROOF VENT REQUIRED ROOF VENTILATION -SEE CALC'S E� ROOF VENT(S) O'HAGIN'S TAPERED ROOF VENT 72.00 SO. IN. F.A.M. LOUVER: GALV. STEEL -PAINT TO MATCH ROOFING. BACKED WITH 1/4" E - MESH GALV. WIRE CLOTH CE] W REQUIRED ROOF VENTILATION U�SDS¢wZ NOTE: o¢war 3�z�~� �-�w �N�nw 00 z0 0 0 ¢owwao ¢- z- I --I ROOF VENTS FOR VENTILATION AT THE UPPER PORTION OF THE SPACE SHALL BE ¢ z z a r ¢ w o 0 3> ¢ ¢ INSTALLED NO MORE THAN 3 FEET (914mm) BELOW RIDGE �wa¢E ow0ra0z� �� w�a0 wwow �ow¢?z x0 Z; 10, aM<Zwnw 3Fzti¢0� REQUIRED NET FREE VENTILATING AREA: zw� ww�-'lw 0r m'l¢w-¢a0 ATTIC SQ. FT. 6,126/300=20.42 S.F. (2,940 SQ.IN.) VENT AREAREQ'D a� um�N�wzoww~ ox 3F4w NET FREE VENTILATING AREA AT UPPER PORTION OF THE SPACE: 0z�w¢dr�w�ow_ar nU ¢1¢U �o� � - CONTRACTOR TO PROVIDE & INSTALL: TWENTY ONE (11) wa omw zwz3N¢omw-z4F0a Fow x ROOF VENTR(S)0'HAGIN'STAPERED VENT 72.00 SQ.IN.F.A.M. wU?W�W�ow3p�oiwzzw E TOTAL ROOF VENT VENTING: 1,512 SQ. IN. IUN�LLOw-I M �_oJa=woo0s �¢¢¢ommotirca�a3¢a�n3aoUw� Z NET FREE VENTILATING AREA AT LOWER PORTION OF THE SPACE: CONTRACTOR TO PROVIDE & INSTALL: TWENTY ONE (21) SeD AR ROOF VENTR(S) O'HAGIN'S TAPERED VENT 72.00 SQ. IN. F.A.M. y\ Cjy7T� TOTAL ROOF VENT VENTING: 1,512 SQ. IN. 9th ROOF VENT: CORROSION RESISTANT METAL -PAINT TO MATCH ROOFING BACKED w/ 1/4" MESH GANVANIZED WIRE CLOTH. 1/8" MIN. OPENING No. C 22162 UPPER : 1,512 SQ. IN. = >50% OF REQ'D VENTING Ren. 7/31/19 LOWER: 1,512 SQ. IN. = >50% OF REQ'D VENTINGN� ��P E,' TOTAL VENTING 3,024 SQ. IN. PROVIDED OF CALX� a= E ROOF VENTS SUPPLIED BY: O'HAGIN'S, INC. w Corporate Office & West Coast Mfg. Facility z 210 Classic Court, Suite 100, Rohnert Park, California 94928 Phone: 707/303-3660 Toll Free Phone: 800/394-3864 www.OHAGINVENT.com CRC R806.2 ROOF VENTILATION - THE MINIMUM NET FREE VENTILATION AREA SHALL BE 1/150 OF THE AREA OF THE VENTED SPACE. EXCEPTION: THE MINIMUM NET FREE VENTILATION AREA SHALL BE 1/300 OF THE E_ VENTED SPACE PROVIDED ONE OR MORE OF THE FOLLOWING CONDITIONS x ARE MET: THAT AT LEAST 40 PERCENT AND NOT MORE THAN 50 PERCENT E OF THE REQUIRED VENTILATING AREA IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER W VENTILAORS SHALL BE LOCATED NO MORE THAN 3 FEET (914MM) BELOW z THE RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY, WITH THE BALANCE OF THE REQUIRED VENTILATION PROVIDED BY EAVE OR CORNICE VENTS. WHERE THE LOCATION OF WALL OR ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION MORE THAN 3 FEET (914MM) BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE SHALL BE PERMITTED. L i� CV (SEE "GENERAL NOTES - SECTIONS" [BHT A-31 FOR VAPOR RETARDER NOTE) N NOTE TO CONTRACTOR: E� ROOF VENTILATION CALCULATIONS PROVIDED HERE SHALL NOT BE USED QE FOR ROOFING MATERIAL TAKE-OFFS/CALCULATIONS/FC. U bu ROOF HEIGHT LEGEND z J(EXAMPLE NUMBERS BELOW. SEE PLAN FOR ACTUAL HEIGHTS) m RIDGE ROOF LOCATION O Z J 103.43 F.SLAB....... FINISH SLAB W 23.99 ......... SHEATHING HEIGHT ABOVE FINISH SLAB W + .33 ...... _ ROOF MATERIAL THICKNESS 127.75 ......... TOTAL ROOF HEGHT ABOVE FINISH SLAB O U Q -104.73 N.G...... NATURAL GRADE (SEE SHEET A-2.5 FOR N.G. CALC'S) (D z 23.02 ABV N.G..... TOTAL ROOF HEIGHT ABOVE NATURAL GRADE Cc I` C) E_ CORROSION RESISTANT SHEET MTL P N N o w WHERE INDICATED ON THE DRAWINGS AS "CORROSION RESISTANT SHEET METAL" z THE CONTRACTOR SHALL PROVIDE GALV STEEL OR CORROSION RESISTANT L7 FLASHING. PROVIDE BACKPRIME AT DISSIMILAR METALS, INSTALL PER S.M.A.C.N.A. WALL LEGEND NOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK. NOTIFY ARCHITECT IMMEDIATELY SHOULD THERE BE ANY DISCREPANCY. E ' d ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O. EE - ALL EXTERIOR DIMENSIONS SHOWN ARE TO EXT. FACE OF STUD U.N.O. OVERALL EXTERIOR DIMENSIONS ARE TO EXT. FACE OF SHTG / FOOTING AS INDICATED w z EXISTING WALL TO REMAIN Q J DEMOLISH AND REMOVE EXISTING WALL -REMODELCL S ONLY NEW INTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O. � -SEE STRUCTURAL DRAWINGS. iy OC -5/8" GYPSUM BOARD INTERIOR WALLS -PROVIDE, AT MOIST AREAS, WATER RESISTANT "GREEN" GYPSUM BOARD -GREEN REVISIONS: BOARD NOT ACCEPTABLE IN SHOWERS OR TUB SURROUNDS. PROVIDE 5/8" TYPE "X" GYPSUM BOARD AT GARAGE TO E - HOUSE. x PROVIDE WATERPROOF MEMBRANE "BUILDING PAPER" BELOW E ALL EXTERIOR WALL FINISHES. 2x FRAMING AT 16"c:c. -SEE STRUCTURAL. w PROVIDE 8" WOOD TO EARTH SEPARATION OR PRESSURE z TREATED WOOD. WOOD LOCATED ON CONCRETE SLAB SHALL BE PRESSURE TREATED. — NEW EXTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O. EXTERIOR WALLS (WITH WOOD SIDING) TO HAVE 1/2" PLYWOOD AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1" SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGS � EXTERIOR WALLS (WITH EXTERIOR PLASTER) TO HAVE WOOD Plot Date: 10/31/17 F STRIP FURRING AT EXTERIOR SIDE. PROVIDE TWO LAYERS START OATS: 6/14/16 GRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1" w SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGS z NEW 2x6 STUD WALL FRAMING AT 16"c.c. U.N.O. -SEE SCALE: 1/4" - 1'-0" c7 NOTES ABOVE. ® NEW 2x8 STUD WALL FRAMING AT 16"c.c. U.N.O. -SEE SHEET NOTES ABOVE. ® NEW 2x10 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE NOTES ABOVE. Am2.4 ® CONCRETE BLOCK WALL '1 IMWANGMwill PROPERTY LINE NATURAL GRADE CALCULATIONS 10 30.82-22.44=8.38 8.38/49.79=0.1683 (RISE PER FOOT) 0.1683x4.17=0.702 / 22.44+0.702=23.14 N.G. \ V.T 1UALVURI.VJJ 21.34+1.099=22.44 N.G---, 11002 Attachment PC 8 - Project Plans E W N O t. OO ah aM7 V # W N N r e W r O Qe e E- E- C" -1 a e N = x r e W e e E~ m a a W e = W are �= e W W W C7 C x E -I IT, z_ x E~ 0 W z E~ GEd E - w KV1W}KJWS 'K 'N}WWKZI-JJQIi z OZUI-w J2 UOOO m2v� �QJ-OUl sM 1- wF2 2 'S,r 2 �2 2Qw /1 06 2 (n 3I -\WI -m NI. UO zp�oo o <Owm,o3 �-- Z- Z- 0, - Zh-I -�Q > ¢I. mzzl-mai- w oOJ g¢QI- pLLm¢o pwo}wUI- JI— wsaU mwpwF�-OI,.m OZZx�j Z3UO2-w c>aIn>p¢W aaa_wIn Fzi-tt Um z mF✓�w Ul-w pac�l- 3 ¢Z�c> mmmmwz ww omw�Fl.W ttz mwmal-JW�pw'—-I-m¢¢O m0¢ E'I OQm QOrn¢3 "<Jm wZUw O~~w M wI-w zw w¢O_z� W�mti2Qlr�YmU 2F-Q�}2¢mZln L moZ F p IM m -u J W w Z Z Z O W xcJ lnttl._cnwK xw2 �m W' M�- ,O>2 W i-¢¢¢omm orma�a3¢aln3ao Uwl- z z A�G�N FtK �Cy7;Z sP q! — No. C 22162 I * )) I Ren.7/31/19 P � � E- CF CA'001 E -I w z i3 E -I �i x E~ w z E- x E~ w z c� N E- Plot Date: 08/31/17 F START DATE: 6/14/16 w z SCALE: 1/4" - 11-0" SHEET AmM 9/1/2017 2:32:50 PM 02 w Ln z CV c� Q0 CV Z � 6 z Q U F Wocr w J z J Q U x E -I z w Q Lu a U Q C.D z C:) z C7 Q 0 W eNcoo C:) cc tw-I N U E, E- x E~ w z c� N E- Plot Date: 08/31/17 F START DATE: 6/14/16 w z SCALE: 1/4" - 11-0" SHEET AmM 9/1/2017 2:32:50 PM 02 w z c� z 0 J U x E -I Lu a `D w C.D z J C7 Q ZD F -I � z E- x E~ w z c� N E- Plot Date: 08/31/17 F START DATE: 6/14/16 w z SCALE: 1/4" - 11-0" SHEET AmM 9/1/2017 2:32:50 PM 02 PA2016-170 Q� O PER TC:73.81 FORATED METAL METAL TRIM -TYP. SCREEN WALL & CANOPY 3D w z TOP OF CURB AT J OCEAN BLVD. � U m I w o ~ I EXTERIOR PLASTER EXTERIOR PLASTER EXTERIOR PLASTER } I -ACCENT -ACCENT -ACCENT t m o- 0 EC DOWNSPOUT/ z ' 3D ® I SETBACK GUTTER -TVP. METAL TRIM "LINTEL" $D 3D 11�, >' . 3D ® METALTRIM I METALTRIM'. m METALTAIM THIS TYPICAL AT S 4-17 TyPICA AT THIS - Q TYPICAL AT THIS ' ELEVATION I ® STONE 4, ELEVATION ELEVATION 10 15 FIN. TO P.L. EXTERIOR PLAST SETBACK 1-6 3B � 3B EXTERIOR PLASTER 3B FIELD -TVP. n /// %/ EXTERIOR PLASTER EXTERIOR PLASTER -ACCENT EXTERIOR PLASTER 11 11' 3A D 4 — 1 D.S. DOWNSPOUT/ ACCENT -ACCENT' ACCENT DOWNSPOUT/' WINDOWS -NP. GUTTER . / D.S. S GUTTER -TVP. n PI EXTERIOR PLASTER 5 T (N. T. S.) FIELD -TYP. p,g• �/ 'ENTRY 3A � POOL EQUIP. D.S. DOOR #1 1 . TVP. 9A 7 � S FRONT ELEVATION AT, c3 1 � OZ Gp� y0 ,- --' Z > PERFORATED METAL WINDOWS -TVP. COMMENTS SCREEN WALL & CANOPY TC. 81 O eq J I L? _ TOP OF CURB AT GPS h0 (? a W z c.D YI > z a m > L1J OCEAN BLVD. M = 0" Q .... z ro LCA I SETBACK N Q a o � ... OCEAN BLVD. a vw ELEVATOR AREA 0 R HEIGHT LIMIT MATCH(1)ROOF ELEVATOR (BEYOND) OVER HEIGHT LIMIT CD,T_L METAL TRIM CANOPY 4 (AREA SHOWN CROSS -HATCHED) rl-) r (AREA SHOWN CRO S -HATCHED) ALUMINUM �p�� �P� METALTRIM N GARAGE DOOR I DOWNSPOUT/ GUTTER-TYP. I 11 n I I 8 -TVP I FIN. TO P.L. VARIES -SEE PL N (RANGES FROM 3/4' TO 2-5 3/4") EXTERIOR PLASTER -FIELD -TYP. z W•"R, (D ,- --' Z > I— WINDOWS -TVP. LL, I� COMMENTS 7F1ROOF Q= O eq J I L? _ "FLAT" ROOF DECK SURFACE GPS h0 (? MONTEREY GREY z c.D YI > z a m > L1J M = 0" Q .... z ro LCA I SETBACK N Q a o � ... OCEAN BLVD. a vw 3D 4 I DOWNSPOUT/ GUTTER-TYP. I 11 n I I 8 -TVP I FIN. TO P.L. VARIES -SEE PL N (RANGES FROM 3/4' TO 2-5 3/4") EXTERIOR PLASTER -FIELD -TYP. z W•"R, O• OPENING FOR FAU & A/C (LOUVERED ACCESS PANE BEYOND) 12 rF��/, E.G. AT P.L. I EXTERIOR PLASTER SETBACK FIELD -TYP. 3 3A 3' _ 1 N. TO 5 N N F G FOR AC I I I I I I I ------ - - - - - - - - - - - - - - - -�_�_ 23.00 LEFT SIDE ELEVATION 10/31/2017 3:50:19 PM (D ,- --' Z > = CD WINDOWS -TVP. LL, I� COMMENTS 7F1ROOF Q= O eq CHARCOAL GREY z1 Q= 1A "FLAT" ROOF DECK SURFACE GPS h0 (? MONTEREY GREY LC)00 > z TC:73.81 L(7 m Q > C U .... P-810 ro LCA Q G .... MATCH (1) ROOF ... ... OCEAN BLVD. a vw 3D 4 .... MATCH(1)ROOF ELEVATOR (BEYOND) OVER HEIGHT LIMIT CD,T_L METAL TRIM CANOPY 4 (AREA SHOWN CROSS -HATCHED) rl-) r O• OPENING FOR FAU & A/C (LOUVERED ACCESS PANE BEYOND) 12 rF��/, E.G. AT P.L. I EXTERIOR PLASTER SETBACK FIELD -TYP. 3 3A 3' _ 1 N. TO 5 N N F G FOR AC I I I I I I I ------ - - - - - - - - - - - - - - - -�_�_ 23.00 LEFT SIDE ELEVATION 10/31/2017 3:50:19 PM 3, EXTERIOR PLASTER -FIELD -TYP. SETBACK 2[i] ^ FIN. TO P.L. I I 1 I TVP. r FIREPLACE >� EXTERIOR m ' WI❑NDOW�S ]P. VENT D TERIORYP. Q 5 T 10 r) -� EXTERIOR PLA -FIELD -TYP. 3A �. RICNTSIDE ELEVATION 3 ITEM SCREEN WALL MANUFACTURER A, LL, I� COMMENTS 7F1ROOF STANDING SEAM METAL O eq CHARCOAL GREY z1 1A "FLAT" ROOF DECK SURFACE GPS h0 DESERT BRAND MONTEREY GREY 2 �� EXTERIOR PLASTER TC:73.81 .... P-100 3 WALLS -ACCENT _ � U .... P-810 .... 4 TOP OF CURB AT Q .... MATCH (1) ROOF ... ... OCEAN BLVD. a vw 3D 4 .... MATCH(1)ROOF ELEVATOR (BEYOND) OVER HEIGHT LIMIT ... D METAL TRIM CANOPY BEYOND (AREA SHOWN CROSS -HATCHED) ... .... T WINDOWS ALUMINUM WESTERN WINDOW SYSTEMS N GARAGE DOOR GUAI CROWN GARAGE DOORS & GATES MATCH (1) ROOF ... CONTEMPORARY01 9A BEYOND�F CORROSION RESIST. METAL CUSTOM MATCH (1) ROOF CD 771 .... 17 / 3, EXTERIOR PLASTER -FIELD -TYP. SETBACK 2[i] ^ FIN. TO P.L. I I 1 I TVP. r FIREPLACE >� EXTERIOR m ' WI❑NDOW�S ]P. VENT D TERIORYP. Q 5 T 10 r) -� EXTERIOR PLA -FIELD -TYP. 3A �. RICNTSIDE ELEVATION 3 I 0„ SETBACK C7 z POUT/ -TYP. > n M N 0 -I 5-„ FIN. TO P.L. I 3,-1 75 1„ FIN. TO P.L. %// 81 -TVP. f J i FIN. TO P.L. 3BrT EXTEASTER ACC I EXISTING RETAINING REMOVE AND REPLACE KEY NOTES -ELEVATIONS 1❑ MAINTAIN FINISH SLAB TO FINISH GRADE OR FINISH SURFACE MIN. CLEARANCES PER CRC R317. SLOPE FINISH GRADE OR FINISH SURFACE AWAY FROM BUILDING. SEE DETAIL 30 D1 2 NEW ROOFING 0/30# FELT 0/ROOF SHEATHING -SEE "MATERIAL AND COLORS LEGEND" -THIS SHEET 3A EXTERIOR PLASTER (-FIELD) o/METAL LATH o/BUILDING PAPER STUCCO STEEL TROWEL FINISH -TYP. SEE SPECIFICATIONS BELOW 2 LAYER GRADE D PAPER (FELT) o/PLYWOOD SHEAR WALLS. 3B EXTERIOR PLASTER (-ACCENT) o/METAL LATH o/BUILDING PAPER STUCCO STEEL TROWEL FINISH -TYP. SEE SPECIFICATIONS BELOW 2 LAYER GRADE D PAPER (FELT) o/PLYWOOD SHEAR WALLS. 3C WOOD TRIM. -SEE "MATERIAL AND COLORS LEGEND" -THIS SHEET 3D METAL TRIM. -SEE "MATERIAL AND COLORS LEGEND" -THIS SHEET 4 METAL FASCIA. -SEE "MATERIAL AND COLORS LEGEND" -THIS SHEET DOORS AND WINDOWS -TYP. 5 -SEE "MATERIAL AND COLORS LEGEND" -THIS SHEET ❑6 DECORATIVE ATTIC VENTILATION -SEE ROOF PLAN --NOT USED GUARDRAIL +42" ABOVE ADJACENT SURFACE PICKETS -MAX. SPACE 3-7/8" BETWEEN LilDECORATIVE CHIMNEY CAP -ASS ELECTED BY ARCHITECT AMERICAN CHIMNEY SHROUD #1 (949) 364-5118 CORROSION RESISTANT SHEET METAL 10 STONE -SEE SPECIFICATIONS BELOW CONNECT DOWNSPOUTS TO SUBDRAIN SYSTEM 11 -SEE CIVIL PLANS MATERIAL CALLOUT -SEE MATERIALS AND COLORS LEGEND -THIS SHEET GENERAL NOTES -ELEVATIONS 1. PROVIDE ADDRESS ON BUILDING PER N.B.M.C.13.12.210 2. SEE ROOF PLAN SHEET FOR ROOF VENTILATION CALCULATIONS. MATERIAL SPECIFICATIONS TERIAL AND UULURS LEGEND FUR 6UILUING AND HAH05UAPL NO. ITEM 2� MANUFACTURER fo oo LL, I� COMMENTS 7F1ROOF I 0„ SETBACK C7 z POUT/ -TYP. > n M N 0 -I 5-„ FIN. TO P.L. I 3,-1 75 1„ FIN. TO P.L. %// 81 -TVP. f J i FIN. TO P.L. 3BrT EXTEASTER ACC I EXISTING RETAINING REMOVE AND REPLACE KEY NOTES -ELEVATIONS 1❑ MAINTAIN FINISH SLAB TO FINISH GRADE OR FINISH SURFACE MIN. CLEARANCES PER CRC R317. SLOPE FINISH GRADE OR FINISH SURFACE AWAY FROM BUILDING. SEE DETAIL 30 D1 2 NEW ROOFING 0/30# FELT 0/ROOF SHEATHING -SEE "MATERIAL AND COLORS LEGEND" -THIS SHEET 3A EXTERIOR PLASTER (-FIELD) o/METAL LATH o/BUILDING PAPER STUCCO STEEL TROWEL FINISH -TYP. SEE SPECIFICATIONS BELOW 2 LAYER GRADE D PAPER (FELT) o/PLYWOOD SHEAR WALLS. 3B EXTERIOR PLASTER (-ACCENT) o/METAL LATH o/BUILDING PAPER STUCCO STEEL TROWEL FINISH -TYP. SEE SPECIFICATIONS BELOW 2 LAYER GRADE D PAPER (FELT) o/PLYWOOD SHEAR WALLS. 3C WOOD TRIM. -SEE "MATERIAL AND COLORS LEGEND" -THIS SHEET 3D METAL TRIM. -SEE "MATERIAL AND COLORS LEGEND" -THIS SHEET 4 METAL FASCIA. -SEE "MATERIAL AND COLORS LEGEND" -THIS SHEET DOORS AND WINDOWS -TYP. 5 -SEE "MATERIAL AND COLORS LEGEND" -THIS SHEET ❑6 DECORATIVE ATTIC VENTILATION -SEE ROOF PLAN --NOT USED GUARDRAIL +42" ABOVE ADJACENT SURFACE PICKETS -MAX. SPACE 3-7/8" BETWEEN LilDECORATIVE CHIMNEY CAP -ASS ELECTED BY ARCHITECT AMERICAN CHIMNEY SHROUD #1 (949) 364-5118 CORROSION RESISTANT SHEET METAL 10 STONE -SEE SPECIFICATIONS BELOW CONNECT DOWNSPOUTS TO SUBDRAIN SYSTEM 11 -SEE CIVIL PLANS MATERIAL CALLOUT -SEE MATERIALS AND COLORS LEGEND -THIS SHEET GENERAL NOTES -ELEVATIONS 1. PROVIDE ADDRESS ON BUILDING PER N.B.M.C.13.12.210 2. SEE ROOF PLAN SHEET FOR ROOF VENTILATION CALCULATIONS. MATERIAL SPECIFICATIONS TERIAL AND UULURS LEGEND FUR 6UILUING AND HAH05UAPL NO. ITEM MATERIAL MANUFACTURER R NAME COLOR NUMBER COMMENTS 7F1ROOF STANDING SEAM METAL BERRIDGE CHARCOAL GREY .... 1A "FLAT" ROOF DECK SURFACE DESERT CRETE DECK SYSTEM DESERT BRAND MONTEREY GREY 2 WALLS -FIELD EXTERIOR PLASTER MERLEX .... P-100 3 WALLS -ACCENT EXTERIOR PLASTER MERLEX .... P-810 .... 4 METAL TRIM CORROSION RESIST. METAL .... MATCH (1) ROOF ... ... 5 FASCIA CORROSION RESIST. METAL .... MATCH(1)ROOF ... ... D WOOD TRIM IPE WOOD .... .... ... .... T WINDOWS ALUMINUM WESTERN WINDOW SYSTEMS N GARAGE DOOR CORROSION RESIST. METAL CROWN GARAGE DOORS & GATES MATCH (1) ROOF ... CONTEMPORARY01 9A ENTRY DOOR #1 CORROSION RESIST. METAL CUSTOM MATCH (1) ROOF .... .... 91 ENTRY DOOR #2 CORROSION RESIST. METAL CUSTOM MATCH (1) ROOF .... .... 10 EXTERIOR DOORS ALUMINUM WESTERN WINDOW SYSTEMS MATCH (1) ROOF .... 11 GUTTERS CORROSION RESIST. METAL .... MATCH (1) ROOF .... .... 12 FRONT GATES .... .... .... .... 13 DRIVEWAY .... .... .... .... 14 HARDSCAPE .... .. ... ... .. 15 STONE LIMESTONE ... .... .... Attachment PC 8 - Project Plans C7 N � O r O O M V # O N N r O O O Q r r 7 CA W r � w E- C* -a a ' = EF CDm O v C" _ '= W = - _;; z CD = wO O 0 N m v F H r 0 0 E- E- W z_ 12=9 0 E W z C7 E- E- o E~ W CNW}�JWS "K -N}WW �Z F J J aLL z �zUw T<,--OO-m1W aJa J-OU1 0 103: x x '-ovwiom o ao�aao a �LLFda<.sZ�_M<aQ u nUUwu}oJ-Uwm wz-U=-W- 'm -W 5LLNU�ZO KUll nUwLLOwF wwUw 6 ¢.UH zJHJUF}� - a :co SZwU MI W Uww wKW-wLLw rzEXoLLz z w'N- 3� xwp'-Jw�ow~LL~ ¢ao �o� E- 'a� ao(na3 mzwzowoU r�w xi LLrw zw wao-r -x -Uw wa Z E moxxw-a�`~=a~z1n -� �ozF2 KU>U J HS U ��Nw JU wrw _W m�OHU JW wz ZOW CUUIKLLNw�2 W� xx, d~woo> -a¢a Ohm O�-ttd�a3¢afA 36.UUw� Z z i TEq�7TFC�. � F No. C 22162 Ren. 7/31/19 s�qT F OF CAI.\ E- pp z_ 0 E - w z_ LO CV Cfl CV Z 0-) � a U Wocc w Q z m � O J � z w Q Lu CD E- o z ~ W O ti = x e C4Co CD E. N U W z_ Ch u:) E - z � CD x Q E - w W w z CD C LuX y W REVISIONS: E- E- E- W z_ C7 Plot Date: 10/31/17 F START DATE: 6/14/16 w z SCAB: 1/4".11.011 C4 SNEET Ami I9WAV111O';SiFill /. REAR ELEVATION Attachment PC 8 - Project Plans KEY NOTES -ELEVATIONS C7 N N cc N e O N M as ❑GUARDRAIL 8 u COLOR NUMBER r O CA CJ ROOF 1 MAINTAIN FINISH SLAB TO FINISH GRADE OR FINISH SURFACE MIN. CA o m AMERICAN CHIMNEY SHROUD #1 (949) 364-5118 Cfl lA CLEARANCES PER CRC R317. SLOPE FINISH GRADE OR FINISH SURFACE — w O d O AWAY FROM BUILDING. SEE DETAIL 30 w C w a F -SEE CIVIL PLANS D1 NEW ROOFING 0/30# FELT 0/ROOF SHEATHING m CD ao Me 4.0 3 2 -SEE "MATERIAL AND COLORS LEGEND" -THIS SHEET O 9 w n W .... EXTERIOR PLASTER (-FIELD) o/METAL LATH o/BUILDING PAPER e _ CD m _ m a W ar z 3A STUCCO STEEL TROWEL FINISH -TYP. SEE SPECIFICATIONS BELOW c 5 FASCIA CORROSION RESIST. METAL 2 LAYER GRADE D PAPER (FELT) o/PLYWOOD SHEAR WALLS. �nununl �� dun n� .... 38 EXTERIOR PLASTER (-ACCENT) o/METAL LATH o/BUILDING PAPER E- W .... .... .... STUCCO STEEL TROWEL FINISH -TYP. SEE SPECIFICATIONS BELOW KNW}mJW2 "K -N}WW mZF��QLL pZUI-WJxUOppO-m2w aJQJ-OU1 WINDOWS �y •M WESTERN WINDOW SYSTEMS 2 LAYER GRADE D PAPER (FELT) o/PLYWOOD SHEAR WALLS. VQ'i "" OQmm~N 3:<Ow \W �NNLLUU m-- 3C WOOD TRIM. z UMIZ p ao"'mao Z- m -tea 3> aLL mZz�mmr w on �aQr 0 ... ULL as pwU}moz�Ji- wc Nwow ~nLLwoz Z -UO Ma -W -SEE "MATERIAL AND COLORS LEGEND" -THIS SHEET ENTRY DOOR #1 XO pmN>U.aw LLpazwyJ 3FZrmpm CUSTOM 3D METAL TRIM. -SEE "MATERIAL AND COLORS LEGEND" -THIS SHEET G�3 OR x E- ❑4 METAL FASCIA. "MATERIAL 62wU Ml w oww pKW-wLLW EXo m z w'N- 3� .... .... mZ�wmLL1- wmow~a~ ¢aU �Um -SEE AND COLORS LEGEND" -THIS SHEET ALUMINUM pam ao(na3 -.~Jm wZowo~~w -UW W .... m~w zw wap-zr -x U w �fnxwa z vioxxw_ai`�x a Ozv� xi E-� GUTTERS z .... DOORS AND WINDOWS -TYP. "MATERIAL WU wrw -W �m�OHU JW wZZOW .... 12 xummlowm2 WD, LL'mm m�moo> M -SEE AND COLORS LEGEND" -THIS SHEET .... �a¢a , 3mUUW� z ❑6 DECORATIVE ATTIC VENTILATION -SEE ROOF PLAN AR�7T ti .... .... 14 HARDSCAPE NOT USED +42" ABOVE ADJACENT SURFACE ITEM MATERIAL ❑GUARDRAIL 8 u COLOR NUMBER PICKETS -MAX. SPACE 3-7/8" BETWEEN ROOF 9 DECORATIVE CHIMNEY CAP -AS SELECTED BY ARCHITECT ❑ BERRIDGE E - AMERICAN CHIMNEY SHROUD #1 (949) 364-5118 Cfl lA CORROSION RESISTANT SHEET METAL DESERT CRETE DECK SYSTEM E 10 STONE -SEE SPECIFICATIONS BELOW O 11 CONNECT DOWNSPOUTS TO SUBDRAIN SYSTEM WALLS -FIELD z -SEE CIVIL PLANS .... P-100 .... 3 WALLS -ACCENT MATERIAL CALLOUT MERLEX .... 1 -SEE MATERIALS AND COLORS LEGEND -THIS SHEET .... 4 GENERAL NOTES -ELEVATIONS CORROSION RESIST. METAL .... MATCH(1)ROOF 1. PROVIDE ADDRESS E BUILDING PER VENTILATION CALCULATIONS. 210 2. SEE ROOF PLAN SHEET FOR ROOF VENTILATION CALCULATIONS. c 5 FASCIA CORROSION RESIST. METAL E- MATCH (1) ROOF .... .... MATERIAL SPECIFICATIONS WOOD TRIM E- W .... .... .... .... KNW}mJW2 "K -N}WW mZF��QLL pZUI-WJxUOppO-m2w aJQJ-OU1 WINDOWS �y •M WESTERN WINDOW SYSTEMS F-wo owao z x x VQ'i "" OQmm~N 3:<Ow \W �NNLLUU m-- /y CORROSION RESIST. METAL z UMIZ p ao"'mao Z- m -tea 3> aLL mZz�mmr w on �aQr I--1 ... ULL as pwU}moz�Ji- wc Nwow ~nLLwoz Z -UO Ma -W gA ENTRY DOOR #1 XO pmN>U.aw LLpazwyJ 3FZrmpm CUSTOM MATCH(1)ROOF Z0,1w0Hw p N_F-QN-a 6.UH 2 S .... OR JHJ F LL'}LL' - Q 3UZ J__m U_41LLm pati zp .1- 1/i CORROSION RESIST. METAL CUSTOM 62wU Ml w oww pKW-wLLW EXo m z w'N- 3� .... .... mZ�wmLL1- wmow~a~ ¢aU �Um E- E ALUMINUM pam ao(na3 -.~Jm wZowo~~w -UW MATCH (1) ROOF .... m~w zw wap-zr -x U w �fnxwa z vioxxw_ai`�x a Ozv� xi E-� GUTTERS NOzF2 mp YU J HS U �� .... MATCH(1)ROOF WU wrw -W �m�OHU JW wZZOW .... 12 xummlowm2 WD, LL'mm m�moo> M .... .... �a¢a , 3mUUW� z W 13 AR�7T ti .... .... 14 HARDSCAPE MAI MAL AMU MUN5 RUM MH BUILUINU ANu nAppugn NO. ITEM MATERIAL MANUFACTURERCOLOR NAME COLOR NUMBER COMMENTS ROOF STANDING SEAM METAL BERRIDGE CHARCOAL GREY Cfl lA "FLAT' ROOF DECK SURFACE DESERT CRETE DECK SYSTEM DESERT BRAND MONTEREY GREY 2 WALLS -FIELD EXTERIOR PLASTER MERLEX .... P-100 .... 3 WALLS -ACCENT EXTERIOR PLASTER MERLEX .... P-810 .... 4 METAL TRIM CORROSION RESIST. METAL .... MATCH(1)ROOF .... 5 FASCIA CORROSION RESIST. METAL .... MATCH (1) ROOF .... .... B WOOD TRIM IPE WOOD .... .... .... .... T WINDOWS ALUMINUM WESTERN WINDOW SYSTEMS "" "" B GARAGE DOOR CORROSION RESIST. METAL CROWN GARAGE DOORS & GATES MATCH (1) ROOF ... CONTEMPORARY 01 gA ENTRY DOOR #1 CORROSION RESIST. METAL CUSTOM MATCH(1)ROOF .... .... OR ENTRY DOOR #2 CORROSION RESIST. METAL CUSTOM MATCH (1) ROOF .... .... 10 EXTERIOR DOORS ALUMINUM WESTERN WINDOW SYSTEMS MATCH (1) ROOF .... e 11 GUTTERS CORROSION RESIST. METAL .... MATCH(1)ROOF .... .... 12 FRONT GATES .... .... .... .... W 13 DRIVEWAY .... .... .... 14 HARDSCAPE .... ... ... ... ... 15 STONE LIMESTONE No. C 22162 Ren. 7/31/19 FOF CA_X E� W z c� E- W z LO N Cfl N Z � � a U Wo cc z z Q m � O z J LL Q w z o ~ W O °Cx e C\i E. N U U W z 0 u:) - E- CD o x Q E - w w w z or_ 0 CD _< C LuX CA W E- E- E- E_ Plot Date: 10/31/17 F START DATE: 6/14/16 w z SCALE: 1/4".11.011 d SNEET A-3.1 Eq 10/31/2017 3:50:48 PM 04 IOvid MO Fill SECTION A=A Attachment PC 8 - Project Plans 10/31/2017 3:51:26 PM 2 w z e KEY NOTES -SECTIONS C7 N d N " O N N r O C* CJ Cfl — 2x RAFTERS / ROOF JOISTS -SEE FRAMING PLAN r � W CA ea W . 0 E - Z Q 0-) � BEAM PER STRUCTURAL WAN= w C w a x F ❑ c � a ta w cc z CONCRETE FOUNDATION AND FOOTINGS e v C" a4.0 W 3 -SEE FOUNDATION PLAN co= to .1:ee iv z CONCRETE SLAB W/ REINFORCING STEEL N mm4: �W 0 � o/ W/P MEMBRANE. SEE A-1 AND STRUCT. FOR SLAB INFO. 2x4 CEILING JOISTS @ 16"o.c. O I:%�� ~ Q w 6 DOORS AND WINDOWS -SEE PLAN -TYPICAL c ❑7 2x4 STUDS @ 16"o.c. (TYPICAL U.N.O.) E_ ® 2x6 STUDS @ 16"a.c. G�3 o E- Ifl 2x P.T.D.F. MUD SILL ~ IT, W O z 10 FLOOR JOISTS @ 16"o.c. -SEE FRAMING PLAN C\i E. N U 11 EXTERIOR PLASTER o/ METAL LATH o/ BUILDING PAPER E 9 W COLOR COAT. -SEE SPECIFICATIONS -SHT A-3 11 EXTERIOR WOOD SIDING o/ BUILDING PAPER 0 SEE SPECACATIONS -SHT A-3 12 GUARD +42" ABOVE ADJACENT SURFACE PICKETS -MAX. SPACE 3-7/8" BETWEEN 13 5/8" PLYWOOD ROOF SHEATHING SEE TITLE 24 FOR RADIANT BARRIER -AS OCCURS. L� x 14 1-1/8" T&G PLYWOOD SUBFLOOR U O E" 15 ' LUSH k'EA ] -SEE P%tA:vl NG PL4i, 0 z E , 16 LIGHTING -SEE PLAN U Luz w U) CD 17 STAIRS. SEE PLAN FOR RISE AND RUN � HANDRAIL - 34" TO 38" ABOVE NOSING J_ 18 2x SOLID BLOCKING m 19 R-15 F.G. BATT. WALL INSULATION AT 2x4 WALLS. R-21 F.G. BATT. WALL INSULATION AT 2x6 WALLS. SEE TITLE 24. E- 20 R -21 INSULATION PROVIDE GREATER THAN 6-1/2" JOIST SPACE. E- 206 R-30 INSULATION PROVIDE GREATER THAN 10-1/2" JOIST SPACE. w OVER WATERPROOF MEMBRANE SEE ROOF PLAN AND z KNW}�JWS "K 'N}WW �Z F J J QL ' ozo'-w-'S0000-mem ❑ROOFING 21 ELEVATIONS MAINTAIN FINISH SLAB TO FINISH GRADE OR FINISH SURFACE MIN. o_m ¢ o¢ l m " SW ," 'wo o ¢o s ¢ F o o 22 CLEARANCES PER CRG R317. SLOPE FINISH GRADE OR FINISH SURFACE zuoo o3¢ o�a m ww ;F ;m ao z /y AWAY FROM BUILDING. SEE D:TAIL m< ~ on s¢ DO waz Mm z3WzrmWm 23 5/8" TYPE "X" GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE. oao>�¢oomo¢zx�w z m F , w Q r w a o m ¢ ¢ n GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE "X' } 3: Z m zu GYPSUME'%` BOARD ATCEILING WHEN TR SS JOISTS ARE SED) W/P GYPSUM ¢�°o2mUm�wmowm~ w 0Wiw w BOARD ENTIRE GARAGE WHERE TYPE"X"NOT REQUIRED BY CODE. mzowpa Jw�ow~a~m¢¢o3o0� ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS, Jm ,w¢wz3vi¢o-w� W ZU O~~ wi�aFzw Fr1 24 UNDER -STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED ws m o z ? w- r 2 x ¢ " m w m LSI E- SIDEWITHI/2-INCH (12.7 MM)GYPSUM BOARD. CRC R302.7 iwmm, wwiw= Xxw �w000�x w 25 DECK: SEE "DECK MATERIAL" NOTE ON SHEET A-2.2. Q¢¢oomo ttm�a3¢am 3mUow z 26 FIRE BLOCK @ 104"o.c. HORIZONTAL AND VERTICAL, PER CRC R302.11 ARi P7 WATERPROOFING. INSTALL BELOW -GRADE WATERPROOF MEMBRANE PER MANUFACTURER'S RECOMMENDATIONS. PROVIDE PROTECTION BOARD FROM BACKFILL. INSTALL FRENCH DRAIN BEHIND RETAINING WALL PER SOILS REPORT. SEE DETAIL: 30 No. C 22162 Dl sr Ren.7/31/19 \P GENERAL NOTES -SECTIONS qTF OF CA0 1. PROVIDE FIRE BLOCKS @ 10'-0"o.c. BOTH VERTICALLY AND E - HORIZONTALLY PER CRC R302.11 2. CONCEALED WALL SPACE NOT TO EXCEED 10 FEET INTERVAL w HORIZONTALLY. CRC R302.11 z 3. WHERE "LIGHT -WEIGHT CONG" IS CALLED OUT, INSTALL o/ WATERPROOF MEMBRANE o/ PLYWOOD SHEATHING. 10/31/2017 3:51:26 PM 2 w z E - Qi E- E- w z E_ Plot Date: 10/31/17 F START DATE: 6/14/16 w z SCALE: 1/4".11.011 C4 SNEET A=4 L N Cfl N Z 0-) � a U Wo w cc z Q m � O z J w Q w z o ~ W O °Cx O e C\i E. N U W z 0 E- U xz 0 E , U Luz w U) CD z � J_ W Ca m E - Qi E- E- w z E_ Plot Date: 10/31/17 F START DATE: 6/14/16 w z SCALE: 1/4".11.011 C4 SNEET A=4 I9_V111MiFill SECTION o -o NOTE: 24' AND 29' HEIGHT LIMIT LINES SHOWN ON SECTIONS ARE FOR REFERENCE ONLY. THE HEIGHTS ESTABLISHED BY THESE LINES EXIST AT THAT PARTICULAR SECTION ONLY. ITEMS SHOWN IN ELEVATION BEYOND ARE NOT AFFECTED BY THESE LINES. -HEIGHT LIMITS ARE NOT DETERMINED BY THESE LINES. PLEASE REFER TO SHEETS A-2.4 & A-2.5 FOR HEIGHT LIMIT CALCULATIONS. / / / / ---�i �r II KEY NOTES -SECTIONS 1❑ 2x RAFTERS / ROOF JOISTS -SEE FRAMING PLAN 2❑ BEAM PER STRUCTURAL 3 CONCRETE FOUNDATION AND FOOTINGS -SEE FOUNDATION PLAN CONCRETE SLAB W/ REINFORCING STEEL o/ W/P MEMBRANE. SEE A-1 AND STRUCT. FOR SLAB INFO. ❑5 2x4 CEILING JOISTS @ 16"o.c. 1 DOORS AND WINDOWS -SEE PLAN -TYPICAL ❑7 2x4 STUDS @ 16"o.c. (TYPICAL U.N.O.) ® 2x6 STUDS @ 16"o.c. 2x P.T.D.F. MUD SILL 10 FLOOR JOISTS @ 16"o.c. -SEE FRAMING PLAN 11 EXTERIOR PLASTER o/ METAL LATH o/ BUILDING PAPER COLOR COAT. -SEE SPECIFICATIONS -SHT A-3 11 EXTERIOR WOOD SIDING o/ BUILDING PAPER SEE SPECACATIONS -SHT A-3 12 GUARD +42" ABOVE ADJACENT SURFACE PICKETS -MAX. SPACE 3-7/8" BETWEEN 13 5/8" PLYWOOD ROOF SHEATHING SEE TITLE 24 FOR RADIANT BARRIER -AS OCCURS. 14 1-1/8" T&G PLYWOOD SUBFLOOR 15 `LUSH k'EA i -oEE ER 1ANG 16 LIGHTING -SEE PLAN 17 STAIRS. SEE PLAN FOR RISE AND RUN HANDRAIL - 34" TO 38" ABOVE NOSING 18 2x SOLID BLOCKING 19 R-15 F.G. BATT. WALL INSULATION AT 2x4 WALLS. R-21 F.G. BATT. WALL INSULATION AT 2x6 WALLS. SEE TITLE 24. 20 R-21 INSULATION PROVIDE GREATER THAN 6-1/2" JOIST SPACE. 206 R-30 INSULATION PROVIDE GREATER THAN 10-1/2" JOIST SPACE. 21 ROOFING OVER WATERPROOF MEMBRANE SEE ROOF PLAN AND ELEVATIONS MAINTAIN FINISH SLAB TO FINISH GRADE OR FINISH SURFACE MIN. 22 CLEARANCES PER CRC R317. SLOPE FINISH GRADE OR FINISH SURFACE AWAY FROM BUILDING. SEE DETAIL 30 D1 23 5/8" TYPE "X" GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE. 5/8" TYPE "X" GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE "X" GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.) -W/P GYPSUM BOARD ENTIRE GARAGE WHERE TYPE "X" NOT REQUIRED BY CODE. 24 ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS, UNDER -STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED SIDE WITH 1/2 -INCH (12.7 MM) GYPSUM BOARD. CRC R302.7 25 DECK: SEE "DECK MATERIAL" NOTE ON SHEET A-2.2. 26 FIRE BLOCK @ 104"o.c. HORIZONTAL AND VERTICAL, PER CRC R302.11 P7 WATERPROOFING. INSTALL BELOW -GRADE WATERPROOF MEMBRANE PER MANUFACTURER'S RECOMMENDATIONS. PROVIDE PROTECTION BOARD FROM BACKFILL. INSTALL FRENCH DRAIN BEHIND RETAINING WALL PER SOILS REPORT. SEE DETAIL: 30 D1 GENERAL NOTES -SECTIONS 1. PROVIDE FIRE BLOCKS @ 10'-0"o.c. BOTH VERTICALLY AND HORIZONTALLY PER CRC R302.11 2. CONCEALED WALL SPACE NOT TO EXCEED 10 FEET INTERVAL HORIZONTALLY. CRC R302.11 Attachment PC 8 - Project Plans C7 N O f. N O ca V # O N r O C Q 2 r r 7 CA W r � w E- O C* W C w m = E_ ` a a a ` m � � Q Q e v a" cn =4.0w co — w _ ;; Z z N m v F H r 0 0 G�3 Ei) d E- W z_ &=9 E- F 0 w z E- E- o E - DQ NW}mJW2 "K 'N}WW �Z F J J ¢LL ZUI-W-�x000� m2N J6J-OU1 ,A 03:w2<f--w o FwO¢O�¢U ~ z `V x x �I ¢m2UI 3Wz~~~�`t'\W �NNLLUO ,4 UNO, O <0 M0 LL a<ZH�ar w OpJ ULL ¢w.0 Xww¢m �W M wUn,,--W , >aw LLo¢zwww Fz¢ w NF~U Urw o w,< ¢ aor z�F JHJVF}� - x x ¢ J -m -w,m oz0.1w �^ ZWU_f/I w.W 0W� 0KW-LLW EXo z z w'N- 3� zxw¢LL1Jwwow ALL, ¢¢U mow E- U a�W¢ zw¢3W¢ oz, ZU swo~ Qw z �rnxw¢ z v��xx E� OZr ¢OYOJ r2 U ��yW U W' -w -W �m�O rU Jwx WZZOw oin¢LLtnw¢x ww m 'Iwoo>s ¢¢¢O�m O�-ttd�a3¢atn 3n.UUwt- W ��p V *1 1*II 1 * No. C 22162 Ren. 7/31/19 �`P E CF CAl-\ E� w z c7 * E4 E- E- w z a — * E - L UD z 0 E N U Luz U) w z CO � J_ N m Z 0-) � a U w C:) cc z Q � m OJ z w Q w z CD ~ CD E- W O °C CD x e C� E. N U a — * E-4 Qi E- E- w z * E• Plot Date: 10/31/17 F START DATE: 6/14/16 w z SCALE: 1/4" -1'-0" C4 SNEET A-4.1 10/31/2017 3:53:05 PM �� E - UD z 0 E U Luz U) w z z � J_ W Ca m * E-4 Qi E- E- w z * E• Plot Date: 10/31/17 F START DATE: 6/14/16 w z SCALE: 1/4" -1'-0" C4 SNEET A-4.1 10/31/2017 3:53:05 PM �� PA2016-170 TC:73.81 i / i TC:73.81 Y T a TOP OF CURB AT / OCEAN BLVD. / PERFORATED METAL r SCREEN WALL z i �OOF OECKKf/ w , ��- SETBACK , POOL 12 f TROUGH I 7� GLASS BOTTOM POOL �j LIVING � ENTRY TC:73.81 NOTE: 24' AND 29' HEIGHT LIMIT LINES SHOWN ON SECTIONS ARE FOR REFERENCE ONLY. THE HEIGHTS ESTABLISHED BY THESE LINES EXIST AT THAT PARTICULAR SECTION ONLY. ITEMS SHOWN IN ELEVATION BEYOND ARE NOT AFFECTED BY THESE LINES. -HEIGHT LIMITS ARE NOT DETERMINED BY THESE LINES. PLEASE REFER TO SHEETS A-2.4 & A-2.5 FOR HEIGHT LIMIT CALCULATIONS. "LINTEL" I 3' SETBACK I. 3'-13" F FIN. TO P_L: _52.0 1„ 1`1 1'. TO P.L. 1„ ; 3 -1- B, FIN. TO P.L. N GAME ROOM// d- I i -41.5 1`1 1'. TO P.L. I SECTION N=N I I I E.G.- 24.00 10/31/2017 3:54:21 PM N.G: / / / / / / TC:73.81 TOP OF CURBAT OCEAN BLVD. / PERFORATED METAL / SCREEN WALL w / / JI ROOF DECK 0 0" SETBACK - 7F- FPOOL JOUGH I � 1» TO P. L. E.G. 3,-11„ FIN. TO P.L. 6AMEROOM LIVING EQUIPMENT AREA / CRAWLSPACE / SUBFLOORF-1; SECTION 14 I 3' SETBACK 3'-13" FIN. TO P.L. Attachment PC 8 - Project Plans NOTE TO STRUCT. ENG'R PROVIDE 1 8' FLOOR SHEATHING UNLESS NOTED OTHERWISE. FOR SHEAR WALLS GREATER THAN 5FT LONG USE 6" LESS THAN THE MEASURED LENGTH FOR CALCULATION PURPOSES WHEREVER POSSIBLE. J H G F E D 4. G G A4.1 A4.1 B Y^B A4 I A4 A A A4 A4 J H G 4. 4. 4. \ F � � SECTION KEY 4 E A4. D A4. e 2'x z KEY NOTES -SECTIONS C7 N O d N " N 0 , E � co w o W w E- 2x RAFTERS /ROOF JOISTS -SEE FRAMING PLAN w z CD BEAM PER STRUCTURAL W CD ow w xx w a x E � ❑ C"a c fa W Ca m It Me w CONCRETE FOUNDATION AND FOOTINGS e v Q+ a as w -SEE FOUNDATION PLAN co= w .1:ee 'Z z E CONCRETE SLAB W/ REINFORCING STEEL N mm4: �W 0 o/ W/P MEMBRANE. SEE A-1 AND STRUCT. FOR SLAB INFO. 2x4 CEILING JOISTS @ 16"o.c. I:%�� ~ 6 DOORS AND WINDOWS -SEE PLAN -TYPICAL c ❑7 2x4 STUDS @ 16"o.c. (TYPICAL U.N.O.) E G�3 ® 2x6 STUDS @ 16"a.c. E- Ifl 2x P.T.D.F. MUD SILL IT, LO z 10 FLOOR JOISTS @ 16"o.c. -SEE FRAMING PLAN N 11 EXTERIOR PLASTER o/ METAL LATH o/ BUILDING PAPER 12=9 COLOR COAT. -SEE SPECIFICATIONS -SHT A-3 N 11 EXTERIOR WOOD SIDING o/ BUILDING PAPER Z SEE SPECACATIONS -SHT A-3 � 12 GUARD +42" ABOVE ADJACENT SURFACE U PICKETS -MAX. SPACE 3-7/8" BETWEEN 13 5/8" PLYWOOD ROOF SHEATHING w SEE TITLE 24 FOR RADIANT BARRIER -AS OCCURS. L� x 14 1-1/8" T&G PLYWOOD SUBFLOOR O E" 15 LUSH k'EA ] -SEE P%tA1ANG PL4i, z 16 LIGHTING -SEE PLAN m � 17 STAIRS. SEE PLAN FOR RISE AND RUN z J w HANDRAIL - 34" TO 38" ABOVE NOSING Q Lu 18 2x SOLID BLOCKING 19 R-15 F.G. BATT. WALL INSULATION AT 2x4 WALLS. R-21 F.G. BATT. WALL INSULATION AT 2x6 WALLS. SEE TITLE 24. E- 20 R -21 INSULATION PROVIDE GREATER THAN 6-1/2" JOIST SPACE. o E- ~ 206 R-30 INSULATION PROVIDE GREATER THAN 10-1/2" JOIST SPACE. W O w OVER WATERPROOF MEMBRANE SEE ROOF PLAN AND z KNW}�JWS "K 'N}WW �Z F J J QL ' ozo'-w-'S0000-mem ❑ROOFING 21 ELEVATIONS MAINTAIN FINISH SLAB TO FINISH GRADE OR FINISH SURFACE MIN. o -m ¢ 'wo o ¢o s ¢ o o¢ l m " SW ," F o U 22 CLEARANCES PER CRC R317. SLOPE FINISH GRADE OR FINISH SURFACE ww ;F ;m ao z zuoo o3¢ o�a m /y AWAY FROM BUILDING. SEE D:TAIL ~ m< on s¢ DO waz Mm z3Wzrm"'m 23 5/8" TYPE "X" GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE. oao>�¢oomo¢zx�w z m F , w Q r w a o m ¢ ¢ n GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE "X' } m 3: Z zu GYPSUME'%` BOARD ATCEILING WHEN TR SS JOISTS ARE SED) W/P GYPSUM w ¢�°o2mUm�wmoowm~ 0Wiw w BOARD ENTIRE GARAGE WHERE TYPE"X"NOT REQUIRED BY CODE. mzowpa J �ow~a~m¢¢o3o0� ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS, Jm W ZU O~~ ,w Qwz3vi¢o-w� wi�aFzw Fp.l 24 UNDER -STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED ws m o z ? w- r 2 x ¢ " m w m LSI E- SIDEWITHI/2-INCH (12.7 MM)GYPSUM BOARD. CRC R302.7 iwmm, wwiw= Xxw �w000�x w 25 DECK: SEE "DECK MATERIAL" NOTE ON SHEET A-2.2. Q¢¢oomo ttm�a3¢am 3moow z 26 FIRE BLOCK @ 104"o.c. HORIZONTAL AND VERTICAL, PER CRC R302.11 ARi P7 WATERPROOFING. INSTALL BELOW -GRADE WATERPROOF MEMBRANE PER MANUFACTURER'S RECOMMENDATIONS. PROVIDE PROTECTION BOARD FROM BACKFILL. INSTALL FRENCH DRAIN BEHIND RETAINING WALL PER SOILS REPORT. SEE DETAIL: 30 No. C 22162 Dl sr Ren.7/31/19 \P GENERAL NOTES -SECTIONS qTF OF CA0 1. PROVIDE FIRE BLOCKS @ 10'-0"o.c. BOTH VERTICALLY AND E - HORIZONTALLY PER CRC R302.11 2. CONCEALED WALL SPACE NOT TO EXCEED 10 FEET INTERVAL w HORIZONTALLY. CRC R302.11 z 3. WHERE "LIGHT -WEIGHT CONC" IS CALLED OUT, INSTALL o/ c7 WATERPROOF MEMBRANE o/ PLYWOOD SHEATHING. NOTE TO STRUCT. ENG'R PROVIDE 1 8' FLOOR SHEATHING UNLESS NOTED OTHERWISE. FOR SHEAR WALLS GREATER THAN 5FT LONG USE 6" LESS THAN THE MEASURED LENGTH FOR CALCULATION PURPOSES WHEREVER POSSIBLE. J H G F E D 4. G G A4.1 A4.1 B Y^B A4 I A4 A A A4 A4 J H G 4. 4. 4. \ F � � SECTION KEY 4 E A4. D A4. w z d E - Plot Date: 10/31/17 F START DATE: 6/14/16 w z SCALE: 1/4".11.011 C4 SNEET A-4.2 2'x z 0 , E U U) w z CD � o J W Ca m E - REVISIONS: w E x z E LO N Cfl N Z 0-) � a U w C:) cc z Q � m � O z J w Q Lu � z o ~ W O °C x N U w z d E - Plot Date: 10/31/17 F START DATE: 6/14/16 w z SCALE: 1/4".11.011 C4 SNEET A-4.2 2'x z 0 , E U U) w z CD � o J W Ca m REVISIONS: E x E w z d E - Plot Date: 10/31/17 F START DATE: 6/14/16 w z SCALE: 1/4".11.011 C4 SNEET A-4.2 PA2016-170 1 f I � f I � � I I I i ` I 1 f �� III '•� r p 2607 Ocean Blvd I Nk FROM ABOVE WAY LANE 2607 Ocean Blvd FROM WAY LANE Attachment PC 8 - Project Plans PD toO r C4 co M V O N N N r GD 07 r r C" O @ O N r O WCO 10 C7 F h n �► O d Coo N - x y a �' _ E- CO v 0 9 a s m W O= w w W z a= O d w m r m ea I- .r II c 6 x E- w z_ x E� O w z E-+ x o E -a W UIW}d'JW2 'K 'VIYWW R'ZHJJQIi z ZUFW JSUm OO mStn Q�Q.J-O vl �1 Qwaruxi 3mz ��rwr \W �v'N�cwio Fi pm00 p QOwmaD-- z- I -r w mzzr-ma��Qw o0 3>�aQ� �wdQO pwUTa � w�ac� wo wr�ow¢mzzx ow z3Um x-w- aN>oQw aDQ-wmJ wz" m�mw�rw D mr QN_Q aur a ozJ-mD-wam oar zD .rw N zwUxo mxw owm o¢w-Fww, MxD ¢ z w 3 ZDW¢ Jw�ow�dr Qap �O� 6 U a�wam NQ�'W~ J.Zw Zpwp QO_ -x 0zFxamz>��=xri Vo _ W U w U W W - M m - U J W x w Z Z � VfA K w N w S S W J K tt m~� 0 0> x W aaao Dmor¢a�a3a a(n3auuw� z H ARgy�T � No. C 22162 ST Ren. 7/31/19 3 ��0 CAl\ x E - ea y� ►a E- x E- w z c� 6 �n N zLU U5 Q co W Q y M CV REVISIONS: CD U Ex W p w Om z QLU w o U Q co CD z CID CD oN�o � cC x CV U E - Plot Date: 10/31/17 START DATE: DATE W z SCALE: NO SCALE SHEET 30 I 10/31/2017 4:46:13 PM � 4 6 F U) zLU U5 Q W Q y M REVISIONS: E - Plot Date: 10/31/17 START DATE: DATE W z SCALE: NO SCALE SHEET 30 I 10/31/2017 4:46:13 PM � 4 DA'nla 17n BLVD CONC. 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GHt T5 BELOW ID Z —fillli� �' B,P GARAGE TRASH y�<� ti o �DIRr ~ 7 `-•`� C¢ e r �IIPA= a a g ti m (Bo) l -� - -� �---�,'�� ALL= >�-1L.�,�. �._ -� _Sr,_,r =N CLR. la q' �' ti� PA � IVi6n q• 0 � ti i� n° N 4` ' 24',",P4E" W 80,14'e� LINE _ .x Q 'N - CV � <0 `co. ti Gh' n� ti /o m �O. `Tti yc. . 0 --- I- e,L) 13 14 -A o.T° AC PAVEMENT11V-' ___ 25.00' V_ _ - ___-___ x`O x�ti2NA- .)?A WENT W. x �`� 22. ti _12 Nlb C9`L2`1NAY�'LAN'E39� � °� O�' z1_111111'/- - °� �opFRJy (/ PA. °h N you °i rL° A N AC 1 NF r k ��� _ x ,j h- y� �`p�N' y.,, �� �� MENT �° �W n 4.0 BRICKI- CONC. GUTTER xti N' \S o'Vigo- Q) yro' as ti �:. / x ro� \4j9 q, time y B N° y,l CONC GU TT fp e TC:68.82 6�1 Q o` %� LC/b ---------------------------- --------�(Q -------------------------------------- ... -------- nn -------------------------------------------- 31 Ott VVY�v///YY 3'-1 3/4" V/ 0 EA5EIl R PERFORATED METAL SCREEN WALL GOOF DEC POOL -- LAND5CAPE TIMBER PLANTER WALL �, OII 5TONE PAVER5 OVER CONCRETE 51JB 5L.A SECTION A A 0 _1 ll TC:73.81 TOP OF CURB AT OCEAN BLVD. m TROUGH LIVING GAME ROOM 12 so 5 1/211 3'-1 1/2" �v E k I S T. IT 0 U S F: HARPSGAPE LEGEND I. (o° THICK COLORED CONCRETE DRIVE WITH A LIGHT WASH FINI5H Z. LIMESTONE PAVER5 OVER CONCRETE TO MATCH INTERIOR 3, LIMESTONE PAVER TREAD5 AND RISERS TO MATCH INTERIOR 4• 3411 HIGH HANDRAIL r2, NEW CONCRETE 5VEWALK PER CITY 5TANDARDS, FUTURE ACCE55 RAMP AND VIEWPOINT BY CITY (o. SLOPE TO BE RELAN125CAPE12 AND OWNER TO MAINTAIN. MUNICIPAL OPERATION5 DEPT, APPROVAL OF LANDSCAPING REQUIRED 7. 3&` HIGH LAND50APE TIMBER PLANTER WALL 8, GA5T IN PLACE CONCRETE COLUMN ,5). GA5T 5TONE PLANTER 15OWL5 WITH IRRIGATION AND DRAINAGE 10, CONCRETE DRAINAGE 'V' DITCH, REFER TO CIVIL ENGINEER'S PLAN 11. CONCRETE RETAINING WALL, REFER TO STRUCTURAL ENGINEER'S PLAN IZ, EXI5TING CONCRETE RETAINING WALLS TO REMAIN 13. 0'-011 HIGH CMU BLOCK RETAINING WALL WITH STUCCO FINISH AND STUGCO GAP TO MATCH HOU5E FIN15H, REFER TO STRUCTURAL ENGINEER'S PLAN 14, BIO PLANTER, REFER TO CIVIL ENGINEER 15 PLAN 15. 311 5Q, BRONZE DRAIN IG. I ,it 50, ATRIUM DRAIN 17• ATRIUM AREA DRAIN 18, SLOT DRAIN I�. REMOVE WOOD DECK Z0. REMOVE WOOD RETAINING WALL AND CHAIN LINK FENCE 21, REMOVE STONE PAVING Attachment PC 8 - Project Plans Re/1510f5 BY &-Z8-17 GD, 7-10-17 O.P. ,9-1-17 C.P. 10-30-17 G.D, ENVIRONMENTAL D E S I G N S 1278 Gleirtmol St. Laguna Reach Cal iforniaill Tel:800 elI-3010 Fax:000 811-3014 Ewironmental Desiyue La�dxare.com Renewal Date s la -3a-2017 F. Date 9TF of Design Professionals electronic or digital seal or signature is effective only as to that version of this document as originally published by Design Professional. Design Professional is not responsible for any subsequent modificaffigcorrupton, o unauthorized use of such document To verify the validity or applicability of fine seal or signature, contact Design Professional. PRELIMINARY HARPSCAPE PLAN OMMMOMMMMEM poA%N CRAIG PC PPYFFER CO151aw OATS MAY II, Zoll Ile" =If -0" SCALE: I/4 - I -o `.` \ r-ee Wane TRUE ` NORTH 2(007 O�eaH_PreIImlHary_IO-30-Ilvwz 41.5 1'-1 1/2" 5HEET 8 0 4 8 Z Copyright ©2017 Craig de Pfyffer -Ownership of Documents—Drawings and specifications as instruments of service are the property of the Landscape Architect whether the work for which they are made be executed or not. �9 U UJ (D V � UJ � U Z > OC UJ to Q O Z O � O N N O v Renewal Date s la -3a-2017 F. Date 9TF of Design Professionals electronic or digital seal or signature is effective only as to that version of this document as originally published by Design Professional. Design Professional is not responsible for any subsequent modificaffigcorrupton, o unauthorized use of such document To verify the validity or applicability of fine seal or signature, contact Design Professional. PRELIMINARY HARPSCAPE PLAN OMMMOMMMMEM poA%N CRAIG PC PPYFFER CO151aw OATS MAY II, Zoll Ile" =If -0" SCALE: I/4 - I -o `.` \ r-ee Wane TRUE ` NORTH 2(007 O�eaH_PreIImlHary_IO-30-Ilvwz 41.5 1'-1 1/2" 5HEET 8 0 4 8 Z Copyright ©2017 Craig de Pfyffer -Ownership of Documents—Drawings and specifications as instruments of service are the property of the Landscape Architect whether the work for which they are made be executed or not. �9 PA2016-170 NATIVE SHRUBS & ENG GAL 13AG TWI --------&g--------------------------" ------------------------------------ --------(04------------------------------------------ &Z---------------------------------------------------` --------&0-------------------------------------------------------- 58-----------------------------------------------------------------' 6(0---------------------------------------------------------------- o In --------54------------------------------------------------------------------ 52 -------------------------------------------------------------- LANDSGAFE TIMPER PLANTER WALL -------50------------------------------------------------------------------ STONE FAVER5 OVER CONCRETE 5U5 SECTION A -A 41.5 OCEAN BLVD. PERFORATED METAL —SCREEN WALL TC:73.81 TOP OF CURB AT ----OCEANBLVD. On SETBACK PLANT LEGEND SYMBOL BOTANICAL NAME TREE5 CHA HUM Ghamaeror humlhs 5HI'l CYC REV Gycas revoluta ENG CAL Encella callfornlca MEL MAJ Mehanrf hus malor'Antonowls Blue PHI SEL Phllodendron selloum PHI XAN Philodendron xanadu RHU INT Rhus Inteerlfolla ZAM FUR- Zamla furfuracea GROUNPGOVERS / PERENNIAL5 BAC TWI Baccharls pllularis'Twin Peaks' GEA YAN Ceanothvs erlseus horlxontalls 'Yankee Point' OFH JAF. Orkopoeon iaronlcv5 RO5 HUN Rosmarinus o4icmalls'Hulriej n Caret' TRA JA5 Trachelospermum ja5mmoide5 X I S T. 0 U S E; Attachment PC 8 - Project Plans FB/el &-Z8-17 7-10-17 °9-1-17 COMMON NAME MATURE 51ZE 10-30-17 6Y GA. G.D. G.D. G.D. M,ts,4arrarlean Fan Palm 171 HxL3'W it Palm 3'Hx3'W Coast Sunflower 3'H x 4'W Antonow's Blve Honey Bush S'H x l Cl Phllodendron 7'H x 7'W N.G.N. ZIH x Z'W Lemonade Berrry 6'Hx6'W Cardboard Palm 3'Hx3'W Dwarf Coyote Brush 195' 3'W Yankee Pomt Ceanothus ZIH x OW Mondo Orass 6"Id x l Huntineton Caret Rosemary I'Hx7'W Star Jasmine IIH x 31W ENVIRONMENTAL D E S I G N S 1278 Glennol St. 0I19(o Laguna Reach Cal ifornia°JZ&r2l Tel:800 ell -3010 Fax:evo 811-3014 Ewironmental Desiyue La�dxare.com UJI U Z UJ a ( V' UJ � U Z >UJ DC U d w Q U � � O Z � � O N N v Renewal Date !a -3a -2o17 Date Design Professionals electronic or digital seal or signature is effective only as to that version of this document as originally published by Design Professional. Design Professional is not responsible for any subsequent modificaffigcorrupticn, o unauthorized use of such document To verify the validity or applicability of fine seal or signature, contact Design Professional. PRELIMINARY PLANTING PLAN AAN CRAIG DE PPYFFER c1s«w OATS MAY 11, 2017 Ile" = 0" ree uAne Z&07 Ocean_Prellmmary_IO-30-17vwz Z Copyright ©2017 Craig de Pfyffer -Ownership of Documents—Drawings and specifications as instruments of service are the property of the Landscape Architect whether the work for which they are made be executed or not. j0 PA2016-170 NOTE: 24' AND 29' HEIGHT LIMIT LINES SHOWN ON THIS ELEVATION ARE FOR REFERENCE ONLY. THE HEIGHTS ESTABLISHED BY THESE LINES EXIST AT A SECTION CUT AT THE ELEVATOR FACE ONLY. ITEMS SHOWN IN ELEVATION BEYOND ARE NOT AFFECTED Y THESE LINES. -HEIGHT LIMITS ARE NOT DETERMINED BY THESE LINES. PLEASE REFER TO SHEETS A-2.4 & A-2.5 FOR HEIGHT LIMIT CALCULATIONS. CE P it i SETBACK a o, ELEVATOR AREA (AREA SHOWN CI TYP. 1 / / / / / / / r 29FT HEIGHT LIMIT AT FACE OF ELEVATOR E.G. AT P.L. DE ELEVATION PERFORATED METAL SCREEN WALL & CANOPY z �w 0 a I 3' QF-TPAPV FIN. TO 000 ' Attachment PC 8 - Project Plans iii N O r coo, p W w # w N N � C m w r ® C - r d° o w m a w E- C" - a N r x E~ m = a a m = e ae w z os e e w in04 M Ca I ­ w C7 1� 1� D x E- IT, z_ 4 U x E~ D w z E� w InW}ry'JWS a' Vl}WW�ZF--IJ¢li z ZUI-w JSU�O0m20aJ-OUl fM O 1-ww O¢O2¢U Z ��V1 a�2~UI 3�Zt-~FIiF\W FNN4U0 00J �¢aF Uwaao awc�ra Uzr Jt- Mmo WUw.r-0i,.tt2Z x0 z_U0,-W_ aN>UUW ao¢zw�nJ 3Fz�-�c�� US M}1 - 2 2 ¢ UZJ__m _WO_m ZWU � In�W OWE" USW-w1iW -�xc�Wz Wzz tiwF�n i-a�3'-oma Ey OZzzWz �J ow_a ¢ - z Qi ¢tt ¢ovi¢3 .i-Jm wzUwo��-W arw zw wao_zF _2 v-Uw x W_¢ Z NU_22W_¢4 ¢~ZUI L U UN W'Ii UIW�2W� �W'W' p.~�00>2 W ¢¢¢O�mOi-�a�a3¢W�n3ac>c>wi- y �gED ARC,, Eq� No. C 22162 Ren. 7/31/19 STgrF CF CAL\� xi E� u"i N co N w Lu Lu U z W Q to Plot Date: 10/31/17 START RATE: 6/14/16 SCALE: 1/4" - V-0" SHEET 0111,11l f d E- W z d x E- W z C7 E- w z E- w z d E� x E- w z c� E- F w z C7 E3 10/31/2017 3:47:03 PM 71 Wow U w Lu Lu U z W Q to Plot Date: 10/31/17 START RATE: 6/14/16 SCALE: 1/4" - V-0" SHEET 0111,11l f d E- W z d x E- W z C7 E- w z E- w z d E� x E- w z c� E- F w z C7 E3 10/31/2017 3:47:03 PM 71 Wow J Oma = J w Q 0 CD z 0 W cc O = ;a w C4 N U w Lu Lu U z W Q to Plot Date: 10/31/17 START RATE: 6/14/16 SCALE: 1/4" - V-0" SHEET 0111,11l f d E- W z d x E- W z C7 E- w z E- w z d E� x E- w z c� E- F w z C7 E3 10/31/2017 3:47:03 PM 71 Memorandum Planning Commission - November 9, 2017 Item No. 2a Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) CITY OF Nr' ' CH COMMUNITY DEVELOPI+. 100 Civic Center Drive Newport Beach, California 92660 949 644-3200 newportbeachca.gov/communitydevelopment To: Planning Commission From: Rosalinh Ung, Associate Planner Date: November 2, 2017 Re: Agenda Item 2 — Ginsberg Residence (PA2016-170) Draft Resolutions Attached for the Planning Commission review and consideration are the draft resolutions for the proposed Ginsberg Residence. Attachment PC 1 is resolution for approval with findings and conditions. Attachment PC is resolution for denial. Planning Commission - November 9, 2017 Item No. 2a Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Attachment No. PC 1 Draft Resolution for Approval Planning Commission - November 9, 2017 Item No. 2a Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) RESOLUTION NO. 2069 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING VARIANCE NO. VA2016-005 AND COASTAL DEVELOPMENT PERMIT NO. CD2017-080 TO ALLOW THE CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE, FOR PROPERTY LOCATED AT 2607 OCEAN BOULEVARD (PA2016-170) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Nicholson Construction on behalf of the Ginsberg Family Trust ("Applicant'), with respect to property located at 2607 Ocean Boulevard, in the City of Newport Beach, and legally described as a portion of Block 0-32 of Corona Del Mar, in the City of Newport Beach, County of Orange, State of California, as per map recorded in Book 3, Pages 41 and 42 of Miscellaneous Maps, in the Office of the County Recorder of said county ("Property"), requesting approval of a coastal development permit and a variance. 2. The Applicant requests a coastal development permit to allow the construction of a new 4,500 square -foot, single-family residence and a 683 square -foot, three -car garage, for a total 5,183 square feet ("Development') and a variance to allow the Development to: a. Exceed the maximum floor area; b. Encroach 10 feet into the 10 -foot rear yard setback along Way Lane; C. Encroach 7 feet into the 10 -foot front yard setback along Ocean Boulevard; d. Exceed the 29 -foot height limit for an elevator shaft by up to 14 feet and portions of the roof deck guardrail to exceed the 24 -foot height limit for a flat roof/guardrail by up to 8 feet; and e. Provide open volume within the required setback areas. 3. The Property is designated Single -Unit Residential Detached (RS -D) by the General Plan Land Use Element and is located within the Single -Unit Residential (R-1) Zoning District. 4. The Property is located within the coastal zone. The Coastal Land Use Plan category is Single -Unit Residential Detached — 6.0-9.9 DU/AC (RSD -B) and the Coastal Zone is Single -Unit Residential (R-1). 5. A public hearing was held on November 9, 2017, in the Council Chambers at 100 Civic Center Drive, Newport Beach in the Corona del Mar Conference Room (Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the 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. Planning Commission - November 9, 2017 Item No. 2a Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Planning Commission Resolution No. 2069 Paqe 2 of 10 SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. This project is exempt from the California Environmental Quality Act ("CEQA") pursuant to Section 15315 under Class 3 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. 2. Class 3 exempts the construction of limited numbers of new, small structures, including one single-family residence. The proposed project is a new single-family residence located within the R-1 (Single -Unit Residential) Zoning District. SECTION 3. REQUIRED FINDINGS. Variance In accordance with NBMC Section 20.52.090(F) (Variances — Findings and Decision), the following findings and facts in support of such findings are set forth: Finding: A. There are special or unique circumstances or conditions applicable to the subject property (e.g., location, shape, size, surroundings, topography, or other physical features) that do not apply generally to other properties in the vicinity under an identical zoning classification. Facts in Support of Finding: The Property is approximately 4,257 square feet in area and slopes from Ocean Boulevard down to Way Lane with approximately a 35 -foot grade difference. 2. The Property is shallow with a lot depth ranging from 35 to 53 feet. The lot is also 110 feet wide. 3. The limited lot depth after applying the 10 -foot front and rear results in a sloping building pad that would be 15 to 33 feet deep. The standard front and rear setbacks comprise approximately 51 percent of the total lot area. 4. The lot is disproportionately shallow relative to its width resulting in a long and narrow building envelope. The long narrow portion of the lot would allow a maximum building area only 15 feet in width and represents over 65 percent of the total area of the lot. 5. The unusual lot shape and topography of this lot do not generally apply to other properties in the vicinity under the same R-1 zoning classification. 11-09-17 Planning Commission - November 9, 2017 Item No. 2a Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Planning Commission Resolution No. 2069 Paqe 3 of 10 Finding: B. Strict compliance with Zoning Code requirements would deprive the subject property of privileges enjoyed by other properties in the vicinity and under an identical zoning classification. Facts in Support of Finding: The strict application of development standards including setbacks, floor area limit, building height and open volume to this constrained lot result in a buildable area of 1,910 square feet and new residence of approximately 2,865 square feet in size. This is significantly diminished compared to other properties in the vicinity and same zone that have an average of 5,500 to 6,500 square feet in size. 2. The condition of the Property directly impacts the allowable floor area for the lot, and the ability to comply with open volume and setback requirements. The site constraints create challenges to design a residence of comparable height and position to other properties along Way Lane without providing relief from these code standards. 3. The extreme variation in grade creates the further hardship for compliance in the 29 - foot height limit as it relates to the elevator and guardrail to a roof top deck designed to be below the top of Ocean boulevard curb height limit. Finding: C. Granting of the variance is necessary for the preservation and enjoyment of substantial property rights of the applicant. Facts in Support of Finding: Without granting the variance request, the Property owner could only build 2,865 square -foot residence that is substantially smaller than what could be constructed on a typical rectangular R-1 lots in Corona del Mar. 2. When comparing the subject lot with other Way Lane bluff lots that are in the same zone, the other lots can accommodate larger with homes floor areas well above 5,000 square feet on average. Finding: D. Granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district. Fact in Support of Finding: Approval of the variance request allows the Property owner to develop a 5,183 square -foot residence that is comparable in size, height, and setback yard encroachments with other lots along Way Lane that are identically zoned. 11-09-17 Planning Commission - November 9, 2017 Item No. 2a Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Planning Commission Resolution No. 2069 Pape 4 of 10 Finding: E. Granting of the variance will not be 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. Facts in Support of Finding: 1. The proposed residence will not adversely impact public views from Ocean Boulevard because it complies with the top of curb height restriction and would not interfere with neighborhood compatibility, private views, and privacy with the neighboring and abutting properties. 2. The proposed setbacks will not affect the flow of light or air to adjoining residential properties as adequate separation is provided since there are no adjacent properties along the Property lines for which the encroachments are requested. 3. The existing garage setback encroachments have not proven detrimental and the new residence would improve the existing encroachments by removing any encroachments into Way Lane. The City's Traffic Engineer has reviewed and approved the proposed design including the proposed encroachments within the Way Lane setback and garage locations and access to Way Lane. Vehicular access to the project can be accommodated as proposed and it would not pose an undue hazard to access along Way Lane. 4. The new residence has been designed with articulation and modulation so it will not impact privacy for the abutting properties beyond that of the existing residence because the design complies with the setback along the east Property line where there is an abutting residence and the primary common living spaces are oriented toward the west of the Property where no residence is located. 5. The requested height deviation would not create visual impacts to the adjacent properties and obstruct any public views from Ocean Boulevard. With exception for the elevator shaft and portion of deck guardrail, the entire residence complies with the building height requirement. The granting of the variance will not adversely impact public views from Ocean Boulevard because the proposed structure complies with the top of curb height restriction. 6. To minimize disruption caused by demolition and construction to the nearby residents, the applicant has submitted a construction management plan that has been reviewed and approved by the City's Public Works Department thereby ensuring no impact public access in the vicinity and to maintain street/emergency access during construction. 11-09-17 Planning Commission - November 9, 2017 Item No. 2a Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Planning Commission Resolution No. 2069 Pape 5 of 10 Finding: F. Granting of the variance will not be in conflict with the intent and purpose of this section, this Zoning Code, the General Plan, or any applicable specific plan. Facts in Support of Finding: Granting the variance request would not increase the density beyond what is planned for the area, and will not result in additional traffic, parking, or demand for other services; and will not adversely impact the designated public views from Ocean Boulevard as it adheres to the top -of -curb height restrictions. 2. The proposed variance request provides similar setbacks for the property consistent with the existing development pattern along Way Lane that presently encroaches within setbacks. 3. Due to the site topography, narrow shape of the Property and top of curb height limit, the requested setback encroachments, buildable area for development based on the proposed setbacks to yield a comparable floor area, deviation on the location of open volume areas and height limit exceptions are appropriate for the Property. 4. The Property is not located within a specific plan area. Coastal Development Permit In accordance with NBMC Section 21.52.015 (F) (Coastal Development Permits - Findings and Decision), the following findings and facts in support of such findings as set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: The proposed design, bulk, and scale of the Development is consistent with the existing single-family neighborhood pattern of development and expected future development. 2. The Property is located in an area known for the potential of seismic activity and liquefaction and is required to comply with the California Building Code ("CBC") and City's Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 3. Pursuant to NBMC Section 21.35.050, due to the Development containing more than 75 percent of impervious surface area and hillside development on a slope greater than 11-09-17 Planning Commission - November 9, 2017 Item No. 2a Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Planning Commission Resolution No. 2069 Paqe 6 of 10 15 percent, a Water Quality and Hydrology Plan ("WQHP") is required. The WQHP has been reviewed and approved by the City's Building Division. 4. With the granting of the requested variance, the proposed Development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation granted by the variance is 5,183 square feet and the proposed floor area is 5,183 square feet. b. The proposed Development complies with the required setbacks, as approved by this variance, which are 3 feet along front setback on Ocean Boulevard; 0 feet along rear property line on Way Lane; and 4 feet along the west and east Property lines. c. The entirety of the home, with the exception of the elevator shaft and a small portion of a roof deck guardrail is less than 29 feet, measured from established grade. Additionally, the entire structure is below the curb line of Ocean Boulevard, as required for development on the Bluff side of Ocean Boulevard. d. As the proposed Development includes more than 4,000 square feet of livable floor area, a three -car garage is required. The proposed Development provides a three -car garage. e. A minimum of 518 square feet of open volume area is required and the proposed residence includes 648 square feet of open volume area provided. 5. Proposed landscaping complies with NBMC Section 21.30.075 (Landscaping). A condition of approval is included that requires drought tolerant and prohibits invasive species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: The existing residential lot does not currently provide nor inhibit public coastal access. The Property is more than 200 feet from the nearest public beach and the proposed Development will remain a residential lot. The Development will not impact public access to local coastal resources and is not located between the sea or shoreline and the nearest public road. 11-09-17 Planning Commission - November 9, 2017 Item No. 2a Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Planning Commission Resolution No. 2069 Paqe 7 of 10 2. The new residence would be constructed at a height below the adjacent curb line of Ocean Boulevard, as required by Code, thereby protecting any views from this public road and maintaining visual access to this coastal resource. Since there are no pedestrian access ways on the Bluff side of Ocean Boulevard, visual access would be preserved for vehicular access. Pedestrian visual access on the land side of Ocean Boulevard would not be affected. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Variance No. VA2016-005 and Coastal Development Permit No. CD2017-080, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 2. The Variance 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. 3. The Coastal Development Permit 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 Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with NBMC Section 21.64.035 and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 9th DAY OF NOVEMBER 2017. AYES: NOES: ABSTAIN: ABSENT: BY: Peter Koetting, Chairman Erik Weigand, Secretary 11-09-17 Planning Commission - November 9, 2017 Item No. 2a Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Planning Commission Resolution No. 2069 Paqe 8 of 10 EXHIBIT "A" CONDITIONS OF APPROVAL (Project -specific conditions are in italics) PLANNING 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. 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. 4. A copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the City's Building Division and field sets of plans prior to issuance of the building permits. 5. Prior to the issuance of a building permit, the Applicant shall submit a final landscape and irrigation plan prepared by a licensed landscape architect. These plans shall incorporate drought tolerant plantings and water efficient irrigation practices, and the plans shall be approved by the City's Planning Division. 6. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 7. 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 City's Planning Division. 8. Prior to issuance of a building permit, the Applicant shall submit to the City's Planning Division an additional copy of the approved architectural plans for inclusion in the application 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 depict the elements approved by this Variance and Coastal Development Permit application. 11-09-17 Planning Commission - November 9, 2017 Item No. 2a Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Planning Commission Resolution No. 2069 Paqe 9 of 10 9. Prior to issuance of a building permit, the approved Construction Pollution Prevention Plan ("CPPP") and Water Quality and Hydrology Plan ("WQMP") shall be submitted with the Building Permit plans. Implementation shall be in compliance with the approved CPPP and WQMP and any changes could require separate review and approval by the City's Building Division. 10. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 11. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stock piles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 12. Best Management Practices ("BMPs") and Good Housekeeping Practices ("GNPs") shall be implemented prior to and throughout the duration of construction activity as designated in the CPPP. 13. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 14. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, wetland or their buffers. 15. Should the Property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 16. Construction activities shall comply with NBMC Section 10.28.040, 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. 17. 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 NBMC Title 20 Planning and Zoning. 18. 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 11-09-17 Planning Commission - November 9, 2017 Item No. 2a Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Planning Commission Resolution No. 2069 Paqe 10 of 10 (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 Ginsberg Residence including, but not limited to, Variance No. VA2016-005 and Coastal Development Permit No. CD2017-080. 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. Public Works Conditions 19. The proposed project shall extend the City sidewalk from the existing terminus to the area adjacent to the existing guardrail per City Standard STD -180-L. 20. The proposed walkway, stairs, guardrails, retailing walls (to support walkway and landings only), landing, drain lines and landscaping within the Ocean Boulevard public right-of-way shall require approval by the City Council. If approved by City Council, an encroachment agreement between the City and property owner shall be required. 21. All proposed landscaping within the Ocean Boulevard right of way shall be reviewed and approved by City's Municipal Operations Department, General Services Division and City's Public Works Department. Proposed landscaping shall be installed and maintained by the Property owner. Landscaping within the public right-of-way shall be low -growing ground cover or shrubs limited to 36 -inch high maximum. 22. Reconstruct all damaged concrete sidewalk panels, curb and gutter along the Ocean Boulevard and Way Lane frontages shall be determined by the City's Public Works Department. 23. No structural encroachments, including but not limited to, retaining walls (for residence), caissons, tiebacks shall be permitted within the public right of way. 24. No staging/storage of materials shall be permitted within the public right-of-way. 25. In case of damage done to public improvements surrounding the development site by the private construction, additional reconstruction within the public right-of-way may be required at the discretion of the City's Public Works Inspector. 11-09-17 Planning Commission - November 9, 2017 Item No. 2a Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Attachment No. PC 2 Draft Resolution for Denial Planning Commission - November 9, 2017 Item No. 2a Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) RESOLUTION NO. 2069 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA, DENYING VARIANCE NO. VA2016-005 AND COASTAL DEVELOPMENT PERMIT NO. CD2017-080 TO ALLOW THE CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE, FOR PROPERTY LOCATED AT 2607 OCEAN BOULEVARD (PA2016-170) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Nicholson Construction on behalf of the Ginsberg Family Trust, ("Applicant') with respect to property located at 2607 Ocean Boulevard, in the City of Newport Beach, and legally described as a portion of Block 0-32 of Corona Del Mar, in the City of Newport Beach, County of Orange, State of California, as per map recorded in Book 3, Pages 41 and 42 of Miscellaneous Maps, in the Office of the County Recorder of said county ("Property"), requesting approval of a coastal development permit and a variance. 2. The Applicant requests a coastal development permit to allow the construction of a new 4,500 square -foot, single-family residence and a 683 square -foot, three -car garage, for a total of 5,183 square feet ("Development') and a variance to allow the Development to: a. Exceed the maximum floor area; b. Encroach 10 feet into the 10 -foot rear yard setback along Way Lane, C. Encroach 7 feet into the 10 -foot front yard setback along Ocean Boulevard; d. Exceed the 29 -foot height limit for an elevator shaft by up to 14 feet and portions of the roof deck guardrail to exceed the 24 -foot height limit for a flat roof/guardrail by up to 8 feet; and e. Provide open volume within the required setback areas. 3. The Property is designated Single -Unit Residential Detached (RS -D) by the General Plan Land Use Element and is located within the Single -Unit Residential (R-1) Zoning District. 4. The Property is located within the coastal zone. The Coastal Land Use Plan category is Single -Unit Residential Detached — 6.0-9.9 DU/AC (RSD -B) and the Coastal Zone is Single -Unit Residential (R-1). 5. A public hearing was held on November 09, 2017, in the Council Chambers at 100 Civic Center Drive, Newport Beach in the Corona del Mar Conference Room (Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the 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. Planning Commission - November 9, 2017 Item No. 2a Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Planning Commission Resolution No. 2069 Paqe 2 of 3 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. Variance The Planning Commission may approve a variance application only after making each of the required findings set forth in NBMC Section 20.52.090(F) (Variances — Findings and Decision). In this case, the Planning Commission was unable to make the required findings for the following reasons: 1. The Planning Commission determined, in this case, that the proposed Variance for the Development is not consistent with the legislative intent of Title 20 of the NBMC and that findings required by Section 20.52.090 are not supported in this case. The Development may prove detrimental to the community. 2. The design, location, size and characteristics of the Development are not compatible with the single-family residences in the vicinity. The development may result in negative impacts to residents in the vicinity and would not be compatible with the enjoyment of the nearby residential properties. Coastal Development Permit The Planning Commission may approve a coastal development permit application only after making each of the required findings set forth in NBMC Section 21.52.015 (F) (Findings and Decision). In this case, the Planning Commission was unable to make the required findings for the following reasons: 1. The proposed residence does not conform to all applicable residential development standards as the Development does not comply with floor area limitation, setbacks, height and open volume requirements. 1.9x"IEel ►[!•Rlxy69Eel 01 NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby denies Variance No. VA2016-005 and Coastal Development Permit No. CD2017-080. 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 11-09-17 Planning Commission - November 9, 2017 Item No. 2a Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Planning Commission Resolution No. 2069 Pace 3 of 3 Community Development Director in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 9th DAY OF NOVEMBER, 2017. AYES: NOES: ABSTAIN ABSENT: BY: Peter Koetting, Chairman BY: Erik Weigand, Secretary 11-09-17 Planning Commission - November 9, 2017 Item No. 2b Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) From: Paul Tobin <paulxtobin@gmail.com> Sent: Monday, November 06, 2017 12:14 PM To: Kramer, Kory; Dunlap, Bill; Koetting, Peter; Kleiman, Lauren; Lowrey, Lee; Weigand, Erik; Zak, Peter; Biddle, Jennifer; Campagnolo, Daniel; Jurjis, Seimone; info@spon-newportbeach.org Subject: Comments: 2607 Overbuilding Follow Up Flag: Follow up Flag Status: Flagged Hello, I have just reviewed the application (PA2016-170) for this address and it seems obvious that this is the kind of gross overbuilding that should not be allowed in Newport Beach. I urge you to reject the Application, the requests for variances and other deviations from sensible planning, and require the builder to confirm with existing limits. Thank you. Paul Tobin paulxtobin(a),gmail.com Planning Commission - November 9, 2017 Item No. 2c Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Subject: FW: Variance for 2607 Ocean Blvd From: Lauri Preedge [mailto:lpreedge@gmail.com] Sent: Monday, November 06, 2017 2:44 PM To: Ung, Rosalinh <RUng@newportbeachca.gov>; citycouncil@newportbeach.gov Subject: Variance for 2607 Ocean Blvd The owners of this property are requesting 4 building code variances and as a result this project should be denied as submitted. The city has guidelines which should be followed and to approve a project that is so much out of scope with the city planning guidelines would be detriment to the other property owners in the neighborhood. The project should be declined for the 14 foot height variance alone. This height variance will bring the roof above the ground level and distract from the view of the homeowners across Ocean Blvd. Thank you for your consideration, Lauri Preedge Planning Commission - November 9, 2017 Item No. 2d Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Subject: FW: Comments on the variance application for 2607 Ocean Blvd Attachments: Variancell-17.docx -----Original Message ----- From: Susan Skinner [mailto:seskinner@me.com] Sent: Monday, November 06, 2017 8:12 PM To: Kramer, Kory <kkramer@newportbeachca.gov>; Dunlap, Bill <bdunlap@newportbeachca.gov>; Koetting, Peter <pkoetting@newportbeachca.gov>; Kleiman, Lauren <lkleiman@newportbeachca.gov>; Lowrey, Lee <Ilowrey@newportbeachca.gov>; Weigand, Erik <eweigand@newportbeachca.gov>; Zak, Peter <pzak@newportbeachca.gov>; Ramirez, Brittany <bramirez@newportbeachca.gov>; Campagnolo, Daniel<DCampagnolo@newportbeachca.gov>; Jurjis, Seimone <sjurjis@newportbeachca.gov>; Ung, Rosalinh <RUng@newportbeachca.gov> Subject: Comments on the variance application for 2607 Ocean Blvd Attached is a letter regarding the request for variance at 2607 Ocean Blvd which will be discussed on Thursday evening. I am asking that you deny the request in its current form as it clearly does not meet the mandatory requirements of the variance. (Rosalinh, can you confirm that you received this to same me having to hand deliver a copy to you?) Thank you, Susan Skinner Planning Commission - November 9, 2017 Item No. 2d Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) November 6, 2017 Dear Planning Commission: With regard to the request for variance of 2607 Ocean Blvd, I urge you to deny this request in its current form as it clearly does not meet the requirements of the requested variance. There are two aspects to this variance request. A request to exceed the height limit and a request to increase the sq footage of the property by reducing setbacks. The absolute requirements to obtain a variance is set out in Section 20.52.090(F) of the Municipal Code as follows: `To approve or conditionally approve a Variance, the hearing body must make the following findings provide by Section 20.52.090 F: 1. There are special or unique circumstances or conditions applicable to the subject property (e.g. location, shape, size, surrounding, topography, or other physical features) that do not apply generally to other properties in the vicinity under an identical zoning classification; 2. Strict compliance with Zoning Code requirements would deprive the subject property of privileges enjoyed by other properties in the vicinity and under and identical zoning classification; 3. Granting of the Variance is necessary for the preservation and enjoyment of substantial property rights of the applicant; 4. Granting of the Variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district; 5. Granting of the Variance will not be detrimental to the harmonious and orderly growth of the City, or endanger, Planning Commission - November 9, 2017 Item No. 2d Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood; and 6. Granting of the Variance will not be in conflict with the intent and purpose of this Section, this Zoning Code, the General Plan, or any applicable specific plan." Although there are special circumstances to this property in the form of a steep hillside and a narrow lot, these do not constitute a reason to grant a variance of the degree that is being requested. The property is 4,257 sq ft, but with an irregular configuration. Normally, a setback of 10 feet at the front end and back end of the property would be required with 4 foot setbacks at the sides of the property. A request is made to eliminate the front setback and reduce the back setback to 3 feet, giving an increase in buildable area to allow a 5,000 sq ft house instead of a 2865 sq ft house. The comment is made that in other similar sized lots nearby are not as restricted in their building size due to the more regular shape of their lots. However, if a long rectangular 4400 sq ft lot of 110 feet deep and 40 feet wide typical for the area is used as an example, the 10 foot setbacks front/back with 4 foot setbacks at the side would result in a buildable lot of 2800 sq ft, allowing only a 4200 sq ft house to be built. The obvious solution appears to be an adjustment in setbacks to allow up to a 4200 sq ft house, but not a 5000 sq ft house if this standard is to be met. In fact, allowing a 5000 sq ft home to be built would then consist of a grant of special privilege, which is NOT allowed under requirement #4. There is no possible reason to allow a variance to height. The simple desire to build an elevator shaft and rooftop deck that exceed the height requirement does not mean that there is a special circumstance requiring this variance to be granted. In fact, there is no special circumstance (admitted to be the case in the staff report) requiring this, Planning Commission - November 9, 2017 Item No. 2d Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) and as such, the request must NOT be granted under city code. A statement is made that there are 9 properties on Way Lane south of Ocean Boulevard and that variances have been granted for these homes. It should be noted that only 3 homes are on the same block of Way Lane with similar topography whereas the other homes referenced have a totally different topography and cannot reasonably be compared to this home. The home adjacent to the subject property clearly has not received a variance, whereas the third home appears to have had some degree of variance. Requirement #5 requires that "Granting of the Variance will not be detrimental to the harmonious and orderly growth of the City," but as the homes in the China Cove subdivision are predominated older, smaller homes, the addition of a 5,000 sq ft home with features extending 14 feet higher than the height limit is clearly out of character with this section of Corona del Mar and should thus not be allowed. It appears clear to me that this application does not meet the strict requirements of code section 20.52.090(F) and should be denied. I will point out the fact that you certainly already know, that the granting of such a variance is NOT discretionary and that all 6 aspects of the code must be met (and are not). Thank you, Susan Skinner 2042 Port Provence Place Newport Beach Planning Commission - November 9, 2017 Item No. 2e Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Subject: FW: PA2016-170 From: Brian Benoit [mailto:briantbenoit@gmail.coml Sent: Tuesday, November 07, 2017 9:36 AM To: Ung, Rosalinh <RUng@newportbeachca.gov>; Alford, Patrick <PAlford@newportbeachca.gov> Subject: PA2016-170 Dear Planning Commission: I am a resident of Newport Beach and write to express my concerns regarding the proposed development at 2607 Ocean Blvd, Corona Del Mar. I walk Ocean Boulevard on a daily basis, it is one of the jewels of our City with incredible views and green space. I am concerned that the abundance of building activity in this part of town detracts from the public's enjoyment of this important recreational space. I understand this applicant plans replace an existing 2,200 sq ft home by building a massive 5,000+ sq ft structure on a lot barely more than 4,000 sq ft. The setback issues aside, I am most concerned with the height of the new structure and the negative impact on views for the public. On a broader note - this kind of over -building simply does not fit the character of the neighborhood. Why have height or setback limits if they are simply to be ignored? Please protect our town's valuable resources and deny this application. Respectfully, Brian Benoit Warwick Lane Newport Beach Planning Commission - November 9, 2017 Item No. 2f Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Subject: FW: 2607 Ocean Blvd Variance Nov. 9 -----Original Message ----- From: Karen Carlson [mailto:kkc2616@aol.com] Sent: Tuesday, November 07, 2017 5:30 PM To: Kramer, Kory <kkramer@newportbeachca.gov>; Dunlap, Bill <bdunlap@newportbeachca.gov>; Koetting, Peter <pkoetting@newportbeachca.gov>; Kleiman, Lauren <Ikleiman@newportbeachca.gov>; Lowrey, Lee <Ilowrey@newportbeachca.gov>; Weigand, Erik <eweigand@newportbeachca.gov>; Zak, Peter <pzak@newportbeachca.gov>; Ramirez, Brittany <bramirez@newportbeachca.gov>; Campagnolo, Daniel<DCampagnolo@newportbeachca.gov>; Jurjis, Seimone <sjurjis@newportbeachca.gov> Subject: 2607 Ocean Blvd Variance Nov. 9 Dear Planning Commission: As I will be out of town for this meeting I want to voice my strong opposition to their outrageous requests for variances. This lot is very difficult to build on and to expand a 2865 sq ft house to 5000 is more than `pushing the envelope' it is totally disregarding the city rules and regulations AND not in keeping with the character of the neighborhood. I am particularly opposed to the request to raise the height limit 14 feet. The planned swimming pool on the roof will require a safety/privacy screen that will block the view of the beach for those walking down the road. (Not everyone is able to take the stairs... strollers, kayaks, bikes ... old knees). As of now there is a lovely view from Channel Reef almost to the end house on Way Lane. Both of these requests are just more erosion of our general plan and vision of our City leading to more density and higher buildings. In a more practical vein..l would like to strongly request that the builders put up "story poles" to show just how hight the upper reaches and fences will be. AND please require that these poles be up for a reasonable amount of time (2 weeks) not like the situation at 2741 Ocean where the poles were up for ONLY 3 HOURS!!! What were they hiding?? Thank you for hearing my views. Sincerely Karen Carlson 2616 Cove St. China Cove. CDM Planning Commission - November 9, 2017 Item No. 2g Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) From: Jurjis, Seimone Sent: Wednesday, November 08, 2017 7:04 AM To: Biddle, Jennifer Subject: Fwd: Variance for 2607 Ocean Blvd. Follow Up Flag: Follow up Flag Status: Flagged Seimone Begin forwarded message: From: Andy Lingle <andylmglena,gmail.com> Date: November 8, 2017 at 6:49:08 AM PST To: <kkramer(newportbeachca.gov>, <bdunlap(a,newportbeachca.gov>,<pkoetting(&,,newportbeachca.gov>, <lkleinman(a newportbeachca.eov>, <llowrev(o,newportbeacha.eov>,<eweigand(&,,newportbeachca.eov>, <pzak(&newportbeachca.g >, <bramirez(dnewportbeachca.eov>,<dcampaanoloi Planning Commission - November 9, 2017 Item No. 2h Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Subject: FW: Ginsberg application for variances -----Original Message ----- From: Elaine Linhoff [mailto:elinhoff@sbcglobal.net] Sent: Tuesday, November 07, 2017 10:15 PM To: Ung, Rosalinh <RUng@newportbeachca.gov> Subject: Ginsberg application for variances Dam opposed to granting variances for encroachment into required setbacks. Just because the present house encroaches is no reason to let a new structure encroach. The new building is going to be more than twice the size of the old building so the encroachment would be twice as bad. Elaine Linhoff Balboa Planning Commission - November 9, 2017 Item No. 2i Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Subject: FW: Opposition to the variance being considered at 2607 Ocean Blvd -----Original Message ----- From: Don Harvey [mailto:harveydonw@juno.com] Sent: Wednesday, November 08, 2017 7:20 AM To: Ung, Rosalinh <RUng@newportbeachca.gov> Subject: Opposition to the variance being considered at 2607 Ocean Blvd Please do NOT allow the variance being considered at 2607 Ocean Blvd --Don Harvey, 2039 Port Weybridge Place Planning Commission - November 9, 2017 Item No. 2j Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) From: Lynn Lorenz <lynnierlo@aol.com> Sent: Wednesday, November 08, 2017 8:07 AM To: Kramer, Kory; Dunlap, Bill; Koetting, Peter, Kleiman, Lauren; Lowrey, Lee; Weigand, Erik; Zak, Peter; Biddle, Jennifer; Campagnolo, Daniel; Jurjis, Seimone; info@spon-newportbeach.org Subject: Re: Comments: General Plan Update Process The house on Ocean Boulevard is an example of the type of structure I was talking about in the preceding email sent to you on Monday. It should not be given a variance to allow the owners to exceed the height limit allowed for homes in Newport Beach. The request for a home larger than 4200 sq ft and higher than 14 feet to accommodate an elevator would be "creating a special privilege for the owner." This is precisely one of the reasons for which a variance should not be granted according to zoning rules for Newport Beach. Thank you, Lynn Lorenz Sent from my iPhone > On Nov 6, 2017, at 1:00 PM, Lynn Lorenz <lynnierlo@aol.com> wrote: > To: Planning Commission Members > Please stop allowing buildings which deviate from established planning rules and guidelines set up to protect the residents of Newport from oversized structures which either block their already established views and/or degrade the balance, symmetry and beauty of Newport Beach neighborhoods and commercial districts. > Thank you, Lynn Lorenz > 434 Redlands Avenue > Sent from my iPad Planning Commission - November 9, 2017 Item No. 2k Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Subject: FW: 2607 Ocean Blvd From: Lynn Swain [mailto:lynn@lynnswain.coml Sent: Wednesday, November 08, 2017 8:13 AM To: Ung, Rosalinh <RUng@newportbeachca.gov> Subject: 2607 Ocean Blvd Our city has zoning rules that allow certain heights and bulk of residential buildings. If there is something unusual about the property, the city has the right to allow a variance (exceeding their zoning limits) to allow the property owner to get full use of their property. This property at 2607 Ocean is an odd shaped property and the set backs required would reduce the building size allowed more than an average lot of similar size. This application asks for permission to build a 5000 sq It home. However, a similarly sized rectangular lot would only be allowed to build a 4200 sq ft home. Additionally, they are asking to exceed the height limit by 14 feet to build an elevator shaft for no other reason than they would like to do so!!! The rules for a variance are very specific and there are 6 rules that must be met. One of those rules is that granting the variance isn't creating a special privilege for the owner. If the request for a home greater than 4200 sq ft or the request for breaking the height limit is granted, the city is granting a special privilege for the owner and this is what I am are objecting to. The city has gotten into the habit of granting variances that do not meet the strict rules of the variance code and the result is houses that are out of character for the neighborhood. I am attaching a photo of such a house in the Email. Planning Commission - November 9, 2017 Item No. 2k Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Please DO NOT ruin our City by allowing such atrocities to be built! Thank you! Lyn Swain Big Canyon Newport Beach Sent from my Whone Planning Commission - November 9, 2017 Item No. 21 Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Subject: FW: PA2016-170, 11-9-17 public hearing OT From: Campbell, James Sent: Tuesday, November 07, 2017 5:21 PM To:'kehtmoore@roadrunner.com'<kentmoore@roadrunner.com> Cc: Ramirez, Brittany <bramirez@newportbeachca.gov>; Biddle, Jennifer <JBiddle@newportbeachca.gov>; Ung, Rosalinh <RUng@newportbeachca.gov> Subject: RE: PA2016-170, 11-9-17 public hearing Kent, It was good to talk to you last week. The path you speak of is in the public right-of-way and it will require separate review and approval of an encroachment agreement by the City Council. I am not sure where the applicant proposes a gate on the path as it is not shown on the house plans, but we will find out. Clearly we don't want to impede access or views, we want to improve them. We will look into doing just that. I was not aware of a public bench there and I will have Public Works explore the opportunities. AERIE offered the bench at the end of the block and this applicant has not made a similar offer. As to the landscaping, the area will be re -worked and will need to be maintained to preserve the views. Each of these items is part of that separate encroachment permit that Community Development and Public Works staff will examine closely before it goes to the City Council. Thank you for your input. JAMES CAMPBELL Community Development Department Deputy Community Development Director icampbell(d),newoortbeachca. ao v 949-644-3210 CITY OF NEWPORT BEACH 100 Civic Center Drive, First Floor Bay B. Newport Beach, California 92660 1 newportbeachca.gov -----Original Message ----- From: Biddle, Jennifer Sent: Tuesday, November 07, 2017 12:01 PM To: Campbell, James <1Campbell@newportbeachca.Rov>; Ung, Rosalinh <RUng@newportbeachca.Rov> Cc: Ramirez, Brittany <bramirez@newportbeachca.eov> Subject: FW: PA2016-170, 11-9-17 public hearing Importance: High See this man's questions below. I can add as an additional material after you reply??? Let me know. I think he left me a voicemail too. JENNIFER BIDDLE Community Development Department Administrative Specialist to the Community Development DirectorjbiddIe@newportbeachca.gov 949-644-3232 -----Original Message----- Planning Commission - November 9, 2017 From: Kent Moore[mailto:kentmoore@roadrunner.coml Item No. 21 Additional Materials Received Sent: Tuesday, November 07, 2017 11:24 AM Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) To: Biddle, Jennifer <J Biddle@ newportbeachca.gov> Subject: PA2016-170, 11-9-17 public hearing To the Planning Commission: I am not able to attend this hearing but I discussed elements of the project with Jim Campbell when the assigned planner was not available. I have resided in this neighborhood for 47 years and have never quite understood the logistics or history of 2607 Ocean Blvd. as it's quite an unusual property. I have two points, however. I am concerned about public access to the area in back of and down the pathway from the temporary wooden barrier which was put in place several weeks ago. How much of this pathway area leading to the home will be open to the public? Is part of it in the public right-of-way? It used to be blocked off by an old wooden fence. Additionally, years ago there was a public bench located in the area of the wooden barrier along with a large Post Office box. I believe that bench (perhaps two?) should be reinstalled at this important viewpoint as a condition of development like the bench(s) slated to be installed at the Aerie Project location just 100 yards down the street at Ocean and Carnation. Finally, the foliage adjacent to the wooden barrier, stretching to and beyond the NB Historical Site plaque and wooden barrier exceeds the height limitation on Ocean Blvd. and has been blocking public views. Your attention to this matter would be greatly appreciated. Please advise when convenient and thanks. Kent Moore, 210 Carnation Ave., Corona Del Mar, CA 92625 (949) 244-1832 Sent from my iPhone Planning Commission - November 9, 2017 Item No. 2m Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Subject: FW: 2607 Ocean Blvd. Variance Request -----Original Message ----- From: Martha Peyton [mailto:mpeyton112@gmail.com] Sent: Wednesday, November 08, 2017 10:57 AM To: Kramer, Kory <kkramer@newportbeachca.gov>; Dunlap, Bill <bdunlap@newportbeachca.gov>; Koetting, Peter <pkoetting@newportbeachca.gov>; Kleiman, Lauren <lkleiman@newportbeachca.gov>; Lowrey, Lee <Ilowrey@newportbeachca.gov>; Weigand, Erik <eweigand@newportbeachca.gov>; Zak, Peter <pzak@newportbeachca.gov>; Ramirez, Brittany <bramirez@newportbeachca.gov>; Campagnolo, Daniel<DCampagnolo@newportbeachca.gov>; Jurjis, Seimone <sjurjis@newportbeachca.gov> Subject: 2607 Ocean Blvd. Variance Request I am adding my voice to other neighbors opposed to the granting of variances requested for 2607 Ocean Blvd. In my opinion, granting the variances would constitute creating "special privilege" to the property. The lot footprint does not conform to CDM's typical dimensions. That is a fact of nature and is incorporated into the value of the plot. I do not believe that it is the role of the Commission to award a windfall to the land owner by granting the requested variances. I am also concerned about both the height and size violations which constitute shoe -horning an over -size structure into a confined area. Moreover, if variances are granted, the proposed structure will be the only bluff - hugging residence in China Cove between Fernleaf and the Channel Reef. As such, it will change the character of that location. Please deny the variance request. Martha Peyton 212 1/2 Fernleaf Ave 1 Planning Commission - November 9, 2017 Item No. 2m Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Subject: FW: Comments: General Plan Update Process -----Original Message ----- From: GEORGE KENT [mailto:gvkent@mac.com] Sent: Wednesday, November 08, 2017 1:39 PM To: Kramer, Kory <kkramer@newportbeachca.gov>; Dunlap, Bill <bdunlap@newportbeachca.gov>; Koetting, Peter <pkoetting@newportbeachca.gov>; Kleiman, Lauren <lkleiman@newportbeachca.gov>; Lowrey, Lee <Ilowrey@newportbeachca.gov>; Weigand, Erik <eweigand@newportbeachca.gov>; Zak, Peter <pzak@newportbeachca.gov>; Biddle, Jennifer <JBiddle@newportbeachca.gov>; Campagnolo, Daniel<DCampagnolo@newportbeachca.gov>; Jurjis, Seimone <sjurjis@newportbeachca.gov>; info@lineinthesandpac.com Subject: Comments: General Plan Update Process I really hope you will not allow to spoil CdM with ugly oversized spec.homes. Best, George V. Kent, M.D. 4627 Gorham Dr. CdM, CA 92625 Planning Commission - November 9, 2017 Item No. 2m Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Subject: FW: opinion on variance Begin forwarded message: From: Vicki Ronaldson <v.ronaldsonagmail.com> Date: November 8, 2017 at 12:51:29 PM PST To:<kkramer(c�r�,newportbeachca.gov>, <bdunlognewportbeachca.gov>, <pkoettinena,newportbeachca.gov>, <lkleiman(&newportbeachca.Qov>, <llowreyna,newportbeachca.eov>,<eweigand(a,newportbeachca.Qov>, <pzak(a,newportbeachca.eov>, <bramirez(a mUortbeachca.eov>, <dcampa ng olo(a,newportbeachca.Qov>,<siuriis(anewportbeachca.gov> Subject: opinion on variance hello to all of you, i am grateful for your service to our community. i respectfully request that you deny the variance application for 2607 ocean blvd., which asks to exceed limits of height and square footage by reducing setbacks. i do not see any special circumstances that would allow favor of such variance. thank you. vicki ronaldson 506 san bernardino ave NB 92663 Planning Commission - November 9, 2017 Item No. 2m Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) From: Cindy Bartlett <hunnybee1951@gmail.com> Sent: Wednesday, November 08, 20171:44 PM To: Kramer, Kory; Dunlap, Bill; Koetting, Peter, Kleiman, Lauren; Lowrey, Lee; Weigand, Erik; Zak, Peter; Biddle, Jennifer; Campagnolo, Daniel; Jurjis, Seimone; info@lineinthesandpac.com Subject: Comments: General Plan Update Process Follow Up Flag: Follow up Flag Status: Flagged To Whom It May Conern: I am writing to express my concerns about the size of residential building going on in Corona del Mar. I have lived in CdM since I was 8 years old so I remember and miss the way the "village" used to look. I have been a homeowner in CdM since 1975. My husband and I bought out first house on Marigold Ave. I realize that beach cottages have to grow to make the most out of the lots they are built on but the planning commission needs to stick to the city's building size codes. Height and square foot restrictions need to be followed to try to maintain the charm that has always been a part of CdM. Sincerely, Cynthia Bartlett 417 Cabrillo Terrace Corona del Mar Sent from my Phone Planning Commission - November 9, 2017 Item No. 2m Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) From: Maureen Buffington <buffington_santo@yahoo.com> Sent: Wednesday, November 08, 2017 2:16 PM To: Kramer, Kory; Dunlap, Bill; Koetting, Peter, Kleiman, Lauren; Lowrey, Lee; Weigand, Erik; Zak, Peter; Biddle, Jennifer; Campagnolo, Daniel; Jurjis, Seimone; Line In The Sand PAC Subject: Comments: General Plan Update Process Follow Up Flag: Follow up Flag Status: Flagged Ladies and Gentlemen of the Commission As frequent walkers along Ocean Boulevard to Lookout Point, my husband and I strongly object to the variances essentially eliminating setbacks and considerably exceeding height limits on the home that comes before you on Thursday evening. Please respect the character of Newport Beach, our beautiful home town, and deny these mansionization projects. Thank you, maureen buffington and john santo 110 yorktown newport beach Planning Commission - November 9, 2017 Item No. 2m Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Subject: FW: Variances Begin forwarded message: From: Sally Corngold <sallvcomgold(o),gmail.com> Date: November 8, 2017 at 3:11:24 PM PST To: <bdunlaknewportbeachca.gov>, <bramirezgnewportbeachca. og_v>, <dcamnagnolo(a,newi)ortbeachca.gov>, <eweigand(a),newportbeachca.gov>, <kkramer(i,newportbeachca.gov>, <lkleiman(d)newportbeachca.gov>, <llowreyna,newportbeachca.Roy>,<pkoetting_(a)newportbeachca.goov <nzak(a newyortbeachca.Ro >, <siuriis(a newnortbeachca.gov> Subject: Variances Stick to the current height rules. NB does not need any more "biggering"! Sally Corngold 2241 Donnie Rd. Planning Commission - November 9, 2017 Item No. 2m Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Subject: FW: Variance on Ocean Blvd. From: hspaul@aol.com [mailto:hspaul@aol.com] Sent: Wednesday, November 08, 2017 3:15 PM To: Ung, Rosalinh <RUnR@newportbeachca.Rov> Subject: Variance on Ocean Blvd. I am writing to discourage the approval of the variance to the residential building on Ocean Blvd. I am concerned about the precedent being sent. Scott Paulsen (949) 644-5578 Planning Commission - November 9, 2017 Item No. 2m Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Subject: FW: Variance From: H Schneider [mailto:hofftheback@gmail.com] Sent: Wednesday, November 08, 2017 3:53 PM To: Ung, Rosalinh <RUng@newportbeachca.gov> Subject: Variance I hope that you will not allow a variance to allow a 5000 sq ft home on this lot. Thanks Harold Schneider Yours in Liberty H -POD Planning Commission - November 9, 2017 Item No. 2m Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Subject: FW: Variance 2607 Ocean Blvd From: Rollin Daniel [mailto:rkdanielmd2@amail.com] Sent: Wednesday, November 08, 2017 3:38 PM To: Ung, Rosalinh <RUne(@newportbeachca.eov> Subject: Re: Variance 2607 Ocean Blvd Dear Sir, i am opposed to the variances requested for this property. previously, I lived on Ocean Boulevard and enjoyed the mix of bungalows and reasonably sized homes. It makes no sense to "mansionjze" this beautiful street. Sincerely, Rollin Daniel 3607 Seabreezelane Com Planning Commission - November 9, 2017 Item No. 2m Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) From: John Ramirez <john@mljresources.com> Sent: Wednesday, November 08, 20174:09 PM To: Ung, Rosalinh Cc: Biddle, Jennifer Subject: Re: opinion on variance Thanks Rosalinh, Much appreciated! John Sent from my iPhone On Nov 8, 2017, at 4:01 PM, Ung, Rosalinh <RUng(&,,newportbeachca.eov> wrote: Please prepare for Planning Commission. Thanks. ROSALINH UNG Community Development Department Associate Planner rung(c�,newportbeachca. eov 949-644-3208 CITY OF NEWPORT BEACH 100 Civic Center Drive, First Floor Bay B, Newport Beach, California 92660 newportbeachca.gov -----Original Message ----- From: Jurjis, Seimone Sent: Wednesday, November 08, 2017 3:57 PM To: Ung, Rosalinh <RUngAa newportbeachca.gov> Subject: FW: opinion on variance SEIMONE JURJIS, P.E., C.B.O. Community Development Department Community Development Director siuri is(a)newnortbeachca. eov 949-644-3282 -----Original Message ----- From: Vicki Ronaldson[mailto:v.ronaldson(iDgmail.com] Sent: Wednesday, November 08, 2017 12:51 PM To: Kramer, Kory <kkramer&newportbeachca.gov>; Dunlap, Bill Planning Commission - November 9, 2017 Item No. 2m Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) <bdunlapna ncwportbeachca.gov>; Koetting, Peter<pkoetting((cDnewportbeachca.Qov>; Kleiman, Lauren<lkleiman(a),,newportbeachca.eov>; Lowrey, Lee <llowrev(a),newportbeachca.gov>; Weigand, Erik<eweieandna,newportbeachca.g_ov>; Zak, Peter <pzak(&newportbeachca.gov>; Ramirez, Brittany <bramirezgnewportbeachca.gov>; Campagnolo, Daniel <DCampaagnolognewportbeachca.gov>; Jurjis, Seimone <siudisgr ewportbeachca.gov> Subject: opinion on variance hello to all of you, i am grateful for your service to our community. i respectfully request that you deny the variance application for 2607 ocean blvd., which asks to exceed limits of height and square footage by reducing setbacks. i do not see any special circumstances that would allow favor of such variance. thank you. vickironaldson 506 san bernardino ave NB 92663 Planning Commission - November 9, 2017 Item No. 2m Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Subject: FW: HOUSE ON OCEAN BLVD! -----Original Message ----- From: Jim Warren [mailto:jimsandrawarren@mac.com] Sent: Wednesday, November 08, 2017 4:29 PM To: Ung, Rosalinh <RUng@newportbeachca.gov> Subject: HOUSE ON OCEAN BLVD! THERE IS NO WAY THIS HOUSE SHOULD BE ALLOWED ON OCEAN BLVD. IT IS NOT IN CONFORMITY WITH SURROUNDING RESIDENCES. IF YOU APPROVE YOU ARE OPENING A CAN OF WORMS LIKE NO OTHER. Planning Commission - November 9, 2017 Item No. 2n Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) November 9, 2017, Planning Commission Item 2 Comments These comments on a Newport Beach Planning Commission agenda item are submitted by: Jim Mosher ( iimmosher(o)yahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229). Item No. 2. GINSBERG RESIDENCE COASTAL DEVELOPMENT PERMIT AND VARIANCE (PA2016-170, 2607 Ocean Boulevard) My main problems with staffs recommendation are: 1. Inadequate analysis of impact on public views. 2. Approval of Coastal Development Permit for project deviating from LCP development standards. 3. Destruction of small remaining part of coastal bluff. Public Views The staff report mentions that the public views from Ocean Boulevard are protected (as, I believe, are views looking back from the harbor and ocean). While Attachment PC 3 (starting on handwritten page 25) provides a number of views of the existing house (including what looks to be a Google Street View from the far side of Ocean Blvd., showing the existing house does not obstruct views from there), it provides no views at all showing how the proposed construction will look in context. In particular, no views from points along the edge of Ocean Blvd., and none looking inland from the beach or harbor. Instead, the impact on visual resources of what will be allowed by the variances is dismissed with the statement (bottom of handwritten page 5) that: "General Policy NR20.3 requires the protection and enhancement of public view corridors from Ocean Boulevard. The top of the proposed residence at elevation 73.50 feet will not exceed Ocean Boulevard top -of -curb elevation at 73.81 feet, and therefore, public views of the harbor entrance and Pacific Ocean from Ocean Boulevard will not be affected." According to the Front Elevation on Plans Sheet A-3 (handwritten page 63 — and, yes, the "front" of this house is on Ocean Blvd.), those standing at the top of the China Cove will be looking at the back of a screen wall with canopy, 63 feet away and rising to 73.50 feet NAVD 88, just 4 inches below the curb height. Whether allowed by variance or any other mechanism, it defies imagination how something of that height at that distance could be claimed to "enhance" and not "affect' views. Indeed, it seems likely it would significantly block views of the beach and harbor. In the absence of compelling visual evidence that this proposal would not degrade public views from Ocean Blvd., I believe this application is inconsistent with both the Natural Resources Element of the General Plan, as well as the Local Coastal Program, and on that basis, if no other. has to be denied. Planning Commission - November 9, 2017 Item No. 2n Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) November 9, 2017, PC agenda item 2 comments - Jim Mosher Page 2 of 4 Approval of Coastal Development Permit It seems curious the Dawson residential project at 2741 Ocean Boulevard, needing similar variances submitted to the Commission as Item 4 on February 9, 2017, and subsequently approved as Item 3 on April 6, 2017, was claimed to not require a Coastal Development Permit because the Categorical Exclusion Order applied to it despite a need for variances; yet this project needs a CDP because the need for variances makes it ineligible for the Categorical Exclusion. Reading the CatEX terms, I believe the latter interpretation has always been the correct one, and the Dawson application was approved, without a CDP, in error. It is probably too late to correct that, but this application most certainly does need a CDP since the need for variances cause it to fail to meet Special Condition B.4 of the CatEX ("4. Applicable Zoning. Development pursuant to this exclusion shall conform, unless otherwise limited by this order, to the policies and regulations of the City of Newport Beach Local Coastal Program as certified by the [California Coastal] Commission."). As Item 3 on the Council's September 12, 2017, consent calendar, the City Council approved Resolution No. 2017-56, submitting for a second time, among other things, a request for the CCC to approve adding a "new Implementation Plan Section 21.52.090 to clarify regulations relating to modifications and variances." The "clarification," as staff is aware, is needed because the Commission has not yet certified any provisions that would authorize the City to approved CDP's that violate in any way the restrictions in the LCP. And Coastal Commission staff has rejected adding such authorizing language as a "minor amendment." As a result, the City does indeed have the authority to approve CDP's. But it does not have the authority to approve CDP's that deviate in any way from what is explicitly allowed by the currently -certified LCP. Because of that, this CDP application cannot be approved until all the deviations from the LCP are removed -- and there are many, including, basically, all the Zoning Code deviations for which variances are being sought. In particular, adherence to a 10 foot setback from the property line facing Ocean Blvd. is required by Mao S -10B in Section 21.80.040 of the Implementation Plan. And it seems disingenuous to suggest that might be understood by the Coastal Commission as "guidance" rather than a "regulation," since the 10 feet is actually already a relaxation of the 20 foot front setback that would otherwise be required for R-1 zoning by Section 21.18.030 of the IP. Since nothing to the contrary is shown on the map, that section imposes a requirement for a standard 10 foot setback at the "rear" of the property, on Way Lane. As to heights, the same section notes the basic limits for this zoning are 24 feet from sloped roofs and 29 feet for sloped one, with a possibility of increases to the limits in Section 21.30.060(C)(2). The possible increases are to 28 feet for flat and 33 feet for sloped portions, but they can be approved only with the making of the findings in Section 21.30.060(C)(3), some of which can probably not be made in this case (particularly, those related to protection of visual resources). In short, the proposed development is inconsistent with the LCP, and a CDP allowing it cannot be approved. Planning Commission - November 9, 2017 Item No. 2n Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) November 9, 2017, PC agenda item 2 comments - Jim Mosher Page 3 of 4 Destruction of Coastal Bluff The photos provided in Attachment PC 3 (starting on handwritten page 25) show the largely intact remnants of a steep coastal bluff in the western part of the property, beyond the existing home. To me, this is a coastal resource worthy of protection, yet the proposed development will completely obliterate essentially all of that within the property lines. I do not expect to have time before the 5:00 p.m. deadline for submission of written comments on this item to research whether any General Plan, Zoning, Coastal Act or LCP policies or regulations provide protection, but I would like to say that if the existing rules allow such destruction of natural resources, something should be done to change those policies: I don't think the rights associated with ownership of land should include the right to obliterate landforms on it. Otherlssues 1. Questionable requests for variances: I fail to see how compliance with the existing regulations would deprive the owners of rights enjoyed by others, or the substantial use of their property. The only definite right I would expect to attach to ownership of an R-1 property would be that adherence to the rules does not deny the owner the ability to build a single family how on the property. In the present case there already appears to be a perfectly serviceable single family home on the property (albeit apparently allowed to intrude into the required setback along Way Lane in return for preservation of compensating open space elsewhere on the property), which the owner is presumably free to remodel. I don't see where there is any inherent right to build to the same floor area ratio, or any other metric, as might be possible on other lots. By the logic being employed here, it would appear homeowners in the flat parts of China Cove could argue they should be eligible for variances to build structures to the same maximum NAVD 88 height above the harbor as owners on the slopes and bluff top above them, because they are being prevented from doing so by a physical peculiarity of their lot — not having a high enough base to build above. 2. Traffic impacts: Regarding the construction haul routes proposed on handwritten page 52, why would we want to allow construction traffic for two years on one of the City's most scenic roads, degrading the experience of being there for residents and visitors alike? (in addition to the construction traffic from the Dawson project, mentioned above, the AERIE project and who knows how many others). 3. Questions about staff report: a. On handwritten page 52, why does the Proposed Buildable area (lot minus setback areas) say "No Change"? Doesn't the proposal increase buildable area from 1,910 to 3,456 sf (as suggested by the next line)? Planning Commission - November 9, 2017 Item No. 2n Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) November 9, 2017, PC agenda item 2 comments - Jim Mosher Page 4 of 4 b. On Plans Sheet A-4-1 (handwritten page 66), why is the interior of the garage what appears to be about 20 feet tall? What function does this vaulted design provide? Doesn't it waste usable space, forcing the living areas to go higher? c. Why is it necessary to have access to the roof by elevator? The desire to live on one's roof is a bit unusual to start with, but couldn't access be provided by interior or exterior stairs? Surely there is no inherent right to this? Or to screening to prevent those on the roof from being seen? Planning Commission - November 9, 2017 Item No. 20 Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Subject: FW: Very concerned about variance on Newport Beach houses. -----Original Message ----- From: Victoria Cubeiro [mailto:mammacub2@icloud.com] Sent: Wednesday, November 08, 2017 5:55 PM To: Kramer, Kory <kkramer@newportbeachca.gov>; Dunlap, Bill <bdunlap@newportbeachca.gov>; Koetting, Peter <pkoetting@newportbeachca.gov>; Kleiman, Lauren <Ikleiman@newportbeachca.gov>; Lowrey, Lee <Ilowrey@newportbeachca.gov>; Weigand, Erik <eweigand@newportbeachca.gov>; Zak, Peter <pzak@newportbeachca.gov>; Ramirez, Brittany <bramirez@newportbeachca.gov>; Campagnolo, Daniel<DCampagnolo@newportbeachca.gov>; Jurjis, Seimone <sjurjis@newportbeachca.gov> Subject: Very concerned about variance on Newport Beach houses. Re: 2607 Ocean Blvd.. We citizens are becoming alarmed at the big box looking homes going up in Newport Beach. Variances should be for unusual circumstances not to just max build every square foot. height restrictions are there to keep a neighborhood homogeneous. Allowing someone to build and tower over all the neighbors is just not in keeping with the spirit and charm of our unique neighborhoods. Allowing a 14 foot height to add a third floor is not appropriate. Please hold the height so our neighborhoods do not have a giant among existing homes. Vicki Cubeiro resident for 25 years Newport Beach, 92660 Planning Commission - November 9, 2017 Item No. 20 Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Subject: FW: Additional information regarding 2607 Ocean Blvd variance application Sent from my Wad Begin forwarded message: From: Susan Skinner <seskinner(d me.com> Date: November 8, 2017 at 6:13:04 PM PST To: <kkramer(a,newportbeachca.gov>, <bdunlanna,newnortbeachca.2ov>, <pkoetting(a,newportbeachca.gov>, <jkleiman(a)newportbeachca.gov>, <llowreyC�newportbeachca.goy>, <eweigand(a,newportbeachca.goov <pzak(dnewportbeachca.gov>, <bramirez(dnewportbeachca.gov>, <dcampagnolo(d,newportbeachca.gov>, Seimone Jurjis <siuriis(a,newportbeachca.gov>, Rosalinh Ung <runggd,newportbeachca.goy> Subject: Additional information regarding 2607 Ocean Blvd variance application Dear Planning Commissioners: Upon reviewing Jim Mosher's letter, I noted that his letter described the NB code as requiring a setback of 20 feet in the front of a typical R1 lot. (http://www.codei)ublishing.com/CA/NewportBeach/html/NewportBeach2l/Newi)ortBeach 2118.html#21.18.0301 In my letter, I calculated what size home could be built on a typical 40x 10 ft lot in CdM as 4200 sq ft. However, as the code requires a 20 ft setback instead of the 10 ft setback that I used in my calculations, the size of a home on a typical lot would actually be 3840 sq ft. Please do not grant a variance to the home at 2607 Ocean Blvd to allow the home size to be over 3840 sq ft. To do otherwise is giving special privilege to this lot, which is forbidden by code. Thank you, Susan Skinner Subject: FW: 2607 Ocean Blvd Planning Commission - November 9, 2017 Item No. 20 Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) -----Original Message ----- From: Marsha Kendall [mailto:pmd81 @aol.com] Sent: Wednesday, November 08, 2017 5:13 PM To: Kramer, Kory <kkramer@newportbeachca.gov>; Dunlap, Bill <bdunlap@newportbeachca.gov>; Koetting, Peter <pkoetting@newportbeachca.gov>; Kleiman, Lauren <lkleiman@newportbeachca.gov>; Lowrey, Lee <Ilowrey@newportbeachca.gov>; Weigand, Erik <eweigand@newportbeachca.gov>; Zak, Peter <pzak@newportbeachca.gov>; Biddle, Jennifer <JBiddle@newportbeachca.gov>; Campagnolo, Daniel<DCampagnolo@newportbeachca.gov>; Jurjis, Seimone <sjurjis@newportbeachca.gov>; Ung, Rosalinh <RUng@newportbeachca.gov> Subject: 2607 Ocean Blvd Dear Planning Commission: You have an issue tomorrow night that is causing regarding 2607 Ocean Blvd. Please don't grant a variance which could create Thanks Marsha Kendall much concern with many homeowners. It is a special privilege for one homeowner. Planning Commission - November 9, 2017 Item No. 20 Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Subject: FW: 2607 Ocean Blvd From: karen.h.clark@gmail.com [mailto:karen.h.clark@gmail.com] Sent: Wednesday, November 08, 2017 5:59 PM To: Kramer, Kory<kkramer@newportbeachca.gov>; Dunlap, Bill <bdunlap@newportbeachca.gov>; Koetting, Peter <pkoetting@newportbeachca.gov>; Kleiman, Lauren <Ikleiman@newportbeachca.gov>; Lowrey, Lee <Ilowrev@newportbeachca.gov>; Weigand, Erik <eweigand@newportbeachca.gov>; Zak, Peter <pzak@newportbeachca.gov>; Ramirez, Brittany <bramirez@newportbeachca.gov>; Campagnolo, Daniel <DCampagnolo@newportbeachca.gov>; Jurjis, Seimone <siuriis@newportbeachca.gov> Cc: karen.h.clark@gmail.com Subject: 2607 Ocean Blvd Dear Planning Commission: I've looked at your findings for the proposed residence at 2607 Ocean and find them disturbing. You claim you are trying to give the applicant the same rights as those with neighboring lots of the same size but not available to the application under the current laws because of the odd shaped of the lot. I have two big issues with this. First, I understand that the size house on other standard neighboring lots would be 4200 square feet. Yet you appear to be ready to grant far more. Why? The obvious conclusion from an outsider such as myself is that the owner is someone "important" or someone's friend. Or does any applicant in Newport Beach get more than he or she is legally allowed by simply asking? Why are we letting people mansionize at the expense of their neighbors and the community when it is not allowed by existing laws. My second problem is that the owners bought this oddly shaped lot knowing its limitations. Presumably they paid far less for it than they would have paid for a lot that would have permitted a 5000 square foot house that also exceeding the height standard by 14'. By granting them such a huge variance, you are giving them, essentially at public expense, something of tremendous value — likely a gift valued in the millions. I find this process disturbing to say the least. This is clearly a very special privilege granted to the property owner at the expense of the neighbors and the community. Karen H. Clark Corona del Mar Planning Commission - November 9, 2017 Item No. 20 Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Subject: FW: Comments: General Plan Update Process -----Original Message ----- From: Joel Graves[mai lto:joelgraves 123@gmail. com] Sent: Wednesday, November 08, 2017 6:29 PM To: Kramer, Kory <kkramer@newportbeachca.gov>; Dunlap, Bill <bdunlap@newportbeachca.gov>; Koetting, Peter <pkoetting@newportbeachca.gov>; Kleiman, Lauren <Ikleiman@newportbeachca.gov>; Lowrey, Lee <Ilowrey@newportbeachca.gov>; Weigand, Erik <eweigand@newportbeachca.gov>; Zak, Peter <pzak@newportbeachca.gov>; Biddle, Jennifer <JBiddle@newportbeachca.gov>; Campagnolo, Daniel<DCampagnolo@newportbeachca.gov>; Jurjis, Seimone <sjurjis@newportbeachca.gov>; info@spon-newportbeach.org Subject: Comments: General Plan Update Process hi—I am a new homeowner in china cove, and just purchased in May of 2017. 1 just reviewed the submission for tomorrow night ,and can't make the meeting re: the china cove home proposed on ocean blvd. I am opposed to the height variance, and I moved here as its a special place, and do not want the harbor view or china cove view blocked as you drive down the hill. I do NOT want the height changed, or variance accepted, and feel they want work within the property guidelines (expand but not the height), to accomplish what they want to do. Thanks and please let me know if there is anything else needed at this time. Joel Graves 2618 Cove Street rA E 1911YZA VA E Planning Commission - November 9, 2017 Item No. 20 Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Subject: FW: China Cove Home and Variances -----Original Message ----- From: Joy Brenner [mailto:joybrenner@me.com] Sent: Wednesday, November 08, 2017 10:05 PM To: Kramer, Kory <kkramer@newportbeachca.gov>; Dunlap, Bill <bdunlap@newportbeachca.gov>; Koetting, Peter <pkoetting@newportbeachca.gov>; Kleiman, Lauren <Ikleiman@newportbeachca.gov>; Lowrey, Lee <Ilowrey@newportbeachca.gov>; Weigand, Erik <eweigand@newportbeachca.gov>; Zak, Peter <pzak@newportbeachca.gov>; Biddle, Jennifer <JBiddle@newportbeachca.gov>; Campagnolo, Daniel<DCampagnolo@newportbeachca.gov>; Jurjis, Seimone <sjurjis@newportbeachca.gov>; info@lineinthesandpac.com Subject: China Cove Home and Variances Dear Planning Commissioners, I'd like to add my voice to others requesting that you deny plans for this home which requires variances and exceptions. The impact on the community would be terrible and residents are becoming more upset all the time by these enormous structures. Sincerely, Joy Brenner 1 Planning Commission - November 9, 2017 Item No. 20 Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Subject: FW: Comments: General Plan Update Process -----Original Message ----- From: Paula Castanon [mailto:paula@dreastanon.com] Sent: Wednesday, November 08, 2017 11:36 PM To: Kramer, Kory <kkramer@newportbeachca.gov>; Dunlap, Bill <bdunlap@newportbeachca.gov>; Koetting, Peter <pkoetting@newportbeachca.gov>; Kleiman, Lauren <lkleiman@newportbeachca.gov>; Lowrey, Lee <Ilowrey@newportbeachca.gov>; Weigand, Erik <eweigand@newportbeachca.gov>; Zak, Peter <pzak@newportbeachca.gov>; Biddle, Jennifer <JBiddle@newportbeachca.gov>; Campagnolo, Daniel<DCampagnolo@newportbeachca.gov>; Jurjis, Seimone <sjurjis@newportbeachca.gov>; info@lineinthesandpac.com Subject: Comments: General Plan Update Process As a resident of Newport Beach I am deeply concerned about the oversized varianced deviations allowed in constructing businesses and homes. Our fair city is losing its essence. Please vote to protect our town from being overdeveloped. Paula Castanon Sent from my iPhone Planning Commission - November 9, 2017 Item No. 20 Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Subject: FW: 2607 Ocean Blvd Application Begin forwarded message: From: TOMLU BAKER <tomlubakerOa hotmail.com> Date: November 9, 2017 at 1:42:54 AM PST To: "kkramerknewportbeachca.gov" <kkramergnewportbeachca.gov>, "bdunlap(&newportbeachca.gov" <bdunlap(c newportbcachca.goov "pkoetting_(a),,newportbeachca.gov" <pkoetting-(a newportbeachca.goo "lkleiman(a,newportbeachca.eov" <lkleiman(a,newportbeachca.gov>, "llowrey(&,newportbeachca.gov" <llowrey(&,,newportbeachca.gov>, "eweigandgnewportbeachca.gov" <eweigandknewportbeachca.gov>, "pzakknewportbeachca.gov" <pz*@newportbeachca.gov>,"bramirez(c�r�,newportbeachca.gov" <bramirezna,newportbeachca.Qov>, "dcampa ng olona,newportbeachca.gov" <dcampa ng olonanewportbeachca.gov>, "sjurjisAnewportbeachca.gov" <sjudis(i newportbeachca.eov> Cc: TOMLU BAKER <tomlubaker(i0otmai1.com> Subject: 2607 Ocean Blvd Application Dear Planning Commission, The 2607 Ocean Blvd application contains a variance request for both an increase in the allowable height limit and a reduction in the setbacks. The extensive size and height of the proposed structure is incompatible and incongruent with the character and charm of the China Cove section of Corona del Mar. The requested variance would result in a significant large structure which would be detrimental to the harmonious and orderly growth of Corona del Mar. The application does not meet the various requirements of the Municipal Code Section 20.52.09017 and should be denied as proposed. Thank you, Tom Baker Planning Commission - November 9, 2017 Item No. 20 Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Subject: FW: Variances Begin forwarded message: From: "outlook A240DD313724FFEC(a,outlook.com'I <sta 1�(a,cox.neU Date: November 8, 2017 at 9:51:15 PM PST To: 'Uramer(c�r�newportbeachca.gov" <kkramerknewportbeachca.gov>, "bdunlap(&newportbeachca.gov" <bdunlapna,newportbeachca.goov "pkoetting_(a),,newportbeachca.gov" <pkoetting-(a newportbeachca.goo "lkleiman(a,newportbeachca.eov" <lkleiman(a,newportbeachca.gov>, "llowrey(&,newportbeachca.gov" <llowrev(a,newportbeachca.gov>, "eweigandknewportbeachca.gov" <eweigandknewportbeachca.gov>, "pzakknewportbeachca.gov" <pz*@newportbeachca.gov>, "bramirezknewportbeachca.gov" <bramirezna newportbeachca.gov>, "dcampa ng olona,newportbeachca.gov" <dcampa ng olonanewportbeachca.gov>, "sjurjisAnewportbeachca.gov" <sjuri is(a)newportbeachca. eov> Subject: Variances Please, please protect the special quality of Newport Beach by NOT granting the variance at 2607 Ocean Beach. The rules and regulations are there for a reason --- I do not see anything in this project that merits throwing them out. Thankyou Phoebe Loos Sent from Windows Mail Planning Commission - November 9, 2017 Item No. 20 Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Subject: FW: Re: Opposition to Variance request for 2607 Ocean Blvd From: Dan Cohen [mailto:dcohen@maui.netl Sent: Thursday, November 09, 2017 7:59 AM To: Ung, Rosalinh <RUnR@newportbeachca.Rov> Subject: Fwd: Re: Opposition to Variance request for 2607 Ocean Blvd Dear Planning Commissioners: I am writing in opposition to a request for a variance in favor of 2607 Ocean Blvd. I do not believe that this request meets the required standards of Section 20.52.090(F) of the Municipal Code. I believe it will create a special entitlement not consistent with the Municipal Code. There has been a trend for homeowners to "push the limits" to gain extra building advantage through misuse of the variance process. I believe the neighborhood "standard lot" would allow a home closer to 4,000 SF than the possible 5200 SF that could be built per the variance request. Also troublesome is the request for height limit variance. One only has to look at beach front (and elsewhere) homes that exceed the maximum height limit. It is unfair and unkind to neighbors and local citizens, and mostly not justified under the variance process. I am very familiar with the property, it is absolutely going to have a large effect on the small lanes (Way) in China Cove. The home that is there already dwarfs most other buildings in the area. At present it does not block views from Ocean Blvd, but if height is increased it may well. Thank you for your consideration in this matter. Dan Cohen 2007 Highland Drive Newport Beach, CA 92660 PS/ Born at Hoag Hospital, past student at Mariners, Ensign, Harbor and UCI schools. I love my community. 1 Planning Commission - November 9, 2017 Item No. 20 Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Subject: FW: variance request for 2607 Ocean Blvd. From: Jean MacGregor [mailto:JMacGregor@Rmx.com] Sent: Thursday, November 09, 2017 7:39 AM To: Ung, Rosalinh <RUne@newportbeachca.eov> Subject: variance request for 2607 Ocean Blvd. To the Planning Commission: We absolutely disagree with allowing a variance for the setbacks on this property. Setback variances negatively impact all neighbors inappropriately. We have seen the impact of other setback variances in the city and feel they have had a very negative impact. This variance would set a very bad precedence. We appreciate your consideration of our concerns. Sincerely, Jean MacGregor and Charles Whisonant Newport Beach Residents Planning Commission - November 9, 2017 Item No. 20 Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Subject: FW: Ocean Blvd Variance Begin forwarded message: From: Ernest <e!biensen@gmail.com> Date: November 9, 2017 at 9:01:23 AM PST To: "kkramer@newportbeachca.gov" <kkramer@newportbeachca.gov>, "bdunlap@newportbeachca.gov" <bdunlap@newportbeachca.gov>, "pkoetting@newportbeachca.gov" <pkoetting@newportbeachca.gov>, "lkleiman@newportbeachca.gov" <Ikleiman@newportbeachca.gov>, "Ilowrey@newportbeachca.gov" <llowrev@newportbeachca.gov>, "eweigand@newportbeachca.gov" <eweigand@newportbeachca.gov>, "pzak@newportbeachca.gov" <pzak@newportbeachca.gov>, "bramirez@newportbeachca.gov" <bramirez@newportbeachca.gov>, "dcampagnolo@newportbeachca.gov"<dcampagnolo@newportbeachca.gov>, "s!ur!is@newportbeachca.gov" <siuriis@newportbeachca.gov> Subject: Ocean Blvd Variance I am opposed to making height exceptions in view areas and allowances to exceed floor to area requirements. One exception just leads to another and we should keep our community consistent with building requirements. Just say no! E. J. Bastien Sent from Mail for Windows 10 Planning Commission - November 9, 2017 Item No. 20 Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Subject: FW: Comments: General Plan Update Process -----Original Message ----- From: Marianne Farrell [mailto:whtsteed@me.com] Sent: Thursday, November 09, 2017 9:36 AM To: Kramer, Kory <kkramer@newportbeachca.gov>; Dunlap, Bill <bdunlap@newportbeachca.gov>; Koetting, Peter <pkoetting@newportbeachca.gov>; Kleiman, Lauren <lkleiman@newportbeachca.gov>; Lowrey, Lee <Ilowrey@newportbeachca.gov>; Weigand, Erik <eweigand@newportbeachca.gov>; Zak, Peter <pzak@newportbeachca.gov>; Biddle, Jennifer <JBiddle@newportbeachca.gov>; Campagnolo, Daniel<DCampagnolo@newportbeachca.gov>; Jurjis, Seimone <sjurjis@newportbeachca.gov>; info@lineinthesandpac.com Subject: Comments: General Plan Update Process I am strongly opposed to what I see as a growing epidemic of over -sized homes in my Corona del Mar neighborhood, as well as Newport Heights and allover the city. Especially big boxes sprouting up all over the place - are an eyesore and out of keeping with Newport Beach and its ambiance as a city by the sea. Over sized homes that dwarf everything around them are equally Intrusive and don't belong here. Marianne Farrell Irvine Terrace Homeiwner Sent from my iPad 1 Planning Commission - November 9, 2017 Item No. 2p Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Subject: FW: Comments: General Plan Update Process From: Gerald Thompson [mailto:secretfallsranch@yahoo.comj Sent: Thursday, November 09, 2017 10:25 AM To: Kramer, Kory <kkramer@newportbeachca.gov>; Dunlap, Bill <bdunlap@newportbeachca.gov>; Koetting, Peter <pkoetting@newportbeachca.gov>; Kleiman, Lauren <lkleiman@newportbeachca.gov>; Lowrey, Lee <Ilowrey@newportbeachca.gov>; Weigand, Erik <eweigand@newportbeachca.gov>; Zak, Peter <pzak@newportbeachca.gov>; Biddle, Jennifer <1Biddle@newportbeachca.gov>; Campagnolo, Daniel <DCampagnolo@newportbeachca.gov>; Jurjis, Seimone <sjurjis@newportbeachca.gov>; info@spon-newportbeach.org Subject: Comments: General Plan Update Process Building codes, setbacks, height limits etc. are all there for good reasons, please do not let everyone flout them to maximize their houses.... especially in Corona del Mar where the lots are small to begin with ..... s/Jerry and Kathy Thompson 2701 Shell China Cove 1 Planning Commission - November 9, 2017 Item No. 2p Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Subject: PN: Request for Variance of 2607 Ocean Blvd. -----Original Message ----- From: MARY ANN HEMPHILL [mailto:mahemphill@me.com] Sent: Thursday, November 09, 2017 11:20 AM To: Kramer, Kory <kkramer@newportbeachca.gov>; Dunlap, Bill <bdunlap@newportbeachca.gov>; Koetting, Peter <pkoetting@newportbeachca.gov>; Kleiman, Lauren <Ikleiman@newportbeachca.gov>; Lowrey, Lee <Ilowrey@newportbeachca.gov>; Weigand, Erik <eweigand@newportbeachca.gov>; Zak, Peter <pzak@newportbeachca.gov>; Ramirez, Brittany <bramirez@newportbeachca.gov>; Campagnolo, Daniel<DCampagnolo@newportbeachca.gov>; Jurjis, Seimone <sjurjis@newportbeachca.gov> Subject: Request for Variance of 2607 Ocean Blvd. November 9, 2017 Dear Planning Commission: I am very concerned about the proposed variance request at 2607 Ocean Boulevard. In reading the proposal and the variance requirements, I see that #5 states, "Granting of the variance will not be detrimental to the harmonious and orderly growth of the city." Most of the houses in the China Cove area are older, smaller. The presence of a 5,000 square foot home, with proposed features that would extend 14 feet higher than the height limit is absolutely out of place in this area of the city. For many other reasons, this application should be denied. There are no extenuating circumstances that warrant a height variance. Building an elevator shaft and a rooftop deck that exceed the height requirement is just for the pleasure of the owners. The Municipal Code sets forth absolute requirements to obtain a variance. Planning Commission - November 9, 2017 Item No. 2p Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) I am especially concerned about the following portions of the requirements to obtain a variance. 3. Granting of the Variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district; 4. Granting of the Variance will not be detrimental to the harmonious and orderly growth of the City, or 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; and 5. Granting of the Variance will not be in conflict with the intent and purpose of this Section, this Zoning Code, the General Plan, or any applicable specific plan." I request that the members of the Planning Commission pay very, very close attention to the following portion of requirement #5: "Granting of the Variance will not be detrimental to the harmonious and orderly growth of the City." Sincerely, Mary Ann Hemphill 230 Agate Avenue Planning Commission - November 9, 2017 Item No. 2p Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Subject: FW: Ocean Blvd Variance From: Ernest [mailto:eibiensen@gmail.com] Sent: Thursday, November 09, 2017 9:01 AM To: Kramer, Kory<kkramer@newportbeachca.gov>; Dunlap, Bill <bdunlap@newportbeachca.gov>; Koetting, Peter <pkoetting@newportbeachca.gov>; Kleiman, Lauren <Ikleiman@newportbeachca.gov>; Lowrey, Lee <llowrev@newportbeachca.gov>; Weigand, Erik <eweigand@newportbeachca.gov>; Zak, Peter <pzak@newportbeachca.gov>; Ramirez, Brittany <bramirez@newportbeachca.gov>; Campagnolo, Daniel <DCampagnolo@newportbeachca.gov>; Jurjis, Seimone <siuriis@newportbeachca.gov> Subject: Ocean Blvd Variance I am opposed to making height exceptions in view areas and allowances to exceed floor to area requirements. One exception just leads to another and we should keep our community consistent with building requirements. Just say no! E. J. Bastien Sent from Mail for Windows 10 Planning Commission - November 9, 2017 Item No. 2p Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Subject: FW: Comments: General Plan Update Process -----Original Message ----- From: Marianne Farrell [mailto:whtsteed@me.com] Sent: Thursday, November 09, 2017 9:36 AM To: Kramer, Kory <kkramer@newportbeachca.gov>; Dunlap, Bill <bdunlap@newportbeachca.gov>; Koetting, Peter <pkoetting@newportbeachca.gov>; Kleiman, Lauren <Ikleiman@newportbeachca.gov>; Lowrey, Lee <Ilowrey@newportbeachca.gov>; Weigand, Erik <eweigand@newportbeachca.gov>; Zak, Peter <pzak@newportbeachca.gov>; Biddle, Jennifer <JBiddle@newportbeachca.gov>; Campagnolo, Daniel<DCampagnolo@newportbeachca.gov>; Jurjis, Seimone <sjurjis@newportbeachca.gov>; info@lineinthesandpac.com Subject: Comments: General Plan Update Process I am strongly opposed to what I see as a growing epidemic of over -sized homes in my Corona del Mar neighborhood, as well as Newport Heights and allover the city. Especially big boxes sprouting up all over the place - are an eyesore and out of keeping with Newport Beach and its ambiance as a city by the sea. Over sized homes that dwarf everything around them are equally Intrusive and don't belong here. Marianne Farrell Irvine Terrace Homeiwner Sent from my iPad Planning Commission - November 9, 2017 Item No. 2p Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Subject: PN: Variance - 2607 Ocean Boulevard From: Bruce Bartram [mailto:cpglx8vO@verizon.net] Sent: Thursday, November 09, 2017 10:41 AM To: Koetting, Peter <pkoettina@newportbeachca.gov>; Zak, Peter <pzak@newportbeachca.gov>; Weigand, Erik <eweigand@newportbeachca.gov>; Dunlap, Bill <bdunlap@newportbeachca.gov>; Kleiman, Lauren <Ikleiman@newportbeachca.aov>; Kramer, Kory <kkramer@newportbeachca.eov>; Lowrey, Lee <Ilowrey@newportbeachca.gov>; Ung, Rosalinh <RUna@newportbeachca.aov> Cc: Iwatt4@aol.com; Dennis.Baker@DiandDen.net; abeek@flash.net; andylinale@gmail.com; bobbylove112000@vahoo.com; Don Harvey <harvevdonw@iuno.com>; Dorothy Kraus <DorothvJKraus@amail.com>; elinhoff@sbcglobal.net; price'cb@gmaiI.com; IenmcdlO@aol.com; Jo Carol Hunter <iocarol@ix.netcom.com>; marko@uci.edu; Melinda Seely <Melinda@hiseely.com>; nanalston@gmail.com; Iskinnermd@aol.com; portiaweiss@email.com; Tom Baker <TomLu Baker@hotmail.com>; NFRevnolds@vahoo.com; iimmosher@vahoo.com; timstoaks@sbcglobal.net; Susan Skinner <seskinner@me.com>; dkrotee@krotee.com Subject: Variance - 2607 Ocean Boulevard Dear Planning Commission: I oppose the request for variance made by the owners of 2607 Ocean Blvd. scheduled for hearing at tonight's Planning Commission meeting. According to the Staff Report the variance request involves the following: "The application includes a Variance that if approved would allow the residence to: 1) Encroach 10 feet into the 10 -foot rear yard setback on Way Lane; 2) Encroach 3 feet into the 10 -foot front yard setback on Ocean Boulevard for the residence; 3) Exceed the maximum floor area; 4) Exceed the 29 -foot height limit for an elevator shaft by up to 14 feet and portions of the roof deck guardrail to exceed the 24 -foot for a flat roof/guardrail by up to 8 feet; and 5) Provide open volume within the required setback areas." Newport Beach Municipal Code 20.52.090 A. states the purpose of a variance which mirrors state law as well: "20.52.090 Variances. A. Purpose. A variance provides a process for City consideration of requests to waive or modify certain standards of this Zoning Code when, because of special circumstances applicable to the property, including location, shape, size, surroundings, topography, or other physical features, the strict application of the development standards otherwise applicable to the Property denies the property owner Privileges enjoyed by other Property owners in the vicinity and in the same zoning district." In short, a variance can't be a grant of special privileges inconsistent with the limitations on the other properties in the vicinity and zone. In reviewing the Staff Report only No.1 (Encroach 10 feet into the 10 -foot rear yard setback on Way Lane) and No.2 (Encroach 3 feet into the 10 -foot front yard setback on Ocean Boulevard for the residence) involve "special circumstances" applicable to the property specifically lot size and location that arguably would justify the granting of a variance. The remainder of the Variance request concern items not related to special circumstances of the property and simply reflect the desire of the property owners to maximize the scale and value of their proposed project. As an example on Pg. 12 of the Staff Report it is stated: "Staff explored design alternatives to avoid exceeding the height limit. The proposed residence could be designed without a rooftop deck thereby eliminating the guardrail and elevator (and height variance) altogether. Given the location and Planning Commission - November 9, 2017 Item No. 2p Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) value of the property, staff did not pursue this option although it remains an alternative to consider. The house could be redesigned with the elevator and roof deck guardrail closer to Ocean Boulevard. This alternative design could reduce or possibly avoid the height variance. Placing the elevator closer to Ocean Boulevard increases excavation and construction costs with additional shoring. The applicant also believes such a change compromises the design." Courts have long held that a zoning variance must be grounded in conditions peculiar to the particular lot as distinguished from other properties in the vicinity and zone. Unnecessary hardship therefore occurs where the natural condition or topography of the land places the landowner at a disadvantage vis-a-vis other landowners in the area, such as peculiarities of the size, shape or grade of the parcel. Case law also has discerned in the hardship requirement an zoning laws. Govt. Code 65906; Committee to Save the Hollywoodland Specific Plan (2008) 161 Cal. App. 4th 1168; Craik v. County of Santa Cruz (2000) 81 Cal. App. 4th 880. The Staff Report demonstrates the absence of substantial hardship and instead shows simply the preferences of the property owners. As such, this portion of the variance request must be rejected. Otherwise, it will constitute a grant of special privileges in violation of state law and the Newport Beach Municipal Code. Very truly yours, Bruce Bartram 2 Seaside Circle Newport Beach, CA 92663 Planning Commission - November 9, 2017 Item No. 2p Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Biddle, Jennifer Subject: FW: Ocean Blvd house -----Original Message ----- From: Beatrix Tirkanits [mailto:btirkanits@gmail.com] Sent: Thursday, November 09, 2017 12:42 PM To: Kramer, Kory <kkramer@newportbeachca.gov>; Dunlap, Bill <bdunlap@newportbeachca.gov>; Koetting, Peter <pkoetting@newportbeachca.gov>; Kleiman, Lauren <lkleiman@newportbeachca.gov>; Lowrey, Lee <Ilowrey@newportbeachca.gov>; Weigand, Erik <eweigand@newportbeachca.gov>; Zak, Peter <pzak@newportbeachca.gov>; Ramirez, Brittany <bramirez@newportbeachca.gov>; Campagnolo, Daniel<DCampagnolo@newportbeachca.gov>; Jurjis, Seimone <sjurjis@newportbeachca.gov> Subject: Ocean Blvd house Please do not approve this monstrosity which is totally out of step with our neighborhood. Beatrix Tirkanits 3607 Seabreeze Ln Corona Del Mar, CA, 92625 Sent from my iPhone Planning Commission - November 9, 2017 Item No. 2p Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Subject: FW: Application for variance request for 2607 Ocean Blvd. tonight -----Original Message ----- From: Portia Weiss [mailto:portiaweiss@gmail.com] Sent: Thursday, November 09, 2017 2:47 PM To: Koetting, Peter <pkoetting@newportbeachca.gov>; Zak, Peter <pzak@newportbeachca.gov>; Weigand, Erik <eweigand@newportbeachca.gov>; Dunlap, Bill <bdunlap@newportbeachca.gov>; Kleiman, Lauren <Ikleiman@newportbeachca.gov>; Kramer, Kory <kkramer@newportbeachca.gov>; Lowrey, Lee <Ilowrey@newportbeachca.gov>; Ung, Rosalinh <RUng@newportbeachca.gov> Subject: Application for variance request for 2607 Ocean Blvd. tonight Dear Planning Commission, Please do not approve the variance requested by the owners of 2607 Ocean Blvd. scheduled for tonight's Planning Commission meeting. I object to providing the owners of this property the opportunity to exceed both square footage and height limits stated in the Newport Beach Municipal Code Thank you for your continued efforts to help us maintain the integrity of our unique seaside community by abiding by the Newport Beach Municipal Codes. Appreciatively, Portia Weiss 421 San Bernardino Avenue Newport Beach, CA 92663 Planning Commission - November 9, 2017 Item No. 2p Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Subject: FW: Variance at 2607 Ocean Blvd From: Susan Skinner [mailto:seskinner@me.com] Sent: Thursday, November 09, 2017 3:18 PM To: Kramer, Kory <kkramer@newportbeachca.gov>; Dunlap, Bill <bdunlap@newportbeachca.gov>; Koetting, Peter <pkoetting@newportbeachca.gov>; Kleiman, Lauren <Ikleiman@newportbeachca.gov>; Lowrey, Lee <Ilowrey@newportbeachca.gov>; Weigand, Erik <eweigand@newportbeachca.gov>; Zak, Peter <pzak@newportbeachca.gov>; Ramirez, Brittany <bramirez@newportbeachca.gov>; Campagnolo, Daniel <DCampagnolo@newportbeachca.gov>; Jurjis, Seimone <sluriis@newportbeachca.gov>; Ung, Rosalinh <RUng@ newportbeachca.gov> Cc: Jim Mosher <iimmosher@vahoo.com>; Joy Brenner <ioybrenner@me.com>; Nicole Reynolds <nfrevnoldsC@yahoo.com>; Andy Lingle <andylingle@gmail.com>; Jean Watt <iwatt4@aol.com> Subject: Variance at 2607 Ocean Blvd Dear Planning Commission members, This morning, additional information regarding the variance at 2607 Ocean Blvd was added to the Planning Commission staff report. In this staff report is the following statement: "4. Granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district; Without granting the variance request the property owner could only build 2,865 square -foot residence that is substantially smaller than what could be constructed on a typical rectangular R-1 lot in Corona del Mar. The variance does not constitute a grant of a special privilege as it allows the property owner to develop a residence that is consistent with the adjacent single-family dwellings in the neighborhood that provides the code -required parking, and is of comparable height to other properties along Way Lane The floor area increase would not constitute a special privilege as it allows the property owner to build a house compatible with the development of other lots in the vicinity that are above the average of 5,000 square feet. " I disagree with this statement. As I stated in my letter, the properties on Way Lane north of Femleaf have a very different topography than the properties south of Fernleaf. Those south of Fernleaf are on a slope that is effectively unbuildable without variances to the height limitation due to the steep incline. While the subject property has a significant slope, it is not comparable to the properties south of Fernleaf and the justification for the increase of height is not that the property cannot be developed without such a variance, but rather that the developer would like to have an elevator and pool privacy wall for his property. This does not meet the requirements of Section 20.52.090(F) to allow this height to be allowed. Although other properties cited are greater than 5000 sq ft, they are ALL built on lots that allowed a house of that size without requiring a variance for this reason. There are multiple variances granted for setbacks in the Planning Commission - November 9, 2017 Item No. 2p Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) south section of Way Lane, but all of the variances that I was able to see on the city website did NOT grant additional sq footage to the homes, but just changes in the setbacks to allow better placement of the homes on a steep slope. Some of the variances granted are very old and I could not find those on the website. Page 41 of the newly added staff information affirms that each of the lots that have a house greater than 5000 sq ft are situated on lots substantially larger than 2607 Ocean Blvd. Thus, although variances have been granted, they have not been granted to increase the sq footage of the houses and the granting of this variance is a special privilege that is NOT allowed under city code. Thank you, Susan Skinner Sq footage per house per Zillow.com: 2701 Ocean Blvd 4260 sq ft 2711 Ocean Blvd 5213 sq ft 2723 Ocean Blvd 3300 sq ft 2727 Ocean Blvd 3684 sq ft 2735 Ocean Blvd 8600 sq ft 2741 Ocean Blvd 4500 sq ft (This may be in error as variance PA 2015-224 noted that the new home would be about l OK sq ft) 2616 Way Lane 1699 sq ft 2620 Way Lane 5535 sq ft _ - Planning Commission - November 9, 2017 Item No. 2p Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) 77 tk_s l/-..L-�-/..,r,-P//__�Gfi __ l�i,�—`,��cptt-GL-o-✓ �il/�l� _ �_ _..._.. Planning Commission - November 9, 2017 Item No. 2p Additional Materials Received Ginsberg Residence Coastal Development Permit And Variance (PA2016-170) Planning Commission - November 9. 2017 Item No. 2q Additional Materials Received At Meeting Ginsberg Residence Coastal Development Permit and Variance (PA2016-170) November 2, 2017 Nicholson Construction 1 Corporate Plaza Suite 110 Newport Beach CA 92660 RE: Your Upcoming Project in China Cove Dear Mr. Nicholson, Thanks so much for taking the time on Saturday, September 9, 2017, hosting a neighborhood informational meeting regarding the China Cove residence. As a homeowner in this community, it's important to me to stay up-to-date on new and potential construction projects in the neighborhood. It was good to hear answers to my questions. I appreciated having the opportunity to express my concerns and feel that the Nicholson planning and construction team addressed them appropriately. Your company shared important information regarding the proposed plans and the operational procedures needed to complete this project. It was good to hear that one concern in particular has already been considered. Getting building materials and machinery to the jobsite is an obvious issue. We want to be sure it's handled with the least amount of impact to our community and I appreciate hearing your plans for how to handle this effectively. It's in all of our best interests to see this project completed in an efficient manner so that the esthetics of the neighborhood are kept intact. I appreciate your cooperative efforts and look forward to continued updates. Sincerely, Linda Beek 2616 Way Ln Corona Del Mar Planning Commission - November 9, 2017 Item No. 2r Additional Materials Presented at Meeting Ginsberg Residence Coastal Development Permit and Variance (PA2016-170) November 09, 2017 Imo` Ginsberg Family Home Nicholson Companies Local Business 30+ years as a local home builder Design and Build OC Luxury Homes Longstanding resident of Newport Beach Planning Commission - November 9, 2017 Item No. 2r Additional Materials Presented at Meeting Ginsberg Residence Coastal Development Permit and Variance (PA2016-170) Design Inspired Residences dG R . .�<-x- f _. ter_ �•�r and;& Hum Nam ry %11 „,r Planning Commission - November 9, 2017 Item No. 2r Additional Materials Presented at Meeting Ginsberg Residence Coastal Development Permit and Variance (PA2016-170) Design Inspired Residences r Design Inspir i Planning Commission -November 9, 2017 Item No. 2r Additional Materials Presented at Meeting Ginsberg Residence Coastal Development Permit and Variance (PA2016-170) ed Residences Planning Commission - November 9, 2017 Item No. 2r Additional Materials Presented at Meeting Ginsberg Residence Coastal Development Permit and Variance (PA2016-170) Community Meeting , M—d - 1 �, :1 Planning Commission - November 9, 2017 Item No. 2r Additional Materials Presented at Meeting Ginsberg Residence Coastal Development Permit and Variance (PA2016-170) Community Meeting NOW r0 Planning Commission - November 9, 2017 Item No. 2r Additional Materials Presented at Meeting Ginsberg Residence Coastal Development Permit and Variance (PA2016-170) Community Meeting M A Planning Commission - November 9, 2017 Item No. 2r Additional Materials Presented at Meeting Ginsberg Residence Coastal Development Permit and Variance (PA2016-170) Community Meeting r.. '. •, n ire` 'x , Planning Commission - November 9, 2017 Item No. 2r Additional Materials Presented at Meeting Ginsberg Residence Coastal Development Permit and Variance (PA2016-170) Community Meeting PL f ll mood Project Description Coastal Development Permit Variance Demolish an existing single family home and construct a new 4,500 sf single family home with a 683 sf garage Project Location The property is located in Corona del Mar on a bluff within China Cove, southeast of the end of Ocean Boulevard at Carnation Avenue 2607 Ocean Boulevard Planning Commission - November 9, 2017 Item No. 2r Additional Materials Presented at Meeting Ginsberg Residence Coastal Development Permit and Variance (PA2016-170) Vicinity Map 6 G .O Site Aerial Irw { ,* r 4As416:. Planning Commission - November 9, 2017 Item No. 2r Additional Materials Presented at Meeting Ginsberg Residence Coastal Development Permit and Variance (PA2016-170) I 1.1rIV, Planning Commission - November 9, 2017 Item No. 2r Additional Materials Presented at Meeting Ginsberg Residence Coastal Development Permit and Variance (PA2016-170) View from Way Lane In �i Planning Commission - November 9, 2017 Item No. 2r Additional Materials Presented at Meeting Ginsberg Residence Coastal Development Permit and Variance (PA2016-170) View from Ocean • 1 i r• m T No M :fvTol. • • The site is 4,257 square feet in size The site contains a 35 -foot grade difference The site has a lot depth ranging from 35 feet to 53 feet. The lot is disproportionately shallow resulting in a long and narrow building envelope. The long narrow portion of the lot would allow maximum building area only 1.5 feet in width and represents over 55 percent of the lot area The code -required setback areas comprise 55% of the lot area Request to: Demolish an existing single-family residence Construct a new 4,500 square -foot single- family residence with a 683 sf garage. Access would be provided from Way Lane and a walkway to Ocean Boulevard Site Plan Planning Commission - November 9, 2017 Item No. 2r Additional Materials Presented at Meeting Ginsberg Residence Coastal Development Permit and Variance (PA2016-170) N 49' 24' 46' W 7839' C.L. N 49' 24' 46' 110.71' --------------------------------- q Planning Commission - November 9, 2017 Item No. 2r Additional Materials Presented at Meeting Ginsberg Residence Coastal Development Permit and Variance (PA2016-170) Second Floor/ Bedroom Plan Planning Commission - November 9, 2017 Item No. 2r Additional Materials Presented at Meeting Ginsberg Residence Coastal Development Permit and Variance (PA2016-170) Roof Deck Planning Commission - November 9, 2017 Item No. 2r Additional Materials Presented at Meeting Ginsberg Residence Coastal Development Permit and Variance (PA2016-170) Cross Sections Planning Commission - November 9, 2017 Item No. 2r Additional Materials Presented at Meeting Ginsberg Residence Coastal Development Permit and Variance (PA2016-170) Cross Sections Planning Commission - November 9, 2017 Item No. 2r Additional Materials Presented at Meeting Ginsberg Residence Coastal Development Permit and Variance (PA2016-170) Cross Sections Planning Commission - November 9, 2017 Item No. 2r Additional Materials Presented at Meeting Ginsberg Residence Coastal Development Permit and Variance (PA2016-170) Ginsberg Home Planning Commission - November 9, 2017 Item No. 2r Additional Materials Presented at Meeting Ginsberg Residence Coastal Development Permit and Variance (PA2016-170) Ginsberg Home Planning Commission - November 9, 2017 Item No. 2r Additional Materials Presented at Meeting Ginsberg Residence Coastal Development Permit and Variance (PA2016-170) Ginsberg Home rw,� -m- - M Encroach 10 feet into the so -foot RY setback on Way Lane; Encroach 3 feet into the 10 -foot FY setback on Ocean Boulevard; Exceed the maximum floor area; Exceed the 2g -foot height limit for an elevator shaft by up to 14 feet and portions of the roof deck guardrail to exceed the 24 -foot for a flat roof/guardrail by up to 8 feet; and Provide open volume within the required setback areas. Dvervie SETBACK. RETAINING WALL AREA THROUGH EASTING SETBACK. (SHOWN SHADED) AREA THROUGH BUSTING SETBACK. (SHOWN HATCHED) - I o; WAY LANE VARIANCE PIAN _ ELEVATOR AREA OVER HEIGHT LIMIT (SHOWN CROSS -HATCHED) LOW ROOF I CANOPY THROUGH EMSTING SETBACK (SHOWN Hl Setbacks Q Planning Commission - November 9, 2017 Item No. 2r Additional Materials Presented at Meeting Ginsberg Residence Coastal Development Permit and Variance (PA2016-170) r. 45% of the lot area 33' in Width Setbacks equal 55% of the lot area Buildable are is 15' in width for more than half the lot Extreme topography limits building footprint design (1:1 slope) Existing house encroaches into setbacks Disproportionate Impact of Code Requirements due to shape, size and topography of lot r k. Setbacks Planning Commission - November 9, 2017 Item No. 2r Additional Materials Presented at Meeting Ginsberg Residence Coastal Development Permit and Variance (PA2016-170) 11 Ab Modifications/Variances Granted ■ MD 3120 (2701 Ocean Blvd.) — Setbacks • VA -1:126(2711 Ocean Blvd.) — Buildable Area, Side Setback ■ VA 2014-005 (2723 Ocean Blvd.) — Rear and Front Setback, Height ■ MD 2951(2727 Ocean Blvd.) — Rear, Front and Side Setbacks ■ VA876 (2735 Ocean Blvd.) - Buildable Area, Height and Setbacks ■ VA2015-05 (2741 Ocean Blvd.) - Height and Setbacks r, 0 �L DONOM AMw MxI.s•IL1w Maximum Gross Floor Area = 1.5 x Buildable Area ■ Code allows 2,865 sf floor area ■ FAR of o.67 ■ Proposing 5,184 sf floor area ■ 4,500 sf house; 683 sf garage ■ FAR of 1.218 Buildina Size Comparison 2741 Ocean — 10,048 sf 2735 Ocean — 8,60o sf 2620 Way Lane — 8,042 sf 2711 Ocean — 6,712 sf 2605 Way Lane — 5,665 sf 2701 Shell Street— 5,276 sf Subiect Property — L..soo sf 2701 Ocean — 4,26o sf A FAR Comparison 2717 Shell — 1.88 2733 Shell — 1.63 2711 Ocean — 1.40 2735 Ocean — 1.32 2700 Cove — 1.26 Subiect Property — 1.23.8 2718 Shell — 1.10 4r� W 'Int r N VA 1126 (2713. Ocean Blvd.) —Buildable Area VA876 (2735 Ocean Blvd.) - Buildable Area " wo 00, ,,,og1 "A 40, 51 1o6.425, Lot Size: 4,257 sf Buildable Area: 2,931.3 sf Max Floor Area: 4,396.95 sf Basement: 2,931 sf Total Floor Area: 7,327.95 sf 3' 31 20' Planning Commission - November 9, 2017 Item No. 2r Additional Materials Presented at Meeting Ginsberg Residence Coastal Development Permit and Variance (PA2016-170) Open Volume Area ELEVATOR AREA OVER HEIGHT LIMIT (SHOWN CRUS HATCHED) n. GUARDRAIL AREA OVER HEIGHT LIMIT WAY LIE FIN. TO P.L. VARIES -SEE PL gRlINM FRpN y T4 2-53l4� I -q Ll [A. ✓1T FL VKRIANCE PLAN LEFT SINE ELEVATION :ai= - - - IGEN un ,. -----•- - jr UrMK � < r :I:H�4TQ [A. ✓1T FL VKRIANCE PLAN LEFT SINE ELEVATION Ah VA 2014-005 (2723 Ocean Blvd.) — Height VA876 (2735 Ocean Blvd.) - Height VA2015-05 (2741 Ocean Blvd.) - Height r �a : �Y L4} 1 ae •� Both State law and Section 20.52.ogoF of the City's Zoning Code require the Planning Commission to make the following findings before approving a variance: There are special or unique circumstances or conditions applicable to the property (e.g. location, shape, size, surrounding, topography, or other physical features) that do not apply generally to other properties in the vicinity under identical zoning classification; Strict compliance with Zoning Code requirements would deprive the property owner of privileges enjoyed by other properties in the vicinity and under identical zoning classification; Granting the Variance is necessary for the preservation and enjoyment of substantial property rights of the applicant; Granting of the variance will not constitute a grant of special privilege inconsistent with the limitations of other properties in the vicinity and in the same zoning district; Granting the Variance will not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood; and Granting of the Variance will not conflict with the intent and purpose of this Section, this Zoning Code, the general Plan, or any applicable plan. Height/ Visibility From Ocean Boulevard Height/ Visibility From China Cove Ramp Proposed Floor Area Compatibility with the Neighborhood Planning Commission - November 9, 2017 Item No. 2r Additional Materials Presented at Meeting Ginsberg Residence Coastal Development Permit and Variance (PA2016-170) Height/Visibility From Ocean Planning Commission - November 9, 2017 Item No. 2r Additional Materials Presented at Meeting Ginsberg Residence Coastal Development Permit and Variance (PA2016-170) Height/Visibility From Ocean Mina Planning Commission - November 9, 2017 tem No. 2r Additional Materials Presented at Meeting Height/ Visibility from nceor-Ao a ■ .t Q/�Qiit and Variance (PA2016-170) ?C'1 %%4 1 � I ;tai 1 n s r , I 40, 51 1o6.425, Lot Size: 4,257 sf Buildable Area: 2,931.3 sf Max Floor Area: 4,396.95 sf Basement: 2,931 sf Total Floor Area: 7,327.95 sf Proposed 5,184 sf (71%) 31 31 20' Existing Residence -' 2711 S4 �a6zor AUN .I �40 U111 Building Size Comparison 2741 Ocean — 10,048 sf 2735 Ocean — 8,60o sf 2620 Way Lane — 8,042 sf 2711 Ocean — 6,712 sf 2605 Way Lane — 5,665 sf 2701 Shell Street— 5,276 sf Subject Property — 4, sf 2701 Ocean — 4,26o sf A r. C J 9 FAR Comparison 2717 Shell — 1.88 2733 Shell — 1.63 2711 Ocean — 1.40 2735 Ocean — 1.32 2700 Cove — 1.26 Subiect Property — 1.23.8 2718 Shell — 1.10 4r� W ,lint r N �4T;j ;� RR Mi a oTW1FoliW3 . . o e■► I: NBMC Section 20.52.090 VARIANCES A variance provides a process for City consideration of requests to waive or modify certain standards of this Zoning Code when, because of special circumstances applicable to the property, including location, shape, size, surroundings, topography, or other physical features, the strict application of the development standards otherwise applicable to the property denies the property owner privileges enjoyed by other property owners in the vicinity and in the same zoning district Both State law and Section 20.52.ogoF of the City's Zoning Code require the Planning Commission to make the following findings before approving a variance: There are special or unique circumstances or conditions applicable to the property (e.g. location, shape, size, surrounding, topography, or other physical features) that do not apply generally to other properties in the vicinity under identical zoning classification; Strict compliance with Zoning Code requirements would deprive the property owner of privileges enjoyed by other properties in the vicinity and under identical zoning classification; Granting the Variance is necessary for the preservation and enjoyment of substantial property rights of the applicant; Granting of the variance will not constitute a grant of special privilege inconsistent with the limitations of other properties in the vicinity and in the same zoning district; Granting the Variance will not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood; and Granting of the Variance will not conflict with the intent and purpose of this Section, this Zoning Code, the general Plan, or any applicable plan. ■ The property is located within the City's Coastal Zone and within the Coastal Zone Categorical Exclusion Area. ■ Since this project is located within the Coastal Zone Categorical Exclusion Area, the demolition and reconstruction of a single family home would not typically require a CDP since the project is consistent with the land use plan and classification of the property and is within an area that is already developed within similar land uses and there is existing infrastructure to serve the property. ■ However, since this proposal includes variance requests, the development requires approval of a Coastal Development Permit by the City. A. Conforms to all applicable sections of the certified Local Coastal Program. ■ The neighborhood is predominantly developed with two -and three-story single-family residences. ■ The proposed design, bulk, and scale of the development are consistent with the existing neighborhood pattern of development. ■ With the granting of the requested variances, the proposed development complies with applicable residential development standards and the Zoning Code, including, but not limited to, floor area limitation, setbacks, height, and parking. B. Conforms with the public access and public recreation policies of Chapter of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. ■ The existing residential lot does not currently provide nor inhibit public coastal access. ■ The property is more than Zoo feet from the nearest public beach and the proposed development will remain a residential lot. ■ The development will not impact public access to local coastal resources and is not Respectfully request the Planning Commission to concur with Staff's recommendation and approve the entirety of our application. Planning Commission - November 9, 2017 Item No. 2r Additional Materials Presented at Meeting Ginsberg Residence Coastal Development Permit and Variance (PA2016-170) November 09, 2017 Imo` Ginsberg Family Home Ginsberg Residence Planning Commission Public Hearing November g, 2017 Planning Commission - November 9, 2017 Item No. 2s Additional Materials Presented at Meeting Ginsberg Residence Coastal Development Permit and Variance (PA2016-170) Ginsberg Residence Coastal Development Permit and Variance (PA20 eduction Project Description Coastal Development Permit Variance Demolish existing SFR; & Construct a new 4,500 sf. SFR with a 683 sf. garage, for a total of 5,183 sf. r Project Location China Cove, Corona del Mar 2607 Ocean Boulevard 11/09/2017 Community Development Department- Planning Division 2 0 k �i k I� l Planning Commission - November 9, 2017 Item No. 2s Additional Materials Presentedat Me Ginsberg Residence Coastal Development Permit and Variance (P, 2, 4taw. Site Aerial Mai, IS >n t 1 wao,„etry Planning Commission - November 9, 2017 Item No. 2s Additional Materials Presented at Me Ginsberg Residence Coastal Development Permit and Variance (PA20 Existing Site Conditions w Ab •l [BLEU I It: 2,260 sf., 3 -story SFR Built in 1948 Encroachments: 3 ft. into 10 -ft front on Ocean Blvd. 10 ft. into 10 -ft rear on Way Ln. r 3 ft. into 4 -ft east property line 11/09/2017 Community Development Department- Planning Division ;r _, y 5 LIC, EtI N Planning Commission - November 9, 2017 Item No. 2s Additional Materials Presented at Me Ginsberg Residence Coastal Development Permit and Variance (PA20 Site Photographs W View looking southeast on Way Lane View looking northwest on Way Lane Planning Commission - November 9, 2017 Item No. 2s Additional Materials Presented at Me Ginsberg Residence Coastal Development Permit and Variance (PA20 - t r Pronose Residence size: 4,500 sf. Garage: 683 sf. (3 -car) Total: 5,183 sf 3 levels with roof deck o7/13/zoiz Community Development Department- Planning Division ■ ^Ia/ah 0 General Plan: RS -D ■ Coastal Land Use: RSD -B A ,2EW poR T r D U ,94 FOAN�P Consistent - No change in density or use Compliance with GP NR20.3 (Public Views) Ocean Blvd. 73.81 ft. curb height — New residence is 4" below @ 73.50 ft. o7/13/zo12 Community Development Department- Planning Division Planning Commission - November 9, 2017 Item 2s clitional Materials Pr ted at Feting GP Exhibit N R 2 o- 3: P ubfi ° �` r" anrotn i s & Coastal View Roads — Ocear Blvd. Ginsberg Residence Coastal Development Permit and Variance (PA2 mina Code Compliance: 3 parking spaces 4' Side Setback Open Space (square footage) R-1 residential criteria Not compliance Zo' Front & Side Setbacks 24'/29' Building Height Open Volume Area Location Floor Area Ginsberg Residence Coastal Development Permit and Variance (PA20 2.1 Reques-t Encroaches: 10 ft. into 10 -ft rear setback on Way Ln.; 7 ft. into 10 -ft front setback on Ocean Blvd.; Exceeds: Max. floor area; 29 -ft height limit for elevator shaft (14 ft.) & 24 -ft height limit for a flat roof/guardrail (8 ft.); & Provide open volume within required setback areas I Ah aMMOINIIIIIIIII Buildable Area: 1910 x 1.5 = 2865 sf 11/09/2017 Community Development Department- Planning Division 14 Planning Commission - November 9, 2017 Item No. 2s Additional Materials Presented at Meeting Ginsberg Residence Coastal Development Permit and Variance (PA2016-170) Proposed Setbacks &Buildable Area UTFal MAN Mal i s� nyep[P xv ELEVATOR AREA OVER HEIGHT LIMIT C� OCEAN BLVD (SHOWN CROSS -HATCHED) w SETBACK m m i �/ ®-•'-� ;SETBACK GUARDRAIL AREA OVER HEIGHT LIMIT m < RN. TO i (SHOWN CROSS -HATCHED) I � ' _____ --------------- _______-rWAY WAYME FIN. TO P.L. VARIES -SEE PL (RANGFSFROM3k 702-53!41 I iEA9RL YARIANCEPLAN �I L _-__� _-_ -------- -L-�P ILL.LEFT SIDE ELEVATION 94c, - RETAINING WALL AREA THROUGH EXISTING VARIANCE PLAN I I ISEMAQ VI' �J Site Plan r Planning Commission - November 9, 2017 Item No. 2s Additional Materials Presentedat Me Ginsberg Residence Coastal Development Permit and Variance (PA20 I. •1 ■lir':l I:[G lz�Wl: 78.39' C. q,S9' . L. LAN INC mmumR fflm w MOMI:Ti ••�� -1P . , PRONM UIE M 49' 2+' 48' I'D ' I -. -Ar 98.6, ----- - ------------ - ---- --"° tt 1 , fJ� I ' rws xw w — I � I r }�,,� ---F -�rqY i - via . '1EN1 07/13/20i2 Community Development Department- Planning Division L: l a -#L'Ti, JM 4w do i+' IC KAWDIT + t ms..µ N #9' 2i' 4fi"-'A- 7E 39' C . 4, Y Y H J�� J� ''i� E ---- LANE %� �,I ! LA 1 V [011G 99f1E11 - � / 07/13/20i2 Community Development Department- Planning Division L: l a •I• 78.]9' I Community Development Department - Panning Division Planning Commission - November 9, 2017 Item No. 2s Additional Materials Presented at Me Ginsberg Residence Coastal Development Permit and Variance (PA20 Roof Plan &Deck w Planning Commission - November 9, 2017 Item No. 2s Additional Materials Presented at Me Ginsberg Residence Coastal Development Permit and Variance (PA20 Open Volume Locations qw • ST=Ah ••IN -1 NO ■ Requires due to Variance Request No impact public view & access Conforms to Certified Local Coastal Program 11/09/2017 Community Development Department- Planning Division 24 OFA MAb ;r _, y L Exempt from CEQA, under Class Class 3 (New Construction or Conversion of Small Structures) 11/09/2017 Community Development Department- Planning Division 25 nerg Residence Coastal Development Permit and Variance (PA20 'ublic Comments 49* public comments expressing concern or opposition Concerns raised: L Does not meet City Codes Impact on public views Out of neighborhood character *several commenters submitted multiple letters of concern or opposition o7/13/zoi2 Community Development Department- Planning Division 26 � �WO Ab 0 ;r _, y Conduct a public hearing; Find the project exempt from CEQA, under Class 3, (New Construction or Conversion of Small Structures); and Approve Variance No. VA2016-005 and Coastal Development Permit No. CD2017- 11/09/2017 Community Development Department- Planning Division Planning Commission - November 9, 2017 Item No. 2s Additional Materials Presented at Meeting Ginsberg Residence Coastal Development Permit and Variance (PA2016-170) 1 For more information contact: ROSALINH UNG 949-644-320$ Rung@newportbeachca.gov www.newportbeachca.gov