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HomeMy WebLinkAbout5.0_Ginsberg Residence_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 December 7, 2017 Agenda Item No. 5 On November 9, 2017, the Planning Commission conducted a public hearing on the proposed Coastal Development Permit to allow the construction of a new 5,183 -square -foot, single-family residence and a Variance request to allow the new residence to encroach into the rear, front and side setbacks, exceed the maximum floor area and height limits for an elevator shaft and guardrails, and provide open volume within the required setback areas. During the public hearing, the Commission expressed concerns with the overall size, bulk/mass and height of the proposed residence. At the conclusion of the hearing, the Planning Commission continued the item to this meeting for the applicant to consider the following: 1. Reduce the size and bulk/mass of new residence so it promotes compatibility with the nearby residences. 2. Eliminate the request to exceed the height limit by relocating the elevator to a different location or not have it reach the roof level. 3. Install story poles for the neighborhood to see the extent of proposed development. 4. Incorporate more stringent language to the construction management plan regarding construction parking in the public parking areas. RECOMMENDATION 1) Conduct a public hearing, and if the applicant's proposed changes to the project address Commission concerns and the Commission is able to make all of the required findings; 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 1 Ginsberg Residence Planning Commission, December 7, 2017 Page 2 Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt Resolution No. 2075 approving Variance No. VA2016-005 and Coastal Development Permit No. CD2017-080 (Attachment PC 1), allowing the development of a new 4,178 - square -foot, single-family residence and a 629 -square -foot three -car garage, for a total of 4,807 square feet to encroach 10 feet into the 10 -foot rear yard setback along Way Lane and 7 feet into the 10 -foot front yard setback along Ocean Boulevard. BACKGROUND The applicant proposes to demolish the existing single-family residence and construct a new 5,183 -square -foot single-family residence. The original 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 7 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. DISCUSSION Subsequent to the previous meeting, the applicant has submitted modified project plans based on the direction received from the Planning Commission. The changes also included the elimination of two variance requests: building height for the elevator shaft and guardrails, and location of open volume within the required setback areas. Revised project plans are provided as Attachment No. PC 2. Below is summary of the proposed changes: 1. Prosect Design Revision The size of proposed residence has been reduced from 4,500 square feet to 4,178 square feet (reduction of 322 square feet); and the garage has been reduced from 683 square feet to 629 square feet (reduction of 54 square feet), for a total reduction of 376 square feet. The proposed residence with its attached garage is now at 4,807 square feet in size, and has floor area ratio (FAR) of 1.13 compared to the original proposed 1.22 FAR. The applicant also made the following changes to the proposed residence to address the bulk/mass concerns: • Increased the open volume area outside of the setback areas from 255 square feet to 343 square feet, above the required 287 square feet based on the code -required buildable area M Ginsberg Residence Planning Commission, December 7, 2017 Page 3 and setbacks. Accordingly, the request to allow required open volume area within the setback areas has been eliminated. • Increased the setback of the elevator and stairway by one foot (from 4 feet to 5 feet) along Way Lane to provide more visual relief. The elevator has also been modified to access the interior levels only (not to the roof deck) incrementally reducing the mass of the building • Pulled back the game room located on the bedroom level and added 207 square feet of deck area to provide more visual depth from Way Lane. • Reduced the width of the screen wall and added a glass privacy panel at the bar on the deck level to reduce bulk and mass of the structure. • Reduced the height of the screen wall by 18 inches. The screen wall is now 5.5 feet below Ocean Boulevard top -of -curb height limit. • Removed horizontal privacy screen on roof deck to reduce bulk. • Added siding to the building elevations to add more interest to the overall building design. • Reduced the size of glass elements and building columns to reduce bulk/mass. A summary of plan revisions including corresponding plan sheet callouts is attached as Attachment No. PC 3. 2. Elevator Shaft and Guardrail The elevator has been redesigned to be in compliance with the building height requirements by limiting its access from the garage level to the living level (third floor) only. 3. Story Poles The applicant proposes to install story poles at the subject property to illustrate the revised project development from Monday, November 27, 2017, to Friday, December 1, 2017. The location and height of the poles were certified by a registered civil engineer (Attachment No. 4). Notification of the story poles installation was sent by the applicant to the all property owners within 300 feet of the subject property on November 22, 2017 (Attachment No. 5). 4. Construction Management Plan The construction management plan has been revised to include more stringent language regarding construction parking. Streets in China Cove must remain open and construction workers will be required to park off-site. During the summer peak season (between Memorial Day and Labor Day), construction workers will not be allowed to park in the public parking areas (public parking lots at Big Corona State Beach). They will be required to park at an off-site location and carpool to the project site. During the off-peak season, construction workers could park in the Big Corona parking lot as parking is generally available. The construction management plan is provided as Attachment No. PC 6 and a condition of approval (Condition #28) has been added requiring its implementation. 3 Ginsberg Residence Planning Commission, December 7, 2017 Page 4 Correspondence At the time of staff report printing, staff has received 5 additional correspondence letters (some individuals sent multiple letters) in opposition of the proposed application since the November 9, 2017, Planning Commission Meeting. The residents raised concerns with the size and bulk of the new residence as it would be too large for the subject property and would not be compatible with the neighborhood. Some comments suggest the variance should not be granted and the subject property should be redeveloped in full conformance with the Zoning Code. These letters are provided as Attachment No. PC 7. Summary The applicant has made the suggested project modifications and provided sufficient additional information. Should the Planning Commission be able to make all of the required findings, staff therefore recommends approval of the project as modified. 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 8). 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. 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, 0 Ginsberg Residence Planning Commission, December 7, 2017 Page 5 consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by: Submitted by: (20��Ro alinh Un � Ung Jim Campbell A4ociate Planner Deputy Community Development Director ATTACHMENTS PC 1 Draft Resolution for Approval PC 2 Revised Project Plans PC 3 Summary of Plan Revisions PC 4 Story Poles Certification PC 5 Story Poles Notification PC 6 Construction Management Plan PC 7 Correspondence Letters PC 8 Draft Resolution for Denial dUSERS\PLNSLamd\PAWAs-2016\PA2016-170\Staff Rcpon.docx09l21/17 5 N Attachment No. PC 1 Draft Resolution for Approval 7 N RESOLUTION NO. 2075 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 4,178 square -foot, single-family residence and a 629 square -foot, three -car garage, for a total 4,807 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; and C. Encroach 7 feet into the 10 -foot front yard setback along Ocean Boulevard. 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. Public hearings were held on November 9, 2017 and December 7, 2017, in the Council Chambers at 100 Civic Center Drive, Newport Beach in the Corona del Mar Conference Room (Bay E-1 st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the public hearings 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 these public hearings. 0 Planning Commission Resolution No. 2075 Paqe 2 of 11 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 10 Planning Commission Resolution No. 2075 Paqe 3 of 11 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 Findinq: The strict application of development standards including setbacks and floor area limit, 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 setback requirements. The site constraints create challenges to design a residence of comparable size and position to other properties along Way Lane without providing relief from these code standards. 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 4,807 square - foot residence that is comparable in size and setback yard encroachments with other lots along Way Lane that are identically zoned. 11-09-17 11 Planning Commission Resolution No. 2075 Paqe 4 of 11 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: 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 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 and the base height limit for structures within the R-1 Zoning District of 24 feet for a flat roof and 29 feet for a sloped roof. 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. 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. 11-09-17 12 Planning Commission Resolution No. 2075 Paqe 5 of 11 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 and complies with the base height limit for structures within the R-1 Zoning District of 24 feet for a flat roof and 29 feet for a sloped roof. 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 and buildable area for development based on the proposed setbacks to yield a comparable floor area 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 15 percent, a Water Quality and Hydrology Plan ("WQHP") is required. The WQHP has been reviewed and approved by the City's Building Division. 11-09-17 i3 Planning Commission Resolution No. 2075 Paqe 6 of 11 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 4,807 square feet and the proposed floor area is 4,807 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 entire proposed Development is below the curb line of Ocean Boulevard, as required for development on the Bluff side of Ocean Boulevard and in compliance with the base height limit for structures within the R-1 Zoning District of 24 feet for a flat roof and 29 feet for a sloped roof. 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 287 square feet of open volume area is required, based on the code required buildable area of 1,910 square feet and the proposed residence includes 343 square feet of open volume area. 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: 1. 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. 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 11-09-17 -14 Planning Commission Resolution No. 2075 Paqe 7 of 11 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: 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 7th DAY OF DECEMBER 2017. AYES: NOES: ABSTAIN: ABSENT: BY: go Peter Koetting, Chairman Erik Weigand, Secretary 11-09-17 15 Planning Commission Resolution No. 2075 Paqe 8 of 11 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. The project shall not exceed the top of curb height pursuant to Zoning Code Section 20.30.060(6)(4) and shall comply with the base height limit for structures within the R-1 Zoning District of 24 feet for a flat roof and 29 feet for a sloped roof. 5. The project shall be limited to a 4,178 square -foot, single-family residence and a 629 square -foot, three -car garage, for a total 4,807 square feet. 6. 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. 7. 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. 8. 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. 9. 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. 10. Prior to the issuance of a building permit, the Applicant shall submit to the City's 11-09-17 1(0 Planning Commission Resolution No. 2075 Paqe 9 of 11 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. Prior to the 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. 12. 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. 13. 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. 14. Best Management Practices ("BMPs") and Good Housekeeping Practices ("GHPs") shall be implemented prior to and throughout the duration of construction activity as designated in the CPPP. 15. 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. 16. 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. 17. 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. 18. 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. 11-09-17 17 Planning Commission Resolution No. 2075 Paqe 10 of 11 19. 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. 20. To the fullest extent permitted by law, Applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of 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, attomeys' 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 21. The proposed project shall extend the City sidewalk along Ocean Boulevard from the existing terminus to the area adjacent to the existing guardrail per City Standard STD - 180 -L. 22. 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. 23. 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. 24. 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. 25. No structural encroachments, including but not limited to, retaining walls (for residence), caissons, tiebacks shall be permitted within the public right of way. 26. No staging/storage of materials shall be permitted within the public right-of-way. 11-09-17 18 Planning Commission Resolution No. 2075 Paqe 11 of 11 27. 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. 28. Prior to the commencement of demolition and grading of the project, the Applicant shall submit a construction management plan to be reviewed and approved by the Public Works Department and Community Development Department. The plan shall include discussion of project phasing; parking arrangements for the site during construction; anticipated haul routes; and construction nuisance mitigation. Construction parking shall be implemented so that there will be no impact to vehicular or emergency access and public parking spaces. Traffic control and truck route plans shall be reviewed and approved by the Public Works Department before their implementation. Large construction vehicles shall not be permitted to travel narrow streets as determined by the Public Works Department. Disruption caused by construction work along roadways and by movement of construction vehicles shall be minimized by proper use of traffic control equipment and flagman. Upon approval of the plan, the Applicant shall be responsible for implementing and complying with the provisions set forth in the approved plan. 11-09-17 19 Attachment No. PC 2 Revised Project Plans 21 22 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. PUBLIC WORKS I 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 PLANNING 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. 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 POOUSPA PERMITS. SOUND LEVEL NOT TO EXCEED 50 DBA (55DBA WITH TIMER; 65 DBA WITH TIMER AND NEIGHBOR'S 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. 4k, 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 SUBMTTED 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. VICINITY MAP PROJECT-` 6W7 SITE �4 Owl REVISION HISTORY Attachment No. PC 2 - Revised Project Plans OWNER GEOTECHNICAL ENGINEER L11 = r L7 O NO ND W V PETRA GEOSCIENCES, INC. REPORT # J.N. 17-125 A DARREN M. GINSBERG AND SHARON ROSE GINSBERG z °' N N oz u..w Jx000�-mxm a -, woad a� �-> xst-xm z -T °' C0 O : _J (TRUSTEES OF THE GINSBERG FAMILY TRUST � h = c �, a TEL: (714) 549-8921 E� ESTABLISHED DECEMBER 15, 2009) y a m NICHOLSON C' N L ARCHITECT C/O COMPANIES r- °'Ca Cl) i ��v �v `c 1 CORPORATE PLAZA DR., SUITE 110 m e = Cm C"Cm d w NEWPORT BEACH, CA 92660 Cm m =W=�� JFJ F KY2' a wd o v -�"w oww oww-ww w �( 111 1�ti �y ��� CRAIG DE PFYFFER, PLA, ISA BEDROOM LEVEL 1,627 S.F. a� Ex=�zvm wz �=�w�a a�� �o, TEL: 949-756-8393 ENVIRONMENTAL DESIGNS ,wow waw a�Na3 <Jm oz.m U -u UW P. - PENVOLUME AREA LANDSCAPE ARCHITECTURE W w z w rxa¢-r c�xxF- a- a w, WO� r �W�J30H= VxW~Zpw Wm� ZUJW = ARCHITECT TEALE ARCHITECTURE ¢ 1278 GLENNEYREST.#196 w ww- wm ��� a��oo>= x<<<0 BUILDABLE AREA (PER CODE -REQUIRED SETBACKS) = 1,910 S.F. z � �aaao�mo�rca�a3a av3aocw� m0 CODES 2900 BRISTOL ST., BLDG A, SUITE 203 0 NEWPORT PACIFIC COSTA MESA, CA 92626=3 E,) E� BAY ALL WORK AND MATERIALS SHALL CONFORM STRICTLY TO THE 2016 C.R.C.; 2016 C.B.C.; 949 975-0123 FAX: OCEAN No Scale 2016 C.P.C.; 2016 C.E.C.; 2016 C.M.C.; 2016 CEES (CA ENERGY); 2016 C.G. (CAL GREEN); TEL: ( ) (949 ) 274-4833 AND ALL OTHER FEDERAL, El SITE LEGEND STATE AND LOCAL CODE. NEWPORT BEACH MUNICIPAL CODE EMAIL: mteale@tealearchitecture.com (NBMC); AND ALL OTHER FEDERAL, STATE AND LOCAL CODE. MARK TEALE .ARCHITECT C-22162 z LINE OF BUILDING FOOTPRINT DEFERRED SUBMITTALS SPECIAL INSPECTIONS DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT SEE STRUCTURAL AND SHORING DRAWINGS FOR SPECIAL PROERTY LINE AND/OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL FOR INSPECTIONS. CONTRACTOR PLAN CHECK OR APPROVAL BY THE CITY. VERIFY WITH STRUCTURAL PLANS. NICHOLSON CONSTRUCTION I� SETBACK LINE SEE STRUCTURAL ENGINEERING DRAWINGS AND ENGRG DRAWINGS FOR DEFERRED SUBMITTALS. VERIFY WITH STRUCTURAL ENGINEER. -STEEL, SHOTCRETE, MASONRY GROUT (WHERE REQUIRED), STRUCTURAL ENGINEER AIR CONDITIONING CONDENSER. VERIFY SIZE WITH TITLE 24 REPORT. EXPANSION ANCHOR, ADHESIVE ANCHOR, SOUND ATTENUATION DESIGN TO BE BE PROVIDED BY CONTRACTOR AT TIME OF -AUTOMATIC FIRE SPRINKLERS IN ACCORDANCE WITH NFPA 13D -STRUCTURAL STEEL WELDING AND HIGH STRENGTH BOLTING H A/C Disc. PULLING PERMIT. -SEE STRUCTURAL DRAWINGS FOR STRUCTURAL DEFERRED WILLIAM SIMPSON & ASSOCIATES, INC. m -PROVIDE ELEC. DISCONNECT, TO BE VISIBLE FROM UNIT, TO PROTECT SUMBITTALS. 23 ORCHARD, STE 250 0 H MAINTENANCE PERSONAL DURING REPAIR OR MAINTENANCE. -STRUCTURAL STEEL SHOP DRAWINGS LAKE FOREST CA 92630 F4 W� WATER METER sco P (949 206-9929 F (949) 206-9955 OSEWER CLEAN OUT 0 HEIGHT CERTIFICATION www.wsase-usa.com TREES UPDATED PROJECT DESCRIPTION TO ELIMINATE NOTE TO GENERAL CONTRACTOR: CIVIL ENGINEER / SURVEYOR THE HEIGHT AND OPEN VOLUME ENCROACHMENT HEIGHT CERTIFICATION INSPECTION IS REQUIRED DUCA-McCOY VARIANCES PROJECT DESCRIPTION 3840 E. COAST HIGHWAY o (279) A COASTAL DEVELOPMENT PERMIT TO ALLOW THE CONSTRUCTION OF A NEW 4,178 CORONA DEL MAR, CA 92625 CONTOUR LINES (SEE TOPOGRAPHIC SURVEY AND GRADING PLANS) TEL: (949) 675-4487 x (280)— SQUARE -FOOT SINGLE-FAMILY RESIDENCE AND A 629 -SQUARE -FOOT THREE -CAR GARAGE E_ _ L-_ P --�I CONC. CURB �\ �`' `�•S`A �O TOP OF SLOPE V, T\ Ryy 70 70 ' T ----T@��F SLOPE --,, 'JPV TOP OF SLOPE OE -`—Or / -- ` % oLQ ¢------------------- a --------- (E)CHAIN LINK FENCE 0 m � i i ,ter------------- A WOOD a CONC. WALK ------/ RET INING � (E)WOOD DECK 60 PROPERTY LINE M _ N 49' 24' 46" W _ 110.74' _ '' ' -"--------- / -------------------------------- 25.00 98.03i -� K EE l/ r-? Ti -t -Ll ilB�L�O C�K _ _jWALLSETBACK i WALK LLJ- LK ETBACK�� _ — — — — — x 4, LLI SETBACK IRT m Z LINE OF FOOTPRINT ABOVE oI(AT LIVING ROOM LEVEL)` z I � (SHOWN HEAVY, DASHED LINE) RT. �K ^L F- _ �1a Q HATCH INDICATES TOP LEVEL - -- -_ "' cc °° ,o� AND BOTTOM LEVEL COMBINED - SE>BACp a ®SETBACK —�—�—L -- — — —�-- 1 i 10,Q84 0' — �TBAC/nI✓ FIN. TO F o I A/C FIN. TO P.L. _ 55.15' PROPERTY LINE \ ----------------------------------4'4 — \ N 49' 24' 46" W 80.14' A C J. F d QU d \ 0 4i m —1C 4 0 O H Q O Ilp AC PAVEMENT ih vwi o in v 1 Q 2 oLJCL -I N 49' 24' 46" W 78.39'L �'\ 4 • •WAY ANE 0 2' \ �` oyA' 9 6j PR B \22 AC PAVEMENT a ro CONC. GUTTER y '58" 4� 9 PETR. 4 CONC. DRIVEWAY SSB Z ETR. 1SBpCF ryh0�� Uo 3 3 C OAIC. CONC. DRIVEWAY OUTTfR o E X I S T. s H 0 U S lM OUTLINE OF BUILDING FOOTPRINT, AT TIME OF LOW WALL ti PREVIOUS SUBMITTAL. (SHOWN HEAVY, RED"b CONC. 4n, y0 LINES -TYPICAL.) SITE PLAN ® bo�4+ RED = REMOVED ELEMENTS 14Y E X I S T. H O U S E GREEN =ADDED ELEMENTS AND VARIANCE TO ALLOW THE RESIDENCE TO: 1) EXCEED THE MAXIMUM FLOOR AREA; 2) GEOTECHNICAL ENGINEER L11 = ASSSHOWNONRECCORDOFUSUROE 2009-1150, R.S.B. w CONC. CURB PETRA GEOSCIENCES, INC. REPORT # J.N. 17-125 A W r� W = - W W z Q -waJ-ov, z THE 10 -FOOT FRONT YARD SETBACK ALONG OCEAN BOULEVARD. 3198 AIRPORT LOOP DRIVE SUITE A-2 JULY 17, 2017-� ¢ oz u..w Jx000�-mxm a -, woad a� �-> xst-xm z UPDATED OPEN VOLUME AREA TO DEMONSTRATE o C0 O : _J COMPLIANCE WITH CODE REQUIREMENTS. _ L-_ P --�I CONC. CURB �\ �`' `�•S`A �O TOP OF SLOPE V, T\ Ryy 70 70 ' T ----T@��F SLOPE --,, 'JPV TOP OF SLOPE OE -`—Or / -- ` % oLQ ¢------------------- a --------- (E)CHAIN LINK FENCE 0 m � i i ,ter------------- A WOOD a CONC. WALK ------/ RET INING � (E)WOOD DECK 60 PROPERTY LINE M _ N 49' 24' 46" W _ 110.74' _ '' ' -"--------- / -------------------------------- 25.00 98.03i -� K EE l/ r-? Ti -t -Ll ilB�L�O C�K _ _jWALLSETBACK i WALK LLJ- LK ETBACK�� _ — — — — — x 4, LLI SETBACK IRT m Z LINE OF FOOTPRINT ABOVE oI(AT LIVING ROOM LEVEL)` z I � (SHOWN HEAVY, DASHED LINE) RT. �K ^L F- _ �1a Q HATCH INDICATES TOP LEVEL - -- -_ "' cc °° ,o� AND BOTTOM LEVEL COMBINED - SE>BACp a ®SETBACK —�—�—L -- — — —�-- 1 i 10,Q84 0' — �TBAC/nI✓ FIN. TO F o I A/C FIN. TO P.L. _ 55.15' PROPERTY LINE \ ----------------------------------4'4 — \ N 49' 24' 46" W 80.14' A C J. F d QU d \ 0 4i m —1C 4 0 O H Q O Ilp AC PAVEMENT ih vwi o in v 1 Q 2 oLJCL -I N 49' 24' 46" W 78.39'L �'\ 4 • •WAY ANE 0 2' \ �` oyA' 9 6j PR B \22 AC PAVEMENT a ro CONC. GUTTER y '58" 4� 9 PETR. 4 CONC. DRIVEWAY SSB Z ETR. 1SBpCF ryh0�� Uo 3 3 C OAIC. CONC. DRIVEWAY OUTTfR o E X I S T. s H 0 U S lM OUTLINE OF BUILDING FOOTPRINT, AT TIME OF LOW WALL ti PREVIOUS SUBMITTAL. (SHOWN HEAVY, RED"b CONC. 4n, y0 LINES -TYPICAL.) SITE PLAN ® bo�4+ RED = REMOVED ELEMENTS 14Y E X I S T. H O U S E GREEN =ADDED ELEMENTS AND VARIANCE TO ALLOW THE RESIDENCE TO: 1) EXCEED THE MAXIMUM FLOOR AREA; 2) GEOTECHNICAL ENGINEER L11 = ASSSHOWNONRECCORDOFUSUROE 2009-1150, R.S.B. w ENCROACH INTO THE 10 -FOOT REAR YARD SETBACK ALONG WAY LANE, 3) ENCROACH INTO PETRA GEOSCIENCES, INC. REPORT # J.N. 17-125 dfa sdfasdf W r� W = - W W z Q -waJ-ov, z THE 10 -FOOT FRONT YARD SETBACK ALONG OCEAN BOULEVARD. 3198 AIRPORT LOOP DRIVE SUITE A-2 JULY 17, 2017-� ¢ oz u..w Jx000�-mxm a -, woad a� �-> xst-xm z ZONE R-1 o C0 O : _J oQ�a�N ��a �3> � COSTA MESA, CA 92626 N� :0_ =��wo " aom<a� _- a- zzr ar w o ar o �a TEL: (714) 549-8921 z �waao owora o0� w�a '^wow F�-ow¢mz xm z-owx-W- LANDSCAPE ARCHITECT (BUILDING SHALL BE EQUIPPED WITH AUTOMATIC FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13D) <z mw rn-oo a -w r z�rrnw-tiw o (nF aN a ao,- mU ��v �v `c PARKING THREE CAR GARAGE AREAS: GARAGE LEVEL 252 S.F. =W=�� JFJ F KY2' a wd o v -�"w oww oww-ww w �( 111 1�ti �y ��� CRAIG DE PFYFFER, PLA, ISA BEDROOM LEVEL 1,627 S.F. a� Ex=�zvm wz �=�w�a a�� �o, E- ENVIRONMENTAL DESIGNS ,wow waw a�Na3 <Jm oz.m U -u UW PENVOLUME AREA LANDSCAPE ARCHITECTURE W w z w rxa¢-r c�xxF- a- a w, WO� r �W�J30H= VxW~Zpw Wm� ZUJW = E- GARAGE 629 S.F. ¢ 1278 GLENNEYREST.#196 w ww- wm ��� a��oo>= x<<<0 BUILDABLE AREA (PER CODE -REQUIRED SETBACKS) = 1,910 S.F. z � �aaao�mo�rca�a3a av3aocw� m0 z LAGUNA BEACH,CA.92651 z 1,910 x .15 =286.5 S.F. MIN. REQUIRED TEL: (800) 811-3010 TOTAL GARAGE AREA 629 S.F. pENSED Aj FCH'��o FAX: (800)811-3014 H 0 U S E RK � �P AOT SF Wy~ °C C/) CL OPEN VOLUME 1 = 107 S.F. (PATIO) CRAIG@ENVIRONMENTALDESIGNSLANDSCAPE.COM OPEN VOLUME 2 = 56 S.F. (BALCONY 2) SHEET INDEX FOR VARIANCE SUBMITTAL No. °22162 REVISIONS: OPEN VOLUME 3 = 180 S.F. (ROOF DECK) TOTAL HABITABLE AREA + GARAGE 4,807 S.F. Ren. 31/19 OF CALIFOP�\P E- ARCH AND LANDSCAPEsT9TF A-1 SITE PLAN, PROJECT DATA x 343 S.F. OPEN VOLUME PROVIDED E- H A -1.2 DEMOLITION PLAN BUILDABLE AREA: 1,910 S.F. A-2 FIRST FLOOR PLAN - GARAGE LEVEL FLOOR PLAN z z C7 A-2.1 SECOND FLOOR PLAN - BEDROOM LEVEL FLOOR PLAN =OPEN VOLUME AREA (SEE PLAN BELOW FOR LOCATIONS) A-2.2 THIRD FLOOR PLAN - LIVING LEVEL FLOOR PLAN BUILDABLE AREA: 3,597 S.F. OPEN VOLUME AREA TO HAVE 5'-0" MIN WIDTH, AND HEIGHT A-2.3 ROOF DECK LEVEL FLOOR PLAN FLOOR AREA RATIO: 3,597 X 1.5 = 5,395.5 S.F. MAX. A-2.4 ROOF PLAN OF 7'-6" MINIMUM. F.A.R. E~ A-2.5 NATURAL GRADE CALCULATIONS SITE AREA: 4,257.62 NOTE: NO OPEN VOLUME AREAS ENCROACH INTO THE CODE -REQUIRED SETBACKS A-3 EXTERIOR ELEVATIONS E- E_ 6/14/16 A-3.1 EXTERIOR ELEVATIONS x A-4 BUILDING SECTIONS W E- A -4.1 BUILDING SECTIONS SCALE: 1/8" 1' 0" w A-4.2 BUILDING SECTIONS z Awl 3D 3DIMAGES BUILDING FOOTPRINT (AT EAVES) 3,415 S.F. LOT COVERAGE (AT EAVES) 80.21% L-1 LANDSCAPE HARDSCAPE L-2 LANDSCAPE PLANTING VAR -1 VARIANCE SHEET C%J co CIVIL Z m 1 OF 3 GRADING PLAN - NOTESU F 2 OF 3 GRADING PLAN W 1 OF 1 (3 OF 3) TOPOGRAPHIC SURVEY j 0[ z 1 OF 1 EROSION CONTROL PLAN m 1 OF 1 BEST MANAGEMENT PRACTICES SITE PLAN (WQMP) O J PROJECT DATA Q o w 11/28/2017 11:20:19 AM DRIVEWAY"PA /M .9 ryo. J = e� 3 CONC. DRIVEWAY ryry. b� UPPER FOR } THE HEIGHT AND OPEN VOLUME ENCROACHMENT VARIANCES LEGAL DESCRIPTION: A PORTION OF BLOCK 0-32 NA DEL TRACT,4 .M.3/41-42 L11 = ASSSHOWNONRECCORDOFUSUROE 2009-1150, R.S.B. CD � dfa sdfasdf APN# 052 041 05 Ca ~O � Q ¢ adf ZONE R-1 o C0 O : _J x �N N� :0_ OCCUPANCY GROUP R -3/U (GARAGE) z CONSTRUCTION TYPE TYPE VB, SPRINKLERED (BUILDING SHALL BE EQUIPPED WITH AUTOMATIC FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13D) PARKING THREE CAR GARAGE AREAS: GARAGE LEVEL 252 S.F. BEDROOM LEVEL 1,627 S.F. E - LIVING LEVEL 2,299 S.F. GARAGE 629 S.F. ¢ w z � TOTAL HABITABLE AREA 4,178 S.F.w E X I S T. TOTAL GARAGE AREA 629 S.F. CD CD H 0 U S E TOTAL DECK AREA 1,263 S.F. Wy~ °C C/) CL REVISIONS: TOTAL HABITABLE AREA + GARAGE 4,807 S.F. d PER EXISTING ZONING SETBACKS H BUILDABLE AREA: 1,910 S.F. FLOOR AREA RATIO: 1,910 x 1.5 = 2,865 S.F. MAX. z C7 BASED ON "PROPOSED SETBACKS" BUILDABLE AREA: 3,597 S.F. FLOOR AREA RATIO: 3,597 X 1.5 = 5,395.5 S.F. MAX. F.A.R. E~ Plot Date: 11/27/17 SITE AREA: 4,257.62 FLOOR AREA RATIO: 4,807/4,257.62 = 1.13 E- START DATE: 6/14/16 W LOT COVERAGE SCALE: 1/8" 1' 0" SHEET SITE AREA 4,257.62 S.F. Awl BUILDING FOOTPRINT (AT EAVES) 3,415 S.F. LOT COVERAGE (AT EAVES) 80.21% PA2016-170 Attachment No. PC 2 - Revised Project Plans VICINITY MAP DEMOLITION NOTES OWNERcc a E r e e M H CONSTRU( SEE A-1.3 00' PROJECT SITE CONC. RIJC g UULM14 Ivo Jcale 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. DEMOLITION NOTES 1. ALL DEBRIS SHALL BE WET AT TIME OF HANDLING TO PREVENT DUST. 2. SEWER LINE SHALL BE CAPPED. DARKEN M. GINSBERG AND SHARON ROSE GINSBERG N N m in e a (TRUSTEES OF THE GINSBERG FAMILY TRUST w N m x ESTABLISHED DECEMBER 15, 2009) w e C/O NICHOLSON COMPANIES a e 1 CORPORATE PLAZA DR., SUITE 110 m - e w e r W NEWPORT BEACH, CA 92660 N TEL:949-756-8393 ARCHITECT TEALE ARCHITECTURE 2900 BRISTOL ST., BLDG A, SUITE 203 COSTA MESA, CA 92626 I o TEL: (949) 975-0123 FAX: (949) 274-4833 E -- EMAIL: mteale@tealearchitecture.com�R- z MARK TEALE . ARCHITECT C-22162 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 6. STORM WATER PROTECTION PLAN IS REQUIRED. 3840 E. COAST HIGHWAY 0 CORONA DEL MAR, CA 92625 z 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: APORTION OF BLOCK 0-32 OF CORONA DEL MAR TRACT. M.M. 3/41-42 AS SHOWN ON RECORD OF SURVEY 2009-1150, R.S.B. 238/24. 12=9 REQTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. APN# 052 041 05 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. EE� CONSTRUCTION TYPE TYPE VB, SPRINKLERED W= .� - >W W ¢w . z ON CU Re SITE LEGEND �owa~N~3�zw�~ WON¢ UZo PROTECT DESCRIPTION NEW 3 -STORY 4 -BEDROOM SINGLE FAMILY RESIDENCE W/ ROOF DECK Uwa¢O UwUTa UZH F w�aU PROERTY LINE DEMOLISH EXISTING 3 STORY 2,260 SF 2 -BEDROOM HOUSE AND MAINTAIN THE �a�;�¢o��aQzx��=3wz... VI-(JVW d W F. EXISTINGz Q EXISTING STRUCTURE TO BE REMOVED 3 z z~ m U~ W w m W¢ W omW L.. RETAINING WALLS AS NEEDED. Q¢�3��� CODES w a�w =W w¢o_=� w��nxw¢ _ �n�xxw-¢��=¢�z� E­ Noz�x ��>> J3 rz w of xw zpw m - U ALL WORK AND MATERIALS SHALL CONFORM STRICTLY TO THE 2016D 0 < < moi -ma w¢xwm �a moo'= �-¢za.< avi3ac>cw� z C.R.C.; 2016 C.B.C.; 2016 C.P.C.; 2016 C.E.C.; 2016 C.M.C.; 2016 CEES (CA ENERGY); 2016 C.G. (CAL GREEN); AND ALL OTHER FEDERAL, STATE AND 1� �N° LOCAL CODE. NEWPORT BEACH MUNICIPAL CODE (NBMC); AND ALL > ,PRK OTHER FEDERAL, STATE AND LOCAL CODE. \ CONSTRUCTION FENCING SEE A-1.3 I E CE CONC. WAL \ � �f\ I WOOD DECK I � I . K � N 9° 24' 46" W I 110.74'------ \\ 98.03' J / CONC. WALK C— S / CONC. WALK �\ \`------�—�� /�---� DIRT i VERT. ROCK WAL '\�1 —44w PUBLIC WORKS DEPARTMENT TO VERIFY IF THE WOOD RETAIN SHALL BE REMOVED AN WHAT GRADE MITIGATION SHOULD BE PROVIDED. tETAINING BLOCK WgLL CONC. WALK DIRT ALL BELOW oovsE CONSTRUCTION FENCING ;) ALL BELOW cD O� _ (APPROX LO .) SE L� ,.; i Ln VERT. ROCK WALL _ I L— I — N LL ---- I _ CO r� I III DECK ABOVE DIRT I BLOCK WAL I CONC. WALL -- — I 11 TRASH �I DIRT LBLOCK — — — — — — BLOCK WALL— �� ,5-L ENCLR.I I ------------ N 490 24' 46" W 80.14' O O 10 AC PAVEMENT I� 00' 11/20/2017 9:31:54 AM CONSTRUCTION FENCING (BOTTOM OF SITE AS NEEDED) N 490 24' 46" W 78.3 9 C.L. WAY LANE CONC. GUTTER I E X H 0 U (BA N n Wi (DIRT I W —D_ LL---_—_ �', w I �I 10 CD ° �� I GARAGE I a �4 I BELOW z I I� I I DIRT N 2 _ _ UPPER BU _ — — _ _ I DIRT 9 _ ILDI — _ 58 ,, AC NG UNE _ � ��Y,q PAVEMENT — — N11 CONSTRUCTION FENCING (BOTTOM OF SITE AS NEEDED) \ 29 ° - AC PAVEMENT , Sg BRICK w, E X 1 �<< I H I oQ U I�\I� 30 \n E 1 E" Q EXISTING FENCING QJL Wi (DIRT I W —D_ LL---_—_ �', w I �I 10 CD ° �� I GARAGE I a �4 I BELOW z I I� I I DIRT N 2 _ _ UPPER BU _ — — _ _ I DIRT 9 _ ILDI — _ 58 ,, AC NG UNE _ � ��Y,q PAVEMENT — — N11 CONSTRUCTION FENCING (BOTTOM OF SITE AS NEEDED) \ 29 ° - AC PAVEMENT , Sg BRICK w, E X I S T. H 0 U S E NoJ7/3 Re sTgrF oxi E- ft * Rn ea E- L tt x N z E" Q J d N W Z 0') CD d Q U F— F Wow W CD O z J =w c7 o * aft Q Lu w U Lu Q = OU CD z U Cz E- W_ Q CD Q CD C-0 : _J E- ya.NU a. C\J C-3 :O_ Rn ea E- W z * tt Plot Date: 11/17/17 F START RATE: 6/14/16 W z SCALE: 1/4" - 1'-0" SHEET DEMO 1A1,21 L E- tt x z E" Q J d W z CD F— CD O =w o * E- W z * tt Plot Date: 11/17/17 F START RATE: 6/14/16 W z SCALE: 1/4" - 1'-0" SHEET DEMO 1A1,21 L PA2016-170 PROPERTY LIN[ SETBACK- - Y� Q SETBACK Dolma--------------- L1J C./) I Y U GARAGE LEVEL FLOOR PLAN 101 REO = RE GREEN = IVED ELI DED ELE �I J Project Plans KEY NOTES -FLOOR PLAN 00 M N _e�;� 6f fV E e O N� d rCp co m co qr � Z 2x6 WOOD FRAMING AT 16"o.c. PER C.R.C. w/ z z / INTERIOR WALL -5/8" GYPSUM BOARD L- - — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — —r--,7,/ — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — GARAGE LEVEL FLOOR PLAN 101 REO = RE GREEN = IVED ELI DED ELE D1 W 15 4" DIAMETER DRYER VENT pz��wJz�pooNmiy mQ�<�ao� Z VENT TO OUTSIDE AIRw/BACK DRAFT DAMPER ojwx=F=w - wo�oOaowz Q putt � K F� H r -N4 16 WASHER AND DRYER HOOKUP. LEVER FAUCETS zDoomN 03 aoMQ aO <� azz"Ma aw 00J �Qa� Ow ¢o owor O0~ �r w�a� 17 COLD WATER STUD -OUT AND SHUT OFF VALVE IN CABINET ADJACENT TO �ao>U aowtt oaz xow z3wzm�o _ REFRIGERATOR FOR ICE MAKER. r - zor�OF. amm �r zx x a,n 18 3" DIAMETER GALVANIZED STEEL PIPE POST. 36" HIGH. azw�=�-N�w o�m o�w�w4w SEE FOUNDATION PLAN. SEE DETAIL:21 mz�w °� wmow a�NQa03�o� E - Di 19 ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS,z�sa�zrjOsxF=aLL�OF�WO E - UNDER -STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED w 00_ w w w m 3 0 o w x w z z o SIDE WITH I/2-INCH(12.7MM) GYPSUM BOARD. CRC R302.7 xonmwnw�xw�z�mm a��oo�x W 1¢¢aoxmOrwa_a3¢am3aoowr 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 GUARD +42" A.F.F. Ren. 7/31/19 22 srgTFOF CpU��`P � 23 VELUX VS3055 DUAL -PANE SKYLIGHT WITH ELECTRICAL OPERATION. x INSTALL PER MANUFACTURER RECOMMENDATIONS E- 24 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 25 DECK: TILE o/MORTAR BED o/ WATERPROOF MEMBRANE PER T.C.N.A. 0 RECOMMENDATIONS. 1/4" PER FOOT MINIMUM SLOPE. (DROP DECK SHT'G 2-1/2" FROM FLOOR FINISH SHT'G AT WALL EDGE TO ACCOMODATE FOR �. 1-1/2" MORTAR BED AND TILE) C 26 WATERPROOFING. SEE "WATERPROOF MEMBRANE" SPECIFICATION BELOW A4.1 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 x ACCORDANCE WITH THE FAN VENTILATION RATE (ASHRAE SEC. 4.1.1): MECHANICAL VENTILATION MIN REQ'D. 1 CFM PER 100 SF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EA. OCCUPANT BEDROOM +1. WHOLE I 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 d CENTRAL FAN INTEGRATED VENTILATIONS SYSTEMS ARE NOT A t -LI PERMISSIBLE METHODS OF PROVIDING WHOLE -BUILDING VENTILATION. BEES 150(c), EXC.. 5 TO 152(A) & ASHRAE STD. 62.2 J PROVIDE: (2830 / 100 CFM PER SF) + (5 X 7.5 CFM) = 65.80 CFM MIN. Ln N B EXHAUST FAN, 1 SONE PERMANENTLY ON WITH A NOTE ON THE SWITCH C-0 STATING "VENTILATION CONTROL" "CONTINUOUS OPERATION REQUIRED A4 WHEN THE HOUSE IS IN USE." SEE SECOND FLOOR PLAN FOR WHOLE HOUSE Q7 E- L_ VENTILATION FAN. PROVIDE BROAN QTXE80 FAN. x O 27a AT KITCHEN VENT. HOOD, LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS Q E - cc SHALL HAVE A MINIMUM EXHAUST RATE OF 100 CFM. BEES 150(0), EXC. 5 U TO 152(a) & ASHRAE STD. 62.2. SEE FIRST FLOOR PLAN FOR KITCHEN VENT. W PQ J HOOD. 0 cc z PREMANUFACTURED GAS BURNING FIREPLACE. CQC C5 28 -PROVIDE CLEARANCE TO COMBUSTIBLES PER MANUFACTURER AND CODE. m G -INSTALL PER MANUFACTURERS INSTALLATION SPECIFICATIONS. _J -CONTRACTOR TO PROVIDE FIELD INSPECTOR WITH COPY OF LISTING BY Z Lu APPROVED LISTING AGENCY (ICC -ES, WARNOCK-HERSHEY, INTERTEK) Q 4 -MAJESTIC MARQUIS KHLDV. CSA LISTED AND TESTED UNDER: Lu IN. TO ANSI Z21.88-2009 / CSA 2.33-2009 STANDARDS. O O Z �-ti O F LIGHT & VENTILATION eCal � o x E - NET GLAZING SHALL BE 8% OF THE FLOOR AREA CRC R303.1 d N U - A NET VENTILATION SHALL BE 4% OF THE FLOOR AREA W A4 GAME ROOM/BAR 43.28 S.F. WNDW AREA REQ'D 48 S.F. PROVIDED z 541 S.F. 21.64 OPERABLE WNDW AREA REGO 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 WALL LEGEND Q 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 ui E- ALL EXTERIOR DIMENSIONS SHOWN ARE TO EXT. FACE OF STUD U.N.O. w OVERALL EXTERIOR DIMENSIONS ARE TO EXT. FACE OF SHTG / FOOTING AS INDICATED CD w z Cr O EXISTING WALL TO REMAINCD J LU DEMOLISH AND REMOVE EXISTING WALL -REMODELS ONLY Q Cr ® NEW INTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O.,~"'., U Q -SEE STRUCTURAL DRAWINGS. y CD -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. <4 PROVIDE WATERPROOF MEMBRANE "BUILDING PAPER" BELOW z 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: 11/27/17 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. ®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 11/28/201711:05:22 AM �:% 5 Attachment No. PC 2 - Revised Project Plans KEY NOTES -FLOOR PLAN M N _e�;� 6f fV E e N� d rCp co m co qr 2x6 WOOD FRAMING AT 16"o.c. PER C.R.C. w/ y '� INTERIOR WALL -5/8" GYPSUM BOARD — en ^ d Q EXTERIOR WALL -7/8" EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPER. s w a n PTDF SILL PLATE AT CONCRETE SLAB = as ca 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 a `? en d fi PLUMBING WALL, AS OCCURS e = C& ;;w Z 0 2x4 WOOD FRAMING AT 16"o.c. PER C.R.C. -SEE NOTE 1 ABOVE. N m m co � a 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 "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 E- GLASS SHOWER ENCLOSURE AND DOOR TO 6'-0" ABOVE THE a a � F ❑TEMPERED 6 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� (7.1 SQ. FT.) OF FLOOR AREA, AND A MINIMUM OF 30 INCHES DIAMETER Z CIRCLE. C TUB / SHOWER OR SHOWER SURROUND WITH CERAMIC TILE WALLS "MUDSET' a 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. I� ®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 Q x VENT SHALL BE TERMINATED ABOVE THE ROOF LEVEL. p1 E- APPLIANCES PER OWNER -VENT (HOOD) THROUGH WALL LOCAL EXHAUST SYSTE 0 VENTED TO OUTDOORS SHALL HAVE A MIN EXHAUST RATE OF 100 CFM Fi 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 4 11 RECOMMENDATIONS PROVIDE RECEPTACLES AND LIGHTING PER CODE. LOCATIONS SHOWN FOR PROVIDE 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- a 14 FORCED AIR UNIT. PROVIDE GAS STUB. GE� E - SEE DETAIL FOR ADDITIONAL INFO: 14 D1 W 15 4" DIAMETER DRYER VENT pz��wJz�pooNmiy mQ�<�ao� Z VENT TO OUTSIDE AIRw/BACK DRAFT DAMPER ojwx=F=w - wo�oOaowz Q putt � K F� H r -N4 16 WASHER AND DRYER HOOKUP. LEVER FAUCETS zDoomN 03 aoMQ aO <� azz"Ma aw 00J �Qa� Ow ¢o owor O0~ �r w�a� 17 COLD WATER STUD -OUT AND SHUT OFF VALVE IN CABINET ADJACENT TO �ao>U aowtt oaz xow z3wzm�o _ REFRIGERATOR FOR ICE MAKER. r - zor�OF. amm �r zx x a,n 18 3" DIAMETER GALVANIZED STEEL PIPE POST. 36" HIGH. azw�=�-N�w o�m o�w�w4w SEE FOUNDATION PLAN. SEE DETAIL:21 mz�w °� wmow a�NQa03�o� E - Di 19 ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS,z�sa�zrjOsxF=aLL�OF�WO E - UNDER -STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED w 00_ w w w m 3 0 o w x w z z o SIDE WITH I/2-INCH(12.7MM) GYPSUM BOARD. CRC R302.7 xonmwnw�xw�z�mm a��oo�x W 1¢¢aoxmOrwa_a3¢am3aoowr 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 GUARD +42" A.F.F. Ren. 7/31/19 22 srgTFOF CpU��`P � 23 VELUX VS3055 DUAL -PANE SKYLIGHT WITH ELECTRICAL OPERATION. x INSTALL PER MANUFACTURER RECOMMENDATIONS E- 24 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 25 DECK: TILE o/MORTAR BED o/ WATERPROOF MEMBRANE PER T.C.N.A. 0 RECOMMENDATIONS. 1/4" PER FOOT MINIMUM SLOPE. (DROP DECK SHT'G 2-1/2" FROM FLOOR FINISH SHT'G AT WALL EDGE TO ACCOMODATE FOR �. 1-1/2" MORTAR BED AND TILE) C 26 WATERPROOFING. SEE "WATERPROOF MEMBRANE" SPECIFICATION BELOW A4.1 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 x ACCORDANCE WITH THE FAN VENTILATION RATE (ASHRAE SEC. 4.1.1): MECHANICAL VENTILATION MIN REQ'D. 1 CFM PER 100 SF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EA. OCCUPANT BEDROOM +1. WHOLE I 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 d CENTRAL FAN INTEGRATED VENTILATIONS SYSTEMS ARE NOT A t -LI PERMISSIBLE METHODS OF PROVIDING WHOLE -BUILDING VENTILATION. BEES 150(c), EXC.. 5 TO 152(A) & ASHRAE STD. 62.2 J PROVIDE: (2830 / 100 CFM PER SF) + (5 X 7.5 CFM) = 65.80 CFM MIN. Ln N B EXHAUST FAN, 1 SONE PERMANENTLY ON WITH A NOTE ON THE SWITCH C-0 STATING "VENTILATION CONTROL" "CONTINUOUS OPERATION REQUIRED A4 WHEN THE HOUSE IS IN USE." SEE SECOND FLOOR PLAN FOR WHOLE HOUSE Q7 E- L_ VENTILATION FAN. PROVIDE BROAN QTXE80 FAN. x O 27a AT KITCHEN VENT. HOOD, LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS Q E - cc SHALL HAVE A MINIMUM EXHAUST RATE OF 100 CFM. BEES 150(0), EXC. 5 U TO 152(a) & ASHRAE STD. 62.2. SEE FIRST FLOOR PLAN FOR KITCHEN VENT. W PQ J HOOD. 0 cc z PREMANUFACTURED GAS BURNING FIREPLACE. CQC C5 28 -PROVIDE CLEARANCE TO COMBUSTIBLES PER MANUFACTURER AND CODE. m G -INSTALL PER MANUFACTURERS INSTALLATION SPECIFICATIONS. _J -CONTRACTOR TO PROVIDE FIELD INSPECTOR WITH COPY OF LISTING BY Z Lu APPROVED LISTING AGENCY (ICC -ES, WARNOCK-HERSHEY, INTERTEK) Q 4 -MAJESTIC MARQUIS KHLDV. CSA LISTED AND TESTED UNDER: Lu IN. TO ANSI Z21.88-2009 / CSA 2.33-2009 STANDARDS. O O Z �-ti O F LIGHT & VENTILATION eCal � o x E - NET GLAZING SHALL BE 8% OF THE FLOOR AREA CRC R303.1 d N U - A NET VENTILATION SHALL BE 4% OF THE FLOOR AREA W A4 GAME ROOM/BAR 43.28 S.F. WNDW AREA REQ'D 48 S.F. PROVIDED z 541 S.F. 21.64 OPERABLE WNDW AREA REGO 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 WALL LEGEND Q 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 ui E- ALL EXTERIOR DIMENSIONS SHOWN ARE TO EXT. FACE OF STUD U.N.O. w OVERALL EXTERIOR DIMENSIONS ARE TO EXT. FACE OF SHTG / FOOTING AS INDICATED CD w z Cr O EXISTING WALL TO REMAINCD J LU DEMOLISH AND REMOVE EXISTING WALL -REMODELS ONLY Q Cr ® NEW INTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O.,~"'., U Q -SEE STRUCTURAL DRAWINGS. y CD -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. <4 PROVIDE WATERPROOF MEMBRANE "BUILDING PAPER" BELOW z 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: 11/27/17 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. ®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 11/28/201711:05:22 AM �:% 5 PA2016-170 J PROPERTY LINE H A4. 4. n SETBACK- w J �I n 1 i o U� 10' 1 z Q SETBACK- - - Li - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - / Lu RETAINING WALL U)l 45m / FAU FAU B aEGI 1112MENTLSPACE/SUBFLOOR A4 - - - - - - - - - - - - - - - - - - I/ i 4'-1 j' OPEN VOLUME 1 �� / (AREA 7'4- BELOW 24' HEIGHT LIMIT) IIT P.L. ;; Tv - ---� r. �<<�■lira■ l��ll�llraa ■n■■■ nnnnnnnnnn nn■ ■ J � J _I o 4. � z Li ADDED 207 S.F. OUTDOOR PATIO DECK AND ADDED 107 S.F. CODE -COMPLIANT OPEN VOLUME AREA. RETAINING WALL +/ 4.5' DUCT CHASE STRAIGHTENED STRUCTURAL WALL TO WIDEN GAME ROOM AREA BY 24 S.F. BRIDGE �i - - - - - - - - - - - - - - - - - - - - - - - - - - -----�\ OF GAIME ROOM UP TO LIVI PROPERTY LINE H BEDROOM LEVEL AREA U 4, THROUGH EXISTING SETBACK - Q (SHOWN SHADED) m W cn THICKENED SUPPORT COLUMN TO ALLOW OPEN AREA IN ELEVATION ABOVE AND VARIATION IN ELEVATION ALONG STAIRWAY. REMOVED ONE SUPPORT COLUMN AND THICKENED REMAINING COLUMNS TO ALLOW EXPANDED DECK AND MORE WINDOW AREA TO REDUCE PERCEIVED MASS/ BULK OF ELEVATION. ADDED CLEAR OPENING TO BREAK UP ELEVATION. INCREASED SETBACK OF STAIRWAY PORTION OF ELEVATION FROM 4'-1 1/2" TO 5'-1 1/2" TO PROVIDE RELIEF ON ELEVATION AND INCREASED SETBACK ON ELEVATOR BY V-0" TO PROVIDE RELIEF ON ELEVATION. RED =REMOVED ELEMENTS GREEN = 11/28/201711:50:26 AM ADDED ELEMENTS C 3:12 E D A4. �I A4.1 J �I I Op BEDROOM LEVEL AREA EQ IPMENT AREA / TH OUGH EXISTING SETBACK OUTLINE OF FLOOR BELOW it I F.SHTG +3.25 F.SHTG 44.25 I HALL p0 Q ��AT H 3 I BEDROOM 3 nn■ 1so ■! \\ET\gCk I \ � I L6 � n`� BATH 2 oWEL RACK SHTG 43.2 W.I.0 1. a 1% BEDROOM 2 BEDROOM 4 '^ \v.DECK2 Q ---_ -- INCREASED DEPTH OF ROOF BY 1 FOOT AND WIDTH BY 18 INCHES TO PROVIDE MORE VARIATION IN ELEVATION. OUTLINE OF BUILDING FOOTPRINT, AT TIME OF PREVIOUS SUBMITTAL. (SHOWN HEAVY, RED LINES -TYPICAL.) BEDROOM LEVEL FLOOR PLAN N Q - E PRopFR A4.1 ��lIVF A/C C) m I�7W 6 I L Ll J FIN, 4. Attachment No. PC 2 - Revised Project Plans e KEY NOTES -FLOOR PLAN N N N M co 2x6 WOOD FRAMING AT 16"o.c. PER C.R.C. w/ w � Ga Lo H INTERIOR WALL -5/8" GYPSUM BOARD - w e Q E- EXTERIOR WALL -7/8" EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPER. a a N x PTDF SILL PLATE AT CONCRETE SLAB = ■a _ E" INSULATION PER T-24 SHEEET. R-13 F.G. BATT INSULATION AT 2x4 WALLS. m c Q a INSULATION THROUGHOUT ALL INTERIOR WALLS AND FLOOR a e g a d W PLUMBING WALL, AS OCCURS e = CA ei iv z ❑2x4 WOOD FRAMING AT 16"o.c. PER C.R.C. -SEE NOTE 1 ABOVE. r m m � 2 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 u u "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"40" ATTIC ACCESS WITH 30" MINIMUM HEADROOM ABOVE CEILING E� � d ©TEMPERED GLASS SHOWER ENCLOSURE AND DOOR TO 6'-0" ABOVE THE In` n -nI E- DRAIN. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. NET 1� AREA OF SHOWER ENCLOSURE SHALL NOT BE LESS THAN 1,024 SQ. INCH W (7.1 SQ. FT.) OF FLOOR AREA, AND A MINIMUM OF 30 INCHES DIAMETER z CIRCLE. t7 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. fin` n -nI PROVIDE 22" MINIMUM WIDE DOOR. PROVIDE BID FOR ONE SOAP NICHE I�I MINIMUM 18" HIGH 13" WIDE - LOCATION TO BE VERIFIED IN FIELD. ElTANKLESS WATER HEATER. PROVIDE HORIZONTAL VENT TO OUTSIDE. PROVIDE P & T VALVE WITH DRAIN TO OUTSIDE. EARTOUAKE STRAP. WHEN E, USING (2) WATER HEATERS, PROVIDE VALVE TO ISOLATE WATER HEATERS. 15 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 Z 10 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 MANUF.'S RECOMMENDATIONS PROVIDE 11 PROVIDE RECEPTACLES AND LIGHTING PER CODE. LOCATIONS SHOWN FOR H 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. Ey SEE DETAIL FOR ADDITIONAL INFO: 14 D1 W ❑4" DIAMETER DRYER VENT tt wr¢ wx onr ww ¢z Jaw z 15 ozoi-wJ x"0pmx,^ VENT TO OUTSIDE AIR w/BACK DRAFT DAMPER \o w x i i w o w o o a o Qwo�N 3�rw \�_yNwzo H 16 WASHER AND DRYER HOOKUP. LEVER FAUCETS o 0 z o o _ w ¢owx m o 3> a4 zz�mar w oo owa<o pwcJY mc,zr ��- w�ao 17 COLD WATER STUD -OUT AND SHUT OFF VALVE IN CABINET ADJACENT TO oao>�aw aoa �wo z;o zrmwz REFRIGERATOR FOR ICE MAKER. zmn :ww-rw 0 n a_a a0 ' GHJ F d'Y� = x Q 18 3" DIAMETER GALVANIZED STEEL PIPE POST. 36" HIGH. az���M_v �wz 0�w~ o�w3 F4w SEE FOUNDATION PLAN. SEE DETAIL: 21 mz�w¢ar wmow�d�v�ao Dom E- D1 0�� aowQa -,0m wz_=oO-u �" arw zw wa0-zr -= o-Uw 19 ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS, N", w z m � y � � x x r i a F � w � E- UNDER -STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED w - w w m 30 0 w=w z z o "' xu0 fnwmxwo mow¢ a��o C' I SIDE WITH 1/2 -INCH (12.7MM) GYPSUM BOARD. CRCR302.7 aaa0Dm01aaam3awi.i W z 20 GARAGE DOOR WITH WEATHERSTRIPPING ALL AROUND. AS SELECTED BY OWNER. Cp ARGy7r 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 Na. C 22162 ❑ GUARD +42" A.F.F. Ren. 7/31/19 23 VELUX VS3055 DUAL -PANE SKYLIGHT WITH ELECTRICAL OPERATION. S jq OF CA0 x P� INSTALL PER MANUFACTURER RECOMMENDATIONS E- 124 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 a/ WATERPROOF MEMBRANE PER T.C.N.A. RECOMMENDATIONS. 1/4" PER FOOT MINIMUM SLOPE. (DROP DECK SHTG 2-1/2" FROM FLOOR FINISH SHTG 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 ACCORDANCE WITH THE FAN VENTILATION RATE (ASHRAE SEC. 4.1.1): 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. LO EXHAUST FAN,1 SONE PERMANENTLY ON WITH A NOTE ON THE SWITCH N C.0STATING "VENTILATION CONTROL" "CONTINUOUS OPERATION REQUIRED WHEN THE HOUSE IS IN USE" SEE SECOND FLOOR PLAN FOR WHOLE HOUSE VENTILATION FAN. PROVIDE BROAN OTXE80 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 cr_ z PREMANUFACTURED GAS BURNING FIREPLACE. CQC C7 28 -PROVIDE CLEARANCE TO COMBUSTIBLES PER MANUFACTURER AND CODE. m G -INSTALL PER MANUFACTURERS INSTALLATION SPECIFICATIONS. O J -CONTRACTOR TO PROVIDE FIELD INSPECTOR WITH COPY OF LISTING BY z LJJ APPROVED LISTING AGENCY (ICC -ES, WARNOCK-HERSHEY, INTERTEK) Q -MAJESTIC MARQUIS KHLDV. CSA LISTED AND TESTED UNDER: W ANSI Z21.88-2009 / CSA 2.33-2009 STANDARDS. U Q CD z r -,O E-, LIGNT & VENTILATION W CC e CN 4 o cCD E- d NET GLAZING SHALL BE 8% OF THE FLOOR AREA CRC R303.1 NC-3• NET VENTILATION SHALL BE 4% OF THE FLOOR AREA W GAME ROOM/BAR 43.28 S.F. WNDW AREA REQ'D 48 S.F. PROVIDED z 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 REQ'D 15.75 S.F. PROVIDED w WALL LEGEND J NOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK. CC NOTIFY ARCHITECT IMMEDIATELY SHOULD THERE BE ANY DISCREPANCY. O Ow E_ ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O. J C/D E_ ALL EXTERIOR DIMENSIONS SHOWN ARE TO EXT. FACE OF STUD U.N.O. UJ OVERALL EXTERIOR DIMENSIONS ARE TO EXT. FACE OF SHTG / FOOTING AS INDICATED J OW C:) z D EXISTING WALL TO REMAIN z O DEMOLISH AND REMOVE EXISTING WALL -REMODELS ONLY � - CC NEW INTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O. MO CD -SEE STRUCTURAL DRAWINGS. y m C:) -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 S- HOUSE. PROVIDE WATERPROOF MEMBRANE "BUILDING PAPER" BELOW x E- 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 1/21- PLYWOOD /2"PLYWOOD AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1" SHOWN FOR EXTERIOR FINISH -SEE STRUCT. OWES E- EXTERIOR WALLS (WITH EXTERIOR PLASTER) TO HAVE WOOD Plot Date: 11/28/17 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: 1/411-11-011 NOTES ABOVE. ® NEW 2x8 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE SNEET ®NOTES ABOVE. -�.� NEW 2x10 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE NOTES ABOVE. PA2016-170 a o a ° a PROPOSED REALIGNMENT OF EXISTING ACCESS ENCROACHMENT Y U Q a. d . .a Q d W (fl c ° e d°. ° < < O 10' SETBACK < ° .. .d e d LJ _G TO BEDROOMS . a. .d - - ° d - d ^ - a ° .. E — — — — — — — U — — — — — — — — c _a d A .a 8° - i° n d .y � m X U d ° ° d .. e W W ° a, a. a ° a PROPERTY LIQ ° a ° a a ; (� 4. J Lu_ SETBACK r__o � ----- - -- o w OPEN TO BELOW \\ 0 W Z \ I/ E_ b C ■■■■■■■■■■■■■■■y■■■■■■■■■■■■■■y i EVATO C cc: 0 Y U m C/) 4'`FTi.TU B a 0 El UP � TR O ENTR POWDER F.SHTG 52.. -- -- ----- 10'--` ----- ------ ----- SETBACK TOWEL RACK I /I G 4' LIVING LEVEL AREA THROUGH EXISTING SETBACK (SHOWN SHADED) 9191IN N11111111 a► \N11 \� LIVING\\ LJ LJ LJ LJ I I \ I �\� DINING OUTLINE OF FLOOR BELOW POOL _ 1_ MIgRO u - �i I HERS I I ACCE ------------ n u IREF I� I M. BEDROOM L i Ln Z � Z LL Li REMOVED ONE SUPPORT COLUMN AND THICKENED REMAINING COLUMNS TO ALLOW EXPANDED DECK AND MORE WINDOW AREA TO REDUCE PERCEIVED MASS / BULK OF ELEVATION. - �i CD m .� W Cn F.SHTG Fr( v L F LIVING LEVEL AREA \� THROUGH EXISTING SETBACK \ (SHOWN SHADED) \ FBI _ HIS D ING m ^I �, � m MiNfli NNNN MiNK \ CO OUTLINE OF BUILDING FOOTPRINT, AT TIME OF A41 ��R��FRTy PREVIOUS SUBMITTAL. (SHOWN HEAVY, RED INCREASED DEPTH OF ROOF BY 1 FOOT AND WIDTH CNF LINES —TYPICAL.) BY 18 INCHES TO PROVIDE MORE VARIATION IN ELEVATION. EXPANDED DECK FROM 88 S.F. TO 180 S.F. TO REDUCE FLOOR AREA AND BREAK UP MASS / BUL OF ELEVATION. INCREASED SETBACK OF STAIRWAY PORTION OF ELEVATION FROM 4'-1 1/2" TO 5'-1 1/2" TO PROVIDE RELIEF ON ELEVATION AND INCREASED SETBACK ON ELEVATOR BY V-0" TO PROVIDE RELIEF ON ELEVATION. REO =REMOVED ELEMENTS GREEN = ADDED ELEMENTS 11/28/201711:50:54 AM LIVING LEVEL FLOOR PLAN rl<vall 0 FIN C 0 m TOT Attachment No. PC 2 - Revised Project Plans E KEY NOTES -FLOOR PLAN m N NCm cm N d e ^e a 2x6 WOOD FRAMING AT 16"o.c. PER C.R.C. w/ y Ga F INTERIOR WALL -5/8" GYPSUM BOARD — rn - ^ as d EXTERIOR WALL -7/8" EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPER. a w e s_ x PTDF SILL PLATE AT CONCRETE SLAB = e as E" INSULATION PER T-24 SHEEET. R-13 F.G. BATT INSULATION AT 2x4 WALLS. m c v a INSULATION THROUGHOUT ALL INTERIOR WALLS AND FLOOR Cm _ «W. e e d W PLUMBING WALL, AS OCCURS Cm w w Z 1 2x4 WOOD FRAMING AT 16"o.c. PER C.R.C. -SEE NOTE 1 ABOVE. r m v :% ❑3 5/8" TYPE "X" GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE. 5/8" TYPE'T' GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE u "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 F5 Io E- ❑TEMPERED GLASS SHOWER ENCLOSURE AND DOOR TO 6'-0" ABOVE THE x 6 E" DRAIN. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. NET U AREA OF SHOWER ENCLOSURE SHALL NOT BE LESS THAN 1,024 SQ. INCH W (7.1 SQ. FT.) OF FLOOR AREA, AND A MINIMUM OF 30 INCHES DIAMETER z CIRCLE. 0 7 TUB / SHOWER OR SHOWER SURROUND WITH CERAMIC TILE WALLS "MUDSET" 6 WITH CEMENT PLASTER BACKING o/ WATERPROOF (1N/P) MEMBRANE TO +72" MIN. ABOVE THE DRAIN PER TILE COUNCIL OF NORTH AMERICA. INSTALL W/P 12=9 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 I� 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 x VENT SHALL BE TERMINATED ABOVE THE ROOF LEVEL. D1 z APPLIANCES PER OWNER -VENT (HOOD) THROUGH WALL LOCAL EXHAUST D SYSTEM VENTED TO OUTDOORS SHALL HAVE A MIN EXHAUST RATE OF 100 CFM Z 10 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 MANUF.'S 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 E- _ x 14 FORCED AIR UNIT. PROVIDE GAS STUB. � E- SEE DETAIL FOR ADDITIONAL INFO: 14 D1 W R'NW}KJW='0-"N}WW KZFJJQIi �y 15 4" DIAMETER DRYER VENT ozo�wJiomoo-mxm <0¢J -o VENT TO OUTSIDE AIRw/BACK DRAFT DAMPER �wo�om¢owz Q w 3 w� �\ F_lnW 16 WASHER AND DRYER HOOKUP. LEVER FAUCETS ¢ zoNooNo ¢o�¢ao �3> z_ H ¢4 azz"m , w o0 J �¢¢r Uw ¢- owU}a UZr F wM ,nwox-oma=_ 17 COLD WATER STUD -OUT AND SHUT OFF VALVE IN CABINET ADJACENT TO o a w > o ¢ w '-mw¢Dz 0 z o ¢ z mw 3 w z, w w o m REFRIGERATOR FOR ICE MAKER. Z' ,ww`_'�wao} '^'=¢,��¢ a" 18 3" DIAMETER GALVANIZED STEEL PIPE POST. 36" HIGH. ¢z=J�mo~¢wmoww~ 0=w_www SEE FOUNDATION PLAN. SEE DETAIL: 21 W o =-� ¢}�xoam wmz FwF yF¢o3 0� E- zow� �J ow a ¢ D1 m a,w¢zw¢3 w¢om lwzy=mo~ow 19 ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS, w�z�s¢m�}moo==Fi¢4��F�w F- UNDER -STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED o - W 3 0 " W mu W w - Im-UJW=wzzo SIDE WITH 1/2 -INCH (12.7 MM) GYPSUM BOARD. CRC R302.7 =om¢W�wttxw�ztttt� a moo>= r¢¢¢d�mclmm w3¢wv�3ac�c�wi- W 20 GARAGE DOOR WITH WEATHERSTRIPPING ALL AROUND. AS SELECTED BY OWNER. D AR�7r 21 NEW STAIRS -SEE SYMBOLS -SHEET A-1.1 �� �PgK 7Fg4� -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. s Ren. 7/31/19 P 23 VELUX VS3055 DUAL -PANE SKYLIGHT WITH ELECTRICAL OPERATION. r9 OF CA0 <� INSTALL PER MANUFACTURER RECOMMENDATIONS E- 24 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 25 DECK: TILE a/MORTAR BED a/ WATERPROOF MEMBRANE PER T.C.N.A. � RECOMMENDATIONS. 1/4" PER FOOT MINIMUM SLOPE. (DROP DECK SHTG 2-1/2" FROM FLOOR FINISH SHTG 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) F, PROVIDE A WHOLE -BUILDING MECHANICAL VENTILATION SYSTEM IN ACCORDANCE WITH THE FAN VENTILATION RATE (ASHRAE SEC. 4.1.1): 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. LS i EXHAUST FAN,1 SONE PERMANENTLY ON WITH A NOTE ON THE SWITCH 01i 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(0), EXC. 5 C TO 152(a) & ASHRAE STD. 62.2. SEE FIRST FLOOR PLAN FOR KITCHEN VENT. HOOD. z PREMANUFACTURED GAS BURNING FIREPLACE. Q C7 28 -PROVIDE CLEARANCE TO COMBUSTIBLES PER MANUFACTURER AND CODE. co -INSTALL PER MANUFACTURERS INSTALLATION SPECIFICATIONS. J -CONTRACTOR TO PROVIDE FIELD INSPECTOR WITH COPY OF LISTING BY Z Lu APPROVED LISTING AGENCY (ICC -ES, WARNOCK-HERSHEY, INTERTEK) Q Cn -MAJESTIC MARQUIS KHLDV. CSA LISTED AND TESTED UNDER: Lu ANSI Z21.88-2009 / CSA 2.33-2009 STANDARDS. Cm u Q CD z 0 LIGHT & VENTILATION W °C ��y�o E - NET GLAZING SHALL BE 8% OF THE FLOOR AREA CRC R303.1 d N U NET VENTILATION SHALL BE 4% OF THE FLOOR AREA W GAME ROOWBAR 43.28 S.F. WNDW AREA REQ'D 48 S.F. PROVIDED z 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 J NOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK. J ZD NOTIFY ARCHITECT IMMEDIATELY SHOULD THERE BE ANY DISCREPANCY. C) Lu E- 2 ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O. CD cC-D E- ALL EXTERIOR DIMENSIONS SHOWN ARE TO EXT. FACE OF STUD U.N.O. J OVERALL EXTERIOR DIMENSIONS ARE TO EXT. FACE OF SHTG / FOOTING AS INDICATED LL JC7 W w o z EXISTING WALL TO REMAIN w Z J Q --- DEMOLISH AND REMOVE EXISTING WALL -REMODELS ONLY C`5 z ® NEW INTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O. W j O -SEE STRUCTURAL DRAWINGS.y m -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. 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: 11�28�17 E- STRIP FURRING AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1" START RATE: 6/14/16 SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGS W z NEW 2x6 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE SCALE: 1/411- 11-01- �y NOTES ABOVE. ® NEW 2x8 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE SNEET ®N2x1 DOVE. Am2m2 NEW EW 2x10 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE NOTES ABOVE. i////////////. CONCRETE 52 C' 10' SETBACK _G TO BEDROOMS - — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — ON — — — — — — — — U � ----- - -- o w OPEN TO BELOW \\ 0 \ ■■■■■■■■■■■■■■■y■■■■■■■■■■■■■■y i EVATO SIZE man soon L PROPERTY LINE L i Ln Z � Z LL Li REMOVED ONE SUPPORT COLUMN AND THICKENED REMAINING COLUMNS TO ALLOW EXPANDED DECK AND MORE WINDOW AREA TO REDUCE PERCEIVED MASS / BULK OF ELEVATION. - �i CD m .� W Cn F.SHTG Fr( v L F LIVING LEVEL AREA \� THROUGH EXISTING SETBACK \ (SHOWN SHADED) \ FBI _ HIS D ING m ^I �, � m MiNfli NNNN MiNK \ CO OUTLINE OF BUILDING FOOTPRINT, AT TIME OF A41 ��R��FRTy PREVIOUS SUBMITTAL. (SHOWN HEAVY, RED INCREASED DEPTH OF ROOF BY 1 FOOT AND WIDTH CNF LINES —TYPICAL.) BY 18 INCHES TO PROVIDE MORE VARIATION IN ELEVATION. EXPANDED DECK FROM 88 S.F. TO 180 S.F. TO REDUCE FLOOR AREA AND BREAK UP MASS / BUL OF ELEVATION. INCREASED SETBACK OF STAIRWAY PORTION OF ELEVATION FROM 4'-1 1/2" TO 5'-1 1/2" TO PROVIDE RELIEF ON ELEVATION AND INCREASED SETBACK ON ELEVATOR BY V-0" TO PROVIDE RELIEF ON ELEVATION. REO =REMOVED ELEMENTS GREEN = ADDED ELEMENTS 11/28/201711:50:54 AM LIVING LEVEL FLOOR PLAN rl<vall 0 FIN C 0 m TOT Attachment No. PC 2 - Revised Project Plans E KEY NOTES -FLOOR PLAN m N NCm cm N d e ^e a 2x6 WOOD FRAMING AT 16"o.c. PER C.R.C. w/ y Ga F INTERIOR WALL -5/8" GYPSUM BOARD — rn - ^ as d EXTERIOR WALL -7/8" EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPER. a w e s_ x PTDF SILL PLATE AT CONCRETE SLAB = e as E" INSULATION PER T-24 SHEEET. R-13 F.G. BATT INSULATION AT 2x4 WALLS. m c v a INSULATION THROUGHOUT ALL INTERIOR WALLS AND FLOOR Cm _ «W. e e d W PLUMBING WALL, AS OCCURS Cm w w Z 1 2x4 WOOD FRAMING AT 16"o.c. PER C.R.C. -SEE NOTE 1 ABOVE. r m v :% ❑3 5/8" TYPE "X" GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE. 5/8" TYPE'T' GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE u "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 F5 Io E- ❑TEMPERED GLASS SHOWER ENCLOSURE AND DOOR TO 6'-0" ABOVE THE x 6 E" DRAIN. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. NET U AREA OF SHOWER ENCLOSURE SHALL NOT BE LESS THAN 1,024 SQ. INCH W (7.1 SQ. FT.) OF FLOOR AREA, AND A MINIMUM OF 30 INCHES DIAMETER z CIRCLE. 0 7 TUB / SHOWER OR SHOWER SURROUND WITH CERAMIC TILE WALLS "MUDSET" 6 WITH CEMENT PLASTER BACKING o/ WATERPROOF (1N/P) MEMBRANE TO +72" MIN. ABOVE THE DRAIN PER TILE COUNCIL OF NORTH AMERICA. INSTALL W/P 12=9 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 I� 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 x VENT SHALL BE TERMINATED ABOVE THE ROOF LEVEL. D1 z APPLIANCES PER OWNER -VENT (HOOD) THROUGH WALL LOCAL EXHAUST D SYSTEM VENTED TO OUTDOORS SHALL HAVE A MIN EXHAUST RATE OF 100 CFM Z 10 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 MANUF.'S 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 E- _ x 14 FORCED AIR UNIT. PROVIDE GAS STUB. � E- SEE DETAIL FOR ADDITIONAL INFO: 14 D1 W R'NW}KJW='0-"N}WW KZFJJQIi �y 15 4" DIAMETER DRYER VENT ozo�wJiomoo-mxm <0¢J -o VENT TO OUTSIDE AIRw/BACK DRAFT DAMPER �wo�om¢owz Q w 3 w� �\ F_lnW 16 WASHER AND DRYER HOOKUP. LEVER FAUCETS ¢ zoNooNo ¢o�¢ao �3> z_ H ¢4 azz"m , w o0 J �¢¢r Uw ¢- owU}a UZr F wM ,nwox-oma=_ 17 COLD WATER STUD -OUT AND SHUT OFF VALVE IN CABINET ADJACENT TO o a w > o ¢ w '-mw¢Dz 0 z o ¢ z mw 3 w z, w w o m REFRIGERATOR FOR ICE MAKER. Z' ,ww`_'�wao} '^'=¢,��¢ a" 18 3" DIAMETER GALVANIZED STEEL PIPE POST. 36" HIGH. ¢z=J�mo~¢wmoww~ 0=w_www SEE FOUNDATION PLAN. SEE DETAIL: 21 W o =-� ¢}�xoam wmz FwF yF¢o3 0� E- zow� �J ow a ¢ D1 m a,w¢zw¢3 w¢om lwzy=mo~ow 19 ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS, w�z�s¢m�}moo==Fi¢4��F�w F- UNDER -STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED o - W 3 0 " W mu W w - Im-UJW=wzzo SIDE WITH 1/2 -INCH (12.7 MM) GYPSUM BOARD. CRC R302.7 =om¢W�wttxw�ztttt� a moo>= r¢¢¢d�mclmm w3¢wv�3ac�c�wi- W 20 GARAGE DOOR WITH WEATHERSTRIPPING ALL AROUND. AS SELECTED BY OWNER. D AR�7r 21 NEW STAIRS -SEE SYMBOLS -SHEET A-1.1 �� �PgK 7Fg4� -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. s Ren. 7/31/19 P 23 VELUX VS3055 DUAL -PANE SKYLIGHT WITH ELECTRICAL OPERATION. r9 OF CA0 <� INSTALL PER MANUFACTURER RECOMMENDATIONS E- 24 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 25 DECK: TILE a/MORTAR BED a/ WATERPROOF MEMBRANE PER T.C.N.A. � RECOMMENDATIONS. 1/4" PER FOOT MINIMUM SLOPE. (DROP DECK SHTG 2-1/2" FROM FLOOR FINISH SHTG 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) F, PROVIDE A WHOLE -BUILDING MECHANICAL VENTILATION SYSTEM IN ACCORDANCE WITH THE FAN VENTILATION RATE (ASHRAE SEC. 4.1.1): 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. LS i EXHAUST FAN,1 SONE PERMANENTLY ON WITH A NOTE ON THE SWITCH 01i 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(0), EXC. 5 C TO 152(a) & ASHRAE STD. 62.2. SEE FIRST FLOOR PLAN FOR KITCHEN VENT. HOOD. z PREMANUFACTURED GAS BURNING FIREPLACE. Q C7 28 -PROVIDE CLEARANCE TO COMBUSTIBLES PER MANUFACTURER AND CODE. co -INSTALL PER MANUFACTURERS INSTALLATION SPECIFICATIONS. J -CONTRACTOR TO PROVIDE FIELD INSPECTOR WITH COPY OF LISTING BY Z Lu APPROVED LISTING AGENCY (ICC -ES, WARNOCK-HERSHEY, INTERTEK) Q Cn -MAJESTIC MARQUIS KHLDV. CSA LISTED AND TESTED UNDER: Lu ANSI Z21.88-2009 / CSA 2.33-2009 STANDARDS. Cm u Q CD z 0 LIGHT & VENTILATION W °C ��y�o E - NET GLAZING SHALL BE 8% OF THE FLOOR AREA CRC R303.1 d N U NET VENTILATION SHALL BE 4% OF THE FLOOR AREA W GAME ROOWBAR 43.28 S.F. WNDW AREA REQ'D 48 S.F. PROVIDED z 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 J NOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK. J ZD NOTIFY ARCHITECT IMMEDIATELY SHOULD THERE BE ANY DISCREPANCY. C) Lu E- 2 ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O. CD cC-D E- ALL EXTERIOR DIMENSIONS SHOWN ARE TO EXT. FACE OF STUD U.N.O. J OVERALL EXTERIOR DIMENSIONS ARE TO EXT. FACE OF SHTG / FOOTING AS INDICATED LL JC7 W w o z EXISTING WALL TO REMAIN w Z J Q --- DEMOLISH AND REMOVE EXISTING WALL -REMODELS ONLY C`5 z ® NEW INTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O. W j O -SEE STRUCTURAL DRAWINGS.y m -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. 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: 11�28�17 E- STRIP FURRING AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1" START RATE: 6/14/16 SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGS W z NEW 2x6 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE SCALE: 1/411- 11-01- �y NOTES ABOVE. ® NEW 2x8 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE SNEET ®N2x1 DOVE. Am2m2 NEW EW 2x10 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE NOTES ABOVE. i////////////. CONCRETE PA2016-170 REDUCED HEIGHT OF PRIVACY SCREEN BY 18 INCHES. REMOVED 5'-10 1/2" FEET OF PRIVACY SCREEN AND ADDED LOW SHED ROOF TO REDUCE MASS / BULK REMOVED OVERHEAD SCREEN COVER TO REDUCE OF ELEVATION. MASS AND BULK OF ELEVATION. PROPERTY LINE --- H W z_ J cc Lu� CD AC4 I..L N OUTLINE OF FLOOR BELOW LOWERED 18 INCHES OF PRIVACY SCREEN BY 11'-6" TO REDUCE MASS AND BULK OF ELEVATION. G ON ROOF DECK LEVEL AREA THROUGH EXISTING SET[ 111 ��I r IN I � 6911 : 7I 66.0 UVERVTRY- ��� 63. _ — 17 ARE 1 (SHOWN HEAVY OU NE D ON LOWER SECTION 0 o D TROUGH 1 4-1„ - -- - - ---10- - - -- -- - SETBAC P.L. A PROPERTY LINE J o_ I� O I cV Z L.� E DN RELOCATED MECH'L EQUIPMENT AND REMOVED 44 LINER FEET OF 4 -FOOT HIGH SCREEN TO EXPOSE SLOPED ROOF AND REDUCE MASS / BULK OF BUILDING. F \ / / / E \ / D e ■ moss■■ non Nor oviinnol ■■■■■ monamill, MINE lnsomi ■■■■■mono! mismon ■■■■l[ NONNI ■■! molinsomi ■■■■■�mmmr ri ■ ■nn ■ ■■r■IL■■ ■■■■■ ■■ loan n■ loss Isom ■■ ■■■■ ■■■■■ ■nn ■n■ ■■■■ ■■■■ ■■■■ ■■■■■F` i ■ i ■ i ■ i i �■ ■ ■■ ■■■*■■■ ■■■■■■■ ■■■■■ ■F ■■■■■■■ ■■■■■■■■■I \ _J I1 Y U Q M W O ROOF DECK LEVEL AREAY G ' z U C 4 L _ F— Q (SHOWN SHADED) Q O -< _ r1r) _ _ m x W _ LSI N OUTLINE OF FLOOR BELOW LOWERED 18 INCHES OF PRIVACY SCREEN BY 11'-6" TO REDUCE MASS AND BULK OF ELEVATION. G ON ROOF DECK LEVEL AREA THROUGH EXISTING SET[ 111 ��I r IN I � 6911 : 7I 66.0 UVERVTRY- ��� 63. _ — 17 ARE 1 (SHOWN HEAVY OU NE D ON LOWER SECTION 0 o D TROUGH 1 4-1„ - -- - - ---10- - - -- -- - SETBAC P.L. A PROPERTY LINE J o_ I� O I cV Z L.� E DN RELOCATED MECH'L EQUIPMENT AND REMOVED 44 LINER FEET OF 4 -FOOT HIGH SCREEN TO EXPOSE SLOPED ROOF AND REDUCE MASS / BULK OF BUILDING. F \ / / / E \ / D e ■ moss■■ non Nor oviinnol ■■■■■ monamill, MINE lnsomi ■■■■■mono! mismon ■■■■l[ NONNI ■■! molinsomi ■■■■■�mmmr ri ■ ■nn ■ ■■r■IL■■ ■■■■■ ■■ loan n■ loss Isom ■■ ■■■■ ■■■■■ ■nn ■n■ ■■■■ ■■■■ ■■■■ ■■■■■F` i ■ i ■ i ■ i i �■ ■ ■■ ■■■*■■■ ■■■■■■■ ■■■■■ ■F ■■■■■■■ ■■■■■■■■■I \ INCREASED SETBACK OF STAIRWAY PORTION OF ELEVATION FROM 4'-1 1/2" TO 5'-1 1/2" TO PROVIDE RELIEF ON ELEVATION AND INCREASED SETBACK ON ELEVATOR BY V-0" TO PROVIDE RELIEF ON ELEVATION. RED = REMOVED ELEMENTS GREEN =ADOEO ELEMENTS 11/28/201711:14:06 AM F INCREASED DEPTH OF ROOF BY 1 FOOT AND WIDTH BY 18 INCHES TO PROVIDE MORE VARIATION IN ELEVATION. OUTLINE OF BUILDING FOOTPRINT, AT TIME OF PREVIOUS SUBMITTAL. (SHOWN HEAVY, RED LINES -TYPICAL.) ROOF DECK LEVEL FLOOR PLAN FO 1. 7 co , FIN. 177 0 A Attachment No. PC 2 - Revised Project Plans cm N KEY NOTES -FLOOR PLAN ..ewC4M d N N � OD Ci L r Q" Co Q 2x6 WOOD FRAMING AT 16"o.c. PER C.R.C. w/ ecc INTERIOR WALL -5/8" GYPSUM BOARD — ca eo W ea EXTERIOR WALL -7/8" EXTERIOR PLASTER o/METAL LATH a/BUILDING PAPER. Q C" N = x PTDF SILL PLATE AT CONCRETE SLAB = as a=o E" INSULATION PER T-24 SHEEET. R-13 F.G. BATT INSULATION AT 2x4 WALLS. m c r a INSULATION THROUGHOUT ALL INTERIOR WALLS AND FLOOR e a m ea W PLUMBING WALL, AS OCCURS cow w z 2x4 WOOD FRAMING AT 16"o.c. PER C.R.C. -SEE NOTE 1 ABOVE. n m v ❑2 :% d ❑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 u "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 I — ❑5 30"00" ATTIC ACCESS WITH 30" MINIMUM HEADROOM ABOVE CEILING o E- ❑TEMPERED GLASS SHOWER ENCLOSURE AND DOOR TO 6'-0" ABOVE THE x E" 6 DRAIN. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. NET U 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 W z CIRCLE. 0 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. n n n PROVIDE 22" MINIMUM WIDE DOOR. PROVIDE BID FOR ONE SOAP NICHE I� MINIMUM 18" HIGH 13" WIDE - LOCATION TO BE VERIFIED IN FIELD. ®TANKLESS WATER HEATER. PROVIDE HORIZONTAL VENT TO OUTSIDE. PROVIDE P & TVALVE 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. pl H APPLIANCES PER OWNER -VENT (HOOD) THROUGH WALL LOCAL EXHAUST D SYSTEM VENTED TO OUTDOORS SHALL HAVE A MIN EXHAUST RATE OF 100 CFM Z 10 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 MANUF.'S 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 E- _ a x 14 FORCED AIR UNIT. PROVIDE GAS STUB. � Ey SEE DETAIL FOR ADDITIONAL INFO: 14 D1 W 4" DIAMETER DRYER VENT www}f w2 'fL '(/1m)W Wond'Z1-JJQIi z ozo�w Ji0000-xD<J-om 15 VENT TO OUTSIDE AIRw/BACK DRAFT DAMPER �0>wzi< �iW sF Bio<0 'u" 01 16 WASHER AND DRYER HOOKUP. LEVER FAUCETS Z<,00No3<o�eaoF\�3>N4zo <4 wzz,�a, w oo <« pwu>muz, �r w<ao nwow �tt7Z xo Z-Uot_w_ COLD WATER STUD -OUT AND 17 REFRIGERATOR FOR ICE MAKERHUT OFF VALVE IN CABINET ADJACENT TO z0"oiw<1ma0<� WIWJ-<N_< .w. 18 31'DIAMETER GALVANIZED STEEL PIPE POST. 36" HIGH. <Z�u==-omw owwF oww-w4- U O -N W SEE FOUNDATION PLAN. SEE DETAIL: 21 z M W J w o W a <<- o o � D1 U<K <Oy<R, -•r Jm WZUw O FEW arw zW w<O_z _i o -ow xi 19 ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS, nM=,=<��>��=s i< ��< Z, E- UNDER -STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED o - '- W 3 0 " W WU W W - 0 -U Jw2WZZp SIDE WITH 1/2-INCH(12.7MM) GYPSUM BOARD. CRC R302.7xon¢wnw�xW�z��a a�zoo J W r«<O�Mo,xm a3<a w3ac�c�u- y 20 GARAGE DOOR WITH WEATHERSTRIPPING ALL AROUND. C7 AS SELECTED BY OWNER. � D ARCy�r 4 21 NEW STAIRS -SEE SYMBOLS -SHEET A-1.1 ��pPK TE,14/ -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 22182 22 GUARD +42" A.F.F. s Ren. 7/31/19 P 23 VELUX VS3055 DUAL -PANE SKYLIGHT WITH ELECTRICAL OPERATION. Tq OF P� CA�1a� 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 25 DECK: TILE o/MORTAR BED o/ WATERPROOF MEMBRANE PER T.C.N.A. C.7 RECOMMENDATIONS. 1/4" PER FOOT MINIMUM SLOPE. (DROP DECK SHT'G 2-1/2" 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 � ACCORDANCE WITH THE FAN VENTILATION RATE (ASHRAE SEC. 4.1.1): El 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 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(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. N EXHAUST FAN,1 SONE PERMANENTLY ON WITH A NOTE ON THE SWITCH Cfl 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(0), EXC. 5 C-) TO 152(a) & ASHRAE STD. 62.2. SEE FIRST FLOOR PLAN FOR KITCHEN VENT. HOOD. 0 0�: z PREMANUFACTURED GAS BURNING FIREPLACE. Q C5 28 -PROVIDE CLEARANCE TO COMBUSTIBLES PER MANUFACTURER AND CODE. m -INSTALL PER MANUFACTURERS INSTALLATION SPECIFICATIONS. J -CONTRACTOR TO PROVIDE FIELD INSPECTOR WITH COPY OF LISTING BY Z Lu APPROVED LISTING AGENCY (ICC -ES, WARNOCK-HERSHEY, INTERTEK) Q fm -MAJESTIC MARQUIS KHLDV. CSA LISTED AND TESTED UNDER: W ANSI Z21.88-2009 / CSA 2.33-2009 STANDARDS.CD Q O CD zo LIGHT &VENTILATION W CO o °C ;5 N co o E- E- NET GLAZING SHALL BE 8% OF THE FLOOR AREA CRC R303.1 e. N C -D ' NET VENTILATION SHALL BE 4% OF THE FLOOR AREA W GAME ROOWBAR 43.28 S.F. WNDW AREA REO'D 48 S.F. PROVIDED z 541 S.F. 21.64 OPERABLE WNDW AREA REGO 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 Z WALL LEGEND NOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK. (z) NOTIFY ARCHITECT IMMEDIATELY SHOULD THERE BE ANY DISCREPANCY. CD E" ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O. w 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 D EXISTING WALL TO REMAIN w C7 DEMOLISH AND REMOVE EXISTING WALL -REMODELS ONLY C — NEW INTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O. O CD -SEE STRUCTURAL DRAWINGS. y -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 S- 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. f -I ® 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: 11/27/17 H 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: 1/411-11-01, NOTES ABOVE. <4 NEW 2x8 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE SHEET ®N2x1 DOVE. AMMMU NEW EW 2x10 STUD WALL FRAMING AT 16"0.c. U.N.O. -SEE NOTES ABOVE. ® CONCRETE BLOCK WALL _J I1 Ln ROOF DECK LEVEL AREAY G ' THROUGH EXISTING SETBACK C 4 L _ (SHOWN SHADED) Q O -< _ _ _ _ INCREASED SETBACK OF STAIRWAY PORTION OF ELEVATION FROM 4'-1 1/2" TO 5'-1 1/2" TO PROVIDE RELIEF ON ELEVATION AND INCREASED SETBACK ON ELEVATOR BY V-0" TO PROVIDE RELIEF ON ELEVATION. RED = REMOVED ELEMENTS GREEN =ADOEO ELEMENTS 11/28/201711:14:06 AM F INCREASED DEPTH OF ROOF BY 1 FOOT AND WIDTH BY 18 INCHES TO PROVIDE MORE VARIATION IN ELEVATION. OUTLINE OF BUILDING FOOTPRINT, AT TIME OF PREVIOUS SUBMITTAL. (SHOWN HEAVY, RED LINES -TYPICAL.) ROOF DECK LEVEL FLOOR PLAN FO 1. 7 co , FIN. 177 0 A Attachment No. PC 2 - Revised Project Plans cm N KEY NOTES -FLOOR PLAN ..ewC4M d N N � OD Ci L r Q" Co Q 2x6 WOOD FRAMING AT 16"o.c. PER C.R.C. w/ ecc INTERIOR WALL -5/8" GYPSUM BOARD — ca eo W ea EXTERIOR WALL -7/8" EXTERIOR PLASTER o/METAL LATH a/BUILDING PAPER. Q C" N = x PTDF SILL PLATE AT CONCRETE SLAB = as a=o E" INSULATION PER T-24 SHEEET. R-13 F.G. BATT INSULATION AT 2x4 WALLS. m c r a INSULATION THROUGHOUT ALL INTERIOR WALLS AND FLOOR e a m ea W PLUMBING WALL, AS OCCURS cow w z 2x4 WOOD FRAMING AT 16"o.c. PER C.R.C. -SEE NOTE 1 ABOVE. n m v ❑2 :% d ❑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 u "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 I — ❑5 30"00" ATTIC ACCESS WITH 30" MINIMUM HEADROOM ABOVE CEILING o E- ❑TEMPERED GLASS SHOWER ENCLOSURE AND DOOR TO 6'-0" ABOVE THE x E" 6 DRAIN. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. NET U 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 W z CIRCLE. 0 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. n n n PROVIDE 22" MINIMUM WIDE DOOR. PROVIDE BID FOR ONE SOAP NICHE I� MINIMUM 18" HIGH 13" WIDE - LOCATION TO BE VERIFIED IN FIELD. ®TANKLESS WATER HEATER. PROVIDE HORIZONTAL VENT TO OUTSIDE. PROVIDE P & TVALVE 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. pl H APPLIANCES PER OWNER -VENT (HOOD) THROUGH WALL LOCAL EXHAUST D SYSTEM VENTED TO OUTDOORS SHALL HAVE A MIN EXHAUST RATE OF 100 CFM Z 10 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 MANUF.'S 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 E- _ a x 14 FORCED AIR UNIT. PROVIDE GAS STUB. � Ey SEE DETAIL FOR ADDITIONAL INFO: 14 D1 W 4" DIAMETER DRYER VENT www}f w2 'fL '(/1m)W Wond'Z1-JJQIi z ozo�w Ji0000-xD<J-om 15 VENT TO OUTSIDE AIRw/BACK DRAFT DAMPER �0>wzi< �iW sF Bio<0 'u" 01 16 WASHER AND DRYER HOOKUP. LEVER FAUCETS Z<,00No3<o�eaoF\�3>N4zo <4 wzz,�a, w oo <« pwu>muz, �r w<ao nwow �tt7Z xo Z-Uot_w_ COLD WATER STUD -OUT AND 17 REFRIGERATOR FOR ICE MAKERHUT OFF VALVE IN CABINET ADJACENT TO z0"oiw<1ma0<� WIWJ-<N_< .w. 18 31'DIAMETER GALVANIZED STEEL PIPE POST. 36" HIGH. <Z�u==-omw owwF oww-w4- U O -N W SEE FOUNDATION PLAN. SEE DETAIL: 21 z M W J w o W a <<- o o � D1 U<K <Oy<R, -•r Jm WZUw O FEW arw zW w<O_z _i o -ow xi 19 ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS, nM=,=<��>��=s i< ��< Z, E- UNDER -STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED o - '- W 3 0 " W WU W W - 0 -U Jw2WZZp SIDE WITH 1/2-INCH(12.7MM) GYPSUM BOARD. CRC R302.7xon¢wnw�xW�z��a a�zoo J W r«<O�Mo,xm a3<a w3ac�c�u- y 20 GARAGE DOOR WITH WEATHERSTRIPPING ALL AROUND. C7 AS SELECTED BY OWNER. � D ARCy�r 4 21 NEW STAIRS -SEE SYMBOLS -SHEET A-1.1 ��pPK TE,14/ -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 22182 22 GUARD +42" A.F.F. s Ren. 7/31/19 P 23 VELUX VS3055 DUAL -PANE SKYLIGHT WITH ELECTRICAL OPERATION. Tq OF P� CA�1a� 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 25 DECK: TILE o/MORTAR BED o/ WATERPROOF MEMBRANE PER T.C.N.A. C.7 RECOMMENDATIONS. 1/4" PER FOOT MINIMUM SLOPE. (DROP DECK SHT'G 2-1/2" 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 � ACCORDANCE WITH THE FAN VENTILATION RATE (ASHRAE SEC. 4.1.1): El 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 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(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. N EXHAUST FAN,1 SONE PERMANENTLY ON WITH A NOTE ON THE SWITCH Cfl 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(0), EXC. 5 C-) TO 152(a) & ASHRAE STD. 62.2. SEE FIRST FLOOR PLAN FOR KITCHEN VENT. HOOD. 0 0�: z PREMANUFACTURED GAS BURNING FIREPLACE. Q C5 28 -PROVIDE CLEARANCE TO COMBUSTIBLES PER MANUFACTURER AND CODE. m -INSTALL PER MANUFACTURERS INSTALLATION SPECIFICATIONS. J -CONTRACTOR TO PROVIDE FIELD INSPECTOR WITH COPY OF LISTING BY Z Lu APPROVED LISTING AGENCY (ICC -ES, WARNOCK-HERSHEY, INTERTEK) Q fm -MAJESTIC MARQUIS KHLDV. CSA LISTED AND TESTED UNDER: W ANSI Z21.88-2009 / CSA 2.33-2009 STANDARDS.CD Q O CD zo LIGHT &VENTILATION W CO o °C ;5 N co o E- E- NET GLAZING SHALL BE 8% OF THE FLOOR AREA CRC R303.1 e. N C -D ' NET VENTILATION SHALL BE 4% OF THE FLOOR AREA W GAME ROOWBAR 43.28 S.F. WNDW AREA REO'D 48 S.F. PROVIDED z 541 S.F. 21.64 OPERABLE WNDW AREA REGO 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 Z WALL LEGEND NOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK. (z) NOTIFY ARCHITECT IMMEDIATELY SHOULD THERE BE ANY DISCREPANCY. CD E" ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O. w 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 D EXISTING WALL TO REMAIN w C7 DEMOLISH AND REMOVE EXISTING WALL -REMODELS ONLY C — NEW INTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O. O CD -SEE STRUCTURAL DRAWINGS. y -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 S- 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. f -I ® 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: 11/27/17 H 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: 1/411-11-01, NOTES ABOVE. <4 NEW 2x8 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE SHEET ®N2x1 DOVE. AMMMU NEW EW 2x10 STUD WALL FRAMING AT 16"0.c. U.N.O. -SEE NOTES ABOVE. ® CONCRETE BLOCK WALL PA2016-170 REMOVED 5'-10 1/2" FEET OF PRIVACY SCREEN AN ADDED LOW SHED ROOF TO REDUCE MASS / BULK OF ELEVATION. w LU `� Q z J cc � I 111 1111 1111 O cc �. DECK DRAIN.- - - - - - SCUPPER THRO H D.S' - WA TO D.S. D, 4' SETBACK nw. \ a '�cbcb REDUCED HEIGHT OF PRIVACY SCREEN BY 18 INCHES. REMOVED OVERHEAD SCREEN COVER TO REDUCE MASS AND BULK OF ELEVATION. PROPERTY LINE CON CC RB REMOVED 11'-6" OF PRIVACY SCREEN TO REDUCE MASS AND BULK OF ELEVATION. DRAIN THROUGH I rc uP BRIDGE UP DP DN ■ / ■ ■ ■ ■ � o J ■ SLOPE SETBACK / SITTING BAR // 7�nnn■unnnny+nnnnunnuay SEEN son ■■■■ion■ POOLGLASUOTTOM D N I N G 66.0 OVER fVTRY /\ POOL & TROUGH AREAS iD (SHOWN HEAVY OUTLINE) DN I/ \I V V TROUGH l 10, 1» -- ---- -- ---- - -- SETBAC P. L. I --�ICN,--------- D.S. ----- RODE-- -EAS - _PROPERTY LINE 38.33 F.SIgB .00 FS 17 82.50 61 ' 17 RED = REMOVED ELEMENTS GREEN = ADDED ELEMENTS TO -77=T7-7-7-11111 -1- -=---= T- T- 1 =--= 1- ■�V22107��, ■■■ ■00x0■ ■ BENZENE ■■■■B■■Bo■ . m EA'1E LOW 35.17 FSLAB W 54.00 F.SLAB + .17 (n 17 59.34 517 9.34 57 ^uv 2 63 Al G. 299 �V NG ROOF DECK LEVEL AREA THROUGH EXISTING SEK CK (SHOWN SHADED) INCREASED SETBACK OF STAIRWAY PORTION OF ELEVATION FROM 4'-1 1/2" TO 5'-1 1/2" TO PROVIDE RELIEF ON ELEVATION AND INCREASED SETBACK ON ELEVATOR BY 14" TO PROVIDE RELIEF ON ELEVATION. J +2" a CL DECK. DRAIN. SEE DETAIL 16/D2 -I U U GUTTER AND DOWNSPOUT O� Q I C m M D.S. )400 L(7 I— - --- ---- Z W Li C:) LJ z U ■■ par MEN ■■s■■ ~ -110 Q ■ONI1111or 0000 losoollonsol cn 1_0 C m son 1:1■ ■ ■■■■■ in ■■ X ■MMM■ W w ■MM■ cn ■MMM■ ■MM■ REMOVED 11'-6" OF PRIVACY SCREEN TO REDUCE MASS AND BULK OF ELEVATION. DRAIN THROUGH I rc uP BRIDGE UP DP DN ■ / ■ ■ ■ ■ � o J ■ SLOPE SETBACK / SITTING BAR // 7�nnn■unnnny+nnnnunnuay SEEN son ■■■■ion■ POOLGLASUOTTOM D N I N G 66.0 OVER fVTRY /\ POOL & TROUGH AREAS iD (SHOWN HEAVY OUTLINE) DN I/ \I V V TROUGH l 10, 1» -- ---- -- ---- - -- SETBAC P. L. I --�ICN,--------- D.S. ----- RODE-- -EAS - _PROPERTY LINE 38.33 F.SIgB .00 FS 17 82.50 61 ' 17 RED = REMOVED ELEMENTS GREEN = ADDED ELEMENTS TO -77=T7-7-7-11111 -1- -=---= T- T- 1 =--= 1- ■�V22107��, ■■■ ■00x0■ ■ BENZENE ■■■■B■■Bo■ . m EA'1E LOW 35.17 FSLAB W 54.00 F.SLAB + .17 (n 17 59.34 517 9.34 57 ^uv 2 63 Al G. 299 �V NG ROOF DECK LEVEL AREA THROUGH EXISTING SEK CK (SHOWN SHADED) INCREASED SETBACK OF STAIRWAY PORTION OF ELEVATION FROM 4'-1 1/2" TO 5'-1 1/2" TO PROVIDE RELIEF ON ELEVATION AND INCREASED SETBACK ON ELEVATOR BY 14" TO PROVIDE RELIEF ON ELEVATION. ROOF PLAN DN LEGEND JD. J +2" a CL DECK. DRAIN. SEE DETAIL 16/D2 -I ROOF VENT. SEE KEYNOTE 9, THIS SHEET. U GUTTER AND DOWNSPOUT O� Q I C m AO ) D.S. )400 L(7 - - --- ---- Z NG. Li ROOF PLAN DN LEGEND JD. DECK DRAIN. SEE DETAIL 17/D2 & 19/02 +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. RELCATED MECH'L EQUIPMENT AND REMOVED 44 LINER FEET OF 4 -FOOT HIGH SCREEN TO EXPOSE SLOPED ROOF AND REDUCE MASS / BULK OF BUILDING. ROOF DECK LEVEL AREA I J cD Q I � THROUGH EXISTING SETBA la w C N AO ) D.S. )400 - - - --- ---- 23 NG. ■ 11001110 ■■ par MEN ■■s■■ 1111offor -110 110001 ■ONI1111or 0000 losoollonsol ■or woeno■ Mason son 1:1■ ■ ■■■■■ in ■■ loss■ ■MMM■ lonoollosoolosson ■MM■ ■MM■ ■MMM■ ■MM■ ■MM■ ■MMM■onsoollosoolosson III ■o■ ■soa■ ■■o■ ■r ! 43 75 - — - — - — - — - — - — - — - — - ��\ SAVE 24.00 \ 39.00 FSLAB 7B■ nasili<as■ ELEVAT \ 6 83 F LAB OF LOW SI ) I .17 L _6 00 ABV � O N � INCREASED DEPTH OF ROOF BY 1 FOOT AND WIDTH BY 18 INCHES TO PROVIDE MORE VARIATION IN ELEVATION. OUTLINE OF BUILDING FOOTPRINT, AT TIME OF PREVIOUS SUBMITTAL. (SHOWN HEAVY, RED LINES -TYPICAL.) J �\ 925 SLAB 4325 .\`41114 NG /J ABV N.G. �p�Rry��N I S. TO )OF BLW 33.40 r.S B 57.89 315 N.G. 28.44 ABV�N � LU I I J I � la ' C a .OG 51IPB F' )400 4}.8; 6�Cjrjr 23 NG. FIN Attachment No. PC 2 - Revised Project Plans E f'7 NO KEY NOTES -ROOF PLAN 0 " N Ce O0 N r m O r O LINE OF WALL BELOW y CD u2 a a E- NEW ROOFING o/30# FELT o/ROOF SHEATHING TO MATCH EXISTING w a wWcm. = E- -SEE MATERIAL SPECIFICATIONS THIS SHEET as a a EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPER e O ;° d W STUCCO FINISH AS INDICATED ON ELEVATIONS O = w ee w z BITUTHENE WATERPROOF MEMBRANE UNDER BUILDING PAPER n m m 26 0 0 ON HORIZONTAL (OR NOT VERTICAL) PLASTER PLANES In-n�nl In n -�7I WOOD FASCIA -PAINT ~ CORROSION RESISTANT SHEET METAL GUTTER AND DOWNSPOUT �Y�[ ❑6 DECORATIVE ATTIC VENTILATION -SEE LEGEND A-1 -SEE DETAILS o E- DECORATIVE CHIMNEY CAP AND SPARK ARRESTOR PER MANUFACTURER H 8 RECOMMENDATIONS. SEE A-1 FOR CITY HEIGHT REQUIREMENTS. ❑CORROSION RESISTANT SADDLE FLASHING W INSTALL PER SMACNA RECOMMENDATIONS -PAINT z ❑9 ROOF VENT(S) (0'HAGIN'S TEMPERED FLAT OR EQUAL) C7 REQUIRED ROOF VENTILATION -SEE CALCULATIONS BELOW. ROOF VENT: CORROSION REISTANT METAL -PAINT TO MATCH ROOFING BACKED WITH 1/4" MESH GALV. WIRE CLOTH. 1/8" MINIMUM OPENINGS.DO ROOFINGS SEE "MATERIALS SPECIFICATIONS" AT SHEET A-3 FOR ROOFING MATERIAL d CNIMNEY E- 0 CHIMNEY (AND CHIMNEY CAPS, ETC.) HEIGHTS PERMITTED ONLY AS W REQUIRED BY C.R.C. OR MANUFACTURER SPECIFICATIONS PLUS 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 SQ. IN. F.A.M. LOUVER: GALV. STEEL -PAINT TO MATCH ROOFING. BACKED WITH 1/4" E - MESH GALV. WIRE CLOTH �jW REQUIRED ROOF VENTILATION W}KJWS K'NYWWKZHJJ¢ F pZU�wJ2000Q—m2fn ¢3¢J—Ovt U1 �O>tt2¢r-w I -w0 0060 Z V� NOTE:�awa�in wrr�"��'"r'n v21400 ROOF VENTS FOR VENTILATION AT THE UPPER PORTION OF THE SPACE SHALL BE < o w z o ¢ o z F s ¢ a o 3 > Z¢ F ti O �dawZ00J E¢� INSTALLED NO MORE THAN 3 FEET (914mm) BELOW RIDGE w o M<F Q o? z z o p W z 3 o s W o¢_wNJ REQUIRED NET FREE VENTILATING AREA: zw,0wU woo} °',¢N_¢ao ATTIC SQ. FT. 6,126/300=20.42 ST. (2,940 SQ.IN.) VENT AREA REDO a � z U� DU ¢ w m o o � ~ Z �' -" < W }sxoa� �z FwF<n�ap3�op E+ NET FREE VENTILATING AREA AT UPPER PORTION OF THE SPACE: oQ�w<oyJ3-��ma�z�wo �w Q CONTRACTOR TO PROVIDE& INSTALL: TWENTY ONE (11)W�yF,Z N�sswr¢LLF�¢rz� E ROOF VENTR(S) O'HAGIN'S TAPERED VENT 72.00 SQ. IN. F.A.M. p = ' 3 2 0 ^ W TOTAL ROOF VENT VENTING: 1,512 SQ. IN. Scpinw wnw�2IM 0J,xw,00x r¢¢¢o�mor�a�a3¢a(n3aoow� W NET FREE VENTILATING AREA AT LOWER PORTION OF THE SPACE: z CONTRACTOR TO PROVIDE & INSTALL: TWENTY ONE (21) CO ROOF VENTR(S) O'HAGIN'S TAPERED VENT 72.00 SQ. IN. F.A.M.�\ K AR 7TF� TOTAL ROOF VENT VENTING: 1,512 SQ. IN. 41- 4 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: TO ALVENTING 3,024 SQ. IN. PROVIDED F REQ'D VENTING srgTF OF CA�1�`P x 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 Tall 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 F 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. LO N (SEE "GENERAL NOTES - SECTIONS" [SHT A-3] FOR VAPOR RETARDER NOTE) Cfl CV NOTE TO CONTRACTOR: E- ROOF VENTILATION CALCULATIONS PROVIDED HERE SHALL NOT BE USED FOR ROOFING MATERIAL TAKE-OFFS/CALCULATIONS/ETC. U ROOF HEIGHT LEGEND Q z (EXAMPLE NUMBERS BELOW. SEE PLAN FOR ACTUAL HEIGHTS) m O RIDGE.......... ROOF LOCATION O Z J 103.43 F.SLAB....... FINISH SLAB LL 23.99 ......... SHEATHING HEIGHT ABOVE FINISH SLAB W + .33 ......... ROOF MATERIAL THICKNESS U Q 127.75 ......... TOTAL ROOF HEGHT ABOVE FINISH SLAB O O Z -104.73 N.G...... NATURAL GRADE (SEE SHEET A-2.5 FOR N.G. CALC'S) 23.02 ABV N.G..... TOTAL ROOF HEIGHT ABOVE NATURAL GRADE [�_ C) E - CORROSION RESISTANT SHEET MTL d CV co o = = E W WHERE INDICATED ON THE DRAWINGS AS "CORROSION RESISTANT SHEET METAL" z THE CONTRACTOR SHALL PROVIDE GALV STEEL OR CORROSION RESISTANT FLASHING. PROVIDE BACKPRIME AT DISSIMILAR METALS, INSTALL PER S.M.A.C.N.A. I--1 WALL LEGEND NOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK. NOTIFY ARCHITECT IMMEDIATELY SHOULD THERE BE ANY DISCREPANCY. E - ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O. 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 W z EXISTING WALL TO REMAIN J DEMOLISH AND REMOVE EXISTING WALL -REMODELS ONLY ® NEW INTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O. IE O CD -SEE STRUCTURAL DRAWINGS. 00 -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. PROVIDE WATERPROOF MEMBRANE "BUILDING PAPER" BELOW x 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: 1128/17 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 SCAEE: 1/411- 11-011 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. AmNU ® CONCRETE BLOCK WALL 11/28/201711:17:19 AM �'" PA2016-170 r PRf1PFRTv I INF NATURAL GRADE CALCULATIONS 10 54.60-54.10=0.50 0.50/55.13=0.0091 (RISE PER FOOT) 0.0091 x3.79=0.035 54.60-0.035=54.57 N.G. Rnl, 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. u.4o i axzaa= i.vaa 21.34+1.099=22.44 N.G. \ \ Attachment No. PC 2 - Revised Project Plans Ch NO r O p M {04 � O d N N r O O N O O LL7 O O E� O O O N r r y C w t E - OI O O CM W G EE-I - W z U x E 0 W z E- E~ IW �InW}�JW2 � 'VI}WW�ZF-JJQIi pZUI-W JSU000 m21/l �QJ-OUl rM o_z Q -w o i-woQo ap Q� zzzj-tta��aW op 3>�Qar UwaaO OwU}W pZ� moi- w�dU viwOw F�OStt2Z x0 pa > aW oaz �- z 3c�z��-mo'-w zo _ a Z w U 2w _ ✓�ttw w zw Fw zz zwza�Jw�ow'=a,-�nQao3 �o� E'i o 1w pzWMp�-U - px w xi a�w zw wQo_zF _ 11= Q~ Z N E I m p F CJ J W 2 w Z Z O W Muo K,OWtt D Www �-Qa Qowmo�a3a a�n3appwi- z H :7 G�SED AROjy/p � q FCj, _\ Ren.. 7/31/19 E" E- 54 z E- E- 54 - E - 54 z c� E- x E� 54 z a 54 L Plot Date: 11/17/17 z CV w Z CD CD Q CV Z 0') E- d U M Q C -3 U E- CM W � W w z J C.7 z c J Q W Q w z REVISIONS: Om z J w F�w Q C-) z CM ccC=)CC 0 W aN coo x s CV U E- E- x E� 54 z a 54 z Plot Date: 11/17/17 z START DATE: 6/14/16 w Z z CD Q J U M Lu E- CM Q `c: W z J C.7 c F Z W Q w z REVISIONS: E- x E� 54 z a A-2.5 I 11/17/2017 7:15:15 PM so E- Plot Date: 11/17/17 z START DATE: 6/14/16 w z SCALE: 1/4" - V-0" SHEET A-2.5 I 11/17/2017 7:15:15 PM so PA2016-170 TC'73 81 REMOVED 11'-6" OF PRIVACY SCREEN TO REDUCE MASS AND BULK OF ELEVATION. RELOCATED MECH'L EQUIPMENT AND REMOVED 44 LINER FEET OF 4 -FOOT HIGH SCREEN TO EXPOSE SLOPED ROOF AND REDUCE MASS / BULK OF BUILDING. w ■7■i■n■n■so—so ■■■■r '■ z TOP OFCURB AT ■ J OCEAN BLVD. - U ■ w m ■ a "' I ■ ■ I 4, I SETBACK 4'-1" TGA_ I (N.T.S.) �O O ■ Idoloss - ■ ■ ■ ■ 36r7� -ACCEN RSR PLASTER REMOVED ELEVATOR AND WALKWAY TO ELIMINATE HEIGHT VARIANCE. OUTLINE OF BUILDING FOOTPRINT, AT TIME OF PREVIOUS SUBMITTAL. (SHOWN HEAVY, RED LINES -TYPICAL.) Y 0"U SETBACK REVISED BUILDING ELEMENTS SHOWN HEAVY, GREEN LINE -TYP.) DOWNSPOUT/ GUTTER -TYP. 11 11 T SIDIN -TYP. 11 I OUTLINE OF BUILDING FOOTPRINT, AT TIME OF PREVIOUS SUBMITTAL. (SHOWN HEAVY, RED LINES -TYPICAL.) REVISED BUILDING ELEMENTS SHOWN HEAVY, GREEN LINE -TYP.) 3Py PERFORATED METAL SCREEN WALL III REDUCED HEIGHT OF PRIVACY SCREEN BY 18 INCHES. REMOVED 5'-10 1/2" FEET OF PRIVACY SCREEN ANI ADDED LOW SHED ROOF TO REDUCE MASS / BULK a I OF ELEVATION. ■ C*o� w o m e. 17. 0 MAINTAIN FINISH SLAB TO FINISH GRADE OR FINISH SURFACE MIN. zx� CLEARANCES PER CRC R317. SLOPE FINISH GRADE OR FINISH SURFACE ■■■ ■■ METAL TRIM ■■■■■■■■.�.I y■■■■■■■■■■■■■■■■■� F ■■■■■■■■■■■■■■ ■■.....■.■ ■■In w C w en N = TYPICALAT THIS -TP Y. R PLASTER REDUCED HEIGHT OF PRIVACY SCREEN BY 18 INCHES. REMOVED 5'-10 1/2" FEET OF PRIVACY SCREEN ANI ADDED LOW SHED ROOF TO REDUCE MASS / BULK i D.S. ENTRY POOLEUIP. DOOR #1 TYP. 1 D.S. 9A I REDUCED HEIGHT OF PRIVACY REMOVED OVERHEAD SCREEN COVER TO REDUCE SCREEN BY 18 INCHES. MASS AND BULK OF ELEVATION. TC: 81 ■ ■■fit■■EPEE■■ 7i■■■■■■■■■■■■■■■� TOP OF CURB AT■■■■■■■■■■■■■■■■■■■ it 7L ; OCEAN BLVD. PERFORATED METAL - : SCREEN WALL : : P� 3D ■ ■ Q0� METAL TRIM ■ ■ JP h 4. LALE G 011 ���y�\00 p0 7■■ ■■■■■■■■■■■■■ ■ ■ 3 2 on ■■■■■■■■■■■■ - INDOW -TYP. ■ - 5 z ' bo MEAL DING -TY . 8 I -TVP ADDED SIDING TO ELEVATION TO ADD INTEREST TO EXTERIOR OF BUILDING. EXTERIOR PLASTER -FIELD -TYP. 3A F OPENING FOR FIN. TO P.L. (LU&A/C (LOUVERED ACCESS VARIES —SEE PLAN I0�1 BEYOND) O• (RANGES FROM 3/4" TO 2-5 3/4") EXTERIOR PLASTER FIELD -TYP. 3A � 7�O• VING FOR & A/C 4iy FRONT ELEVATION REDUCED HEIGHT OF PRIVACY SCREEN BY 18 INCHES. v TC:73.81 TOP OF CURB AT z 1 OCEAN BLVD. w � U d a I OF ELEVATION. ■ C*o� w o m e. 17. 0 MAINTAIN FINISH SLAB TO FINISH GRADE OR FINISH SURFACE MIN. 1 CLEARANCES PER CRC R317. SLOPE FINISH GRADE OR FINISH SURFACE ■■■ ■■ ■■■■ ■■■■■■■■.�.I y■■■■■■■■■■■■■■■■■� F ■■■■■■■■■■■■■■ ■■.....■.■ ■■In w C w en N = - -TP Y. v w EXTERIOR PLASTER ■ : w z J z en Cn ea C" Me WALLS -ACCENT 2 -SEE "MATERIAL AND COLORS LEGEND" -THIS SHEET O 9 w cnd W o EXTERIOR PLASTER (-FIELD) o/METAL LATH o/BUILDING PAPER co CD m ee F W we z � U �I 5 FASCIA CORROSION RESIST. METAL .... 2 LAYER GRADE D PAPER (FELT) o/PLYWOOD SHEAR WALLS. �nununl �� dun n� 6 3B EXTERIOR PLASTER (-ACCENT) o/METAL LATH o/BUILDING PAPER .... - - - ■m a WINDOWS ALUMINUM WESTERN WINDOW SYSTEMS 2 LAYER GRADE D PAPER (FELT) o/PLYWOOD SHEAR WALLS. " B GARAGE DOOR 3C METAL SIDING. MATCH (1) ROOF 0 ■ ■ w n. CORROSION RESIST. METAL CUSTOM MATCH(1)ROOF 3D METAL TRIM. -SEE "MATERIAL AND COLORS LEGEND" -THIS SHEET 9BENTRY DOOR #2 d E - ❑METAL METAL FASCIA. ... ... ■ M AL SIDING -TY EXTERIOR DOORS -SEE "MATERIAL AND COLORS LEGEND" -THIS SHEET WESTERN WINDOW SYSTEMS MATCH (1) ROOF W 11 GUTTERS CORROSION RESIST. METAL z MATCH (1) ROOF DOORS AND WINDOWS -TYP. "MATERIAL .... - 3 16 .... -SEE AND COLORS LEGEND" -THIS SHEET .... ❑6 DECORATIVE ATTIC VENTILATION -SEE ROOF PLAN .... .... 3D ® 14 E 9 .... .... --NOT USED +42" ABOVE ADJACENT SURFACE 36TRPLAST ❑GUARDRAIL 8 LIMESTONE ... ... 4LINTEL' PICKETS -MAX. SPACE 3-7/8" BETWEEN METAL SIDING MATCH (1) ROOF .... .... DECORATIVE CHIMNEY CAP -AS SELECTED BY ARCHITECT E - AMERICAN CHIMNEY SHROUD #1 (949) 364-5118 3D 4: EXTE REXTSTMETAL E 10 STONE -SEE SPECIFICATIONS BELOW O 11 CONNECT DOWNSPOUTS TO SUBDRAIN SYSTEM z -SEE CIVIL PLANS CC MATERIAL CALLOUT I SETBACK CENT 1 -SEE MATERIALS AND COLORS LEGEND -THIS SHEET GENERAL NOTES -ELEVATIONS TYPICAL AT THIS 1. 2. PROVIDE ADDRESS E BUILDING PER VENTILATION CALCULATIONS. SEE ROOF PLAN SHEET FOR ROOF VENTILATION CALCULATIONS. c E- MATERIAL SPECIFICATIONS E- ELEVATION z KNW}mJW2 "K -N}WW �Z F J J aL pZUI-WJxUOp O-m2N •M �o>rc2a'--w x x aJaJ-OU1 F-wo owao z 1 >i Wz�~HWF'\W �NNLLUU -- STONE zpNoo p <Ow <LL a<zrKar ,o z- w OOJ �<« UW <a pwU}aoz� NWpW ~OLLKOz Ji- w�ac XO z -UO -W 3wzr,Q, OdN>U.<w aOazwNJ 4 —1- ztn Fv�w Urw o JHJ r}� 3UZJ-mU-Wam Nt-<N < aor x x a pati Zp 1/i 10 15 <zWU � NO -'W pWm EXo z z .1- pd'W HWw w 'N- 3 m zxwttaf-Jwmp W~d~ ¢ap pU� E- Qi k METAL SIDING -TYP. FIN. TO P.L. wzpwo��w -x U-Uw zw w�fnxwa z vioxxw_a�`�x<�z� NOZF2 Kp>O J HS 0,=W E-� WU Wrw -W Im�OH- _7 x UUIKWNw�2 W� md'd' d_woo> �a¢a O�mO�-mm�a3¢afA3mUUw� Z z i TEq�7TFC�. 3C 16 F � IF AI �� Ren. 7/31/19 s�qT F OF CA0 DO NSPOUT/ GU ER -TYP. <4 i D.S. ENTRY POOLEUIP. DOOR #1 TYP. 1 D.S. 9A I REDUCED HEIGHT OF PRIVACY REMOVED OVERHEAD SCREEN COVER TO REDUCE SCREEN BY 18 INCHES. MASS AND BULK OF ELEVATION. TC: 81 ■ ■■fit■■EPEE■■ 7i■■■■■■■■■■■■■■■� TOP OF CURB AT■■■■■■■■■■■■■■■■■■■ it 7L ; OCEAN BLVD. PERFORATED METAL - : SCREEN WALL : : P� 3D ■ ■ Q0� METAL TRIM ■ ■ JP h 4. LALE G 011 ���y�\00 p0 7■■ ■■■■■■■■■■■■■ ■ ■ 3 2 on ■■■■■■■■■■■■ - INDOW -TYP. ■ - 5 z ' bo MEAL DING -TY . 8 I -TVP ADDED SIDING TO ELEVATION TO ADD INTEREST TO EXTERIOR OF BUILDING. EXTERIOR PLASTER -FIELD -TYP. 3A F OPENING FOR FIN. TO P.L. (LU&A/C (LOUVERED ACCESS VARIES —SEE PLAN I0�1 BEYOND) O• (RANGES FROM 3/4" TO 2-5 3/4") EXTERIOR PLASTER FIELD -TYP. 3A � 7�O• VING FOR & A/C 4iy FRONT ELEVATION REDUCED HEIGHT OF PRIVACY SCREEN BY 18 INCHES. v TC:73.81 TOP OF CURB AT z 1 OCEAN BLVD. w � U d a I m I ■ I I 3' SETBACK I _13„ 3 FII N. TO S I I I E.G. AT P.L. I I � I 23.00 LEFT SIDE ELEVATION 3' I3 SETBACK `< 3,-13" FIN. TO P.L. ADDED SIDING TO ELEVATION TO ADD INTEREST TO EXTERIOR OF BUILDING. REMOVED OVERHEAD SCREEN COVER TO REDUCE MASS AND BULK OF ELEVATION. �05 ■ on, ■ on * ■■■ Sale ■■■■■■■■•�� OUTLINE OF BUILDING FOOTPRINT, AT TIME OF ■ Ar Y - it a M - ■ ■ w PREVIO S S BMITTAL SHOWN HEAVY RED ■ - w U U ( , ■ LINES -TYPICAL.) - a _ METAL IDING -TY P. 12�7 I SETBACK 3C 6 ■ I :DOWNSPOUT/ 3B ;GU, -TVP. EXTER OR PLAS ER 11 11 ACCE T FI EPLACE XTERIOR INDOWS- P. VET DORS- P. _ 1 0 5 10 TYP. ■ �I REMOVED 5'-10 1/2" FEET OF PRIVACY SCREEN ANI ADDED LOW SHED ROOF TO REDUCE MASS / BULK OF ELEVATION. TYP LOUVERED ACCESS PF ADDED OPENING ON ELEVATION FOR NEW PATIO DECK EXTERIOR PLASTER -FIELD -TYP. 3A F —2] . RIGHT SIDE ELEVATION RED = REMOVED ELEMENTS GREEN ADDED ELEMENTS EXPANDED DECK TO REDUCE BULK AND MASS OF ELEVATION AND REDUCE FLOOR PLAN fER115— 1111TR TO P.L. REVISED BUILDING ELEMENTS SHOWN HEAVY, GREEN LINE -TYP.) —11„ ' = FIN. TO P.L. - I ■ Attachment No. PC 2 - Revised Project Plans KEY NOTES -ELEVATIONS SCREEN WAL ca M NCo ■ - w U U ( , ■ LINES -TYPICAL.) - a _ METAL IDING -TY P. 12�7 I SETBACK 3C 6 ■ I :DOWNSPOUT/ 3B ;GU, -TVP. EXTER OR PLAS ER 11 11 ACCE T FI EPLACE XTERIOR INDOWS- P. VET DORS- P. _ 1 0 5 10 TYP. ■ �I REMOVED 5'-10 1/2" FEET OF PRIVACY SCREEN ANI ADDED LOW SHED ROOF TO REDUCE MASS / BULK OF ELEVATION. TYP LOUVERED ACCESS PF ADDED OPENING ON ELEVATION FOR NEW PATIO DECK EXTERIOR PLASTER -FIELD -TYP. 3A F —2] . RIGHT SIDE ELEVATION RED = REMOVED ELEMENTS GREEN ADDED ELEMENTS EXPANDED DECK TO REDUCE BULK AND MASS OF ELEVATION AND REDUCE FLOOR PLAN fER115— 1111TR TO P.L. REVISED BUILDING ELEMENTS SHOWN HEAVY, GREEN LINE -TYP.) —11„ ' = FIN. TO P.L. - I ■ Attachment No. PC 2 - Revised Project Plans KEY NOTES -ELEVATIONS C7 NO N am ca M NCo MANUFACTURER E" <4 ■ C*o� w o m e. 17. 0 MAINTAIN FINISH SLAB TO FINISH GRADE OR FINISH SURFACE MIN. 1 CLEARANCES PER CRC R317. SLOPE FINISH GRADE OR FINISH SURFACE - w g d "FLAT" ROOF DECK SURFACE AWAY FROM BUILDING. SEE DETAIL 30 w C w en N = �" w 2 w EXTERIOR PLASTER F w D1 NEW ROOFING 0/30# FELT 0/ROOF SHEATHING z en Cn ea C" Me WALLS -ACCENT 2 -SEE "MATERIAL AND COLORS LEGEND" -THIS SHEET O 9 w cnd W o EXTERIOR PLASTER (-FIELD) o/METAL LATH o/BUILDING PAPER co CD m ee F W we z � 3A STUCCO STEEL TROWEL FINISH -TYP. SEE SPECIFICATIONS BELOW 5 FASCIA CORROSION RESIST. METAL .... 2 LAYER GRADE D PAPER (FELT) o/PLYWOOD SHEAR WALLS. �nununl �� dun n� 6 3B EXTERIOR PLASTER (-ACCENT) o/METAL LATH o/BUILDING PAPER .... .... STUCCO STEEL TROWEL FINISH -TYP. SEE SPECIFICATIONS BELOW WINDOWS ALUMINUM WESTERN WINDOW SYSTEMS 2 LAYER GRADE D PAPER (FELT) o/PLYWOOD SHEAR WALLS. " B GARAGE DOOR 3C METAL SIDING. MATCH (1) ROOF 0 CONTEMPORARY 01 SA -SEE "MATERIAL AND COLORS LEGEND" -THIS SHEET CORROSION RESIST. METAL CUSTOM MATCH(1)ROOF 3D METAL TRIM. -SEE "MATERIAL AND COLORS LEGEND" -THIS SHEET 9BENTRY DOOR #2 d E - ❑METAL METAL FASCIA. ... ... 10 EXTERIOR DOORS -SEE "MATERIAL AND COLORS LEGEND" -THIS SHEET WESTERN WINDOW SYSTEMS MATCH (1) ROOF W 11 GUTTERS CORROSION RESIST. METAL z MATCH (1) ROOF DOORS AND WINDOWS -TYP. "MATERIAL .... 12 FRONT GATES .... -SEE AND COLORS LEGEND" -THIS SHEET .... ❑6 DECORATIVE ATTIC VENTILATION -SEE ROOF PLAN .... .... 14 E 9 .... .... --NOT USED +42" ABOVE ADJACENT SURFACE 15 ❑GUARDRAIL 8 LIMESTONE ... ... PICKETS -MAX. SPACE 3-7/8" BETWEEN METAL SIDING MATCH (1) ROOF .... .... DECORATIVE CHIMNEY CAP -AS SELECTED BY ARCHITECT E - AMERICAN CHIMNEY SHROUD #1 (949) 364-5118 CORROSION RESISTANT SHEET METAL E 10 STONE -SEE SPECIFICATIONS BELOW O 11 CONNECT DOWNSPOUTS TO SUBDRAIN SYSTEM z -SEE CIVIL PLANS MATERIAL CALLOUT 1 -SEE MATERIALS AND COLORS LEGEND -THIS SHEET GENERAL NOTES -ELEVATIONS 1. 2. PROVIDE ADDRESS E BUILDING PER VENTILATION CALCULATIONS. SEE ROOF PLAN SHEET FOR ROOF VENTILATION CALCULATIONS. c E- MATERIAL SPECIFICATIONS E- z KNW}mJW2 "K -N}WW �Z F J J aL pZUI-WJxUOp O-m2N •M �o>rc2a'--w x x aJaJ-OU1 F-wo owao z VQ'i >i Wz�~HWF'\W �NNLLUU -- /y zpNoo p <Ow <LL a<zrKar ,o z- w OOJ �<« UW <a pwU}aoz� NWpW ~OLLKOz Ji- w�ac XO z -UO -W 3wzr,Q, OdN>U.<w aOazwNJ ztn Fv�w Urw o JHJ r}� 3UZJ-mU-Wam Nt-<N < aor x x a pati Zp 1/i <zWU � NO -'W pWm EXo z z .1- pd'W HWw w 'N- 3 m zxwttaf-Jwmp W~d~ ¢ap pU� E- Qi k paw <o(na3 -.~Jm arW W<O-zr wzpwo��w -x U-Uw zw w�fnxwa z vioxxw_a�`�x<�z� NOZF2 Kp>O J HS 0,=W E-� WU Wrw -W Im�OH- W zw JW ZOW x UUIKWNw�2 W� md'd' d_woo> �a¢a O�mO�-mm�a3¢afA3mUUw� Z z i TEq�7TFC�. F � No. C 22162 Ren. 7/31/19 s�qT F OF CA0 <4 E- W z_ C7 H W z_ N co N a U Wow W z Q m � O z J w Q ^ Lu z o F Cc ~ CD E - W O x e Co O E. N U w z ch : I ■■A� ITEM z MANUFACTURER E" <4 ■ COMMENTS 17. 0 STANDING SEAM METAL E_ ■ .... Q "FLAT" ROOF DECK SURFACE DESERT CRETE DECK SYSTEM • ■ ■ MONTEREY GREY w 2 w EXTERIOR PLASTER MERLEX w P-100 z 3 WALLS -ACCENT EXTERIOR PLASTER MERLEX .... : o METAL TRIM CORROSION RESIST. METAL ■ I MATCH (1) ROOF 5 EXISTING RETAINING REMOVE AND REPLACE CC MATERIAL ANU MURS LEGEND FUR BUILDING ANU RARUNAPE y w NO. ITEM MATERIAL MANUFACTURER NAME NUMBECOLOR R COMMENTS 17. ROOF 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 6 WOOD TRIM IPE WOOD .... .... 1 WINDOWS ALUMINUM WESTERN WINDOW SYSTEMS " B GARAGE DOOR CORROSION RESIST. METAL CROWN GARAGE DOORS & GATES MATCH (1) ROOF ... CONTEMPORARY 01 SA ENTRY DOOR #1 CORROSION RESIST. METAL CUSTOM MATCH(1)ROOF .... .... 9BENTRY 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 ... ... 16 METAL SIDING MATCH (1) ROOF .... .... .... REVISIONS: E- E- Plot - E -Plot Date: 11/27/17 F START DATE: 6/14/16 W z SCALE: 1/4".11.011 d SNEET A-3 11/28/201711:48:35 AM �1 PA2016-170 Attachment No. PC 2 - Revised Project Plans 11/28/201711:49:01 AM PA2016-170 w T TOP OF CURB AT J OCEAN BLVD. v z � as eco Mz a¢ z v 0 z �I al SECTION A=A Attachment No. PC 2 - Revised Project Plans 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. DOORS AND WINDOWS -SEE PLAN -TYPICAL ❑7 2x4 STUDS @ 16"o.c. (TYPICAL U.N.O.) ® 2x6 STUDS @ 16"o.c. Ifl 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'LAl;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'-O"o.c. BOTH VERTICALLY AND HORIZONTALLY PER CRC R302.11 2. CONCEALED WALL SPACE NOT TO EXCEED 10 FEET INTERVAL HORIZONTALLY. CRC R302.11 3. WHERE "LIGHT -WEIGHT CONC" IS CALLED OUT, INSTALL o/ WATERPROOF MEMBRANE o/ PLYWOOD SHEATHING. KNW}�JWS "K 'N}WW �Z F J J QLL ' pZU�-W-�xpOOp m2N J¢J-OU1 �03:w2<f--w o FwO¢Op¢U Z x x ~(^ 3W2~~~LLH \W FVINLLUO Z UNOO p <0 M0 K-- Z - a -�¢ 3> ¢LL azz Htt LLr w opJ pLL ¢0 pw U>aU ZF JI- wmdU NWpW ~pLLKo2 XO Z -Up -W c�LLN>�.aw LLo¢zwyJ 3Fzrmpm ztn"wUrw o 0F¢N-¢ aor JHJ F LL'}LL' - 2 S Q pz <a�wwrnUwx_- maU_ pwpF-aa titi Nzr- Kp¢UW ,TMXO zxJpa-Jww0 5 -N ¢ <0 0< w.~1-3- W~ow LLFwwzw¢010 xU-ULL w w wz 0,xxw-a�`��¢~zv� Np2F2 Kp>� J �x p ��NW wp wrw -W OHp Jwx WZZOw xUUIKLLNw�2 W� ¢KK 1_woo>x �¢¢¢o�mo�-tta�a3¢arn3ac�c�w� No. C 22162 Ren.7/31119 _ OF d E4 P4 z_ /-a E_ E- w z Ii M w z E- E - DQ -E - w z_M V E- h w z E3 x E-4 w z c7 E4 E- E- w z E4 Qi E- E- w z E- Plot Date: 11/27/17 F START DATE: 6/14/16 w z SCALE: 1/4" -1'-0" C4 SNEET A=4 11/28/201710:48:27 AM �� LO N CO N Z 0-) � a U w C) cc z Q � m � O z J w Q Lu z CD ~ CD E - W O °C O x e F �Co N U . W z 0 E- U x z 0 E U Luz w U) z z � J_ W Ca m E4 Qi E- E- w z E- Plot Date: 11/27/17 F START DATE: 6/14/16 w z SCALE: 1/4" -1'-0" C4 SNEET A=4 11/28/201710:48:27 AM �� PA2016-170 1 �.........■■■■■� Iii■■■■■■■■■■■■■■■��■■■■■■■■■■■■■■■�%■■■■■■■■■■■■■■■■■�■■■■■■■■■■■■■■ ■■■■■■■■■■■■■■■■��■■■■■■■■ BOTTOM POOL J / PERFORATED METAL SCREEN WALL v v v� TC:73.81 ■m>;■■■■■■■■■■■■■■■■■+ 1ml■o■looms ■looms ■ U) z ■ ■ TOP OF CURB AT J E, OCEAN BLVD. z U 111 w z U L0_ 2x RAFTERS / ROOF JOISTS -SEE FRAMING PLAN Ne e CaF ■ w z o ■ � d ■ - 12 - ■ ■ d+ a ■ ■ ■ ■ as a+ ` ■ e e ;° 0) ® W ■ -SEE FOUNDATION PLAN CD ■ ❑CONCRETE 4 SLAB W/ REINFORCING STEEL iz o/ W/P MEMBRANE. SEE A-1 AND STRUCT. FOR SLAB INFO. SCM I-m� ■ ~ 2x4 CEILING JOISTS @ 16"o.c. ■ DOORS AND WINDOWS -SEE PLAN -TYPICAL ■ 2x4 STUDS @ 16"o.c. (TYPICAL U.N.O.) ■ z_ 2x6 STUDS @ 16"a.c. caJ ■ x E- 2x P.T.D.F. MUD SILL UPDATED CROSS-SECTIONS TO REFLECT CHANGES TO THE HEIGHT AND EXTERIOR ELEVATIONS OF PROPOSED HOME. SECTION CENC SECTION o -o FAU 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. Mm �Iw z �I w 0 a 0„ SETBACK EQUIPMENT AREA /CRAWLSPACE/ SUBFLOOR A/C 4' SETBACK 4'-1" FIN. TO P.L. I i i _F F- --Ji �r - ■ otrr■ #OCAN TC' 3.81 BLVD. M � w � <n Iw a 0 I I J I M. BEDRO M ■ , 12 I I I I I I I = BEDROOM 3 BATH 3 ; HALL W.I.C. ------------------- - EXIST. WOOD FLOOR FRAMING I � I FIN. TO P.L. ARIES -SEE PLAN (RANGES FROM 3/4" TO 2-5 3/4") GARAGE I I REO =REMOVED ELEMENTS GREEN =ADDED ELEMENTS FAU TION -TYP. SECTION E -E 11 ■■■ - 3' SETBACK I 3'-13" M. B TN I FIN. TO P.L. � I EXIST. GRADE/ RETAINING Attachment No. PC 2 - Revised Project Plans E- U) z KEY NOTES -SECTIONS NE N m N " O cc N w E, 1— U 111 w z U L0_ 2x RAFTERS / ROOF JOISTS -SEE FRAMING PLAN Ne e CaF � _J J_ G to Rr ro n O d - 12 - 3.5 i ■ d+ a ■ E- ■ Z o O as a+ ` CONCRETE FOUNDATION AND FOOTINGS e e ;° 0) ® W 3 -SEE FOUNDATION PLAN CD ❑CONCRETE 4 SLAB W/ REINFORCING STEEL EQUIPMENT AREA /CRAWLSPACE/ SUBFLOOR A/C 4' SETBACK 4'-1" FIN. TO P.L. I i i _F F- --Ji �r - ■ otrr■ #OCAN TC' 3.81 BLVD. M � w � <n Iw a 0 I I J I M. BEDRO M ■ , 12 I I I I I I I = BEDROOM 3 BATH 3 ; HALL W.I.C. ------------------- - EXIST. WOOD FLOOR FRAMING I � I FIN. TO P.L. ARIES -SEE PLAN (RANGES FROM 3/4" TO 2-5 3/4") GARAGE I I REO =REMOVED ELEMENTS GREEN =ADDED ELEMENTS FAU TION -TYP. SECTION E -E 11 ■■■ - 3' SETBACK I 3'-13" M. B TN I FIN. TO P.L. � I EXIST. GRADE/ RETAINING Attachment No. PC 2 - Revised Project Plans 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 3. WHERE "LIGHT -WEIGHT CONC" IS CALLED OUT, INSTALL o/ WATERPROOF MEMBRANE o/ PLYWOOD SHEATHING. NOTE TO STRUCT. ENG'R PROVIDE 1 a" 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 p 4. 4. 4. 4. A4.1 A4.1 G G A4.1 A4.1 B I B A4 I A4 A Y^A A4 A4 a' J H G 4. 4. 4. \ SECTION KEY 0. D A4. E- U) z KEY NOTES -SECTIONS NE N m N " O cc N w E, 1— U 111 w z U L0_ 2x RAFTERS / ROOF JOISTS -SEE FRAMING PLAN Ne e CaF � _J J_ G to Rr ro n O d REVISIONS: PER STRUCTURAL d+ a E- ❑BEAM 2 Z o O as a+ ` CONCRETE FOUNDATION AND FOOTINGS e e ;° 0) ® W 3 -SEE FOUNDATION PLAN CD ❑CONCRETE 4 SLAB W/ REINFORCING STEEL iz o/ W/P MEMBRANE. SEE A-1 AND STRUCT. FOR SLAB INFO. SCM I-m� ~ 2x4 CEILING JOISTS @ 16"o.c. E~ DOORS AND WINDOWS -SEE PLAN -TYPICAL G 2x4 STUDS @ 16"o.c. (TYPICAL U.N.O.) z_ 2x6 STUDS @ 16"a.c. caJ j x E- 2x P.T.D.F. MUD SILL z_ 10 FLOOR JOISTS @ 16"o.c. -SEE FRAMING PLAN C7 Lu 0 11 EXTERIOR PLASTER o/ METAL LATH o/ BUILDING PAPER COLOR COAT. -SEE SPECIFICATIONS -SHT A-3 1A EXTERIOR WOOD SIDING o/ BUILDING PAPER ti CD EC SEE SPECFICATIONS -SHT A-3 �o 12 GUARD +421, ABOVE ADJACENT SURFACE N U PICKETS -MAX. SPACE 3-7/8" BETWEEN 13 5/8" PLYWOOD ROOF SHEATHING SEE TITLE 24 FOR RADIANT BARRIER -AS OCCURS. El 14 1-1/8" T&G PLYWOOD SUBFLOOR E" 15 z 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. E- R -21 INSULATION PROVIDE GREATER THAN 6-1/2" JOIST SPACE. 206 R-30 INSULATION CIE] PROVIDE GREATER THAN 10-1/2" JOIST SPACE. ROOFING OVER WATERPROOF MEMBRANE SEE ROOF PLAN AND ❑ ELEVATIONS oo��wa=0000 mFw FINISH SLAB TOFINISH GRADE ORFINISH SURFACE MIN. oaoa<oom ❑MAINTAIN 22 CLEARANCES PER CRC R317. SLOPE FINISH GRADE OR FINISH SURFACE Z oON o 3 <0 � Q AWAY FROM BUILDING. SEE DETAIL 30 aUwa Qa~ow�Y Mw on w�ao D1 '^wow�row¢ozzx�w F 23 5/8" TYPE "X" GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE. z o0"w o,0 ARD AT CEILING. DE 2 LAYERS 5/8" TYPE W" EBOARDATCEWBONG WHEN TRUSS JOIS SI ARE USED.) W/PGYPSUM GYPSUM a=°o=mUN�wmo w 0,w—ALL BOARD ENTIRE GARAGE WHERE TYPE 'X` NOT REQUIRED BY CODE. �z�wpa w�ow~a~N¢¢o3�0� ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS, tt Q Q- Jm wZU OFH LLs�0FQw 24 UNDER -STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED wa�iwzwz3w,o-w� o z �? a o SIDE WITH 1/2 -INCH (12.7 MM) GYPSUM BOARD. CRC R302.7 3w" xu a ww_xm, ¢_, =.,Zlw 25 DECK: SEE "DECK MATERIAL" NOTE ON SHEET A-2.2. 1aaa01m01tt1 a3aan3aoow 26 FIRE BLOCK @ 104"o.c. HORIZONTAL AND VERTICAL, PER CRC R302.11 p AR 7TF� P7 WATERPROOFING. INSTALL BELOW -GRADE WATERPROOF MEMBRANE PER �?�NPRK Az MANUFACTURER'S RECOMMENDATIONS. PROVIDE PROTECTION BOARD FROM BACKFILL. INSTALL FRENCH DRAIN BEHIND RETAINING WALL PER SOILS REPORT. SEE DETAIL: 30 No. C 22162 Di Ren. 7/31/19 sTgrF GENERAL NOTES -SECTIONS OF CA0a\P 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 3. WHERE "LIGHT -WEIGHT CONC" IS CALLED OUT, INSTALL o/ WATERPROOF MEMBRANE o/ PLYWOOD SHEATHING. NOTE TO STRUCT. ENG'R PROVIDE 1 a" 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 p 4. 4. 4. 4. A4.1 A4.1 G G A4.1 A4.1 B I B A4 I A4 A Y^A A4 A4 a' J H G 4. 4. 4. \ SECTION KEY 0. D A4. w z ECS Plot Date: 11/27/17 d E� START NATE: 6/14/16 W z SCALE: 1/411- 1'-0" z7 SNEET 11/28/2017 10:48:57 AM 34 E- U) z x 0 E, 1— U 111 w z U L0_ � _J J_ W MEm REVISIONS: E- N E - CD U E~ W z_ caJ j ¢ i7 Om zJ Lu Lu 0 z C:) M� ti CD EC e �o ME N U w z ECS Plot Date: 11/27/17 d E� START NATE: 6/14/16 W z SCALE: 1/411- 1'-0" z7 SNEET 11/28/2017 10:48:57 AM 34 E- U) z x 0 E, 1— U 111 w z U L0_ � _J J_ W MEm REVISIONS: E- x E - w z ECS Plot Date: 11/27/17 d E� START NATE: 6/14/16 W z SCALE: 1/411- 1'-0" z7 SNEET 11/28/2017 10:48:57 AM 34 PA2016-170 E.G. / / /�----_J TC:73.81 Y ■ a TOP OF CURB AT J■■■■■■■■■■■■■■■■4 + w ■ ■ U Z w OCEAN BLVD.7�' ■ /' PERFORATED METAL - ■ �L SCREEN WALL WJ ■ ■ ■ ■ I 0„ ; 3.5x12 SETBACK ; ■ ■ ■ /moi ULE 3.5 F 12 ,- ' ■ I ' I / RALCO I I /, FAU X FIN. TO R./L. ARIES -SEE PLAN (RANGES,FkOM 3/4" TO 2'-5 3/4") GARAGE I POOL EQUIP. r -- SECTION F -F REDUCED HEIGHT HEIGHT OF SCREEN WALL / BY 18 INCHES. TC:73.81 TOP OF CURB AT / ; ■ ■a OCEAN BLVD. / PERFORATED METAL ■ w SCREEN WALL a I � OF DECK/ � _ I 0" SETBACK , POOL METAL 12 f TROUGH I 7 "LINTEL" 1 )1 1 FIN. TO P.L. I - E.G. 11/28/201710:49:28 AM I I 3, SETBACK i3'-1 J) FIN. TO P.L. / GLASS BOTTOM POOL 3' j SETBACK -E 3,-13„ FIN. TO P- -L --LIVING ENTRY ------ FIN. TO P.L. GAME R 52.0 OUTLINE OF BUILDING, AT TIME OF PREVIOUS SUBMITTAL. (SHOWN HEAVY, RED LINES -TYP.) 41.5 REVISED OUTLINE OF BUILDING. (SHOWN HEAVY, GREEN LINES -TYP.) SECTION N=N 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. N.G: RED = REMOVED ELEMENTS GREEN =ADDED ELEMENTS 24.00 I" 5- N TO P. L. E.G. TC:73.81 TOP OF CURB AT OCEAN BLVD.— 0e) SETBACK I _ ■ 7PERFORATED am LRf SECTION G=G / cl LIVING I — EQUIPMENT AREA / RAWLSPACE / BFLOOR IN. TO P.L. FAU PATIO i I 3, SETBACK 3'-13" FIN. TO P.L. REVISED OUTLINE OF BUILDING. (SHOWN HEAVY, GREEN LINES -TYP.) SECTION J -J I OUTLINE OF BUILDING, AT TIME OF PREVIOUS irol SUBMITTAL. (SHOWN HEAVY, RED LINES -TYP.) iox Attachment No. PC 2 - Revised Project Plans C7 N O KEY NOTES -SECTIONS 2x RAFTERS /ROOF JOISTS -SEE FRAMING PLAN w o W w E- W CD ow x ❑BEAM PER STRUCTURAL w xx w a E 2 ` a w a cMe 3 CONCRETE FOUNDATION AND FOOTINGS v a w W -SEE FOUNDATION PLAN C== CONCRETE SLAB W/ REINFORCING STEEL I�NI` o/ W/P MEMBRANE. SEE A-1 AND STRUCT. FOR SLAB INFO. 2x4 CEILING JOISTS @ 16"o.c. ~ DOORS AND WINDOWS -SEE PLAN -TYPICAL 0 ❑7 2x4 STUDS @ 16"o.c. (TYPICAL U.N.O.) E- :4 ® 2x6 STUDS @ 16"a.c. E- ❑9 9 2x P.T.D.F. MUD SILL W z 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 12=9 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. L� x 14 1-1/8" T&G PLYWOOD SUBFLOOR O E" 15 LUSH k'EAlai -SEE P%tti1ANG FLAi'. z 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. E- R -21 INSULATION 20 PROVIDE GREATER THAN 6-1/2" JOIST SPACE. E- 206 R-30 INSULATION PROVIDE GREATER THAN 10-1/2" JOIST SPACE. W ❑ROOFING OVER WATERPROOF MEMBRANE SEE ROOF PLAN AND z 21 KNW}�JWS "K 'N}WW �Z F J J ¢L H ELEVATIONS oo�mw¢S0000 mFw o¢o¢¢ooN MAINTAIN FINISH SLAB TO FINISH GRADE OR FINISH SURFACE MIN. o �a�a S�z�FFLLF wFms¢oo 22 CLEARANCES PER CRC R317. SLOPE FINISH GRADE OR FINISH SURFACE Z � yW o z 0 <O w w a o \w 3> m LL ¢ AWAY FROM BUILDING. SEE DETAIL¢ a a a a w o o J¢ Dwmm- O oao>�¢ooao¢?x�W z3 Wzrm"'m 23 5/8" TYPE "X" GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE. z m F w r W a o } m _ ¢ m ¢ n ARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE "I - GYPSUME'X` GYPSUM BOARDATCEBLOINGWHEN TRUSS JOISTS ARE SED) W/PGYPSUM a�°o2mUN�wmo��~ owl ALL zu w BOARD ENTIRE GARAGE WHERE TYPE"X" NOT REQUIRED BY CODE. mz�wpa J �ow~a~m¢¢o3�0, E- 24 ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS, w�xwQwz3vi¢o-w� LLi�0Fzw E UNDER -STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED m o z ? r 2 x ¢ m W m SIDE WITH 1/2 -INCH (12.7 MM) GYPSUM BOARD. CRC R302.7 xom�wvw�xwo o�aJ'Iwoo,x 25 DECK:SEE"DECK MATERIAL" NOTE ON SHEET A-2.2. W z 26 FIRE BLOCK @ 10'-0"o.c. HORIZONTAL AND VERTICAL, PER CRC R302.11 AR� 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 gTFOFCpI\ � 4 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 pq HORIZONTALLY. CRC R302.11 z 3. WHERE "LIGHT -WEIGHT CONC" IS CALLED OUT, INSTALL o/ WATERPROOF MEMBRANE o/ PLYWOOD SHEATHING. * H z NOTE TO STRUCT. ENG'R PROVIDE 1 8' FLOOR SHEATHING UNLESS NOTED OTHERWISE. LO FOR SHEAR WALLS GREATER THAN 5FT LONG USE 6" LESS C\J THAN THE MEASURED LENGTH FOR CALCULATION CD N PURPOSES WHEREVER POSSIBLE. � E a U C:) cc W Q z m � O J �2i z w Q 1� w C:) z ti x W O e C� O E. N U W z * UD 2f x z E 0 , I- U W Lu U, z z � o J W Ca m REVISIONS: F E D E- 4. A4.1 A4. E- - -- — W C z A4.1 d � H ~ A4 A ct A4 Plot Date: 11/27/17 z START DATE: 6/14/16 W \ \ SCAB: 1/4".11.011 z c7 F d 4 SNEET E A4. 44 A-4.2 A4-1 �S / / i / i TC:73.81 TOP OF CURB AT ;■ a OCEAN BLVD. // / PERFORATED METAL ■ w / SCREEN WALL / cl LIVING I — EQUIPMENT AREA / RAWLSPACE / BFLOOR IN. TO P.L. FAU PATIO i I 3, SETBACK 3'-13" FIN. TO P.L. REVISED OUTLINE OF BUILDING. (SHOWN HEAVY, GREEN LINES -TYP.) SECTION J -J I OUTLINE OF BUILDING, AT TIME OF PREVIOUS irol SUBMITTAL. (SHOWN HEAVY, RED LINES -TYP.) iox Attachment No. PC 2 - Revised Project Plans C7 N O KEY NOTES -SECTIONS 2x RAFTERS /ROOF JOISTS -SEE FRAMING PLAN w o W w E- W CD ow x ❑BEAM PER STRUCTURAL w xx w a E 2 ` a w a cMe 3 CONCRETE FOUNDATION AND FOOTINGS v a w W -SEE FOUNDATION PLAN C== CONCRETE SLAB W/ REINFORCING STEEL I�NI` o/ W/P MEMBRANE. SEE A-1 AND STRUCT. FOR SLAB INFO. 2x4 CEILING JOISTS @ 16"o.c. ~ DOORS AND WINDOWS -SEE PLAN -TYPICAL 0 ❑7 2x4 STUDS @ 16"o.c. (TYPICAL U.N.O.) E- :4 ® 2x6 STUDS @ 16"a.c. E- ❑9 9 2x P.T.D.F. MUD SILL W z 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 12=9 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. L� x 14 1-1/8" T&G PLYWOOD SUBFLOOR O E" 15 LUSH k'EAlai -SEE P%tti1ANG FLAi'. z 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. E- R -21 INSULATION 20 PROVIDE GREATER THAN 6-1/2" JOIST SPACE. E- 206 R-30 INSULATION PROVIDE GREATER THAN 10-1/2" JOIST SPACE. W ❑ROOFING OVER WATERPROOF MEMBRANE SEE ROOF PLAN AND z 21 KNW}�JWS "K 'N}WW �Z F J J ¢L H ELEVATIONS oo�mw¢S0000 mFw o¢o¢¢ooN MAINTAIN FINISH SLAB TO FINISH GRADE OR FINISH SURFACE MIN. o �a�a S�z�FFLLF wFms¢oo 22 CLEARANCES PER CRC R317. SLOPE FINISH GRADE OR FINISH SURFACE Z � yW o z 0 <O w w a o \w 3> m LL ¢ AWAY FROM BUILDING. SEE DETAIL¢ a a a a w o o J¢ Dwmm- O oao>�¢ooao¢?x�W z3 Wzrm"'m 23 5/8" TYPE "X" GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE. z m F w r W a o } m _ ¢ m ¢ n ARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE "I - GYPSUME'X` GYPSUM BOARDATCEBLOINGWHEN TRUSS JOISTS ARE SED) W/PGYPSUM a�°o2mUN�wmo��~ owl ALL zu w BOARD ENTIRE GARAGE WHERE TYPE"X" NOT REQUIRED BY CODE. mz�wpa J �ow~a~m¢¢o3�0, E- 24 ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS, w�xwQwz3vi¢o-w� LLi�0Fzw E UNDER -STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED m o z ? r 2 x ¢ m W m SIDE WITH 1/2 -INCH (12.7 MM) GYPSUM BOARD. CRC R302.7 xom�wvw�xwo o�aJ'Iwoo,x 25 DECK:SEE"DECK MATERIAL" NOTE ON SHEET A-2.2. W z 26 FIRE BLOCK @ 10'-0"o.c. HORIZONTAL AND VERTICAL, PER CRC R302.11 AR� 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 gTFOFCpI\ � 4 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 pq HORIZONTALLY. CRC R302.11 z 3. WHERE "LIGHT -WEIGHT CONC" IS CALLED OUT, INSTALL o/ WATERPROOF MEMBRANE o/ PLYWOOD SHEATHING. * H z NOTE TO STRUCT. ENG'R PROVIDE 1 8' FLOOR SHEATHING UNLESS NOTED OTHERWISE. LO FOR SHEAR WALLS GREATER THAN 5FT LONG USE 6" LESS C\J THAN THE MEASURED LENGTH FOR CALCULATION CD N PURPOSES WHEREVER POSSIBLE. � E a U C:) cc W Q z m � O J �2i z w Q 1� w C:) z ti x W O e C� O E. N U W z * UD 2f x z E 0 , I- U W Lu U, z z � o J W Ca m REVISIONS: F E D E- 4. A4.1 A4. E- - -- — W C z A4.1 d � H ~ A4 A ct A4 Plot Date: 11/27/17 z START DATE: 6/14/16 W \ \ SCAB: 1/4".11.011 z c7 F d 4 SNEET E A4. 44 A-4.2 A4-1 �S PA2016-170 CLOSE-UP OF LIVING & GAME ROOM DECKS LOOKING DOWN FROM OCEAN BLVD J!! FROM ABOVE WAY LANE 2601 Ocean Blvd � r a..ryry,�nJf!`dr=at ah l s.`:�a� e? 2607 Ocean Blvd FROM WAY LANE • s x .. . . w o . F 7 r ,.i �1e_�Z�+t46 6. 4, 7i.�C: (J t3 „wljjM.Q.L7MIt L 2607 Ocean Blvd Attachment No. PC 2 - Revised Project Plans ro NeO m " ye ce V O N N r m e r r 1" C @ O O v 10 -V Ga E- h n �► e d 4'4 - x y a �' _ E- el a v e 9 a s m W z r M m v t- II c E� 6 x E- w z_ Qi x w z I—� x o E -a KUIW}d'J W= 'K 'VIYWW R'ZFJJQLi z p.ZUFWJ=Um0O m=w QJQJ-OV1 D ¢warm 3mz��rwr �wFNN WUo ZpmpO o ¢owpaD 0 >7¢¢' w�a� m WOWF�Ow Kw ZZXOW Z 3: Z _ o NN>o¢W aDQ_WmJ FZ, wuU •,II z 'mw�_"w o 0r ¢m ¢ aur 3oZ J_m D-wam oar zD .FW vi ¢z�UU J�Mxwz pww O.W3FWw X nL. mDWm wmow�a� r¢D �o� Qi o<�W¢mma3w�Jmzw ZUWOU�w p_ oW WU W W Im -UJW=WZZ� 20 X1 W'=WJ ZKK d~�00>= w ,¢¢¢ommo,¢a M3:< 033auuwt z ARgy�T � No. C 22162 ST Ren. 7/31/19 3 CAO x E - ea 7 .a E- x E- w z X) F w N z Lu U5 Q Q0 W Q W M CV REVISIONS: Q U Ex W p w cf� Om z Q w w U Q co CD z C�� CD o co CD x 16 N CV U E- x F w z E- Plot Date: 11/28/17 x E- STARTDATE: DATE W z SCALE: NO SCALE SHEET 30 I 11/28/201712:11:18 PMr x F w U) z Lu U5 Q W Q W M REVISIONS: E- x F w z E- Plot Date: 11/28/17 x E- STARTDATE: DATE W z SCALE: NO SCALE SHEET 30 I 11/28/201712:11:18 PMr PA2016-170 Attachment No. PC 2 - Revised Proiect Plans F�� qti M a * nn 4 x `5 ti -1 x x CONC. CURB 72.71 ,tx SCR 'h / _ Jv�2.S / �I > 'c- ?� �j 6 ' r��� coNc, CURB TOP x OF SLOPE n— CoB) TOP OF SLOPE � o' x — TOP OF SLOPE 'FEZ"_ Pia 6=_ �n7 — —— — 86 61p- Hx.1oF "LOP — o ✓ 18 Z 4 S IO _ — — — _. — — —— — — — — — _:,(L — x Uc. — — -- — — — — - — —(A✓44 D M aCGo) e - 5e)- ° oft WOOD RETAINING x'- AT CONC, WOOD °� f a C �TAININ 4 I J Zo ZI WALK -- 6J — — Go ST ly a PtH LINE __--------- II ¢ p °b_ Q) p -.nn `' _ II TO T.W,0"' 4jL _ — _ — root Ea. --TYP. p s PA, G F E S SING 1 H Ir _ Iry 18 I 17 i f T/P ------------- ZI 4_JL _�I IG_�I NO o ��,. J _ I il 3P 4<< ' M RP ❑HGD M ® O LIVING O D— suR�� III El O usseorT I 5313 � PT IIII - �t aoW w GO�— IIII ,o r y ' D` Z ' / —','- FSR _ — IIII FSH TG .0 Cp Q., F�r2 0 a$w IIII 0 L, Sew i _/ Z — _� /c`av, :ia n, �1 IIII TO BEDPOgdHTG 52.0 I ® J PA.LrJ x 1�1 odm p i 1Ao) ° DIRT R ur /51-01""E WALL WITH CoRAPE IIII Fin- D8Y` _ III reery to mw rn b ° T b / IUIL E V A 07 _ / 3r --- -- ----- $ GARAG �- _ _ _ _ x —G34) — — �tl RPSH >> v ,. „'-.,. �'- . `� A e �`y\ — — _ , � ! , C'✓e) _ �.J N�� �- PA _ 4 ,,CV „b, — — _ tix / Q ° �..0 .,'^-°�� ao — - - - - PlIRT " W ro9 c, I ✓ I4 -f'l 14 "1�� °c - L r�- / / - - c - li AC PAVEMENT x x v Nro- x e - - � - - - - - C. L. WAY LANE- - - - - -- -� \ IZ �; PA. x x IIh' o -'v tin' rL`L ti �ENT rb tiL 4 BRICK CONC. GUTTER TI rbti —\SQ- N� ti� x �x ti \4J x tio° �. ti r' coNc G .\ UTTER TF ---- To OCEAN BLVD. A�� 14 CONC. CURB .� CHINA COVE RAMP a�. �v'-&" +- CHINA COVE RAMP va REDUCED HEIGH\T\ OF SCREEN LAND50APE TIM15ER PLANTER 31-019 3'-1 3/4" M "LINTEL" v• I � �I PERFORATED METAL rnl CREEN WALL GOOF DEI POOL EXI5TING GRADE ENTRY 1< TC -73 81 r \ \ TOP OF CURB AT 1a \\\ CEAN BLVD. w \ \ I \ 0 \. SET ACK, a TROUGH \ 12 1 IM POOL .\ \ a unxR' 3'-1 1/2" 11211 HARDSGAPE LEGEND I. (o" THICK COLORED CONCRETE DRIVE WITH A LIGHT WASH FIN15H Z. 1-I1VIE5TONE PAVER5 OVER CONCRETE TO MATCH INTERIOR 3. LIME5TONE PAVER TREAD5 AND R15ER5 TO MATCH INTERIOR 4• 34" HIGH HANDRAIL ro. NEW CONCRETE 51DEWALK PER CITY 5TANDARD5, FUTURE AGGE55 RAMP AND VIEWPOINT 15Y CITY (o. 51 -OPE TO 15E RELAND5GAPED AND OWNER TO MAINTAIN, MUNICIPAL OPERATION5 DEPT. APPROVAL OP LAND50APING REQUIRED 7. No" HIGH LAND50APE TIM15ER PLANTER WALL 8, GA5T IN PLAGE GONGRETE COLUMN ,51. CA5T STONE PLANTER 15OWL5 WITH IRRIGATION AND DRAINAGE 10, CONCRETE DRAINAGE 'V DITCH, REFER TO CIVIL ENGINEER'5 PLAN II. CONCRETE RETAINING WALL, REFER TO 5TRUGTURAL ENGINEER'5 PLAN IZ. EXI5TING CONCRETE RETAINING WALL5 TO REMAIN 13. r2 0" HIGH CMU 15LOGK RETAINING WALL WITH STUCCO FINISH AND STUCCO GAP TO MATCH HOUSE FIN15H, REFER TO 5TRUGTURAL ENGINEER'5 PLAN 14, 1510 PLANTER, REFER TO CIVIL ENGINEER'S PLAN 10. 3" 5Q. 15RONZE DRAIN IG, 12" 50.. ATRIUM DRAIN 17• ATRIUM AREA DRAIN 18, 5LOT DRAIN 119. REMOVE WOOD DECK 20. REMOVE WOOD RETAINING WALL AND CHAIN LINK FENCE 21, REMOVE STONE PAVING E X I S T. H O U S E NOTE: UPDATED GR055-SECTION TO REFLECT CHANGES TO THE HEIGHT AND EXTERIOR ELEVATIONS OF PROP05ED HOME MeNolei 01 WALL BY 18 INCHES, \ C.P. LAND50APE TIM15ER PLANTER 31-019 3'-1 3/4" M "LINTEL" v• I � �I PERFORATED METAL rnl CREEN WALL GOOF DEI POOL EXI5TING GRADE ENTRY 1< TC -73 81 r \ \ TOP OF CURB AT 1a \\\ CEAN BLVD. w \ \ I \ 0 \. SET ACK, a TROUGH \ 12 1 IM POOL .\ \ a unxR' 3'-1 1/2" 11211 HARDSGAPE LEGEND I. (o" THICK COLORED CONCRETE DRIVE WITH A LIGHT WASH FIN15H Z. 1-I1VIE5TONE PAVER5 OVER CONCRETE TO MATCH INTERIOR 3. LIME5TONE PAVER TREAD5 AND R15ER5 TO MATCH INTERIOR 4• 34" HIGH HANDRAIL ro. NEW CONCRETE 51DEWALK PER CITY 5TANDARD5, FUTURE AGGE55 RAMP AND VIEWPOINT 15Y CITY (o. 51 -OPE TO 15E RELAND5GAPED AND OWNER TO MAINTAIN, MUNICIPAL OPERATION5 DEPT. APPROVAL OP LAND50APING REQUIRED 7. No" HIGH LAND50APE TIM15ER PLANTER WALL 8, GA5T IN PLAGE GONGRETE COLUMN ,51. CA5T STONE PLANTER 15OWL5 WITH IRRIGATION AND DRAINAGE 10, CONCRETE DRAINAGE 'V DITCH, REFER TO CIVIL ENGINEER'5 PLAN II. CONCRETE RETAINING WALL, REFER TO 5TRUGTURAL ENGINEER'5 PLAN IZ. EXI5TING CONCRETE RETAINING WALL5 TO REMAIN 13. r2 0" HIGH CMU 15LOGK RETAINING WALL WITH STUCCO FINISH AND STUCCO GAP TO MATCH HOUSE FIN15H, REFER TO 5TRUGTURAL ENGINEER'5 PLAN 14, 1510 PLANTER, REFER TO CIVIL ENGINEER'S PLAN 10. 3" 5Q. 15RONZE DRAIN IG, 12" 50.. ATRIUM DRAIN 17• ATRIUM AREA DRAIN 18, 5LOT DRAIN 119. REMOVE WOOD DECK 20. REMOVE WOOD RETAINING WALL AND CHAIN LINK FENCE 21, REMOVE STONE PAVING E X I S T. H O U S E NOTE: UPDATED GR055-SECTION TO REFLECT CHANGES TO THE HEIGHT AND EXTERIOR ELEVATIONS OF PROP05ED HOME MeNolei W 6-28-17 C.P. 7-10-17 G.D. 0-1-17 G.D. 10-30-17 G.D. II-ZO-17 C.P. II -Z7-17 G.R ENVIRONMENTAL D E S I G N S 1278 Glenneyre St, 010(0 Laguna 5eaah Cal 4orn i a ,J2(o51 Te, 1'800 elI-3010 l=ax -900 811-3014 E.vironmental �esi9 ns Landsc are.com J f --3o re o 110~ Renewal Date s� Date � 9�F 0F CAL\F0 Design Professionals electronic or diglbl seal or signature is eRee"ve only as to that vers on of the document as originally published by Design Professional. Design Professional is not responsible for any subsequent mo"ificafion,corruption, or authorized use of such document To verify the validity or applicability of the seal or signature, contact Design Professional. PRELIMINARY HARDSGAPE PLAN ea>NN GRAIL DE PFYPPPP, STONE PAVER5 OVER CONCRETE 5U15 5LA15�) OUTLINE OF BUILDING, AT TIME OF PREVIOUS �� MAYPII2°I7 SUBMITTAL. (SHOWN HEAVY, RED LINES -TYP.) GAME ROOM = N SECTION A -A 5GALE: 1/4 = I -o I NO TH I OR REVISED OUTLINE OF BUILDING. � I N NTTRUH 2(o070oean_Pre6mmary_II-27-17vwx \ i 5f1FLj' (SHOWN HEAVY,GREEN LINES -TYP.) 4 L—� 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. 1—T= ___ V ILI C�6 V Uj � U Z Ci > OC tILI V J Q U L6 O z � O lV N v J f --3o re o 110~ Renewal Date s� Date � 9�F 0F CAL\F0 Design Professionals electronic or diglbl seal or signature is eRee"ve only as to that vers on of the document as originally published by Design Professional. Design Professional is not responsible for any subsequent mo"ificafion,corruption, or authorized use of such document To verify the validity or applicability of the seal or signature, contact Design Professional. PRELIMINARY HARDSGAPE PLAN ea>NN GRAIL DE PFYPPPP, STONE PAVER5 OVER CONCRETE 5U15 5LA15�) OUTLINE OF BUILDING, AT TIME OF PREVIOUS �� MAYPII2°I7 SUBMITTAL. (SHOWN HEAVY, RED LINES -TYP.) GAME ROOM = N SECTION A -A 5GALE: 1/4 = I -o I NO TH I OR REVISED OUTLINE OF BUILDING. � I N NTTRUH 2(o070oean_Pre6mmary_II-27-17vwx \ i 5f1FLj' (SHOWN HEAVY,GREEN LINES -TYP.) 4 L—� 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. 1—T= ___ PA2016-170 ENC GAL 6AG TWI OCEAN BLVD. PLANT LEGEND SYMBOL BOTANICAL NAME TREES CHA HUM Chamaerar hurni6 SHRUBS CYC REV Cycas revolAa ENG CAL Encelfa calfle lca MEL MAJ Meltankhue mayor IAntonow s Blue PHI SEL Philodendron eelloum PHI XAN Philodendron xanadu RHU INT Rhus mtegr4olla ZAM FUR- Zamla furfvracea GyROUNDCOVERS / PERENNIALS RAC TWI Baccharle rllularw 'Twin Peaks CEA YAN Caanothvs griseus homzontalls IYankee Pomtl OPH JAP. Orhlorogon ,larorl R05 HUN Rosmarinve o{Elclnalls IHuntmgton Citi l TRA JA5 Trachelosrermum psmmoides X I S T. [ O U S E )TE: ATED GRO55-SECTION TO REFLECT GHANGE5 TO THE >HT AND EXTERIOR ELEVATIONS OF PROPOSED HOME Attachment No. PC 2 - Revised Proiect Plans �51PI5 ro-28-17 7-10-17 °9-1-17 COMMON NAME MATURE SIZE 10-30-17 Medrbarranean Fan Palm I21H&W 11-20-17 11-27-17 dY' C.D. G.D. G.D. C.D. G.D. C.D. Sago Palm 31Hx3'W Coaet Sun{lower 31H x 4'W Antonow16 Noe Honey Bush 8'H x SIW Gut -Leaf Philodendron '/IH x 7`W N.G.N. 2'H x 2'W Lemonade Berrry 51Hx5'W Cardboard Palm 3'Hx31W Dwarf Coyote Brush IS"Hx3'W Yarl Pomt Ceanothus 2'H x 8'W Morldo Gyrase (o"H x (o"W Huntington Carpet Rosemary IIHx7'W Star Jaemme I'H x 3'W ENVIRONMENTAL D E S I G N S 1278 Gler,neyre St. :W ID& Laguna 15each GaIiforria07,(o51 Te I "E00 Pjl I -3010 Fa x :000 l 1 -3014 F�nr..�mental Gesiy.e La �dsi a�erom Signature 01-30-201% Renewal Date Date / Design Professionals electronic or all seal or signature s effective only as m that version of this document as originally published by Design Professional. Design Professional is not responsible for any subsequent moal"ratiogcorruption, or authorized use of such doounem To verify the validity or applicability of the seal or signature, contact Design Professional. PRELIMINARY PLANTING PLAN w�r GRAIL DE I'FYFFER oeam PAIR: MAY 11, 2017 Ile" .1' - 0" 14.d e ZG07 Oeean_PrehmmwyJI-Z7-17,vwx 2 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. " V Z t� V' � U Z > Q m z v < p o l� o z O � o S o N N v Signature 01-30-201% Renewal Date Date / Design Professionals electronic or all seal or signature s effective only as m that version of this document as originally published by Design Professional. Design Professional is not responsible for any subsequent moal"ratiogcorruption, or authorized use of such doounem To verify the validity or applicability of the seal or signature, contact Design Professional. PRELIMINARY PLANTING PLAN w�r GRAIL DE I'FYFFER oeam PAIR: MAY 11, 2017 Ile" .1' - 0" 14.d e ZG07 Oeean_PrehmmwyJI-Z7-17,vwx 2 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. " PA2016-170 Attachment No. PC 2 - Revised Project Plans iii N O m w CD ® C -0r = " O n0.. Go o w m a w E- C" - a N r x E~ m = a a m as = W w ;e w z e4 a w w w C7 �INM L1 L 1 r'�—�W'�—nrI 1� 1� G x E- fl_I-LJI w z_ 4 U x E~ D w z E� w InW}ry'JWS W'Vl}WW�ZF--IJ¢li z ZU�-w J2UpOp m21n �aJ-OUl fF a� W ~UI 3 W Zt-~FIiF\W FNN4U0 � WZZF W.WI- w OpJ �¢aF UW WaO Owc�rW Ozr Jt- w�aU WUw.r-pi..tt2Z x0 Z-Up2-W- aN�UUW p.pa�WUJ 3Fz�-�c�� U J__m ZWU In�W �W W pW W-w1iW �- xc�WW Wzz tiwF�n i-a�3'-oW Ey zOWz �J OW ¢W ¢pvi¢3 .i-Jm wzUwp��-W Wrw Zw wao_z_2 o-Uw x U m O- �- W W - w UN W'Ii UIWW2W� WWW W�WOO>2 w ¢¢¢ODMOIZW�W 3¢W�n3WUUwi- y �sED ��,,qj Qi sPRK No. C 22162 Ren. 7/31/19 STgrF DF CAL\� xi E� w z E- x E- w z 1-- E� L LU W N S W CD z LU U z � N Z Q CY) d U E W - _ w z Call J Q Om z LU w z CD cco 0 CC W eNCo x E� N C n f E� x E- w z c� E- Plot Date: 11/17/17 F START RATE: 6/14/16 w z SCALE: 1/4" - P-0" SHEET 0111,115MI 11/20/2017 10:33:37 AM 39 1-- E� LU W S W U) z LU U z � W Q E� x E- w z c� E- Plot Date: 11/17/17 F START RATE: 6/14/16 w z SCALE: 1/4" - P-0" SHEET 0111,115MI 11/20/2017 10:33:37 AM 39 Attachment No. PC 3 Summary of Plan Revisions 41 42 2607 Ocean Boulevard - Summary of Plan Revisions: As part of the update to the plans in response to the Planning Commission's direction, the proposed home was modified in size, layout and exterior architecture. As a result of these modifications, two of the variance requests were deleted — the request to exceed the maximum height (for the elevator and handrail) and the request to allow required open volume area within the setback areas. The home was reduced from 4500 SF to 4178 SF (reduction of 322 SF) and the garage was reduced from 683 SF to 629 SF. Increased the open volume area outside of the setback areas from 255 SF to 343 SF where 286.5 SF is required — eliminating this variance request. Removed 227 SF from the bedroom level. Removed 96 SF from the living level Removed 54 SF from the garage Sheet A-2 1. Relocated mechanical equipment to the garage from the roof to allow removal of screen wall. 2. Increased the setback of the elevator and stairway by 1 foot (from 4 feet to 5 feet) to get more relief 3. Increased the depth and width of the support columns to accommodate remove of one support and add interest/depth to elevation. Sheet A-2.1 1. Cut the game room back to make more visual depth from Way Lane (added 207 SF deck). 2. We re -proportioned the glass to reduce bulk / mass and cut the lower deck back. 3. We straightened the structural wall to make the game room more spacious. 4. Add a new opening at the end of the game room deck to break up Dahlia elevation 5. Removed column to increase glass and reduce structure mass Sheet A-2.2 1. We re -proportioned the glass to reduce bulk/ mass 2. We increased the size of the deck 3. We revised the living room/ dining room glass layout to make sliding doors slide all the way across Sheets A-2.3 and A-2.4 1. We cut the corner off at Ocean / Dahlia roofline. Low pitched roof matches the other side and "book ends" the house making it more cohesive design. 2. Removed screen wall to expose hip roof along east portion of house and reduce bulk of structure 3. Reduced the width of the screen wall and added a glass privacy panel at the bar on the deck to reduce bulk and mass of the structure. 4. Removed horizontal privacy screen on roof deck to reduce bulk. 5. Removed elevator tower and associated walkway to eliminate height variance. Sheet A-3 1. Cut the corner off at Ocean / Dahlia roofline. Low pitched roof matches the other side and "book ends" the house making it more cohesive design. iM 2. Removed screen wall to expose hip roof along east portion of house and reduce bulk of structure 3. Reduced the width of the screen wall and added a glass privacy panel at the baron the deck to reduce bulk and mass of the structure. 4. Removed horizontal privacy screen on roof deck to reduce bulk. 5. Removed elevator tower and associated walkway to eliminate height variance. 6. Added siding to the elevations to add interest to elevation exterior. 7. Reduced screen wall height by 18 inches to reduce mass/bulk of structure. 8. Reduced screen wall near stairwell. 9. Added opening on game room level (right side elevation) 10. Increased deck on living area level (right side elevation) Sheet A-3.1 1. Reduced the width of the screen wall and added a glass privacy panel at the bar on the deck to reduce bulk and mass of the structure. 2. Reduced screen wall height by 18 inches to reduce mass/bulk of structure. 3. Removed horizontal privacy screen on roof deck to reduce bulk. 4. Removed elevator tower and associated walkway to eliminate height variance. 5. We re -proportioned the glass to reduce bulk / mass 6. We increased the size of the deck 7. We revised the living room / dining room glass layout to make sliding doors slide all the way across and open area up 8. Cut the game room back to make more visual depth from Way Lane (added 207 SF deck). 9. Removed column to increase glass and reduce structure mass 10. Increased depth of horizontal elements in front of stair to add interest and break up this portion of the structure Sheets A-4, A-4.1 and A-4.2 1. New patio reflected on Section A -A 2. Reduced screen wall on roof reflected on Section B -B 3. Reduced screen wall on roof reflected on Section C -C 4. Reduced screen wall on roof reflected on Sections D -D and E -E 5. Removed elevator tower and walkway reflected on Sections D -D, E -E and F -F 6. Relocated equipment room into garage from roof reflected on Sections D -D and E -E 7. Reduced screen wall on roof reflected on Sections F -F, G -G, H -H and J -J 8. Elevation changes to Way Lane on Sections G -G, H -H and 1-1 Sheet3-D 1. Renderings reflect visual impact of plan updates from Ocean Blvd and Way Lane perspectives. Sheets L-1 and L-2 1. Reduced screen wall height by 18 inches to reduce mass/bulk of structure. 2. Cross-section on Way Lane elevation of expanded deck and new patio shown. Sheet VAR 1. Removed height variance exhibit 2. Removed open volume area exhibit information 3. Removed elevator from exhibit and increased setback on Way Lane to 5 feet for the stairway 4. Cut corner off Dahlia/Ocean corner of roof line, reduced screen height 18 inches and removed horizontal screening, and reduced width of screen. Revised Project Description A COASTAL DEVELOPMENT PERMIT TO ALLOW THE CONSTRUCTION OF A NEW 4,178 SQUARE -FOOT, SINGLE-FAMILY RESIDENCE AND A 629 -SQUARE -FOOT, THREE -CAR GARAGE AND VARIANCE TO ALLOW THE RESIDENCE TO: 1) EXCEED THE MAXIMUM FLOOR AREA; 2) ENCROACH INTO THE 10 -FOOT REAR YARD SETBACK ALONG WAY LANE; AND, 3) ENCROACH INTO THE 10 -FOOT FRONT YARD SETBACK ALONG OCEAN BOULEVARD. RE IN Attachment No. PC 4 Story Poles Certification 47 42 Stringline along Way Lane elevation eave w 42'�N ,�cb CONC. CURB LEGEND D.D. DECK DRAIN. SEE DETAIL 17/132 & 19/132 +2" DECK DRAIN OVERFLOW, TO BE PIPED SEPARATELY FROM OVERFLOW DECK DRAIN. SEE DETAIL 16/D2 ROOF VENT. SEE KEYNOTE 9, THIS SHEET. - —Q GUTTER AND DOWNSPOUT D.S. ELEVATION�EAVE. KEY NOTES -ROOF PLAN 1❑ LINE OF WALL BELOW 2 NEW ROOFING 0/30# FELT o/ROOF SHEATHING TO MATCH EXISTING -SEE MATERIAL SPECIFICATIONS THIS SHEET ❑3 EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPER STUCCO FINISH AS INDICATED ON ELEVATIONS BITUTHENE WATERPROOF MEMBRANE UNDER BUILDING PAPER ON HORIZONTAL (OR NOT VERTICAL) PLASTER PLANES 4 WOOD FASCIA -PAINT CORROSION RESISTANT SHEET METAL GUTTER AND DOWNSPOUT B DECORATIVE ATTIC VENTILATION -SEE LEGEND A-1 -SEE DETAILS DECORATIVE CHIMNEY CAP AND SPARK ARRESTOR PER MANUFACTURER RECOMMENDATIONS. SEE A-1 FOR CITY HEIGHT REQUIREMENTS. ®CORROSION RESISTANT SADDLE FLASHING INSTALL PER SMACNA RECOMMENDATIONS -PAINT ROOF VENT(S) (O'HAGIN'S TEMPERED FLAT OR EQUAL) REQUIRED ROOF VENTILATION -SEE CALCULATIONS BELOW. 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 CHIMNEY CHIMNEY (AND CHIMNEY CAPS, ETC.) HEIGHTS PERMITTED ONLY AS REQUIRED BY C.R.C. OR MANUFACTURER SPECIFICATIONS PLUS 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 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" MESH GALV. WIRE CLOTH IRED ROOF VENTILATION NOTE: ROOF VENTS FOR VENTILATION AT THE UPPER PORTION OF THE SPACE SHALL BE INSTALLED NO MORE THAN 3 FEET (914mm) BELOW RIDGE REQUIRED NET FREE VENTILATING AREA: ATTIC SO. FT. 6,126/300=20.42 S.F. (2,940 SQ.IN.) VENT AREA REO'D NET FREE VENTILATING AREA AT UPPER PORTION OF THE SPACE: CONTRACTOR TO PROVIDE & INSTALL: TWENTY ONE (11) ROOF VENTR(S) O'HAGIN'S TAPERED VENT 72.00 SQ. IN. F.A.M. TOTAL ROOF VENT VENTING: 1,512 SO. IN. NET FREE VENTILATING AREA AT LOWER PORTION OF THE SPACE: CONTRACTOR TO PROVIDE & INSTALL: TWENTY ONE (21) ROOF VENTR(S) O'HAGIN'S TAPERED VENT 72.00 SO. IN. F.A.M. TOTAL ROOF VENT VENTING: 1,512 SO. IN. ROOF VENT: CORROSION RESISTANT METAL -PAINT TO MATCH ROOFING BACKED w/ 1/4" MESH GANVANIZED WIRE CLOTH. 1/8" MIN. OPENING UPPER : 1,512 SQ. IN. = >50% OF REQ'D VENTING LOWER: 1,512 SQ. IN. = >50% OF REO'D VENTING TOTAL VENTING 3,024 SQ. IN. PROVIDED ROOF VENTS SUPPLIED BY: O'HAGIN'S, INC. Corporate Office & West Coast Mfg. Facility 210 Classic Court, Suite 100, Rohnert Park, California 94928 Phone: 707/303-3660 Toll Free Phone: 800/394-3864 www.OHAGINVENT.com 03 NO r C �D pD CC* V O N N N r r r_ Co r. e W Q7 N C 40 _ .. ; a Gam e C a W 0 9 a a a+ e w a4 e e as N m V Fe w W r D c� Q OZU�w JSU�O� mmm¢maJ-O(/1 �O ]KSa F -w O Fwo00¢U z FmwF2 Sm FF S �2 2¢W oa a m 3 z �w��w�v,�LLoo zowoo oz- ¢��azZrwo- mw ooJ smm� U¢� UJH WmaU Uwow ~Ow ,mz 0 X� Z-UOS-w- oawwow M',< m0¢�w '3wzr¢Urc zv� ,ln_�w o inF aN_¢ ao, 3oz J-m`�-wmm os� zo -rW � azW0xO-mmw 0wm Umw-FwW Z7wmm�J Wm 0WFaF N Q¢U3 �Om U ma Swa ow< -FJm W-,-o­w a, Zw woo-zF _2 o -ow W �U12W¢ Z NUSSW_¢LLHS¢~ZN 0Z~2 IY-YS- HS �HNW wO w~w �W m3or-p Jwxwzz,W xo,�m4NWmxw�www a=moo Z >x No. C 22162 _ Ren.7131/19 Op E- E- 54 z W z_ c.7 d H W z W z 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_0 N (SEE "GENERAL NOTES - SECTIONS" [SHT A-31 FOR VAPOR RETARDER NOTE) C0 N NOTE TO CONTRACTOR: E - ROOF VENTILATION CALCULATIONS PROVIDED HERE SHALL NOT BE USED FOR ROOFING MATERIAL TAKE-OFFS/CALCULATIONS/FTC. U ROOF HEIGHT LEGEND Q z (EXAMPLE NUMBERS BELOW. SEE PLAN FOR ACTUAL HEIGHTS) m RIDGE....... J ROOF LOCATION O Z 103.43 F.SLAB....... FINISH SLAB LU 23.99 ......... SHEATHING HEIGHT ABOVE FINISH SLAB W +.33......... ROOF MATERIAL THICKNESS U Q 127.75 ......... TOTAL ROOF HEGHT ABOVE FINISH SLAB O O Z -104.73 N.G...... NATURAL GRADE (SEE SHEET A-2.5 FOR N.G. CALC'S) 23.02 ABV N.G..... TOTAL ROOF HEIGHT ABOVE NATURAL GRADE .~vu CORROSION RESISTANT SHEET MTL P N � o W WHERE INDICATED ON THE DRAWINGS AS "CORROSION RESISTANT SHEET METAL" z THE CONTRACTOR SHALL PROVIDE GALV STEEL OR CORROSION RESISTANT 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_ x ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O. 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 W z_ D EXISTING WALL TO REMAIN Q C7 d DEMOLISH AND REMOVE EXISTING WALL -REMODELS ONLY U ® NEW INTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O. C:) 0 -SEE STRUCTURAL DRAWINGS. w Ir -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"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: 11/29/17 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. DWGS z NEW 2x6 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE SCALE: 1/411-11-011 NOTES ABOVE. ® NEW 2x8 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEE SHEET NOTES ABOVE. ® NEW 2x10 STUD WALL FRAMING AT 16"c.c. U.N.O. -SEE NOTES ABOVE. Am2.4 CONCRETE BLOCK WALL 11/29/2017 11:17:11 AM 5 STRINGLINE ALONG ROOF DECK PRIVACY SCREEN. V 077 m SETBACK �I DOWNSPOUT/ GUTTER -TYP. F11-1 it1 I I n TC:.81 AT TOP OF CURB OCEAN BLVD. mi. No _L -M I I 1 _fit EXTERIOR PLASTER -FIELD -TYP. 3A r-2—] I! I OPENING FOR FIN. TO P.L. I (LOUVERED VARIES —SEE PLAN IACCESS PANEL I BEYOND) (RANGES FROM 3/4" TO 2-5 3/4") { EXTERIOR PLASTER -FIELD -TYP. ZE4:1 4/' 073 E.G. AT P.L. LEFT SIDE ELEVATION T3 SETBACK QD 3,-1 37, METALIDING -TY . 1 - FIN. TO S OPENING FOR FAU & A/C T� I I 23.00 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 o/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 METAL SIDING. -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 -AS SELECTED 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 C7 N O r O c M Maw Ci # O N N r rO CO p Q � r CA O r � � Y'a Q w E_ w9 r• ae .—O.. O C* N x C w m a E_ ` a a toQ ` m � � Q 4.0e e e+ a = W N m v F W r 0 E- G�3 W z_ E- E- 0 W z E- o E- W KNW}�JWS "K -N}WW �Z F J J aLL z pZUI-WJxUp O0-mxN Q0a J-Oy 0 �o>rc2a'--w Iwo owao z Q'i x x paha ~�^ >i Wz�~HLL",w�NNLLUU /y ZpNoo p aowxao a-- Z- a aw 3> aLL dZz�K OpJ wu-te�aQr ULL as p}aoz� NWpW ~pLLK�Z XO Z -Up -W 0LLN>U.aw LLpazwyJ 3FzrKptt ZfnFNw UHw p NF- _QfA-a 6.UH JHJ F LL'}LL' 3UZ J__m U_41LLm pati zp .1- a ZwU NLL'W pwww pKW-wLLw xzEXo z z w 'N- 3� E'� xw¢LLf-Jw�ow~LL~ ¢aU pU� Qi paw ao(na3 m wZowo~~w xi LLrW Zw wao_zF _x U-pw w�rnxwa z vioxxw_ai`�xa�Zv� E–� NOZF2 Kp>U J HS U ��NW WU wrw _W �m�O HUJwxwz ZOw x UUIKLLNw�2 W� �LL'LL' 2~woo> 1aaaoDMOIWtt �a3¢afA 36.UUw� Z z i TFq�7TFC�. � F No. C 22162 Ren. 7/31/19 s�qT F OF CALA E- W z c� E- E~ W z C'V CO CV Z � � U W D OC W c Q z :�Ei < Om J � z Li Q tLuo o z ~ °C x W O CD E� N U n — E - 2f d O Q E- w W w z cc0 CD a C MATERIAL AND MURS LEGEND FUR BUILDING ANU RANUNAVE y w NO. ITEM 411 MANUFACTURER CO1.011 NAME COLOR NUMBER �N_ 77 ROOF STANDING SEAM METAL BERRIDGE CHARCOAL GREY .... 1A "FLAT" ROOF DECK SURFACE DESERT CRETE DECK SYSTEM DESERT BRAND MONTEREY GREY 2 WALLS -FIELD EXTERIOR PLASTER PERFORATED METAL .... P-100 .... SCREEN WALL a EXTERIOR PLASTER Io 3D P-810 Ia METAL TRIM CORROSION RESIST. METAL .... MATCH (1) ROOF METAL TRIM 5 FASCIA T3 SETBACK QD 3,-1 37, METALIDING -TY . 1 - FIN. TO S OPENING FOR FAU & A/C T� I I 23.00 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 o/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 METAL SIDING. -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 -AS SELECTED 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 C7 N O r O c M Maw Ci # O N N r rO CO p Q � r CA O r � � Y'a Q w E_ w9 r• ae .—O.. O C* N x C w m a E_ ` a a toQ ` m � � Q 4.0e e e+ a = W N m v F W r 0 E- G�3 W z_ E- E- 0 W z E- o E- W KNW}�JWS "K -N}WW �Z F J J aLL z pZUI-WJxUp O0-mxN Q0a J-Oy 0 �o>rc2a'--w Iwo owao z Q'i x x paha ~�^ >i Wz�~HLL",w�NNLLUU /y ZpNoo p aowxao a-- Z- a aw 3> aLL dZz�K OpJ wu-te�aQr ULL as p}aoz� NWpW ~pLLK�Z XO Z -Up -W 0LLN>U.aw LLpazwyJ 3FzrKptt ZfnFNw UHw p NF- _QfA-a 6.UH JHJ F LL'}LL' 3UZ J__m U_41LLm pati zp .1- a ZwU NLL'W pwww pKW-wLLw xzEXo z z w 'N- 3� E'� xw¢LLf-Jw�ow~LL~ ¢aU pU� Qi paw ao(na3 m wZowo~~w xi LLrW Zw wao_zF _x U-pw w�rnxwa z vioxxw_ai`�xa�Zv� E–� NOZF2 Kp>U J HS U ��NW WU wrw _W �m�O HUJwxwz ZOw x UUIKLLNw�2 W� �LL'LL' 2~woo> 1aaaoDMOIWtt �a3¢afA 36.UUw� Z z i TFq�7TFC�. � F No. C 22162 Ren. 7/31/19 s�qT F OF CALA E- W z c� E- E~ W z C'V CO CV Z � � U W D OC W c Q z :�Ei < Om J � z Li Q tLuo o z ~ °C x W O CD E� N U n — E - 2f d O Q E- w W w z cc0 CD a C MATERIAL AND MURS LEGEND FUR BUILDING ANU RANUNAVE y w NO. ITEM MATERIAL MANUFACTURER CO1.011 NAME COLOR NUMBER COMMENTS 77 ROOF 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 6 WOOD TRIM IPE WOOD .... .... .... .... 7 WINDOWS ALUMINUM WESTERN WINDOW SYSTEMS " 0 GARAGE DOOR CORROSION RESIST. METAL CROWN GARAGE DOORS & GATES MATCH (1) ROOF ... CONTEMPORARY 01 9A ENTRY DOOR #1 CORROSION RESIST. METAL CUSTOM MATCH(1)ROOF .... .... 9B 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 ... ... 16 METAL SIDING MATCH (1) ROOF ... .... .... REVISIONS: E- E- E- W z E- Plot Date: 11/29/17 z START DATE: 6/14/16 W z SCREE: 1411-11-011 C4 SNEET A-3 11/29/201711:29:27 AM 51 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 NEW ROOFING 0/30# FELT o/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. zB 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. METAL SIDING. -SEE "MATERIAL AND COLORS LEGEND" -THIS SHEET REAR ELEVATION METAL TRIM. -SEE "MATERIAL AND COLORS LEGEND" -THIS SHEET METAL FASCIA. 1 -SEE "MATERIAL AND COLORS LEGEND" -THIS SHEET DOORS AND WINDOWS -TYP. -SEE "MATERIAL AND COLORS LEGEND" -THIS SHEET DECORATIVE ATTIC VENTILATION SEE ROOF PLAN --NOT USED GUARDRAIL +42" ABOVE ADJACENT SURFACE PICKETS -MAX. SPACE 3-7/8" BETWEEN DECORATIVE CHIMNEY CAP -AS SELECTED BY ARCHITECT 1 AMERICAN CHIMNEY SHROUD #1 (949) 364-5118 CORROSION RESISTANT SHEET METAL „1 STONE -SEE SPECIFICATIONS BELOW 1 CONNECT DOWNSPOUTS TO SUBDRAIN SYSTEM 1 -SEE CIVIL PLANS MATERIAL CALLOUT -SEE MATERIALS AND COLORS LEGEND -THIS SHEET iENERAL NOTES -ELEVATIONS PROVIDE ADDRESS ON BUILDING PER N.B.M.C.13.12.210 SEE ROOF PLAN SHEET FOR ROOF VENTILATION CALCULATIONS. MATERIAL SPECIFICATIONS MAI MAL AMU UULUN5 RUM MH BUILUINU AMU NANNUAPt NO. ITEM MATERIAL MANUFACTURERCOLOR NAME COLOR NUMBER COMMENTS 1 ROOF 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(I)ROOF .... .... N WOODTRIM IPE WOOD .... .... .... .... T WINDOWS ALUMINUM WESTERN WINDOW SYSTEMS "" "" R GARAGE DOOR CORROSION RESIST. METAL G GATES GARAGE DOORS 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 .. ... .. ... 16 METAL SIDING MATCH (1) ROOF .... .... .... 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Z_ N F M W U F W U �F-J r fL},y UZJ mU_wd0 mW ZU Hw UI ¢z mo �x�w www ww Ow1w mz�wrca�Jw�ow ra`-'^Q¢o xo� E- U mawmwzwz w¢omzF ZU=",ow x W g N F x Q�- y U S x W- Q LL w Q~ Z1n E- N Z m x r N W w w~ w w m 3 oI U J w x w z z p w xo�n¢wwwwxwl xaw m`-woo>x w r¢¢¢ommorttd�a3¢atn3a UUw� z i -r ARGy�T � No. C 22162 Ren. 7/31119 �Tq OF CALX x E� w z w z E- x w U) z LU CV Q � CV W 0) E- N U E -4 F W w cc_ z J ¢ 0 z w i� Q w U Q CD z � Cc oCD 0 - E- No CD x CV U E- x w E- �i x F w z E- Plot Date: 11/29/17 x E - START DATE: DATE w z SCALE: NO SCALE 6 SHEET 30 i 11/29/201711:36:05 AM 5 U) z LU Q � W S N C' E- �i x F w z E- Plot Date: 11/29/17 x E - START DATE: DATE w z SCALE: NO SCALE 6 SHEET 30 i 11/29/201711:36:05 AM 5 Attachment No. PC 5 Story Poles Notification 55 52 NICI-IOLSON C a NS. F a 1 F ;: rl Fig`, y F, I:.V November 21, 2017 Neighbor Corona Del Mar 1qQSpEIVED 9k COMMUNITY DEVELOPMENT NOV 2 7 2017 CITY OF 111kpORT OEPG Re: Future Ginsberg Family Residence at 2607 Ocean Boulevard Dear Neighbor, As you may know, Nicholson Construction Company, a local Newport Beach home builder, has requested an application to the Planning Commission to build a new home at 2607 Ocean Boulevard. In working with City staff, Nicholson Construction elected to erect story poles to outline the newly proposed home's roofline. These story poles will be installed Monday, November 27, 2017 in the morning, and will be displayed until Friday morning, December 1, 2017. You may contact John P. Ramirez at 56l7a2-818-6719 or johnrnicholsoncomnanies com'if you have any questions. John will also be on site on Thursday, November 30, 2017, from 1p -5p if you would like to meet to discuss the project with him. I CORPORA'ET, ?',-,AZA. SUIT! lio NETA7POWi3k.4 H. CA ®26t,o PH.ONi,: !9491 756-8343 FA;:: 'o40756-8394 57 52 Attachment No. PC 6 Construction Management Plan 159 OD 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. November 27, 2017 01 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 November 27, 2017 MI J 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 November 27, 2017 IM 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 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 Boulevard 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 MANAGEMENT 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. No parking for construction workers will be allowed on the streets in China Cove. These streets will remain free of construction -related traffic and construction workers will be not be allowed to park in the neiehborhood. 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), and will not park at the public parking lot at Big Corona. Construction workers will park at an off-site location and carpool to the project site when necessary. 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. In order to maintain unobstructed access for residents and emergency responders, construction workers will be prohibited from parking on Way Lane and other streets within China Cove. Compliance with this prohibition will be monitored daily by the construction management team. Carpool shall also be encouraged among professionals. November 27, 2017 04 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 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 November 27, 2017 05 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 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: November 27, 2017 00 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, 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. November 27, 2017 07 Exhibit "A" Trucking Haul Route a November 27, 2017 02 03 ° O 0 a November 27, 2017 02 Attachment No. PC 7 Correspondence Letters 09 7D Ung, Rosalinh From: Steve Navarro <snavarro@furmanco.com> Sent: Wednesday, November 29, 2017 8:11 AM To: Ung, Rosalinh Subject: 2607 Ocean Blvd, Corona Del Mar Dear Ms Ung I am writing today to formally object to the approval of the variances requested for the proposed structure referenced. I am the property owner at 2608 Ocean Blvd, directly across the street from the subject. My permanent residence is in South Carolina but we actively use our Corona del Mar home as a second residence. When on site last month I walked over to introduce myself to the architect and contractor. At that time I expressed concern about losing site -line to the ocean and the beach along China Cove. They assured me that the new structure would not in any way impair views to the water. I am in the real estate development business throughout the United States and actively engage design teams, so I am familiar with the software they utilize to assist in illustrating effect and impact. I asked the architect if he would send me an illustration showing the structure and proving this critical claim. While he readily agreed to prepare and provide this information to me, he subsequently failed to deliver. This week temporary structures were erected to gauge impact on the surrounding properties. Upon review, I am shocked that these variances would be considered. We witness hundreds of people, both neighbors and visitors, walk this stretch of Ocean Blvd to enjoy the public views. Even though the structure will not exceed the curb height, it will completely blot out all views of the beach at China Cove, the entrance to the harbor and the Wedge. This visual impact will also be felt standing at my front patio. If this structure is approved by the city, I estimate our property value to be diminished by hundreds of thousands of dollars. The city will see this impact monetarily through value re -assessments and corresponding property tax loss by all those impacted. We however, will have to live with a negative environmental impact that we can never change; a result caused by allowing one individual to exceed the legal limits in five (5) critical areas. Accordingly, we object to allowing this structure to exceed the maximum floor area, encroach into the rear yard and front setbacks, and most importantly, exceed the maximum height limit. In my view, and the view of our attorney's, this last variance alone is egregious enough to knowingly and willingly cause a liability on the city's part. On the human side, please ask Planning Commission members "why" and "where does this stop?". At what point do we stand up and tell someone "no, play by the rules that everyone else is required to play by". Thank you for considering my request and this formal objection. I trust that this will reach the possession of each member of the Planning Commission. I am available for discussion at anytime. Sincerely Steve Navarro Stephen P. Navarro, CRE®, CCIM, FRICS President The Furman Co. Inc 864 242 5151 Tel 71 snava rro@fu rma nco.com www.furmanco.com Please consider the environment before printing this email. Thank you. This email may contain information that is confidential or attorney-client privileged and may constitute inside information. The contents of this email are intended only for the recipients) listed above. If you are not the intended recipient, you are directed not to read, disclose, distribute or otherwise use this transmission. If you have received this email in error, please notify the sender immediately and delete the transmission. Delivery of this message is not intended to waive any applicable privileges. 72 Ung, Rosalinh From: kent moore <kentmoore@road run ner.com> Sent: Monday, November 27, 2017 9:27 AM To: Ung, Rosalinh Subject: 2607 Ocean Blvd., Corona del Mar proposed project - - requested variance To the Newport Beach Planning Commission; After residing 47 years at the corner of Ocean Blvd. and Carnation Ave. in Corona del Mar, I have seen this so-called "mansionization" occurring first hand throughout our area of Old Corona del Mar and I wish to urge your panel not to grant a variance to this applicant. I believe this project should be scaled down considerably. And I am not aware of any other variances given to bluff face properties along the Carnation Ave. bluff or bluff properties above China Cove. Please don't start now as my neighbors and I believe it would set a dangerous precedent in terms of future development. For years this applicant had a disintegrating, ramshackle wooden fence and gate at the Ocean Blvd. entrance to his property at the foot of Dahia Ave. next to the existing Ocean Blvd. sidewalk. Please take the time to visit this spot. The gate was marked "No Trespassing." Now, we have learned that a large portion of that area leading down the bluff to the applicant's property was part of the public domain. How was this overlooked for so long by the City? Most residents didn't even realize that 2607 Ocean Blvd. even existed as the present home sits so low on the bluff. How nice it would have been over the years for visitors and residents to have strolled down that bluff to view sunsets and the China Cove area. There was even a park bench at one time at this location. I believe it should be replaced as a condition of development and have discussed this with staff. Just what has happened to the unique village character of this special area of Newport Beach? Some of the designs of these new homes are positively grotesque. Pease -- enough is enough. Sincerely, Kent S. Moore 210 Carnation Ave. 73 Ung, Rosalinh From: Jurjis, Seimone Sent: Wednesday, November 22, 2017 2:13 PM To: Ung, Rosalinh; Campbell, James Subject: FW: Oppostion to 2607 Ocean Blvd. CDM �aEWPORT x SEINIONE LURAS, P.E., C.B.O. Community Development Department Community Development Director siuriis@n ewoortbeach co. oov 949-644-3282 From: Emkapp [mailto:emkapp@aol.com] Sent: Wednesday, November 22, 2017 2:04 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: Oppostion to 2607 Ocean Blvd. CDM Dear Ladies and Gentlemen, Community and neighborhood opposition due the size and bulk of the proposed construction at 2607 Ocean Blvd.is certainly real. Under the definition of variance for real estate, a variance is an inconsistency with or exception to the existing zoning and ordinances of the municipality. As you know, a variance is requested and if approved allows a property owner to build in a manner that is not consistent with the existing guidelines . The key factors are, variances are not guaranteed and may be granted by the appropriate Commission, if there is no opposition. The only property rights that an owner has is the right to develop a lot within the existing Municipal and Zoning codes. The owner may request a variance, BUT it is not a right or a guarantee. Variances are approved on a case-by-case basis and if opposition is presented, may be and should be, denied. Relating to previous variances granted in the general area, just because variances were previously approved, there is no guarantee that a variance should be approved today. Attitudes and neighborhoods change. Communities often decide to strictly enforce zoning requirements to slow or alter allowable improvements within a community when building has been too rapid, too large, or done in a manner inconsistent with the larger community vision. There is clearly significant opposition to the proposed variances requested and the development as is currently proposed for 2607 Ocean Boulevard. I strongly request the Planning Commission deny all requests for variances and inform the property owner that development of the lot will need to be within existing zoning and Municipal ordinance senses due to community opposition. Beth Kiley Corona Del Mar 74 Ung, Rosalinh From: Susan Skinner <seskinner@me.com> Sent: Monday, November 27, 2017 9:37 PM To: Kramer, Kory; Dunlap, Bill; Koetting, Peter; Kleiman, Lauren; Lowrey, Lee; Weigand, Erik; Zak, Peter; Ramirez, Brittany; Campagnolo, Daniel; Jurjis, Seimone; Ung, Rosalinh Cc: Joy Brenner; Karen Carlson; Jennifer McDonald; Jean Watt; Dorothy Kraus; Andy Lingle; Martha Peyton Subject: 2607 Ocean Blvd: Apparent error in developer's presentation Attachments: Nicholson PC 1109 17.pdf Dear Planning Commissioners: I just received the developer's power point presentation regarding 2607 Ocean Blvd. In it, he describes that two of the bluff properties have received variances to increase buildable area. He is correct that 2711 Ocean Blvd received another 227 sq ft in 1985. However, the variance cited for 2735 Ocean Blvd (VA 876) did not give any additional sq footage when it was granted in 1965. I am attaching that variance to this Email for your review (although parts of it look a bit scrambled). Thank you, Susan Skinner 715 1bVARIANCE APPLICATION No. i 6 or inante No. DATE //�/-(„) City of Newport Beach :INSTRUCTIONS: (Read Carefully). The Applicant or his legal representative must be present at all public hearings. Fill out this application completely. It must be accompanied by four copies of a plot plan to scale, and with correct dimensions, shoving in detail all boundaries, existing buildings, proposed alterations and additions. The Applicant must sign conditions of Variance, if any, within thirty days after granting. Application is not valid until 15 days after date of approval and shall be revoked if not used within eighteen months from date of approval. J. Herbert Brownell ✓ T �� ` 2735 Ocean evs- _ Property Owner Only Address Involved LOT Portion of BLOCK 033 SECTION Parcel A TRACT Corona del Nor ZONE R-1 DATE OF HEARING Wo(/. / Sp /p/e1- TIME 8 B-6 PN. Application, is hereby made for a Variance from Section— b C' 2 to permit: Reduction of front yard setback from 10' tom' on Ocean Ave, Hardship Involved; Pr$sent setback forces proposed dwelling ever near -vertical bluff one foot above seems with roof in accordance rn¢re are sneers accecnen c0 ens mane a part at this Application. I hereby certify that the Eeregoing statements, maps, drawing, plane and specifications attached hereto are true and. correct. If granted, this Variance will not adversely affect persons residing or ,corking "he neighborhood. I further consent to any permit issued in reliance thereon and in ie a e t they are not true and correct. /� •Il�i�e..a (� )1. , Lt.:e fr7,c� y- /03 /?r 7f A /Gi S'.f.?l signature of nwper w....e eaa,.eee n�-- .` FOR DEPARTMENTAL USE ONLY PLANNING COMMISSION ACTION In accord with Section 9106.31 (a)-1-2-3 a Variance is hereby, 9PANTFn the above Applicant subject to requirements of all governmental agencies having jurisdiction and sub. •ct to the following: -Approval is subject to Council policy concerning height of structures in relation to the curb. FINDINGS OF PLANNING COIMiISSION: Upon a review of the evidence on file and testi- wnuer w¢ c,rcumstancus pr the particuiar case, the granting of this Varianc ,u sne ne19nuurnuou ORO, inereTore, recommenaea approval, subject to That Variance be GRANTED -)MNM GRANTED - DENIED 7qtZ*t 7A day of Novambpr 1915—on the day of-19-- Margery f19_ Margery Schrouder, City Clerk Newport Beach, Califgrnia V-$74 June 14, 1,467 Mr,. J. Herbert Brownell 1950 Y. Coast Highway Reoport Rotewi.:Californla. Subject: Variance No. 876 Dear Sir: Th 1 ih.n 14 g commission on June 1 8.11 1967 extended, for a period of 18 months. the above .-refe:re6c'ad Narl46 i`nce- which permi-ts a reduction of the front Yard setback from 101,to 5, at 2736 Ocean Avenue, tb Cor imp Corona del -M 'r, subject to.the same condition I -- a I - b1g.d :'A't, "th'Ir t ML R: e' ' a0pli-cition.Wa5 ori grante` g.hally d If you have any questions regarding this applica- ti6nd 0, not hesitate to contact.this office. Very truly yoursi PLANNrwDEPARTMENT ErnM91: Mayer, Jr. Planning Director EN:hh 41si June 14, 1,467 Mr,. J. Herbert Brownell 1950 Y. Coast Highway Reoport Rotewi.:Californla. Subject: Variance No. 876 Dear Sir: Th 1 ih.n 14 g commission on June 1 8.11 1967 extended, for a period of 18 months. the above .-refe:re6c'ad Narl46 i`nce- which permi-ts a reduction of the front Yard setback from 101,to 5, at 2736 Ocean Avenue, tb Cor imp Corona del -M 'r, subject to.the same condition I -- a I - b1g.d :'A't, "th'Ir t ML R: e' ' a0pli-cition.Wa5 ori grante` g.hally d If you have any questions regarding this applica- ti6nd 0, not hesitate to contact.this office. Very truly yoursi PLANNrwDEPARTMENT ErnM91: Mayer, Jr. Planning Director EN:hh 0 0 CITY OF NEWPORT BEACH June 1, 1967 TO: Planning Commission FROM: Planning Department SUBJECT: Extension of Time - Variance 876 J. Herbert Brownell - 2735 Ocean Ave., CdM Request: Letter from J. Herbert Brownell, Architect, requesting an indef- inite time extension on the subject variance. Variance 876 was for a reduction in the front yard setback from 10 ft. to 5 ft. Background: Variance 876 was approved November 18, 1965 and expired May 18, 1967. Involved was a proposed single family dwelling located on the seaward side of Ocean Avenue overlooking China Cove. A petition was filed containing 9 signatures of property owners across the street objecting on the basis of possible obstruction of their view. The application was approved subject to the Council policy concerning height of structures in relation to the curb. The application states the roof would be 1 ft. above the curb elevation. Mr. Brownell is the owner of the property and he designed the house for a prospective purchaser. The purchaser dropped the pro- ject due to financing problems. Mr. Brownell stated that there are no prospects at present for proceeding with construction. He would like to have the variance extended in case a prospect comes along. Analvsis and Recommendation: The plans for the proposed dwelling were designed for a specific client. If a new purchaser is found it is quite probable that he would want a different house. Therefore, since the variance was approved based on a specific plan, any new plan would not be in compliance with the approved variance. It would seem best, under the circumstances, to deny the requested extension, of time and consider a new variance (if ar.y is necessary) based on a plan that would be valid at the time. Respectfully submitted, ERNEST MAYER, Jr. Planning Director Attachments: Vicinity map Letter from Mr. Brownell ByQ —Willis L. Warner Senio.r_Planner.. 72 '� LR�y B•as22 �. iA.l �ko(U illb( A R C H 1 T E C T A I A 1450 W. COAST HIGHWAY 101 NEWPORT BEACH, CALIFORNIA 9 May 167 Planning Commission City of Newport Beach Newport Beach, Calif. Ret Variance ¢876, 18 Nov. 165 Dear Sirs; The undersigned owner of the praperty for which a variance of reduced front yard setback was granted, respectfully requests an extension of this finding for as long a period as the Commission feels is justified. This was a non -controversial submission and the situation remains unchanged. JHB:mb lee Sincerelyy, 77 HerbertBrowne .l e � 19a�'� •1 We the undersigned wish to voice our objection to the 5 ft. set back ask for by Por Brownell for new construction at 2231 Ocean Blvd. Corona del Mar. Var. No 876 We feel that the set back will add to the obstruction of the view of property owners across the street alrer..dy created b the planned construction of the owner. We zilso feel that there is a precedent being set that will effect other property owners in the area. Si nedt 141 ..4� sifr� arc .2 S/z alter iec• /Y '(,t/(��ca Ig "96S 20 Variance or Use Permit 1 Hearing NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN THAT THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH WILL HOLD A PUBLIC HEARING ON THE APPLICATION OF J. HERBERT BROWNELL FOR A VARIANCE- lI9JXX')CIOIiDfD($_ 876 TO PERMIT: Reduction of front yard setback from 10' to 5' on Ocean Avenue. owXJDX PORTION OF BLOCK 033 TRACT Corona del Mar 2735 Ocean AvenueCorona c] Mar NOTICE IS HEREBY FURTHER GIVEN THAT SAID PUBLIC HEARING WILL BE HELD ON THE 18 DAY OF November 19 65 AT THE HOUR OF 8:00 P.M. IN THE COUNCIL CHAMBERS OF THE NEWPORT BEACH CITY HALL, AT WHICH TIME AND PLACE ANY AND ALL PERSONS INTERESTED MAY APPEAR AND BE HEARD THEREON. RAY Y. COPELIN, SECRETARY NEWPORT BEACH CITY PLANNING COMMISSION Publication Date Z/ (46 Received for Pub. ' Date Received y,_„ z , , 6� 21 i c -o \1 -81` REQUEST FOR EXTENSION a iY or mI pwr ®EACH! CAL /f wasIrY ANAP MCPAMP or ILAAWAW Q[IAA oA rr PRAW00 #A L- 22 I Iyt APPLICANT - Draw a Plot Plan and any necessary el"Ationa with dLmensioos on Chia sheet, to scale, Illustrating existing and Propnaed conditions affecting the application, and Co con ELrm 0 \/,,T16 g� 24 10 Begin forwarded message: From: "Ung, Rosalinh" <RUngganewportbeachca.gov> Subject: RE: May I get the powerpoint presentation? Date: November 27, 2017 at 7:44:27 AM PST To: 'Susan Skinner' <seskinnergme.com> Hi Susan - Please see attachment. Thanks. R. -----Original Message ----- From: Susan Skinner [mailto:seskinnerame.com] Sent: Thursday, November 23, 2017 6:54 PM To: Ung, Rosalinh <RUnygnewportbeachca.gov> Subject: May I get the powerpoint presentation? Rosalinh, May I get a copy of the power point presentation that the developer of 2607 presented at the last PC meeting? For some reason, I can't get the video to work on my computer and can't see his slides. Thanks, Susan Skinner 29 25 Ung, Rosalinh From: Susan Skinner <seskinner@me.com> Sent: Sunday, November 19, 2017 6:39 AM To: Kramer, Kory; Dunlap, Bill; Koetting, Peter; Kleiman, Lauren; Lowrey, Lee; Weigand, Erik; Zak, Peter; Ramirez, Brittany; Campagnolo, Daniel; Jurjis, Seimone; Ung, Rosalinh; Campbell, James Cc: Jim Mosher; Joy Brenner; Nicole Reynolds; Andy Lingle; Jean Watt; Karen Carlson Subject: Re: Variance at 2607 Ocean Blvd (clarification) Just for clarification: I am not opposed to the granting of a variance to allow the property the same rights as any similar sized property in the neighborhood. Indeed, it is very appropriate to grant relief of this sort. I am opposed to granting entitlements in excess of what other property owners would be allowed as part of this variance. Susan On Nov 18, 2017, at 9:36 PM, Susan Skinner <seskinner c(e me.com> wrote: Dear Planning Commissioners: As follow up to the Email below, I have now obtained a full variance history for the properties referenced in the staff report for 2607 Ocean Blvd. With the exception of 227 sq ft added in 1985 to 2711 Ocean Blvd (notably before the 1997 code change that dropped the FAR from 2 to 1.5 in this area), no other property has received any additional sq footage from a variance request. I am attaching this information below. Because of this, the granting of a variance allowing additional sq footage would quite clearly be a special privilege and as such, is prohibited by code. , 1 would appreciate having you respect the variance requirements and denying the developer's application for additional sq footage. Thank you, Susan Skinner <VarianceOceanBlvdl l-17.docx> On Nov 9, 2017, at 3:18 PM, Susan Skinner <seskinner(cr�,me.com> wrote: 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: 20 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 Femleaf. Those south of Femleaf 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 Femleaf 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 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 27 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 10K sq ft) 2616 Way Lane 1699 sq ft 2620 Way Lane 5535 sq ft 22 Ung, Rosalinh From: Susan Skinner <seskinner@me.com> Sent: Saturday, November 18, 2017 9:37 PM To: Kramer, Kory; Dunlap, Bill; Koetting, Peter; Kleiman, Lauren; Lowrey, Lee; Weigand, Erik; Zak, Peter; Ramirez, Brittany, Campagnolo, Daniel; Jurjis, Seimone; Ung, Rosalinh; Campbell, James Cc: Jim Mosher; Joy Brenner; Nicole Reynolds; Andy Lingle; Jean Watt; Karen Carlson Subject: Re: Variance at 2607 Ocean Blvd Attachments: VarianceOceanBlvd11-17.docx Dear Planning Commissioners: As follow up to the Email below, I have now obtained a full variance history for the properties referenced in the staff report for 2607 Ocean Blvd. With the exception of 227 sq ft added in 1985 to 2711 Ocean Blvd (notably before the 1997 code change that dropped the FAR from 2 to 1.5 in this area), no other property has received any additional sq footage from a variance request. I am attaching this information below. Because of this, the granting of a variance allowing additional sq footage would quite clearly be a special privilege and as such, is prohibited by code. I would appreciate having you respect the variance requirements and denying the developer's application for additional sq footage. Thank you, Susan Skinner On Nov 9, 2017, at 3:18 PM, Susan Skinner <seskinner(c�r�,me.com> wrote: 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 29 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 Femicaf have a very different topography than the properties south of Femleaf. Those south of Femleaf 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 Femleaf 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 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 90 4500 sq ft (This may be in error as variance PA 2015-224 noted that the new home would be about IOK sq ft) 2616 Way Lane 1699 sq ft 2620 Way Lane 5535 sq ft 91 Permit/Variance history 2607 Ocean Blvd: Built 1948, No variance history 2616 Way Lane: Built 1947, no variance history 2620 Way Lane: Built 1980, no variance history 2701 Ocean Blvd: Built 1971, no variance history 2711 Ocean Blvd: Being rebuilt now, historical variance VA 884, VA 1055, VA 1126. No recent variance granting extra sq footage. VA 884 from 1966 does not grant additional sq footgage. VA 0155 from 1976 does not grant additional sq footage. VA 1126 from 1985 granted an additional 227 sq ft to the property. 2723 Ocean Blvd: Built in 2002 with an addition approved in 2015 that required a variance. No additional sq footage was added. VA 2014-005. 2727 Ocean Blvd: Built in 1956, no variance history 2735 Ocean Blvd: Built in 1971, renovated in 2008. Historical variance VA 876 and MD 0353. MD 0353 in 1971 did not add sq footage. VA 876 in 1965 did not add sq footage. 2741 Ocean Blvd: Not clear if recently rebuilt or pending rebuilding. Variance granted 2015-005 did not allow additional square footage. 92 Ung, Rosalinh From: Susan Skinner <seskinner@me.com> Sent: Friday, November 10, 2017 5:24 PM To: Kramer, Kory; Dunlap, Bill; Koetting, Peter; Kleiman, Lauren; Lowrey, Lee; Weigand, Erik; Zak, Peter; Ramirez, Brittany; Campagnolo, Daniel; Jurjis, Seimone; Ung, Rosalinh Cc: Joy Brenner, Karen Carlson; Jennifer McDonald; Jean Watt; Dorothy Kraus; Andy Lingle; Martha Peyton Subject: The definition of 'special privilege' Dear Planning Commission members: Despite Mr. Torres' somewhat flip comment that a "special privilege" is whatever you decide that it is, there actually is a legal definition. Per the legal websites that I went to, "special privilege" is defined as "a legally supported privilege granted exclusively to some individual or class of persons to the exclusion of others and in depreciation of the common right." From what I can determine from this vantage point, none of the other properties along Way Lane cited in the staff report have needed a variance increasing their sq footage to be able to build their homes. I have asked Ms. Ung to clarify this for me. The FAR for the CdM district is 1.5. Page 41 of the staff report ("Item #2 staff report") indicates that the FAR for the properties citied are a maximum of 1.06 and an average of .99. If 2607 Ocean Blvd is allowed a variance to build at 5000 sq ft, the FAR would be 1.76. By the definition above, this would clearly be a special privilege and would thus indicate that the variance for the additional sq footage MUST be declined as it does not meet #4 of the variance requirements. As I have previously stated, this is not a discretionary decision. Although I missed much of the presentation (my sister was in town for dinner and that takes precedence over politics), I am told that the developer is seeking to consider the first floor as a basement. I have asked Ms. Ung to forward me the presentation, but the information contained in the staff report shows all levels of the house as above grade. My reading of the code is that only a subterranean basement is not counted in the sq footage and so no aspect of the house as it is currently presented could be considered subterranean. I hope you agree. I appreciate your consideration of our concerns. Thank you, Susan Skinner 93 Ung, Rosalinh From: Charlene <murphy.charlene@gmail.com> Sent: Friday, November 10, 2017 9:23 AM To: Ung, Rosalinh Subject: 2706 Ocean Boulevard We oppose granting this variance. We are appalled by the requested height variance. We also are opposed to the special consideration for this homeowner. Don't do it! Charlene and Rick Murphy 2552 Vista Dr Sent from my iPad 94 Attachment No. PC 8 Draft Resolution for Denial 9,5 9Q RESOLUTION NO. 2075 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 4,178 square -foot, single-family residence and a 629 square -foot, three -car garage, for a total of 4,807 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, and C. Encroach 7 feet into the 10 -foot front yard setback along Ocean Boulevard. 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. Public hearings were held on November 09, 2017 and December 7, 2017, in the Council Chambers at 100 Civic Center Drive, Newport Beach in the Corona del Mar Conference Room (Bay E-1 st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the public hearings 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 these public hearings. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. Pursuant to Section 15270 of the California Environmental Quality Act (CEQA) Guidelines, projects which a public agency rejects or disapproves are not subject to CEQA review. 97 Planning Commission Resolution No. 2075 Paqe 2 of 3 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: 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: The proposed residence does not conform to all applicable residential development standards as the Development does not comply with floor area limitation and setbacks. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 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 Community Development Director in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. 11-09-17 92 Planning Commission Resolution No. 2075 Paqe 3 of 3 PASSED, APPROVED, AND ADOPTED THIS 7th DAY OF DECEMBER, 2017. AYES: NOES: ABSTAIN: ABSENT: BY: Peter Koetting, Chairman 23 Erik Weigand, Secretary 11-09-17 99 Planning Commission - December 7, 2017 Item No. 5a Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: 2607 Ocean Blvd. From: Catherine Lincoln [mailto:cat.lincoln@gmail.com] Sent: Thursday, November 09, 2017 5:28 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>; Jurlis, Seimone <sjurjis@newportbeachca.gov> Subject: 2607 Ocean Blvd. No, oppose the variance. Thank you, Carol H. Lincoln Catherine Lincoln Planning Commission - December 7, 2017 Item No. 5a Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: Ocean Boulevard Variance —Original Message— From: Linda Stadler [mailto:lindajstadler@gmail.com] Sent: Thursday, November 09, 2017 5:50 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: Ocean Boulevard Variance Please be advised that I, Thomas Fredericks, and my wife, Linda Stadler, have resided in Newport Beach for 40 years. We have unfortunately witnessed the mansionization of neighborhoods for the last two decades. Our community is losing its identity. This is not Beverly Hills. This is a beach community. No variance should be granted for the Ocean Boulevard property which is less than 1/4 of a mile from our home in Irvine Terrace. Your role is to enforce the general plan, not ignore it. Please do your job! Tom Fredericks and Linda Stadler Planning Commission - December 7, 2017 Item No. 5a Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: 2607 Ocean Boulevard - Story Poles and Site Visit From: John Ramirez [mailto:john@mljresources.com] Sent: Monday, November 20, 2017 8:21 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 Boulevard - Story Poles and Site Visit Hello Chair Koetting and Members of the Planning Commission, My name is John Ramirez and I represented Nicholson Construction at the 11/9 meeting for the Ginsberg Family Residence project located at the above -referenced address. Our team has been working with city staff to revise the project and in doing so, we have eliminated two of the variance requests - the height variance for the elevator and handrail, and the required open volume encroachment into the setback areas. We have reduced the size of the home by just over 300 s.f. and we have made several architectural changes to the exterior of the building to reduce the perceived mass and bulk of the structure. We will be installing story poles at the property the morning of Monday, November 27, 2017. Installation will be complete by 1p. The poles will be up until Friday, December 1, 2017, and removed that morning. I was hoping to meet with each of you at the site (at your convenience) to review the updated plans and discuss the story poles. Tom and I are available any time on Monday afternoon, Wednesday or Thursday to meet with you. I will reach out to you individually to see if there is a time that works for you to meet on site. If you have any questions, please feel free to call or email me. Thank you and I look forward to sharing our updated project with you. Regards, John John P. Ramirez, AICP 562-818-6719 Planning Commission - December 7, 2017 Item No. 5a Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: 2607 Ocean Blvd —Original Message— From: Ung, Rosalinh Sent: Thursday, November 30, 2017 7:15 AM To: Ramirez, Brittany <bramirez@newportbeachca.gov> Subject: FW: 2607 Ocean Blvd Please prepare for Planning Commission. Thanks. R. ROSALINH UNG Community Development Department Associate Planner run g@newportbeachca.gov 949-644-3208 CITY OF NEWPORT BEACH 100 Civic Center Drive, First Floor Bay B, Newport Beach, California 92660 1 newportbeachca.gov —Original Message— From: Patty Nesbit [mailto:patrynesbit@yahoo.com] Sent: Thursday, November 30, 2017 7:06 AM To: Ung, Rosalinh <RUng@newportbeachca.gov> Subject: 2607 Ocean Blvd I am opposed to granting a variance on the building permit for the above address for the sloe purpose of building a larger house. Unnecessary! Patty Nesbit Newport Beach resident Sent from my iPhone Planning Commission - December 7, 2017 Item No. 5a Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: Variance given as a "privilege" From: Ung, Rosalinh Sent: Thursday, November 30, 2017 7:16 AM To: Ramirez, Brittany <bramirez@newportbeachca.gov> Subject: FW: Variance given as a "privilege" Please prepare for Planning Commission. Thanks. R. ROSALINH UNG Community Development Department Associate Planner runo(d newoortbeachca.cov �evw�'PpR> 949-644-3208 o CITY OF NEWPORT BEACH W� = 100 Civic Center Drive, First Floor Bay B, Newport Beach, California 92660 1 newportbeachca.gov e. Gr.IFORR�' From: Lorian Petry (mailto:lorianpetryC@hotmail.com] Sent: Wednesday, November 29, 2017 11:41 PM To: Ung, Rosalinh <RUna@newportbeachca.Rov> Subject: Variance given as a "privilege" Hello - Please abide by the rules that govern the size of a dwelling based on zoning rules as currently stated in the code. Granting a variance for the home at 2607 Ocean Blvd., Cd M, simply opens Pandora's fateful box. A home that is 4K+ sq/ft should fit perfectly on the lot, but one that exceeds 5K sq/ft is out of line and should be out of the question. Please stick to what are the rules as they currently stand. If the rules need changing they will be changed, but not by special variance or a special "spot" exception request. We've traveled that path and it's led to ill will towards the Planning staff, commission and ultimately the council. Thank you for considering this request to deny the exemption to the zoning rules. Lorian Petry Planning Commission - December 7, 2017 Item No. 5a Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: please don't grant the variance on the small lot From: Ung, Rosalinh Sent: Thursday, November 30, 2017 7:17 AM To: Ramirez, Brittany <bramirez@newportbeachca.gov> Subject: FW: please don't grant the variance on the small lot Please prepare for Planning Commission. Thanks. R. ROSAIINH UNG Community Development Department Associate Planner runo(d newoortbeachca.cov �evw�'PpR> 949-644-3208 o CITY OF NEWPORT BEACH W� = 100 Civic Center Drive, First Floor Bay B, Newport Beach, California 92660 1 newportbeachca.gov e. Gr.IFORR�' From: richard szabo (mailto:szaby2@yahoo.coml Sent: Wednesday, November 29, 2017 11:12 PM To: Ung, Rosalinh <RUne@newportbeachca.eov> Subject: please don't grant the variance on the small lot Planning Commission - December 7, 2017 Item No. 5a Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: 2607 Ocean Boulevard —Original Message— From: Ung, Rosalinh Sent: Thursday, November 30, 2017 7:17 AM To: Ramirez, Brittany <bramirez@newportbeachca.gov> Subject: FW: 2607 Ocean Boulevard Please prepare for Planning Commission. Thanks. R. ROSALINH UNG Community Development Department Associate Planner run g@newportbeachca.gov 949-644-3208 CITY OF NEWPORT BEACH 100 Civic Center Drive, First Floor Bay B, Newport Beach, California 92660 1 newportbeachca.gov —Original Message— From: Patricia Chinnici [mailto:chinnici@trilliumgp.com] Sent: Wednesday, November 29, 2017 10:19 PM To: Ung, Rosalinh <RUng@newportbeachca.gov> Subject: 2607 Ocean Boulevard I respectfully request that no special variance be given to the developer of 2607 Ocean Blvd., to increase the house size on that lot. I believe that our fair city is being over developed and request that no variance be given. Sincerely, Patricia Chinnici 1729 Port Charles Place Newport Beach, CA. 92660 949-632-0234 Sent from my iPhone Planning Commission - December 7, 2017 Item No. 5a Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: 2607 Ocean Variance From: Ung, Rosalinh Sent: Thursday, November 30, 2017 10:26 AM To: Ramirez, Brittany <bramirez@newportbeachca.gov> Subject: 2607 Ocean Variance Please prepare for Planning Commission. Thanks. R. ROSALINH UNG Community Development Department Associate Planner ru nc(cj newoortbeachca. oov �PE�'epRr 949-644-3206 CITY OF NEWPORT BEACH 100 Civic [enter Drive. First Floor Bay B, Newport Beach, California 92660 1 newportheachca.gov GUFo0.N�P From: Didomenico, Marc [mailto:marc.didomenico@axa-advisors.com] Sent: Thursday, November 30, 2017 9:39 AM To: Ung, Rosalinh <RUne@newportbeachca.eov> Subject: Riggy boxes That's what they call them up on Goat Hill... (Righeimer) In reference to the proposed project on Ocean Blvd: Can we PLEASE stop approving bigger and denser? Our infrastructure was never designed for so many people and this trend really must slow or stop. I live in Cliff Haven and they are literally blotting out the sun with these monstrosities. Thank you for your consideration. Marc rii Marc R. DiDomenico, CFP@, ChFC, Wealth Management Strategies 2050 Main St. #520 Irvine, CA 92614 949-833-5863 Fax 949-833-5810 California Insurance License #OA95833 Marc R. DiDomenico is a registered representative who offers securities through AXA Advisors, LLC (NY, NY 212-314- 4600), member FINRA, SIPC and an agent who offers annuity and insurance products through AXA Network, LLC (AXA Planning Commission - December 7, 2017 Item No. �5naacyhAdd�itt�ion�adl Materials Received Network Insurance Agency of California, LLC in CA, AXA Network Insurance Agency of Utah, LLC PS'Ureglq&WgpgU[[AgT16-170) Puerto Rico, Inc. in PR). Investment advisory products and services offered through AXA Advisors, LLC, an investment advisor registered with the SEC. AXA Advisors and AXA Network are affiliated companies and do not provide tax or legal advice. Representatives may transact business, which includes offering products and services and/or responding to inquiries, only in state(s) in which they are properly registered and/or licensed. Your receipt of this e-mail does not necessarily indicate that the sender is able to transact business in your state. wealth Management Strategies is not a registered investment advisor and is not owned or operated by AXA Advisors or AXA Network. CFPO and CERTIFIED FINANCIAL PLANNER T" are certification marks owned by the Certified Financial Planner Board of Standards, Inc. These marks are awarded to individuals who successfully complete the CFP Board's initial and ongoing certification requirements. This message and any attachments may contain legally privileged and/or sensitive information. Any unapproved disclosure, use or dissemination of this e-mail message or its contents, either in whole or in part, is not permitted. If you are not the intended recipient of this e-mail message, kindly notify the sender and then securely dispose of it. Planning Commission - December 7, 2017 Item No. 5a Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: Do Not Approve From: Ung, Rosalinh Sent: Thursday, November 30, 2017 10:27 AM To: Ramirez, Brittany <bramirez@newportbeachca.gov> Subject: FW: Do Not Approve Please prepare for Planning Commission. Thanks. R. ROSAIINH UNG Community Development Department Associate Planner runo(d newoortbeachca.cov �evw�'PpR> 949-644-3208 o CITY OF NEWPORT BEACH W� = 100 Civic Center Drive, First Floor Bay B, Newport Beach, California 92660 1 newportbeachca.gov e. Gr.IFORR�' From: Gale Friedman[mailto:galefriedman0@gmail.com] Sent: Thursday, November 30, 2017 10:05 AM To: Ung, Rosalinh <RUng@newportbeachca.gov> Subject: Do Not Approve The request from the owners of 2607 Ocean Blvd to exceed the zoning limit. There is a zoning limit so stick to the guideline. No special approvals should be given. Gale Friedman 2001 Port Provence Pl. Newport Beach CA 92660 Planning Commission - December 7, 2017 Item No. 5a Additional Materials Received Ginsberg Residence (PA2016-170) Subject: 1011 From: Ung, Rosalinh Sent: Thursday, November 30, 2017 12:16 PM To: Ramirez, Brittany <bramirez@newportbeachca.gov> Subject: FW: Mansions Please prepare for Planning Commission. Thanks. R. ROSALINH UNG Community Development Department Associate Planner ru n a(ai newoo rtbeachca. aoy ��Earogr 949-644-3208 CITY OF NEWPORT BEACH 100 Civic Center Drive, First Floor Bay B. Newport Beach, California 92660 1 newportbeachca.gov, GUFo0.N�P From: Rinderknecht, Carol S [mailto:CRinderknecht@ocsd.org] Sent: Thursday, November 30, 2017 11:53 AM To: Ung, Rosalinh <RUng@newportbeachca.gov> Subject: Mansions Hello, This a mail is in response to the exceptionally large mansion being built at 2607 Ocean. Please do not grant special privileges to the homeowner/builder. Our city is becoming unrecognizable- Balboa Island is losing all its charm. People are buying these monsters but I see the turnover is amazing. We probably will never stop this building "progress" but we, as a city, should be doing everything we can in our power to offer incentives for keeping the original older homes. Thank you for your time -see you 12/7 Carol. RGvuderknecht 1 Planning Commission - December 7, 2017 Item No. 5a Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: Variances on construction in Corona Del Mar —Original Message— From: Ung, Rosalinh Sent: Thursday, November 30, 2017 4:21 PM To: Ramirez, Brittany <bramirez@newportbeachca.gov> Subject: FW: Variances on construction in Corona Del Mar Please prepare for Planning Commission. Thanks. R. ROSALINH UNG Community Development Department Associate Planner run g@newportbeachca.gov 949-644-3208 CITY OF NEWPORT BEACH 100 Civic Center Drive, First Floor Bay B, Newport Beach, California 92660 1 newportbeachca.gov —Original Message— From: Denise [mailto:mitch3462@aol.com] Sent: Thursday, November 30, 2017 2:14 PM To: Ung, Rosalinh <RUng@newportbeachca.gov> Cc: seskinner@me.com Subject: Variances on construction in Corona Del Mar To whom it may concern - I am writing to you to express my displeasure and complete disagreement with a proposed variance for YET ANOTHER monstrous "home' in the village of Corona Del Mar. Those of us who live in this village are sick and tired of the lack of consideration taken to the overall look of this neighborhood. It is quite obvious there is no reason to the permitting given thus far; otherwise a home that towers over the home directly next door to these mansions would not be built. The constant construction, noise alone, needs to become more reasonable. If nothing else the city should consider more services (police for sure) since the permitting fees alone in Corona Del Mar Village would probably justify a private security force! When will it end? Denise Mitchell 228 Jasmine Avenue Corona Del Mar, CA 92625 Planning Commission - December 7, 2017 Item No. 5b Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: 2607 Ocean Blvd, Corona Del Mar From: Peotter, Scott Sent: Friday, December 01, 2017 5:26 PM To: Steve Navarro <snavarro@furmanco.com> Cc: Ung, Rosalinh <RUng@newportbeachca.gov> Subject: RE: 2607 Ocean Blvd, Corona Del Mar Thanks Steve. I have not seen the staff report or any drawings on this project yet. Probably all the decisions will be made at the Planning Commission level, so I encourage you to attend those meetings. SCOTT PEOTTER NEWPORT BEACH CITY COUNCIL Representing the 6th District If you want to sign up for my political newsletter please use this link: www.tinvuri.com/l)eottersignul) From: Steve Navarro [snavarro@furmanco.com] Sent: Wednesday, November 29, 2017 9:05 AM To: Peotter, Scott Cc: Ung, Rosalinh Subject: 2607 Ocean Blvd, Corona Del Mar Dear Councilman Peotter I am writing today to formally object to the approval of the variances requested for the proposed structure referenced. I am the property owner at 2608 Ocean Blvd, directly across the street from the subject. My permanent residence is in South Carolina, however we actively use our Coronal del Mar home as a second residence. When on-site last month I walked over to introduce myself to the architect and contractor handling the proposed Ginsberg residence. After listening to them, I expressed concern about losing site -line to the ocean and the beach along China Cove. They assured me that the new structure would not in any way impair our view. I am in the real estate development business throughout the United States and actively engage design teams, so I am familiar with the software utilized to assist in illustrating effect and impact. I asked the architect if he would send me an illustration showing the structure and proving this critical claim that no impairment will be created. While he readily agreed to prepare and provide this information to me, subsequently he failed to deliver. This week temporary structures were erected to gauge impact on the surrounding properties. Upon review, I was shocked that these variances would be considered. We witness hundreds of people, both neighbors and visitors, walking this portion of Ocean Blvd enjoying the public views. It is apparent now that even though the structure will not exceed the curb height, it will completely blot out all views of the beach at China Cove, the entrance to the harbor and the Wedge. This visual impact will also be felt standing at my front patio. If this structure is approved by the city, I estimate our property value to be diminished by hundreds of thousands of dollars and our quality of life greatly diminished. The city will see this impact monetarily through value re -assessments and corresponding property tax loss by all those impacted. We however, will have to live with a negative environmental impact that we can never change; a result caused by allowing one individual to exceed the legal limits in five (5) critical areas. Accordingly, we object to allowing this structure to exceed the maximum floor area, encroach into the rear yard and front setbacks, and most importantly, exceed the maximum height limit. In my view, and the opinion of our attorney's, this last variance alone is egregious enough to knowingly and willingly cause a liability on the city's part. Planning Commission - December 7, 2017 Item No. 5b Additional Materials Received Ginsberg Residence (PA2016-170) On the human side, please ask yourself and other council members "why" and "where does this stop?". At what point do we stand up and tell someone "no, play by the rules that everyone else is required to play by". Thank you for your service to the community and thank you for considering my plea and request. I am available for discussion at any time. Sincerely Steve Navarro Stephen P. Navarro, CRE"', CCIM, FRICS President The Furman Co. Inc 864 242 5151 Tel snava rro(a)furmanco.com www.furmanco.com Please consider the environment before printing this email. Thank you. This email may contain information that is confidential or attomey-client privileged and may constitute inside information. The contents of this email are intended only for the recipient(s) listed above. If you are not the intended recipient, you are directed not to read, disclose, distribute or otherwise use this transmission. If you have received this email in error, please notify the sender immediately and delete the transmission. Delivery of this message is not intended to waive any applicable privileges. Planning Commission - December 7, 2017 Item No. 5b Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: Zoning Exemption Request for 2607 Ocean Blvd. From: Ung, Rosalinh Sent: Monday, December 04, 2017 7:59 AM To: Ramirez, Brittany <bramirez@newportbeachca.gov> Cc: 'John Ramirez' <john@mljresources.com> Subject: FW: Zoning Exemption Request for 2607 Ocean Blvd. Please prepare for Planning Commission. Thanks. From: Nicole Nelson [mailto:olenicole@gmail.com] Sent: Thursday, November 30, 2017 5:21 PM To: Ung, Rosalinh <RUng6@newoortbeachca.eov> Subject: Re: Zoning Exemption Request for 2607 Ocean Blvd. Dear Planning Connnision: I am writing regarding the request for an exemption to zoning rules for 2607 Ocean Blvd. This would constitute special privilege, which is not permitted by the law. Granting of this exemption would also set a precedent for future requests. Please do the responsible thing, honoring your duty to be stewards of land use in our beautiful city and deny the request. Thank you for your attention to this important matter. Sincerely, Nicole Nelson 1836 Newport Hills De. E Newport Beach, CA 92660 Planning Commission - December 7, 2017 Item No. 5b Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: 2607 Ocean Boulevard —Original Message— From: Jim Place [mailtojimplace@sbcglobal.net] Sent: Thursday, November 30, 2017 8:34 PM To: Ung, Rosalinh <RUng@newportbeachca.gov> Cc: susanskinner949@gmail.com Subject: 2607 Ocean Boulevard To the planning commission: I strongly oppose this project as we do not need mansions in Newport Beach. You need to stop listening to the developers and listen to the people who vote in Newport Beach. We don't want this project. James Place 39 Anjou Newport Coast Sent from my iPhone Planning Commission - December 7, 2017 Item No. 5b Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: Height Limits From: Ernest [mailto:ejbjensen@gmail.com] Sent: Friday, December 01, 2017 6:52 AM To: Ung, Rosalinh <RUng@newportbeachca.gov> Subject: Height Limits 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 our building codes requirements. Just say no! E. J. Bastien Sent from Mail for Windows 10 Planning Commission - December 7, 2017 Item No. 5b Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: 2607 Ocean Blvd —Original Message— From: Cynthia Bartlett [mailto:hunnybee 1951 @gmail.com] Sent: Friday, December 01, 2017 8:59 AM To: Ung, Rosalinh <RUng@newportbeachca.gov> Subject: 2607 Ocean Blvd To Whom It May Concern: I am writing to express my concerns about the size of residential building taking place in Corona del Mar. My family moved to CdM in 1959 when I was 8 years old. I have been a homeowner in CdM since 1975 when my husband and I bought our first house on Marigold Ave. I remember and miss the way the "village' used to look but I also realize that beach cottages have to grow. At the same time, I want the planning commission 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 Home It May Sent from my Pad Planning Commission - December 7, 2017 Item No. 5b Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: 2607 Ocean Blvd Importance: High From: Dianna Sahhar [mailto:dsahhar@law.uci.edul Sent: Friday, December 01, 2017 4:33 PM To: Ung, Rosalinh <RUng@newportbeachca.gov> Subject: 2607 Ocean Blvd Importance: High Dear NB Planning Commission - The developer of 2607 Ocean Blvd has applied for an exemption to zoning rules so he can build a 5180 sq ft house on a small lot overlooking China Cove. City staff has recommended that this variance be granted. Planning Commissioners need to know that residents don't want this. City rules allow a variance to be granted if there are special circumstances and there is no `special privilege' given. In this case, the lot is an odd shape and it is perfectly appropriate to grant a variance (permission) regarding set backs on the property. However, the developer has also asked for a variance to add sq footage for no other reason than he would like to build a larger home on a 4257 sq ft lot. He cites the fact that nearby homes along Ocean Blvd are larger homes, but they are larger because they are on larger lots. A similar size standard lot using typical setbacks (20' front, 5' back, 3' side) would only allow a 4180 sq ft house (excluding basement). No other variances granting additional sq footage have been given to similar bluff properties nearby (except for a tiny addition in 1985 a few doors down). The law does not allow the Planning Commissioners to grant a `special privilege' to any homeowner, which is what this would be. This will also set a precedent and open the door wider for other developers to ask for bigger homes using this approval as a rationale. City staff is aware of this information and is still recommending approval. How can you allow a 5180 sq ft house to be built on a 4257 sq ft lot? Who's property will be usurped? Public property? I don't think so! Please do not allow this to go through. We the people do not want Newport to be mansionized! I urge you not to issue the permit for this. Thank you, Dianna Sahhar'83 1 Research Services Coordinator 949.824.7261 1 fax 949.824.3111 1 dsahhar@law.uci.edu LAW LIBRARY - UNIVERSTTY of CALIFORNIA - IRVINE 1 Planning Commission - December 7, 2017 Item No. 5b Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: Story Poles - up through PC meeting date From: John Ramirez [mailto:johnr@nicholsoncompanies.com] Sent: Saturday, December 02, 2017 9:27 AM To: Kleiman, Lauren <Ikleiman@newportbeachca.gov>; Zak, Peter <pzak@newportbeachca.gov>; Kramer, Kory <kkramer@newportbeachca.gov>; Koetting, Peter <pkoetting@newportbeachca.gov>; Dunlap, Bill <bdunlap@newportbeachca.gov>; Weigand, Erik <eweigand@newportbeachca.gov>; Lowrey, Lee <I lowrey@ newpo rtbeachca.gov> Cc: Ung, Rosalinh <RUng@newportbeachca.gov>; Campbell, James <JCampbell@newportbeachca.gov> Subject: Story Poles - up through PC meeting date Hello and Good Morning, I wanted to reach out and let you know that we will be leaving the story poles displayed at the site until the morning of December 8, 2017. The week after the holidays seemed to be really tight for schedules, so we wanted to be sure that there would be enough time for everyone to swing by. Thanks much and have a great weekend! John P. Ramirez Planning Commission - December 7, 2017 Item No. 5b Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: 2607 Ocean Blvd From: Anne Drobka [mailto:annedrobka@cox.net] Sent: Saturday, December 02, 2017 9:38 AM To: Ung, Rosalinh <RUng@newportbeachca.gov> Subject: 2607 Ocean Blvd I urge the Planning Commission to oppose the variance that has been requested for this property. Planning Commission - December 7, 2017 Item No. 5b Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: Comments: General Plan Update Process —Original Message— From: joelgraves 123@gmail.com fmailtojoelg raves 123@gmail.com] Sent: Saturday, December 02, 2017 12:11 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: Re: Comments: General Plan Update Process Hi I hope the height variance request on the cove property is not approved I am hearing it will be and was asked to write another note See below as submitted earlier I really feel a terrific home can and will be built but I am opposed to blocking the view on the way down to China cove Thanks Sent from my iPhone > On Nov 8, 2017, at 6:29 PM, Joel Graves <joelgraves 123@gmail.com> wrote: > 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 >7143074214 Planning Commission - December 7, 2017 Item No. 5b Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: 2607 Ocean Blvd. —Original Message— From: Jean Platt [mailtojean.platt@gmail.com] Sent: Saturday, December 02, 2017 1:20 PM To: Ung, Rosalinh <RUng@newportbeachca.gov> Subject: 2607 Ocean Blvd. If you grant special privileges to one person, you are taking away rights from others. Please do not grant exceptions for the new house planned at 2607 Ocean Blvd. The rules and regulations are made for everyone. Everyone should follow them. Including those who have enough money to afford building enormous size houses. The rules and regulations were meant to protect the rest of us from them and their personal greed. Planning Commission - December 7, 2017 Item No. 5b Additional Materials Received Ginsberg Residence (PA2016-170) Subject- FW: Comments: General Plan Update Process From: Joel Graves[mailto:joelgraves123@gmail.com] Sent: Saturday, December 02, 2017 1:24 PM To: Ung, Rosalinh <RUng@newportbeachca.gov> Cc: Susan Skinner <susanskinner949@gmail.com> Subject: Fwd: Comments: General Plan Update Process Please see below In addition, I feel a view park would be amazing on the bluff top next to the ramp down to china cove thank you Begin forwarded message From: ioelgraves123na gmail.com Subject: Re: Comments: General Plan Update Process Date: December 2, 2017 at 12:10:36 PM PST To: kkramera()newportbeachca.gov, bdunlaP0)newportbeachca.gov, pkoetting(a)newportbeachca.gov, Ikleiman(aZinewportbeachca.gov, Ilowreva-riewportbeachca.gov, eweigand(cDnewportbeachca.gov, pzak(cDnewportbeachca.gov, ibiddle(aDnewportbeachca.gov, dcampagnolo(a)newportbeachca.gov, siuriis(cDnewportbeachca.gov, info(a),spon- newportbeach.org Hi I hope the height variance request on the cove property is not approved I am hearing it will be and was asked to write another note See below as submitted earlier I really feel a terrific home can and will be built but I am opposed to blocking the view on the way down to China cove Thanks Sent from my Whore On Nov 8, 2017, at 6:29 PM, Joel Graves <joelgraves123(&, mail.com> wrote: hi—I am a new homeowner in china cove, and just purchased in May of Planning Commission - December 7, 2017 Item No. 5b Additional Materials Received 2017. I just reviewed the submission for tomorrow night ,and can't makeotli erg Residence (PA2016-170) 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 7143074214 Planning Commission - December 7, 2017 Item No. 5b Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: Mansion home —Original Message— From: Barbara Bellone[mailto:barbarabellone@icloud.com] Sent: Saturday, December 02, 2017 5:07 PM To: Ung, Rosalinh <RUng@newportbeachca.gov> Subject: Mansion home These houses continue to ruin Newport Beach! They are eye sores & too big for the lot size! What is wrong with you council members?! Stop these horrible atrocities! Please! Sent from my iPhone Planning Commission - December 7, 2017 Item No. 5b Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: Follow Up and Update From: John Ramirez [mailto:johnr@nicholsoncompanies.com] Sent: Sunday, December 03, 2017 8:54 AM To: Kramer, Kory<kkramer@newportbeachca.gov>; Koetting, Peter<pkoetting@newportbeachca.gov>; Kleiman, Lauren <Ikleiman@newportbeachca.gov>; Zak, Peter <pzak@newportbeachca.gov>; Dunlap, Bill <bdunlap@newportbeachca.gov>; Lowrey, Lee <Ilowrey@newportbeachca.gov>; Weigand, Erik <eweiga n d @ newportbeachca.gov> Cc: Campbell, James <JCampbell@newportbeachca.gov>; Ung, Rosalinh <RUng@newportbeachca.gov> Subject: Follow Up and Update Good Morning Commissioners, Darren Ginsberg, the property owner, asked me to reach out to you to see if you would like to meet with us some time this week before the meeting. Except for tomorrow before lunch, we are available throughout the week. Please let me know if you would like to meet and we will be available. I also wanted to let you know that we sent out notices to property owners within 300 feet of the property (same radius as public notice), letting them know about the story poles and offering to meet with them on site between 1p -5p last on Thursday Nov 30. We had a total of 13 people stop by. Three of these were passers-by who stopped when they saw us there. Chairman Koetting was another one (thank you for stopping by!). Susan Skinner stopped by with a party of 6 total and we ended up having an impromtu meeting since Jim and Rosalinh from the City were there as well. We resolved a lot of questions Susan and her folks had related to the ramp/stair access. City staff returned to the office, and we continued to meet with Susan. We concluded that everyone agreed the property was unique and a development challenge and that the variances we were requesting were justified. The ONLY point of contention is square footage we are asking for the home with the maximum floor area variance (degree of variance). There is also concern on Susan's part that granting our variance will set precedence for more and more requests for the same, but she indicated if we reduced the SF to a certain point (what would be allowed for a house on a rectangle flat lot of the same size) she would be ok with it. In any case, it was great to meet with her face to face and discuss the project, concerns, challenges, etc. We agreed on all points, with the exception of the last one and agreed to disagree there. I wanted to give you a quick update and thank you again for the time and attention you are giving to our project. Thanks much! John 562-818-6719 Planning Commission - December 7, 2017 Item No. 5b Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: 2607 Ocean Blvd. Corona Del Mar From: Don Kazarian [mailto:donkazarian@gmail.com] Sent: Sunday, December 03, 2017 10:00 AM To: Ung, Rosalinh <RUng@newportbeachca.gov> Subject: 2607 Ocean Blvd. Corona Del Mar Newport Beach Planning Commission, Please do not approve the variances being applied for 2607 Ocean Blvd. Corona Del Mar, I recently read the Daily Pilot article and rather than restating all the reasons these variances should not be granted I will simply tell you that we agree with the others opposing these variances. It appears this property was purchased in 2016 and I would assume the current owner knew at that time what regulations applied to this piece of property. Please protect our community by denying the various variance requests. Regards, Don and Leslie Kazarian 3412 Ocean Blvd. Corona Del Mar Planning Commission - December 7, 2017 Item No. 5b Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: Exemption toZoning request 2607 Ocean Blvd. From: Brant Dahlfors [mailto:bdahlfors@mac.com] Sent: Sunday, December 03, 2017 11:23 AM To: Ung, Rosalinh <RUng@newportbeachca.gov> Subject: Exemption toZoning request 2607 Ocean Blvd. Good day; I am a 16 year homeowner at 211 Larkspur Ave in CDM who lives here full time. I am writing to express my concern over the number of excessive variance requests that are being brought to the Planning Commission and the negative effect this will have on the CDM village long term. This neighborhood was never developed, zoned or plotted with the exception of 5/6/7/8000+ Sq ft homes. the mansionization that has been occurring in the past 10 years is destroying the character of the neighborhood. I've met with the city staff recently discussing other projects, with similar variance requests to those in front of you for 2607 Ocean Blvd., and they are buying into the developers story that because of an odd shaped lot (which was granted 50+ years ago) that the present lot owner is penalized and should be able to build the same size home as someone with a larger lot. These special privileges come at the expense of neighboring homes and with expectations that exemptions, setback variances, and home size reasonableness for other projects in the neighborhood be granted also. I respectfully request that the oversize variance request for 2607 Ocean Blvd. NOT be granted. Thank you! Brant Dahlfors 211 Larkspur Ave. Corona Del Mar Bdahlfors(aDmac.com 949-439-8663 Planning Commission - December 7, 2017 Item No. 5b Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: 2607 Variance Allowance From: Stewart Ramsey [m ailto:stewart@rad. agency] Sent: Sunday, December 03, 2017 2:56 PM To: susanskinner949@gmail.com; Ung, Rosalinh <RUng@newportbeachca.gov> Cc: Jaclyn Christine Ramsey <jaclynramsey@icloud.com> Subject: 2607 Variance Allowance Susan, Thank you for being proactive about this, I really appreciate you taking something like this - it's a lot of extra work! Thanks. Dear Rosalinh Ung, I am not entirely sure what you need from me and my wife to express our opposition, other than as neighbors at 2627 Seaview, to say that we are opposed to another excessively large house being built in CDM. Specifically granting a variance allowance to the developer for the lot on 2607 Ocean. I am an advocate for progress and development and certainly for freedom of property and homeownership. However, the residents of CDM do not live in isolation - we live together as a community and therefore anyone actively choosing to enter the community would want to consider living within the standards already agreed to by community members (i.e. standard square footage allowances per lot size). Let us reserve our'special allowances' when there is a real extenuating circumstance, for instance maybe when a homeowner or community member requires extra square footage for reasons like wheelchair access or elevator or equivalent. Thanks again, All the best, Stewart, Jaclyn Ramsey CDM Residents & Neighbors Planning Commission - December 7, 2017 Item No. 5b Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: 2607 Ocean Blvd —Original Message— From: Sheryl Brewer[mailto:flowerladycdm@gmail.com] Sent: Monday, December 04, 2017 9:57 AM To: Ung, Rosalinh <RUng@newportbeachca.gov> Cc: susanskinner949@gmail.com Subject: 2607 Ocean Blvd I have lived in CDM for for almost 50 years and the city planners are destroying this town. Height limits keep going up, now three stories, and the homes keep getting bigger with an exemption here and an exemption there setting precedents so everyone else can do it. All these exemptions to zoning rules need to be stopped!!!! Special privilege seems to be given to those who know somebody or pay somebody. This particular project blocks views of the bay that have been here forever. Square footage should be adhered to. No variances have been granted for additional square footage to bluffs home. This should be STOPPED. I personally have experienced loss of light, loss of air, and loss of the use of my fireplace due to all the CHANGING RULES and damage to my home specifically from this builder. Sincerely, Sheryl Brewer Planning Commission - December 7, 2017 Item No. 5b Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: Please oppose exemption 2607 Ocean Blvd! —Original Message— From: Pam fmailto:pamhoward I 23@gmaii.com] Sent: Monday, December 04, 2017 10:01 AM To: Ung, Rosalinh <RUng@newportbeachca.gov> Subject: Please oppose exemption 2607 Ocean Blvd! We have lived in Corona do Mar for 40 years din 3 different homes/neighborhoods) and loved our community. Residences have traditionally been appropriately sized to the lots they're on. We have remodeled all of our homes, being respectful of the appropriate allotted square footage, our neighbors, AND doing what's complimentary to the neighborhood. Why a new property owner should be 'allowed' to get exemptions to overbuild is inappropriate, disrespectful or neighbors and community, and 'selfish'. If they wanted a bigger lot/house, they should be living elsewhere, rather then 'ruining' the integrity of what CDM represents. PLEASE! Do NOT grant this exemption. Pam Howard 1205 Sandkey, CDM 202 Diamond, Balboa Island Planning Commission - December 7, 2017 Item No. 5b Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: 26070cean Boulevard From: mwroosev [mailto:mwroosev@uci.edu] Sent: Monday, December 04, 2017 12:48 PM To: Ung, Rosalinh <RUng@newportbeachca.gov> Cc: susanskinner949@gmail.com Subject: 26070cean Boulevard I recently received an announcement requesting that we stop the "mansionization" of Corona del Mar. I set it aside, because I am so tired of efforts being made to control the outsized homes being built in Corona del Mar, and the builders continue to get city planning approval. My own home has been "overwhelmed" by a new enormous house that is being built next door but one to me. It has taken my sunrises, and more importantly my privacy. Their windows look right into most of mine. I walked along Ocean Boulevard this morning, and notice the little red flags for the proposed new home at 2607. I did a double take when I realized the it will entirely block the view of China Cove from that part of Ocean. This will deprive people of the lovely view of this part of the beach, for another oversized home. SAD! I hope that those making a decision will consider the beauty that will be blocked by one family's desire to have a larger than life home on a tiny lot. Thank you. Sincerely, Mary Roosevelt Ado Virus -free. www.avast.com Marko Crawford Barker 1827 Port Seabourne Way Newport Beach, CA 92660 tel: 949.246.3949 December 4, 2017 Planning Commission City of Newport Beach 100 Civic Center Drive (First Floor, Bay B) Newport Beach, CA 92660 RE: Proposed New Single Family Home at 2607 Ocean Boulevard Dear Planning Commission, Planning Commission - December 7, 2017 Item No. 5c Additional Materials Received Ginsberg Residence (PA2016-170) 1 live in Newport Beach and 1 am writing to ask you to approve the new home in China Cove. 1 think the new home will be a great update to the property by replacing the existing 60+ year-old home. I've researched Nicholson Construction and they have been building homes for 30+ years with over 20 years of home building in Newport Beach. The build high quality homes — and have been such a solid business that they successfully built homes during the recession. I think a homebuilder who survived the recession must be good — really good. The way I have been thinking about it, this company takes old properties throughout the city and invests time and money to improve them. In addition to improving them, they are increasing the values of the properties, which result in helping all of us in the community through nicer neighborhoods and increased tax revenue. 1 can't imagine that the 4,500 square foot home is too big for this area. 1 drove by this week and there are several homes up the street from this one and there is one that is under construction and looks like it is going to be noticeably larger than this subject home. 1 am guessing that any of the homes on that hillside bluff have variances for setbacks or other stuff so that they can build what they have. 1 don't think what they are asking for is out of proportion to what others have built in the area. Please support this project and approve this project. Thank you, CDmuS4ned by: Ik aYt a (t^cuvW J°jPAt r ae�Fosia51A047s... Marko Crawford Barker Planning Commission - December 7, 2017 Item No. 5c Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: 2607 Ocean Blvd —Original Message— From: Alice Coons [mailto:acoons486@gmail.com] Sent: Monday, December 04, 2017 3:01 PM To: Ung, Rosalinh <RUng@newportbeachca.gov> Cc: susanskinner9499gmail.com Subject: 2607 Ocean Blvd To the Planning Commission Please do not approve the exemption to this building project. The project will cause considerable traffic congestion at Fernleaf and Ocean for the 2 years or so required to concsruct this mansion This is a heavily used street. I live at 207 Iris Ave and for almost 2 years I have been living adjacent to 3 oversized mansions that have inconvenienced me and my neighbors with the excessive dirt removal and huge trucks that block my alley—which is also my driveway. There is a 4th house across the street at 3000 Ocean Blvd that is being built and is also oversized for the small lot. Perhaps you are also living next to such a construction site and can appreciate the resident's concern. We need more view areas for residents and also visitors. This is a prime and busy sunset location where people arrive just to view this amazing sight. Please consider the future for this very public site. How many square feet of house does it take to make our residents happy? Are we going to submit to their narcissism? Alice Coons Planning Commission - December 7, 2017 Item No. 5c Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: Support of the project at 2607 Ocean Boulevard From: Jon Engleking (mailto:jon@supergcapital.comj Sent: Monday, December 04, 2017 3:01 PM To: Ung, Rosalinh <RUng@newportbeachca.gov> Subject: Support of the project at 2607 Ocean Boulevard Dear Rosalinh Ung, I'm writing this in support of the home at 2607 Ocean Boulevard. My family has lived in CDM and Newport Beach for over 15 years and upgrading of older properties is good for our neighborhood and community. A new house in that location would be great, as the existing house is super old and is in very poor condition and is an eyesore to China Cove. A 4200 square -foot house in CDM is not a mansion and its unfair of certain people to characterize it as such for no real reason. In fact, you recently approved 7 much larger condos up to 7000 square feet each only a hundred yards from the property in the Aerie Project at Carnation and Ocean. How can you say a 4200 square foot single family house is a mansion? Thank you for allowing my input. Sincerely, Jon Engleking 1533 Priscilla Lane Newport Beach, CA 92660. Planning Commission - December 7, 2017 Item No. 5c Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: 2607 Ocean Blvd. From: Tony Guanci[mailto:tony.guanci@balboacorp.com] Sent: Monday, December 04, 2017 3:32 PM To: Ung, Rosalinh <RUng@newportbeachca.gov> Subject: 2607 Ocean Blvd. Dear Rosalinh, I am emailing you today in support of the development at 2607 Ocean Blvd. I have lived and owned homes in Corona Del Mar for over 30 years on Carnation and current at 2525 Ocean Blvd Unit A6. If you are familiar with Channel Reef, my unit is the Penthouse at the corner of the building which overlooks not only the jetty, wedge, and China Cove Beach but it also faces the site of the new development. The existing building is in total disrepair, an eye sore and needs to be taken down. Having a home 4,200 sq feet in my opinion is no different then many of the existing new homes on the cliff and would fit in fine with the existing number neighborhood. For nearly 5 years I was also on the Board of Channel Reef and pushed real hard for the beautification of not only our property (first phase recently completed) but also for the renovation and redevelopment of the neighboring properties. I believe that the development of 2607 Ocean will add not only to the values of all the surrounding properties but it will complete a much needed facelift to the portion of the cliff which currently looks like a rats nest! If you have any questions or need to speak with me my address is below. Thank you and please do not let a few folks with no direct impact dictate your decision. Sincerely, Tony Guanci 2525 Channel Reef, Unit A6 Corona Del Mar, Ca 92660 Get Outlook for iOS Planning Commission - December 7, 2017 Item No. 5c Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: In Support of 2607 Ocean Boulevard From: Stephen Perkins [mailto:sperkins@royalsg.comj Sent: Monday, December 04, 2017 3:37 PM To: Ung, Rosalinh <RUng@newportbeachca.gov> Cc: Stephen Perkins <sperkins@royalsg.com> Subject: In Support of 2607 Ocean Boulevard Dear Rosalinh Ung, I'm writing this in support of the home at 2607 Ocean Boulevard. My family has lived in CDM and I have grown up in and around Newport Beach since College and seeing the upgrading of older properties is good for our neighborhood and community. A new home in this location would be great, as the existing home which was built in the 1950s and is long over due to be torn down and is not only a hindrance to the safety of the Neighborhood but causing a Devaluation to the neighborhood as well and more a current Eyesore to China Cove specifically. A 4200 square -foot home in CDM is not a Large home for this neighborhood and two listen to these statements in the Audience at the last meeting held at the City is just not factual and its unfair of certain people to characterize it as such for no real reason other than potential hidden agendas. In fact, you recently approved 7 much larger condos up to 7000 square feet each only a hundred yards from the property in the Aerie Project at Carnation and Ocean. How can you say a 4200 square foot single family house is two large or as mentioned a mansion? Thank you for allowing us to have input. Steve Perkins 237 Carnation Ave Corona Del Mar Ca 92625 Planning Commission - December 7, 2017 Item No. 5c Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: 2607 Ocean Blvd Application From: TOMLU BAKER [mailto:tomlubaker@hotmail.com] Sent: Monday, December 04, 2017 4:32 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>; Ung, Rosalinh <RUng@newportbeachca.gov> Cc: TOMLU BAKER <tomlubaker@hotmail.com> Subject: Re: 2607 Ocean Blvd Application Get Outlook for Android From: TOMLU BAKER Sent: Thursday, November 9, 1:43 AM Subject: 2607 Ocean Blvd 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 20.52.090F and should be denied as proposed. Thank you, Tom Baker Planning Commission - December 7, 2017 Item No. 5c Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: Support of Home at 2607 Ocean Bouldevard From: Spencer Maxwell Brown [mailto:Spencer.Brown@colorado.edu] Sent: Monday, December 04, 2017 4:28 PM To: Ung, Rosalinh <RUng@newportbeachca.gov> Subject: Support of Home at 2607 Ocean Bouldevard Rosalinh, As a CDM resident, I think the proposed project adds substantial value to the community. A new home would be great as the existing home is old and falling apart. I grew up in CDM and am very familiar with the area. A house of the proposed size is in no way too large for the area and would increase value for the surrounding community. It seems that a small number of people are opposing the project and gaining disproportionate momentum. I wanted to provide my opinion as I walk/bike past this area all the time and think the proposed project would be a meaningful addition to the area. Please feel free to give me a call to discuss, if desired. My address: 700 % Carnation Ave Corona del Mar. CA 92625 Thanks, Spencer Brown (949)375-3678 Planning Commission - December 7, 2017 Item No. 5c Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: Support of Home at 2607 Ocean Boulevard From: Brian Flood [mailto:brian@brianflood.net] Sent: Monday, December 04, 2017 5:16 PM To: Ung, Rosalinh <RUng@newportbeachca.gov> Subject: Support of Home at 2607 Ocean Boulevard Dear Mr. Ung, I understand that there are some residents who oppose the development of the home at 2607 Ocean Blvd. I read an article on this in the paper and thought it was odd because it did not appear that any views would be impacted by the development. The whole area is developed and this home at something like 4000 sq.ft, is FAR from being an over -development for the area. There are home 3 times this size in the area. Appropriate development, as I feel this project will be, is good for the local economy, good for the city (increased property tax revenue) and good for the neighborhood (increased values). The homeowner has a right to improve his property and I hope a few unhappy residents don't influence the City of Newport Beach to deny the homeowner this right. Sincerly, --Brian Flood 412 De Sola Terrace Corona del Mar, CA 92625 949-813-5058 Planning Commission - December 7, 2017 Item No. 5c Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: Support of Home at 2607 Ocean Boulevard From: Jason Krotts [mailto:jkrotts@redallc.com] Sent: Monday, December 04, 2017 9:16 PM To: Ung, Rosalinh <RUng@newportbeachca.gov> Cc: Koetting, Peter<pkoetting@newportbeachca.gov>; Zak, Peter<pzak@newportbeachca.gov>; Weigand, Erik <eweigand@newportbeachca.gov>; Dunlap, Bill <bdunlap@newportbeachca.gov>; Kleiman, Lauren <Iklei man@ newportbeachca.gov>; Kramer, Kory <kkramer@newportbeachca.gov>; Campbell, James <JCampbell @ newportbeachca.gov> Subject: Support of Home at 2607 Ocean Boulevard Dear Ms. Ung and Members of the Planning Commission; Please accept this e-mail as support for the proposed residential redevelopment of 2607 Ocean Blvd. (PA2016-170). I am a 20 + year resident of the City of Newport Beach and proud real estate developer whom recently completed the development of a medical office campus located in the Santa Ana Heights area. I find myself in a unique position supporting this project as earlier this year I (and another family member who is a +40 year resident of Ocean Blvd.) opposed the neighboring redevelopment of the Dawson home located at 2741 Ocean Blvd (PA2015-224). The Dawson project (PA2015-224) received approvals in April, 2017 for an approximately 10,000 SF home which required both height and setback variances along Way Lane in China Cove. In reviewing the planning application and agenda packet, it is my understanding the new Ginsberg residence will be 4,200 SF (approximately 60% smaller than previously approved, but similar projects) which hardly constitutes being coined a "McMansion" as it has been referenced by many in the opposition. I would also argue the total square footage of the proposed home is either similar or on the lower end of many of the existing or newer neighboring properties in CDM. While I understand the commissions objective is to uphold and administer the guidelines set within the City, I find it very difficult to understand how their positions can be swayed by a few loud voices who do not fully understand the complexities of city planning, land use or owners property rights. Many of the homes located in China Cove or along the Ocean Blvd. blufftop have been granted variance. It is inconceivable for many of these homes to have been developed or redeveloped without some conditional approval due to complex site constraints. Cities govern by the development standards created based on a fundamental understanding of all things being equal. While efforts to uphold these standards and policies are often the rule, many times there are circumstances which create conflict within these policies. As here, the Planning Commission must weigh denying a private individual the right to redevelop their property or allow minor exclusions to the rule which will allow for safer, smarter and more economical development. While I am sure the members of SPON who oppose the project have good intentions, it is not their right to steer city policy on what does and doesn't get approved, especially if these loud voiced don't actually live near the project! In discussing the project with various members of the community, virtually no one from the immediate community of China Cove opposes this project. Rather they see it as a benefit, one which will add value to the neighborhood and increase property values and tax revenues for the City. That being said, I am in agreement with staff and fully support the project and urge the commission to approve. Regards, Planning Commission - December 7, 2017 Item No. 5c Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: Support of Home at 2607 Ocean Boulevard From: Marc Cole [mailto:marc.cole@gmail.com] Sent: Tuesday, December 05, 2017 8:31 AM To: Ung, Rosalinh <RUng@newportbeachca.gov> Subject: Support of Home at 2607 Ocean Boulevard Dear Rosalinh I'm writing in support of the Ginsbergs and their proposed CDM home. We are 4 year residents of Newport Coast. I know the Ginsberg family well and not only are they terrific neighbors, they build beautiful homes. I happen to think 2607 Ocean as proposed is an attractive home and will improve China Cove — but it shouldn't matter what I think or any other resident thinks of the design. Please don't allow a very small number of people opposing the project (and likely oppose ALL projects) to control the process. Thank you Marc and Alanna Cole 17 Chatelaine Newport Coast Planning Commission - December 7, 2017 Item No. 5c Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: Support of Home at 2607 Ocean Boulevard From: Patrick Charriou[mailto:patrick@sageinvestco.com] Sent: Tuesday, December 05, 2017 8:37 AM To: Ung, Rosalinh <RUng@newportbeachca.gov> Subject: Support of Home at 2607 Ocean Boulevard Dear Rosalinh, I am hereby voicing my support for the Nicholson Companies' project at 2607 Ocean Boulevard: I love Newport Beach and I moved twenty years ago from Europe because I respect and love the American way of life which bottom line is Freedom. I have been made aware of Tom Nicholson's plan for the existing home which is close to a century old... And due to the very high market price paid for the land to the previous owners, developers who are investing in improving our community and taking lots of risks doing so, are forced to build larger and more expensive homes in order to turn a profit. Please don't let a handful of people prevent this developer from making this project a success. The proposed home is similar to its neighboring recent homes. Such upgrade is great for the entire neighborhood, and obviously great for the City's finances thanks to the corresponding property taxes. Thank you, Patrick Charriou 2671 Point del Mar Corona del Mar CA Planning Commission - December 7, 2017 Item No. 5c Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: Proposed house on 2607 Ocean Boulevard From: Lynn Lorenz [mailto:lynnierlo@aol.com] Sent: Tuesday, December 05, 2017 8:39 AM To: Ung, Rosalinh <RUng@newportbeachca.gov>; 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>; eweigland@newportbeachca.gov; Zak, Peter <pzak@newportbeachca.gov>; sjuris@newportbeachca.gov Subject: Proposed house on 2607 Ocean Boulevard To: Newport Beach 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. The house on Ocean Boulevard is an example of this type of structure. 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 Newport Heights Planning Commission - December 7, 2017 Item No. 5c Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: Letter of support for Home #2607 Ocean Blvd. From: Jeff Brown[mailto:jeff@brownequitypartners.comj Sent: Tuesday, December 05, 2017 10:11 AM To: Ung, Rosalinh <RUng@newportbeachca.gov> Subject: Letter of support for Home #2607 Ocean Blvd. Dear Rosalinh Ung, I'm writing you personally in strong support of the proposed China Cove project at 2607 Ocean Boulevard. I have seen the plans and physical model of 2607 Ocean Blvd and believe it perfect for the lot, neighborhood and ocean front location. I own several houses in Corona Del Mar and three commercial buildings along Pacific Coast Highway also in Corona Del Mar and know a first class project when i see one. This house will be unique and stunning and i can't wait to see how it upgrades the character of the whole block. My family has lived in Corona Del Mar for over 30 years and i have seen first hand what the upgrading of older properties does for our neighborhood and communities. The new house proposed seems to be in conformance with the harmony and design of surrounding structures and right in line with the China Cove neighborhood in terms of size and scope. A 4,200 square -foot house in China Cove is not "mansion" by any means or definition as i have heard the project branded. Upgrading and developing our unique but sometimes out dated neighborhoods is the lifeblood of rejuvenation and turnover in this great place we live. I know that 2607 Ocean Blvd will continue this tradition. Thank you for consideration to this letter and also your service to our community Sincerely, Planning Commission - December 7, 2017 Item No. 5c Additional Materials Received Ginsberg Residence (PA2016-170) Jeff Brown #2707 Windover Drive Corona Del Mar, Calif 92625 Jeff@ browneguitypartners.com 949-633-1331 Planning Commission - December 7, 2017 Item No. 5c Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: Proposed variances for 2607 Ocean Blvd From: Terry Lyons[mailto:terrylyonsl@roadrunner.com] Sent: Tuesday, December 05, 2017 11:23 AM To: Ung, Rosalinh <RUng@newportbeachca.gov> Cc: susanskinner949@gmail.com Subject: Proposed variances for 2607 Ocean Blvd Dear Sirs: After viewing the property in question, we are very much opposed to the granting of a variance to allow the building of anything larger than what would ordinarily be allowed on a lot of that size. Also, we are opposed to the granting of a variance to allow any increase in the height of the structure, for an elevator or for any other reason. Respectfully, Terence and Karen Lyons 219 Larkspur Avenue Corona del Mar, Ca 92625 1 Planning Commission - December 7, 2017 Item No. 5c Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: Variances Requested for 2607 Ocean Blvd —Original Message— From: Nancy Thompson [mailto:thompsonnkt@gmail.com] Sent: Tuesday, December 05, 2017 1:06 PM To: Ung, Rosalinh <RUng@newportbeachca.gov> Subject: Variances Requested for 2607 Ocean Blvd Please note my opposition to the variances, especially the height limit, requested for 2607 Ocean Blvd. I live nearby and have the opportunity, while walking daily, to meet many visitors to our beautiful area. They always comment on the magnificent walk and view. This walk along Ocean, especially between Fernleaf and Dahlia, is quite lovely with the cottage rooftops and beach along with the water is quite unique and will be eliminated with the height variance. The requested variance to height, while reaching street level, would eliminate both the beach view and much of the channel. Newport Beach prides itself on attracting visitors to our community, and likes the revenue that they bring to the city, and this area is a part of the attraction. I am especially concerned because one variance tends to lend to another and quickly becomes the standard. We are rapidly becoming a community of homes built to the max with minimum room for landscaping and greenery. Let's not destroy the natural beauty of our beach area as well. Thank you. Nancy K. Thompson 302 Fernleaf Avenue Planning Commission - December 7, 2017 Item No. 5c Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: Support of Home at 2607 Ocean Boulevard From: Bill Bird [mailto:bill@executivemovingsystems.com] Sent: Tuesday, December 05, 2017 1:15 PM To: Ung, Rosalinh <RUng@newportbeachca.gov> Subject: Support of Home at 2607 Ocean Boulevard Dear Rosalinh, A McMansion? It has recently come to my attention that a small group of folks, outside of the area, in which the above 70 year old home resides, is having issues with a local developers plans to construct a new 4200 square foot home in its place. Maybe I am not clear, but it seems as though all new homes being built are in the range of 3500 to 4800 square feet. As you should know, there are many larger homes in this immediate area. Upgrading old homes to new in our community is good thing for the neighborhood particularly when the existing home is in total disrepair. I live in CDM and am encouraged to see the quality structures being built in our community with the few quality builders in the area. It seems to me that we should be supportive of this project, particularly with the parameters and scope of the residence. Our area is lively and vibrant as a result of the homes being built and encourages new residents to relocate to our beautiful location. As a matter of fact I have two sets of friends attempting to find land in Corona Del Mar currently with the intent to build their dream home as well. Please don't allow a small group of folks opposing the project to control the process by inhibiting development within our city when a project clearly is within the scope of our cities improvement initiatives. We all look forward to approval of this project. My Best, Bill Bird President Executive Moving Systems Inc. Phone: 714-688-4800 www.ExecutiveMovinUSystems.com F!1q: Billna,ExecutiveMovingSSystems.com 0 :714-688-4800 CWill northAmerican. MOVING SERVICES ze1.cutive ®®i O® YA, Planning Commission - December 7, 2017 Item No. 5c Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: 2607 Ocean Blvd From: Gart Sutton [mailto:gart@gartsutton.com] Sent: Tuesday, December 05, 2017 3:07 PM To: Ung, Rosalinh <RUng@newportbeachca.gov> Subject: 2607 Ocean Blvd Rosalinh: I have been a resident of Corona del Mar for over 40 -years. I use to live in China Cove ... on Way Lane, across the street from the 2607 Ocean Blvd residence that overlooks China Cove. That was 1991 and that house was even an eye -sore back then. China Cove is a CBM landmark community that deserves any upgrade that someone is willing to make. Please do what you can to pave the way towards improving our community and allowing this home to be built. You know and I know, a 4,200 square foot home isn't "mansion ization." It is comparable or even smaller than most all new structures being built in the immediate neighborhoods. Thank you for addressing this issue and providing a prompt solution. Gart Sutton 949.375.2104 Planning Commission - December 7, 2017 Item No. 5c Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: 2607 Ocean Blvd., Corona del Mar From: Karen James [mailto:kjdelmar@yahoo.comj Sent: Tuesday, December 05, 2017 3:54 PM To: kkramer@newportbeach.gov; Dunlap, Bill <bdunlap@newportbeachca.gov>; Koetting, Peter <pkoetting@newportbeachca.gov>; Weigand, Erik <eweigand@newportbeachca.gov>; Kleiman, Lauren <lkleiman@newportbeachca.gov>; Lowrey, Lee <Ilowrey@newportbeachca.gov>; Zak, Peter <pzak@newportbeachca.gov>; Ung, Rosalinh <RUng@newportbeachca.gov> Cc: Kathy Thompson <kamkaml943@aol.com>; Kathy Hamilton <cocohl@icloud.com>; Susan Maher <susanmaher@cox.net>; Gerald Thompson <secretfallsranch@yahoo.com>; Kay Mulvaney <kaymulvaney7@gmail.com>; Karen Carlson <kkc2616@aol.com>; Harley J. Broviak <harleyjb@earthlink.net>; Harold & Vicki Parker <vickiprkr@aol.com>; Joel Graves <joelgravesl23@gmail.com>; Linda Delaney <lindadelaney@me.com> Subject: 2607 Ocean Blvd., Corona del Mar Planning Commissioner As currently proposed, please deny the variances requested for the referenced property. The story poles clearly illustrate a total view blockage from the Fernleaf Ramp, as well as the creation of a 50' high wall adjacent and parallel to Way Lane. The residents and visitors to Corona del Mar should not be deprived of a view amenity through the approval of a variance. Further, China Cove does not need a 100' Chinese wall to maintain it's name sake. Please deny any variance that will comprise the neighborhood. Also, please keep in mind that the applicant purchased the property with full knowledge of the topographic and building restrictions. If the property is insufficient for their needs they should have purchased elsewhere and not expect the neighborhood to acquiesce to their desires. Remodeling the existing residence is an option worth considering. Sincerely, Karen and Warren James 2627 Cove St. Corona del Mar, CA 949-675-4412 kidelmar@ivahoo.com Planning Commission - December 7, 2017 Item No. 5c Additional Materials Received Ginsberg Residence (PA2016-170) To: Planning Commission Re: 2607 Ocean Blvd. Variances request Dear Planning Commission: I strongly oppose the multiple variance requests for this property. Although there are other homes at 5000 square feet, they are on much bigger lots, some as much as 4 lots combined. I hope you went to view the 'story' poles. I have attached 2 photos that show what it would be like if the height variances were approved. When starting down the road to the Cove the proposed house would totally block the beautiful views of not only the Cove, but also the Bay and our iconic Wedge. I support the building of a lovely family home on this property, but the owners have to consider the neighborhood and as requested it would stand out as the proverbial "sore thumb". I am sure they do not want to build something that will be upsetting to everyone. r�n 0,1D ��m +'f 1 k I I s I'I Y I I � v. I i1 R 1 P 7 a j 7 r I ^ p li }} - 1 Planning Commission - December 7, 2017 Item No. 5d Additional Materials Received Ginsberg Residence (PA2016-170) From: Alan Gin <agin001@aol.com> Sent: Wednesday, December 06, 2017 6:16 AM To: Ung, Rosalinh; susanskinner949@gmail.com Subject: Re: 2607 Ocean Blvd In addition, soon I will be submitting plans for a new house construction in the 200 block of Goldenrod. I might as well ask for a variance for building beyond the 3700 square feet that I'm allowed, based on my setbacks. If 2607 Ocean is granted a variance to increase the square footage (approx 17%) beyond allowable setbacks, I expect my request to build to build a 4320 square foot house (a 17% increase) to be approved. Thanks, Alan Gin -----Original Message ----- From: Alan Gin <agin001@aol.com> To: rung <rung@newportbeachca.gov>; susanskinner949 <susanskinner949@gmail.com> Sent: Wed, Dec 6, 2017 5:43 am Subject: 2607 Ocean Blvd I'm a fan of development and progress. I built my house in China Cove in 2009. But I did not ask for a variance to increase the size of my new house beyond what is allowed by the setbacks. Regarding buildable lot size, I believe everyone should follow the same rules, otherwise, allow why not everyone to break the rules, all the time? The latter makes no sense. Thanks, Alan Gin Planning Commission - December 7, 2017 Item No. 5d Additional Materials Received Ginsberg Residence (PA2016-170) From: Gregg Miller <Gregg@millerenvironmental.com> Sent: Tuesday, December 05, 2017 4:36 PM To: Ung, Rosalinh Subject: 2607 Ocean CDM Hello Rosalinh, I am a local CDM homeowner at Ocean and Jasmine and in my opinion upgrading of property is good for the neighborhood and also adds to the city coffers so you can all have nice pensions for all that hard work you do. There is a house at 2607 Ocean that is almost 70 years old and is an eyesore. It needs to come down and be rebuilt to a standard that is in line with the neighborhood. My information is that a 4200 SF house is being proposed and that is not a large house for the area and there are many other larger houses nearby. This is a very fair request for the area and CDM in general. It is very frustrating for a lot of local folks to have to deal with irrational people from other parts of the area and some that are not even local but have nothing better to do with their days then complain about something they have no stake in at all. We know you are smart people in our great city and can see through the nonsense. The number of people that oppose the project is small and please don't let them control any process that impact our neighborhood. NB has had a reputation of being fair and realistic in keeping up with the times unlike some of our neighboring cities. My wife Celin and I are FOR this project. Please feel free to call me as necessary to discuss this issue. Sincerely, Gregg Miller Miller Environmental, Inc. 1130 West Trenton Avenue Orange, CA 92867 Phone: 714-385-0099 Fax: 714-912-1460 For Immediate Assistance call Krystal @ 714-912-1342 or krystal@millerenvironmental.com www.millerenvironmentaI.com Planning Commission - December 7, 2017 Item No. 5d Additional Materials Received Ginsberg Residence (PA2016-170) From: Bruce Bartram <cpglx8v0@verizon.net> Sent: Wednesday, December 06, 2017 10:01 AM To: Ung, Rosalinh Cc: Susan Skinner; NFReynolds@yahoo.com Subject: Variance - 2607 Ocean Boulevard Dear Ms Ung: I oppose the request for variance made by the owners of 2607 Ocean Blvd. scheduled for hearing at December 7, 2017 Planning Commission meeting. According to the Staff Report the request involves the destruction of the existing single family home on the property to permit the construction of a new single family home requiring the following variances from the applicable zoning standards: allowing the development of a new 4,178 -square -foot, single-family residence and a 629 -square -foot three -car garage, for a total of 4,807 square feet to encroach 10 feet into the 10 -foot rear yard setback along Way Lane and 7 feet into the 10 -foot front yard setback along Ocean Boulevard." 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 Dropertv denies the orooertv owner Drivileges enioved by other Drooertv owners in the vicinitv 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. 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 additional finding that the hardship be substantial and that the exception sought must be in harmonv with the intent of the 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. Long ago, the California Supreme Court stated that at best only a small fraction of any one zone can qualify for a variance. Topanga Assn. for a Scenic Community v. County of Los Angeles (1974) 11 Cal. 3d. 506. Additionally, the California Supreme Court held that if the property can be put to effective use consistent with the existing zoning without the variance sought, it is not significant that the variances being sought would make the applicant's property more valuable. or that thev would enable to recover a greater income. nor that thev would relieve him from undesired costs in compliance with the existing restrictions. Broadway, Laguna etc. Assn v. Board of Permit Appeals (1967) 66 Cal. 2d. 767, 775. Applying the above legal standards to the Staff Report demonstrates the absence of substantial hardship on the part of the property owners and instead shows their desire to maximize the scale and value of their proposed project. Thus, granting the above variance would constitute a grant of special privileges in violation of state law and the Newport Beach Municipal Code. Finally, a review of the Staff Report reveals numerous emails from neighboring property owners requesting the Planning Commission reject the proposed project as being incompatible with the immediate neighborhood. Courts have long held Planning Commission - December 7, 2017 Item No. 5d Additional Materials Received Ginsberg Residence (PA2016-170) that it is necessary for an administrative agency to consider the interest of neighboring property owners in reaching a decision whether to grant or deny a land -use entitlement and that those opinions alone can serve as grounds for denial. SP Star Enterprises, Inc. v. City of Los Angeles (2009) 173 Cal. App. 4th. 459; Harris v. City of Costa Mesa (1994) 25 Cal. App. 4th 963. In the present case, a review of the 2607 Ocean Blvd. property owners application materials reveals no visual evidence is presented as to how the proposed project will be compatible with the existing homes in the immediate neighborhood. Instead, the property owners have submitted only stand alone visual depictions of the proposed project/home without reference to the immediate neighborhood. Thus, they have presented no credible evidence regarding the proposed project's compatibility with the immediate neighborhood. On these grounds alone the Planning Commission should reject the property owners' application. In conclusion, for all of the reasons above the Planning Commission should reject the application for a variance for 2607 Ocean Blvd. Very truly yours, Bruce Bartram 2 Seaside Circle Newport Beach, CA 92663 Planning Commission - December 7, 2017 Item No. 5d Additional Materials Received Ginsberg Residence (PA2016-170) From: Paul Julian <pjulian@advancedonline.com> Sent: Wednesday, December 06, 2017 9:11 AM To: Ung, Rosalinh Subject: Support of Home at 2607 Ocean Boulevard Hello Rosalinh, My Family has owned property about 100 yards down Ocean Blvd. from this site for almost 14 years. We are happy to see this proposed development as it is the world-class type of home that this world-class City deserves! I have seen some of Tom's developments and they set the bar for homes in the area. The size of this home is well within the scale of what CDM can support. I don't see any negatives to this development. Thank you for this consideration. Sincerely, Paul Julian This communication is confidential and may contain information or material that is proprietary, legally privileged and/or otherwise protected by law (all such rights and protections being expressly reserved hereby). If you have received it in error or if you are not the intended recipient, please immediately notify the sender by return message and permanently delete the message, including any attachments, and destroy any printed copies. Any unauthorized use, copying or dissemination of this communication is strictly prohibited and may be unlawful. Thank you. ARES, Inc. operating under California License # 00881503 Planning Commission - December 7, 2017 Item No. 5d Additional Materials Received Ginsberg Residence (PA2016-170) From: Donald Santacroce <dsanta323@twc.com> Sent: Wednesday, December 06, 2017 8:42 AM To: Ung, Rosalinh Cc: susanskinner949@gmail.com Subject: 2607 Ocean Blvd. Gentlemen: I strongly oppose the expansion extension at the above address. Our codes were established for good reasons, please abide by them. We need to preserve our coastline. Donald Santacroce 323 Larkspur Ave. Corona Del Mar Planning Commission - December 7, 2017 Item No. 5d Additional Materials Received Ginsberg Residence (PA2016-170) From: kendra edmonds <kendra.s.edmonds@gmail.com> Sent: Wednesday, December 06, 2017 8:14 AM To: Ung, Rosalinh Cc: Eric Edmonds Subject: China Cove Residence View Poles Hi, I am a concerned resident of Corona Del Mar who is against the proposed variances given to the property in China Cove. I have a young child and am expecting another and we walk this area/visit this beach daily. The proposed height of the structure completely blocks our view of the beach, boats, channel, homes, etc. in the neighborhood as we walk down the hill. As I have a young child, there is no other way for me to access this beach other than the hill since there is no public parking in the neighborhood and I could not possibly carry everything AND my child down the stairs or leave her unattended while getting our beach gear. If you grant these variances and OK the height of the structure, the only way we will be able to enjoy the view provided of the bay will be from the viewing area on Ocean which is overly crowded. Please do not take away our favorite view, walk, and drive in this entire neighborhood. If you have not already stopped by the neighborhood to see the proposed height, I suggest you do as you will realize the absurdity of the proposed structure. Best, Kendra Planning Commission - December 7, 2017 Item No. 5d Additional Materials Received Ginsberg Residence (PA2016-170) From: Brian Benoit <briantbenoit@gmail.com> Sent: Wednesday, December 06, 2017 12:47 PM To: Ung, Rosalinh; Alford, Patrick Subject: Re: PA2016-170 Hello, I understand you are reevaluating this project. I wanted to resubmit my comments and again advocate that you deny this application. The City has guidelines for setbacks and height limits. Once those guidelines are waived, the views and impacts to the community are forever impacted. I do not see how this project meets any sort of rationale to waive the guidelines. The owner can follow the rules and still end up with a brand new 4,000 sq ft home. More broadly speaking, I hope that you continue to protect our precious views of the water - that is a big reason why I live here and the public as a whole enjoys our City. Thank you Brian Benoit On Tue, Nov 7, 2017 at 9:36 AM, Brian Benoit <briantbenoit(d,gmail.com> wrote: Dear Planning Conunission: 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 - December 7, 2017 Item No. 5d Additional Materials Received Ginsberg Residence (PA2016-170) From: Campbell, James Sent: Wednesday, December 06, 2017 9:57 AM To: Ung, Rosalinh Subject: FW: Public Comments: Ginsberg Residence (PA2016-170) / Issue of Building Height and Mass Attachments: China Cove -2607 Ocean Blvd_PC_171206.pdf ��4D.0, JIM CAMPBELL Community Development Department 11 Deputy Community Development Director 4icampbell(dnewportbeachca.Aov 949-644-3210 From: SPON: Still Protecting Our Newport [mailto:Info@SPON-NewportBeach.org] Sent: Wednesday, December 06, 2017 9:54 AM To: Koetting, Peter <pkoetting@newportbeachca.gov>; Zak, Peter <pzak@newportbeachca.gov>; Weigand, Erik <eweigand@newportbeachca.gov>; Dunlap, Bill <bdunlap@newportbeachca.gov>; Kleiman, Lauren <Iklei rri newportbeachca.gov>; Kramer, Kory <kkramer@newportbeachca.gov>; Lowrey, Lee <I Iowrey@ newpo rtbeachca.gov> Cc: Ramirez, Brittany <bramirez@newportbeachca.gov>; Jurjis, Seimone <sjurjis@newportbeachca.gov>; Campbell, James <JCampbell@newportbeachca.gov>; Torres, Michael <mtorres@newportbeachca.gov>; Brine, Tony <tbrine@newportbeachca.gov>; Info@CdMRA.org Subject: Public Comments: Ginsberg Residence (PA2016-170) / Issue of Building Height and Mass Attached please find SPON's comments on the Ginsberg Residence Project (PA2016-170) which is on the agenda for the December 7 Planning Commission Meeting. Corona del Mar is a very special neighborhood that deserves the preservation of its village -like charm. Therefore, SPON requests that you recommend denial of this "reduced" proposal for the 2607 Ocean Blvd. residence. Please let us know if you have any questions. Sincerely, President StHI Protecting Our NOWPort. Insllineg The N,,i Gcuvarimo PO Box 102 1 Balboa Island, CA 92662 1 VM/Text 949.864.6616 SPONNB.ore I FB @SPONNB I YouTube Twitter/Instagram @SPONNewport Planning Commission - December 7, 2017 Item No. 5d Additional Materials Received Ginsberg Residence (PA2016-170) Still Protecting Our Newport Inspiring The Next Generation PO Box 102 I Balboa Island, CA 92662 1 949.86 4.6616 OFFICERS PRESIDENT Marko Popovich VICE PRESIDENT Dorothy Kraus TREASURER Dennis Baker SECRETARY Allan Beek BOARD MEMBERS Nancy Alston Dennis Baker Tom Baker Bruce Bartram Allan Beek Don Harvey Jo Carol Hunter Dorothy Kraus Donald Krotee Andrea Lingle Elaine Linhoff Bobby Lovell Jennifer McDonald Marko Popovich Jeanne Price Melinda Seely Nancy Skinner Jean Watt Portia Weiss December 5, 2017 Planning Commission City of Newport Beach 100 Civic Center Drive Newport Beach, CA Subject: Ginsberg Residence (PA2016-170) / Issue of Building Height and Mass Dear Chair Koetting and Planning Commissioners: Members of SPON have been raising the question of large, out -of -character buildings sprouting up throughout the City, especially in Corona del Mar. We have seen buildings that have been constructed or are under construction that do not seem to follow the 2006 General Plan vision for Newport Beach that calls for maintaining the characteristics and charm of Corona del Mar and the City at large. We have begun to delve into the situation as we plan for the city-wide General Plan Update process which is an opportunity for us to change whatever is going wrong. The wrongs seem to evolve in several ways. • First, we have a height limit for one and two unit residences of 24' for flat roofs and 29' for sloped/peaked roofs. The zoning ordinances which apply to these heights describe the regulations related to the sloped roofs as well as the allowed variances or deviations from the heights. If there are variances and deviations that are being allowed and not carrying out the intent of the ordinances, we should be concerned about that. r A 501(c)(3) non-profit public education organization working to protect and preserve the residential and S environmental qualities of Newport Beach. o�J www.SPON-NewportBeach.org I Info@SPON-NewportBeach.org FB SPON-Newport Beach I Twitter @SPONNewport Planning Commission - December 7, 2017 Item No. 5d Additional Materials Received Ginsberg Residence (PA2016-170) Protecting PO Box 102 Inspiring The Next Generation Balboa Island, CA 92662 1 949.864.6616 December 5, 2017 Page Two Planning Commission Subject: Ginsberg Residence (PA2016-170) / Issue of Building Height and Mass • Second, we have a limitation of the square footage of the building in order to create some open space for visual relief and avoidance of building big ugly boxes. But on many of the buildings the little open spaces are tucked along the sides so as to be of no value in terms of the intent of the ordinances. Third, we have new rules as of 2010 allowing for a third story which has regulations calling for setbacks and limited square footage so as to again allow for architectural variation and enhancement and avoidance of the big box look. Yet, when said and done, these buildings look like three story big boxes and are totally out of character with the charming neighborhoods they are in. • Fourth, we have rules for things that can go on the roofs such as rooftop decks and this rule seems to be abused in many cases as well with the result being more of a 4th story look and again very uncharacteristic of the charming neighborhood. These wrongs are characterized in the "reduced" proposed residence at 2607 Ocean Blvd. Therefore, SPON urges the Commission to question the basis of the variances requested by asking staff to produce the underlying data that substantiates their recommendation for approval. SPON is also concerned that treasured public views will be seriously compromised by the proposed "reduced" project. We have attached pictures of the story -polls since we did not see any included with the staff report. This should give you a first-hand reference to the visual impacts of this project. The views from Ocean Boulevard are supposed to be protected by our Coastal Land Use Plan but it appears this building will intrude considerably into the public view of China Cove, the harbor and the ocean. r A 501(c)(3) non-profit public education organization working to protect and preserve the residential and i environmental qualities of Newport Beach. !M- www.SPON-NewportBeach.org I Info@SPON-NewportBeach.org FB SPON-Newport Beach I Twitter @SPONNewport Planning Commission - December 7, 2017 Item No. 5d Additional Materials Received Ginsberg Residence (PA2016-170) _ . vim Still Protecting ur Newport Inspiring The Next Generation PO Box 102 I Balboa Island, CA 92662 1 949.864.6616 December 5, 2017 Page Three Planning Commission Subject: Ginsberg Residence (PA2016-170) / Issue of Building Height and Mass Corona del Mar is a very special neighborhood that deserves the preservation of its village -like charm. Therefore, SPON requests that you recommend denial of this "reduced" proposal for the 2607 Ocean Blvd. residence. Thank you. Sincerely, President cc: CNB Planning Commission Peter Koetting, Chair Peter Zak, Vice Chair Erik Weigand, Secretary Bill Dunlap Lauren Kleiman Kory Kramer Lee Lowrey Brittany Ramirez, Administrative Support Specialist CNB Staff pkoetting@newportbeachca.gov pzak@newportbeachca.gov eweigand@newportbeachca.gov bdunlap@newportbeachca.gov Ikleiman@newportbeachca.gov kkramer@newportbeachca.gov llowrey@newportbeachca.gov bramirez@newportbeachca.gov Seimone Jurjis, Community Development Director sjurjis@newportbeachca.gov Jim Campbell, Deputy Community Development Director jcampbell@newportbeachca.gov Michael Torres, Assistant City Attorney mtorres@newportbeachca.gov Tony Brine, City Traffic Engineer tbrine@newportbeachca.gov Corona del Mar Residents Association Joy Brenner, President Info@CdMRA.org Debbie Stevens, Vice President Info@CdMRA.org r A 501(c)(3) non-profit public education organization working to protect and preserve the residential and i environmental qualities of Newport Beach. !M- www.SPON-NewportBeach.org I Info@SPON-NewportBeach.org FB SPON-Newport Beach I Twitter @SPONNewport Still Protectinq Our New Planning Commission - December 7, 2017 Item No. 5d Additional Materials Received Ginsberg Residence (PA2016-170) Inspiring The Next Generation PO Box 102 I Balboa Island, CA 92662 1 949.86 4.6616 December 5, 2017 Page Four Subject: Ginsberg Residence (PA2016-170) / Issue of Building Height and Mass T P A 501(c)(3) non-profit public education organization working to protect and preserve the residential and environmental qualities of Newport Beach. v our+ www.SPON-NewportBeach.org I Info@SPON-NewportBeach.org FB SPON-Newport Beach I Twitter @SPONNewport Planning Commission - December 7, 2017 Item No. se Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: Comments: General Plan Update Process From: Terri Rhodes [mailto:terriprhodes@email.com] Sent: Saturday, November 11, 2017 2:40 PM To: Kramer, Kory<kkramer@newportbeachca.eov>; Dunlap, Bill <bdunlap@newportbeachca.eov>; Koetting, Peter <pkoettine@newportbeachca.aov>; Kleiman, Lauren <Ikleiman@newportbeachca.eov>; Lowrey, Lee <Ilowrey@newportbeachca.eov>; Weigand, Erik <eweieand@newportbeachca.eov>; Zak, Peter <pzak@newportbeachca.gov>; Biddle, Jennifer <JBiddle@newportbeachca.eov>; Campagnolo, Daniel <DCampaenolo@newportbeachca.eov>; Jurjis, Seimone <siuriis@newportbeachca.eov>; info@spon-newportbeach.ore Subject: Comments: General Plan Update Process Why don't you follow your own planning rules instead of making exceptions which gets you into trouble? It sounds simple. Don't allow any variances. Terri Rhodes Planning Commission - December 7, 2017 Item No. 5e Additional Materials Received Ginsberg Residence (PA2016-170) From: Susan Skinner <susanskinner949@gmail.com> Sent: Tuesday, December 05, 2017 9:38 PM To: Kramer, Kory; Dunlap, Bill; Koetting, Peter, Kleiman, Lauren; Lowrey, Lee; Weigand, Erik; Zak, Peter, Ramirez, Brittany; Campagnolo, Daniel; Jurjis, Seimone; Ung, Rosalinh Subject: The variance at 2607 Ocean Blvd Attachments: 26070ceanBlvd PCComments12-17.docx Dear Planning Commissioners, I am attaching my letter regarding the variance for 2607 Ocean Blvd for your review and hope you will take the time to read it. The main issues are: 1) Setting a precedent for future variances and creating a special privilege. 2) No other nearby bluff properties have received an increase of sq footage with the exception of 227 feet given to 2700 Ocean in 1985. Homes in China Cove may have a higher FAR but were almost all built prior to the 1997 decrease in FAR from 2 to 1.5. 3) Staff considers that the sq footage variance is appropriate because granting the setbacks will create a larger buildable area. Thus, the more generous the city is in reducing setbacks, the larger home is allowed to be built per staff recommendations. Since a standard size lot could not hope to get set back variances, this adds to the special privilege being granted. 4) Title 21 has no mechanism for granting a variance. Thank you for your consideration, Susan Skinner Planning Commission - December 7, 2017 Item No. 5e Additional Materials Received Ginsberg Residence (PA2016-170) December 5, 2017 Dear Planning Commissioners: I would like to ask you to deny the variance for increased sq footage at 2607 Ocean Blvd. Approval of this variance will constitute a special privilege, which is prohibited by code and will also create a precedent for the next request. (In fact, Nicholson Construction has already made the next variance request for increased sq footage at 3200 Ocean Blvd.) The use of prior variances as a precedent is seen with the setback request since part of the justification for this variance is that other homes along Ocean Blvd have previously received similar treatment. If a standard shaped lot of 4257 sq feet were used for comparison, the allowable home size would be about 4200 sq feet. Instead, the developer is asking for a home of 4880 sq ft, far in excess of what the standard size lot owner could expect to be approved. Since the intent of the variance process is to allow the owner to have full use of his property without allowing special privileges, it would be inappropriate to allow the excess sq footage. One possible way for the developer to achieve a larger home size is through the construction of a basement, which would not count against the FAR of the house. Planning staff does not perceive any barriers to building a basement. The developer notes that other bluff properties on Ocean Blvd are larger homes, but they are situated on larger lots. Per planning staff documentation (page 41 of the 11/9 staff report), the floor area analysis for the other bluff top homes on Ocean is an average of 0.97. With the exception of 2711 Ocean (which received a variance for an additional 227 sq ft in 1985), none of the other bluff homes on Ocean have received a variance for additional sq footage. The developer notes that other homes within China Cove have a larger FAR, but with the exception of 2718 Shell, all the other referenced homes were built prior to 1997. Per Jim Mosher, the FAR for CdM was reduced from 2.0 to 1.5 around 1997. Thus, these homes are non -conforming due to the code change and cannot be used as the standard by which this home is measured. Planning Commission - December 7, 2017 Item No. 5e Additional Materials Received Ginsberg Residence (PA2016-170) The variance request for setback changes is appropriate given the shape of the lot, but what I learned on Monday is that planning staff considers the increased sq footage request to be appropriate because the reduced setbacks will create a larger buildable area. Thus, if the setback adjustment were less generous, the buildable area would be more in line with a standard shaped lot. Although I have no objection to the setback request, I emphatically object to using the newly increased buildable area as justification for a home larger than 4200 sq ft. In fact, this fact makes granting any additional sq footage even more of a special privilege since a standard size lot could never hope to have a variance granted for setbacks as this owner has proposed. Please also note that since the recently approved LCP does not give any mechanism for variances, this home will only meet Title 20 standards but not Title 21 standards. Finally, I call your attention to the height of the garage, which is listed at 18 feet, an unusual use of space. It would appear easy to change out the panels above the garage door into windows. The cynic in me wonders if the intent is to add more living space in the upper part of the garage once the home is built. Also, my understanding is that the 300 sq ft reduction in size between 11/9 and now was made by converting an interior room to a deck, again bringing out the cynic in me as to whether the intent is to convert it back once city approval has been given. In summary, there are multiple reasons to deny the request for additional sq footage over 4200 sq ft and I ask you to please do so. The applicant deserves the same sq footage as any other homeowner with a standard sized lot, but the excess sq footage requested is a special privilege and should not be allowed. Thank you, Susan Skinner Planning Commission - December 7, 2017 Item No. se Additional Materials Received Ginsberg Residence (PA2016-170) December 6, 2017 RE: Item 5 for December 7, 2017 Planning Commission Meeting Variance No. VA -2016-005 Ginsberg Residence 2607 Ocean Blvd., Corona del Mar Ms. Ramirez and Planning Commissioners: We oppose the proposed project located at 2607 Ocean Blvd. The existing residence is non- conforming. This would be the perfect opportunity to bring the property into conformance and begin to put an end to the mansionization that is occurring at a faster and faster rate throughout Corona del Mar and other areas of Newport Beach. Facts in Support of Finding: The strict application of development standards including setbacks and floor area limit, 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 setback requirements. The site constraints create challenges to design a residence of comparable size and position to other properties along Way Lane without providing relieffrom these code standards. Based on "Facts in Support of Findings" on Page 11 of the staff report for this property, there is no end to the approval of larger and larger homes. Surely this homeowner was aware of the limitations of the lot when he purchased it. If he wanted to build a 4,807 square home he should have purchased a lot which would allow the construction of a home of that size. Can a homeowner who only has a standard Corona del Mar 30'x 118' lot be granted a variance because they do not have the opportunity to build a house as large as someone who owns a 35'x118' lot, or 40'x118, or 45'x118'... In our opinion finding #1 is routinely used as a "loop hole" and that "loop hole" should be closed. The staff report is faulty and misleading. Please see following pages for specific information. Vote NO on all 3 requested variances for this project. Thank You, William and Jinx Hansen 221 Goldenrod Avenue Corona del Mar Overbuilding of 2607 Ocean Boulevard, Corona del Mar Lot Size (approximate 110' x 39' avg.) Buildable Area (per Code required setbacks) Maximum FAR (1.5 x Buildable Area) Revised Proposed Building Area Required Buildable Area @ 1.5 FAR = Planning Commission - December 7, 2017 Item No. 5e Additional Materials Received Ginsberg Residence (PA2016-170) 4,257 sq.ft. 1,910 sq.ft. 2,865 sq.ft. 4,807 sq.ft. 3,205 sq.ft. FAR (Floor Area Ratio) is calculated based upon buildable area, not lot size. Developer's calculation of Open Volume Area is Misleading BUILDABLE AREA (PER CODE -REQUIRED SETBACKS) = 1,910 S.F. 1,910 x .15 =286.5 S.F. MIN. REQUIRED OPEN VOLUME 1 = 107 S.F. (PATIO) OPEN VOLUME 2 = 56 S.F. (BALCONY 2) OPEN VOLUME 3 = 180 S.F. (ROOF DECK) 343 S.F. OPEN VOLUME PROVIDED =OPEN VOLUME AREA (SEE PLAN BELOW FOR LOCATIONS) OPEN VOLUME AREA TO HAVE T-0" MIN WIDTH, AND HEIGHT OF T-6" MINIMUM. NOTE: NO OPEN VOLUME AREAS ENCROACH INTO THE CODE -REQUIRED SETBACKS The correct calculation of Open Volume Area should be based on the 3,205 sq.ft. buildable area required to support the proposed structure. 3,205 sq.ft. x .15 = 480.75 sq.ft. of Open Volume Planning Commission - December 7, 2017 Item No. 5e Additional Materials Received Ginsberg Residence (PA2016-170) Building Height - Sloped Roof 29' The revised building height of the proposed structure could not be found in the exhibits provided. However, based upon the dimensions set out below, the structure roof appears to be at least 35' above the street grade of Way Lane. What happened to the maximum 29' building height? UPDATED CROSS-SECTIONS TO REFLECT CHANGES TO THE HEIGHT AND EXTERIOR ELEVATIONS OF PROPOSED HOME. r - - SECTION 0-1 The developer's proposed structure is a classic example of how overbuilding is allowed to occur. In addition, the topography of the lot should reduce the building size, not increase it. Planning Commission - December 7, 2017 Item No. 5e Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: Public Comments: China Cove Project (2607 Ocean Blvd) From: Emkapp [mailto:emkapp@aol.com] Sent: Wednesday, December 06, 2017 3:31 PM To: Ramirez, Brittany <bramirez@newportbeachca.gov>; info@spon-newportbeach.org Subject: Public Comments: China Cove Project (2607 Ocean Blvd) Gentlemen, I oppose the proposed approval of variances for the development of the home at 2607 Ocean Blvd. Please enforce the existing zoning and setback requirements. Blocking the public views and substantially changing the nature of this unique neighborhood are not acceptable. I trust you will represent the entire community by enforcing the existing requirements and rejecting the variance requests which are detrimental to the community as a whole. Thank you for your time and consideration, Beth Kiley Corona de Mar, CA Planning Commission - December 7, 2017 Item No. 5e Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: Comments on PC Item 5 (Ginsberg Residence) Attachments: 2017Dec07_PC_AgendaItem5_Comments_JimMosher.pdf —Original Message— From: Jim Mosher [mailtojimmosher@yahoo.com] Sent: Thursday, December 07, 2017 5:55 AM To:jimmosher@yahoo.com Cc: Ramirez, Brittany <bramirez@newportbeachca.gov> Subject: Fw: Comments on PC Item 5 (Ginsberg Residence) Dear Planning Commissioners, The attached comments on the Ginsberg Residence application (PA2016-170) were submitted to Planning Division staff 9 minutes after the 5:00 p.m. deadline specified in your Rules of Procedure. As a result, I have not seen them publicly posted and have no idea if they were forwarded to you. Since I believe they raise real and significant issues about the Planning Commission's authority to approve the requested Coastal Development Permit, I am taking the liberty to BCC this message directly to you at the seven email addresses listed on the Planning Commission website. For a CDP to be approved it must be found consistent with the Coastal Act, and for the City to do that it is my understanding it must be found fully consistent with the recently certified LCP, not merely consistent with isolated points selected by the City or with standards unilaterally modified by the City. It is my belief that the requested CDP cannot be issued, first because the LCP gives the City no authority to deviate from the certified development standards for minimum setbacks and maximum floor area found in the LCP for lots in the Coastal Zone, and second because the proposed construction is wholly at odds with the strong coastal view protection commitments of the LCP - an issue totally ignored in the proposed resolution of approval. Yours sincerely, Jim Mosher — On Wed, 12/6/17, Jim Mosher <jimmosher@yahoo.com> wrote: > From: Jim Mosher <jimmosher@yahoo.com> > Subject: Comments on PC Item 5 (Ginsberg Residence) > To: "Brittany Ramirez" <bramirez@newportbeachca.gov> > Cc: "Rosalinh Ung" <rung@newportbeachca.gov> > Date: Wednesday, December 6, 2017, 5:09 PM Brittany, Please find > attached my comments on Planning Commission Item 5, the Ginsberg Residence application (PA2016-170). > Yours sincerely, > Jim Mosher Planning Commission - December 7, 2017 Item No. 5e Additional Materials Received Ginsberg Residence (PA2016-170) December 7, 2017, Planning Commission Item 5 Comments These comments on a Newport Beach Planning Commission agenda item are submitted by: Jim Mosher ( iimmosher(o),vahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229). Item No. 5. GINSBERG RESIDENCE COASTAL DEVELOPMENT PERMIT AND VARIANCE (PA2016-170, 2607 Ocean Boulevard) I have much more to say about this item than can possibly be said in three minutes. Therefore, I am attempting to put part of it in writing. The bottom line of these rather rambling comments is that whether granting a variance to the City's Zoning Code requirements for 2607 Ocean Boulevard is reasonable or not, it is completely irrelevant to the issuance of a Coastal Development Permit, and the City cannot conceivably make the findings necessary to issue a CDP for the construction as proposed. Granting Variances from the Zoning Code is a Completely Separate Issue, Unrelated to Issuing Coastal Development Permits To be built anywhere in Newport Beach, this project, as proposed, would require variances from the development standards of our citywide Zoning Code, which is Title 20 of the Newport Beach Municipal Code. Because it is to be built in the Coastal Zone, this particular project also requires the issuance of a Coastal Development Permit. The City has been granted the authority to issue such permits as a result of the recent certification, by the California Coastal Commission, of Title 21 of the NBMC as our Local Coastal Program Implementation Plan. By the City's choosing, Title 21 has its own development standards, separate and distinct from those of Title 20, even though the details are often the same. The present staff report makes the same mistake of confusing compliance with Title 20 with compliance with Title 21 that the applicant's representative, Mr. John Ramirez, made at the November 9 Planning Commission hearing. While there may be cities in which the General Plan and Zoning Code have been certified by the Coastal Commission as the Local Coastal Program for that city -- so they are indeed one and the same, and compliance with one is compliance with the other -- Newport Beach is not one of those cities. Newport Beach has consciously chosen to have its own standalone Coastal Land Use Plan (separate from the General Plan) and its own standalone Implementation Plan (completely separate from the Zoning Code) for issuing CDP's compliant with its CLUP. It also seems important to emphasize that while the City's General Plan and Zoning Code are mostly expressions of local preferences in the pattern of development, the authority to issue Coastal Development Permits carries with it a quite different responsibility to see that the statewide resource protection concerns of all people, not just Newport Beach residents, are being respected. The CDP is intended to ensure compliance not just with local preferences, but with the Coastal Act (Public Resources Code, Division 20 [Section 3000 et seq.]). Planning Commission - December 7, 2017 Item No. 5e Additional Materials Received Ginsberg Residence (PA2016-170) City Has No Authority at Present to Allow Deviations from CDP Development Standards Staff's confusion is apparent when, without citing any justification for the idea, its report implies to the Planning Commission that granting variances to the development standards of Title 20, using mechanisms within Title 20, somehow magically modifies the certified standards in Title 21, and a CDP need only comply with those modified standards. The lack of citation is telling, for nothing whatsoever in the Coastal Act or the LCP (that is, the CLUP and the Title 21 IP) provides the City with any such authority to modify the LCP standards through Title 20, or any other, actions. Indeed, in July, City staff, through Council adoption of Resolution 2017-45, asked the Coastal Commission for permission to add language to the IP (Title 21) that would allow the City to grant modifications to and variances from the IP standards (see description of proposed Local Coastal Program Amendments on the SPON website). City staff seems to have assumed its desired modification/variance language would have been regarded as a "minor clean-up" to what had been certified in January. However, Coastal staff insisted adding such language would require a "major' amendment, and no hearing on the matter has yet been scheduled. Indeed, it is not even clear the City has yet formally resubmitted a request for the "major amendment" needed to allow variances from the IP. In short, whether or not granting this project variances from the citywide development standards of Title 20 is appropriate, staff has cited absolutely no authority for issuing a Coastal Development Permit for a project that deviates from the coastal standards of Title 21 -- standards which were mutually and publicly agreed to by the City and the Coastal Commission and contain generally identical setback, height and floor area limitations as Title 20 (see NBMC Sec. 21.18.030), but with no variance provision. This simple observation makes staff's recommended action impossible for the Planning Commission to adopt: claiming the City somehow has the authority to grant Title 21 exceptions when such authority has been requested from, but not yet given by, the Coastal Commission seems the height of hubris. I wouldn't be surprised to hear staff assert at the hearing that the somehow City already has an implied power to grant variances to Title 21, but if that is so, it begs the question of why the City would be asking the Coastal Commission to grant them such power. In addition, it might be noted that none of the variance findings offered in the proposed resolution, since they come from Title 20 rather than Title 21, make any claims about consistency with the intent of the City's LCP. Requirements for Compliance with LCP Expanding on the LCP theme, I believe this is the first Coastal Development Permit the Planning Commission has been asked to approve. Given that, the staff report is remarkably unhelpful in providing guidance on the steps needed to do so, and the findings offered in support of the issuance of a CDP suggest staff has not bothered to consult, in any depth, either the City's CLUP or its IP. But properly issuing a CDP requires understanding both. Planning Commission - December 7, 2017 Item No. 5e Additional Materials Received Ginsberg Residence (PA2016-170) Among the more obvious Coastal Act issues implicated by this project, which staff glosses over or dismisses entirely, are: Coastal view protection: staff asserts repeatedly that per Newport Beach codes, construction below the curb height of Ocean Boulevard has no possibility whatsoever of impacting coastal views (which the Associate Planner told the Planning Commission on November 9 consist only of what can be seen looking horizontally and above). That position is clearly divorced from both reality and the LCP. 2. Public access: Staff asserts there is no public access issue, but there clearly is when a private land owner has, apparently with the City's permission, blocked off, gated and locked the substantial area of public land at the top of the 2607 Ocean Blvd property, which, as some have pointed out, would be an ideal place for public viewing benches (and may even have been so in the past). 3. Habitat and natural resource protection: Staff completely dismisses any possible importance to preserving the presently undeveloped portion of the bluff face at 2607 Ocean Blvd, apparently with the justification that since the City has allowed so many of the bluffs around China Cove to be degraded, who should care about preserving those that remain? (even though caring about the remaining resources is precisely what the Coastal Act is about) As an example, in considering the coastal view issue, the Commission needs to start with the Coastal Act, which as Section 4.4 of the City's certified CLUP reminds us, contains, among others, this provision: Public Resources Code Sec. 30251 "The scenic and visual qualities of coastal areas shall be considered and protected as a resource of public importance. Permitted development shall be sited and designed to protect views to and along the ocean and scenic coastal areas, to minimize the alteration of natural land forms, to be visually compatible with the character of surrounding areas, and, where feasible, to restore and enhance visual quality in visually degraded areas. New development in highly scenic areas such as those designated in the California Coastline Preservation and Recreation Plan prepared by the Department of Parks and Recreation and by local government shall be subordinate to the character of its setting." The commitment to this is emphasized by numerous polices in the certified CLUP which the Commission has to be aware of and adhere to in issuing a CDP, including: "4.4.1-1. Protect and, where feasible, enhance the scenic and visual qualities of the coastal zone, including public views to and along the ocean, bay, and harbor and to coastal bluffs and other scenic coastal areas. 4.4.1-2. Design and site new development, including landscaping, so as to minimize impacts to public coastal views. 4.4.1-3. Design and site new development to minimize alterations to significant natural landforms, including bluffs, cliffs and canyons. Planning Commission - December 7, 2017 Item No. 5e Additional Materials Received Ginsberg Residence (PA2016-170) 4.4.1-4. Where appropriate, require new development to provide view easements or corridors designed to protect public coastal views or to restore public coastal views in developed areas. 4.4.1-5. Where feasible, require new development to restore and enhance the visual quality in visually degraded areas." While it's true that, as the staff report emphasizes over and over (but without providing any correct citation — condition of approval instead referring to the corresponding provision in Title 20, which is irrelevant to the CDP), NBMC Section 21.30.060.B.4 (part of the LCP IP) says that "New structures and additions/changes to existing structures on the bluff side of Ocean Boulevard in Corona del Marshall not be constructed to a height greater than the elevation of the adjacent curb" (this also appears, without citation, as a footnote to the development standards tables in Part 2 of the IP), this is a required limit that cannot be exceeded. It is not a promise that anything built to that limit will comply with the City's view protection commitments. While citing the maximum height limit as if it were a right, staff completely fails to consider or remind the Commission of the equally important view protection requirements of Section 21.30.100 of the IP, which implement Section 4.4 of the CLUP. Yet these are much stronger requirements than those found in the corresponding sections of Title 20, and they are the requirements against which appropriate heights for structures in the Coastal Zone must be weighed before a CDP can be issued. Far from dismissing out of hand (as the staff report does) the possibility that construction beneath the limits allowed by NBMC Section 21.30.060 will have any impact, NBMC Section 21.30.100 requires in this case the preparation of a Visual Impact Analysis — a requirement nowhere mentioned in the staff report, and of which none has been provided. In particular, by not even mentioning Section 21.30.100, staff completely ignores NBMC Section 21.30.010, which explains that when there is a conflict between the various standards, "the standards that are most restrictive and/or most protective of coastal resources shall prevail." In this case, the protection of widely treasured views of China Cove beach, the harbor entrance and the ocean clearly trumps any claimed "right" of a property owner to build to the maximum heights allowed by the LCP. The same could be said for the protection of the small amount of undeveloped coastal bluff and public access to the public property at the top of the 2607 Ocean Boulevard lot. The Commission has a duty under the Coastal Act to thoughtfully consider all these issues (including the certified setbacks and absence of any authority to alter them) before issuing a CDP. Inconsistencies in City's Handling of Similar Matters In addition to the total inadequacy of staff's analysis of the requirements for issuing a Coastal Development Permit, the present matter highlights a disturbing pattern of inconsistency in the Planning Division's handling of similar matters. Planning Commission - December 7, 2017 Item No. 5e Additional Materials Received Ginsberg Residence (PA2016-170) Example 1: View Impacts and Coastal Development Permits When the Dawson Residence at 2741 Ocean Boulevard was being considered by the Planning Commission earlier this year (PA2015-224, started as Item 4 on October 26, 2016, requesting continuance, heard as Item 4 on February 9, 2017, then continued as Item 3 on April 6, 2017, resulting in Resolution 2054), the Commission and public were told the impact of the proposed construction on views from Ocean Boulevard (and that it didn't diminish what already existed) was critical, and simulations of the views were provided for consideration, even though none of the proposed construction exceeded the curb height. Here we are (presumably erroneously) told that construction below the curb height has, "by code," no possible impact. Equally disturbingly, the Commission and public were told the Dawson construction did not need a Coastal Development Permit because it was "categorically excluded." Here (at least in the November 9 staff report, which is oddly not included in the December 7 report) we are told (and I believe correctly) that whenever variances are required, the Categorical Exclusion does not apply. It now seems clear the City is poised to incorrectly allow the Dawson Project to go forward without a CDP. Example 2: Setback Determinations It seems curious (but correct to me) that we are being told a variance is required to allow the 2607 Ocean Blvd construction to encroach into the code -required setbacks. Yet on February 9, 2017, as Item 2, the Commission concurred in the Director's determination to arbitrarily reduce the Title 20 front setback at 1706 Park Avenue from 20 feet to 10 feet. And on August 17, 2017, as Item 3, the Commission concurred in the Director's determination to arbitrarily reduce the Title 20 front setback at 102 East Ocean Front from 10 feet to 5 feet. Although in both these cases the change was in the size rather than the location of the setbacks, we were told the authority to modify the size of the setbacks lies in NBMC Section 20.30.110.C, which allows the Director to redefine the location of "front," "side," and "rear" when necessary to achieve consistency with the orientation of surrounding lots (itself a strange idea since the code -required setbacks are presumably well -considered and adopted by City Council ordinance). It seems odd that if the CDD Director was truly empowered to change the size of the code - required setbacks on these other two properties, he could not have equally arbitrarily modified the setbacks on 2607 Ocean Blvd without the property owner having to ask for a variance from the code. But I think the two recent cases in which the size of setbacks was changed without any need to reorient them were erroneous, and, as here, could only have been granted either by variances or by asking the Council to change the codes. Planning Commission - December 7, 2017 Item No. 5e Additional Materials Received Ginsberg Residence (PA2016-170) Propriety of Variances to Title 20 Although I have focused on what I believe is the City's inability to issue a Coastal Development Permit for the proposed construction, I also have to question the propriety of granting variances from the Zoning Code (NBMC Title 20). 1 would hope one could assume (see Santa Monica statement, below) the City's zoning has been thoughtfully adopted, with due and careful consideration to the standards being applied to each lot. For example, while the owner may feel that the required setbacks create an impossibly confined buildable area on the western portion of his lot, I would suggest the City may consider that portion, a steeply sloping coastal bluff, as an area that should, essentially, not be developed. Nor I do not believe the code -required setbacks are unreasonably large. In particular, in apparent recognition of the buffer provided by the undeveloped public right-of-way at the top of the bluff, for the Ocean Boulevard lots around China Cove, Setback Maps 10A and 106 have already reduced the required front yard setbacks from 20 feet to 10 feet. Further reducing 20 feet to 3 feet has no justification I can think of. And because of the way heights in Newport Beach are measured from the directly underlying grade, relaxing the front yard setback allows the property owner to build higher up the slope, which means a higher structure. Allowing that is clearly detrimental to the public's welfare, since it increases the detrimental impacts to the public's enjoyment of the views over the property. I also see no evidence the property owner is being deprived of a development right enjoyed by his neighbors. According to the OC Tax Assessor's records, 2607 Ocean Boulevard currently has 2,260 sf of development on a 4,840 sf lot, a ratio of 0.47. The immediately abutting Linda Beek lot at 2616 Way Lane has 1,699 sf of development on a 3,828 sf lot, at a very similar ratio of 0.44. The house next to that to the east, the large Catherine Callendar home at 2620 Way Lane has 5,535 sf of development, but on a much larger lot of 8,100 sf, for an only slightly larger ratio of 0.68. I further think that what can be built pursuant to the development standards in place at the time of purchase should have some meaning. I agree with Vice Chair Zak that even if a relaxation of the setback requirements was justified by some reason I can't quite fathom (perhaps along Way Ln, but not on the Ocean Blvd side), that should not trigger an upward re-evaluation of the allowable floor area based on the relaxed setbacks. In short, the Commission appears to be faced with a request from a property owner who, instead of using the code -required yard areas in a conventional way, wants to fill the lot with buildings and have his family's outdoor activities occur on the roof of his house. And he wants permission to eliminate the public's protected views of the beach and harbor so the public can't see the property owner and his family while on their roof. I don't think such a request should be granted. Planning Commission - December 7, 2017 Item No. 5e Additional Materials Received Ginsberg Residence (PA2016-170) Are Past Variances Relevant and Do New Variances Set Precedent? Although the City has no authority to grant variances to Title 21, it does have a limited, self- proclaimed ability to grant variances to Title 20, pursuant to the provision of NMBC Section 20.52.090. In its presentations, the applicant has stressed consistency with previous variances granted by the City, and the public has expressed concern that the granting of the present variances (to Title 20) would set precedent for future ones. In this regard, NBMC Subsection 20.52.090.G states that "Precedents. Each application shall be reviewed on an individual case-by-case basis and the granting of a prior variance is not relevant or admissible evidence for the granting of a new variance." At the November 9 Planning Commission hearing I made the point that NBMC Sec. 20.52.090.G expresses a policy desire that in Newport Beach the past granting of variances should have no bearing on future ones. In response, the applicant's representative, Mr. John Ramirez, made the odd statement that only prior variances granted to the subject property are not to be considered. NBMC Sec. 20.52.090.G clearly could have said that, but does not. And I am clearly not alone in the opinion that each variance supposedly being based on unique circumstances, no past variance on that property or any other is relevant. For example, the August 7, 2002, staff report to Item 7-A on the Santa Monica Planning Commission agenda, the planner explained: "A variance, by definition, is not intended to set a precedent for future projects on other properties, particularly if sub -standard lots are the norm in the district, as they are in the OP -1 District. The Zoning Code is legislated by the Council, after careful consideration and public input, to establish certain development standards designed to ensure desirable development in that zone. In this case, the Code allows up to 50% parcel coverage, whereas in the R1 zones elsewhere in the City, where lots are generally larger, 40% is the maximum parcel coverage. Taking a "by right" approach to variances to this standard is contrary to the standard's intention, which is to define a consistent limitation for all properties. Moreover, the variances granted in prior years were not related to parcel coverage. Each variance request is based on the unique circumstances of the subject property and must be judged accordingly. The granting of past variances does not set a precedent by which a future Zoning Administrator must base a decision if the Zoning Administrator does not find that the subject property has special circumstances that warrant the granting of a variance." In the real world, however, questions of equity and fair play arise, and it is difficult to avoid the notion that the granting of one variances does affect another. In this case, as with all variance requests, I think decision makers should focus on the uniqueness issue. In the present case, not only does the property owner have unique constraints, but the granting of a variance would create unique impacts on the public's enjoyment of the China Cove Ramp, which have to be given equal or greater weight. Planning Commission - December 7, 2017 Item No. 5e Additional Materials Received Ginsberg Residence (PA2016-170) Errors in Draft Resolution Should the Commission choose to adopt the offered "Resolution for Approval," despite its near total disconnect from the requirements for approving a Coastal Development Permit, the Commission may wish to at least consider correcting some of the obvious inadvertent errors it contains, which include: Handwritten page 9: "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 Zene Zoning District is Single -Unit Residential (R-1)." Handwritten page 10 (Section 2): "1. This project is exempt from the California Environmental Quality Act ("CEQA') pursuant to Section 15315 15303 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." [note: The CEQA Guidelines section cited, 15315, is for minor divisions of land with a slope of less than 20%, which clearly doesn't apply here. Even after the correction, the applicability of Section 15303 seems questionable to me, for we later learn the present project requires a Water Quality and Hydrology Plan. The necessity for such a plan certainly suggests to me that someone thinks the project has the potential to damage the environment. In addition, there are issues of loss of views and habit (in the undeveloped portion of the bluff face), which are the same issues that led to the need for a full EIR in the case of the nearby Megonigal Residence application (PA2007-133), which was approved as City Council Item 19 on January 12, 2010 (and which, as built today did result in the loss of significant public views from Begonia Park — the public now seeing a garage where it formerly saw the harbor). Handwritten page 10 (Section 3.A): "3. The limited lot depth after applying the 10 -foot front and rear setbacks results in a sloping building pad that would be 15 to 33 feet deep." Handwritten page 10 (Section 3.A): "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." [note: The lot consists of a rectangular part on the west and a part where the width fans larger on the east. If this is trying to say that the rectangular part comprises more than 2/3rds of the area, that seems implausible from the diagrams presented. Indeed, the area of the fanned part looks larger than the rectangular piece to me.] Handwritten page 11 (part C): "1. Without granting the variance request, the Property owner could only build a 2,865 square -foot residence that is substantially smaller than what could be constructed on a typical rectangular R-1 lets lot in Corona del Mar." Handwritten page 11 (part C): "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 with floor areas well above 5, 000 square feet on average." Handwritten page 12 (part E): "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 Planning Commission - December 7, 2017 Item No. 5e Additional Materials Received Ginsberg Residence (PA2016-170) ensuring no impact to public access in the vicinity and to maintain street/emergency access during construction." Handwritten page 14 (Facts in Support of Finding 4): As indicated above, the fact that the Planning Commission has granted variances to the development standards of Title 20 is totally irrelevant to compliance with the development standards of Title 21. None of the "facts" stated for "a" or "b" demonstrate compliance with Title 21, and indeed the project is not. Fact "c" indicates the project is below the allowable height limit, but that does not demonstrate it complies with the view protection standards of the LCP. Handwritten page 14: "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." [I am unable to find any condition of approval prohibiting invasive species] Handwritten page 14 (Finding B): The presence of facts in support of this finding is curious in that staff has told us elsewhere that this permit is not for "project ... located between the nearest public road and the sea or shoreline." If staff is correct about that, the correct fact to state would be that this finding does not apply and does not need to be made. Handwritten page 16 (Planning Conditions): "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." [I wasn't aware this was a "use permit"] Handwritten page 18: "22. The proposed walkway, stairs, guardrails, " aili ,g retaining 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." Planning Commission - December 7, 2017 Item No. 5e Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: Opposition to variance for 2607 Ocean Blvd, CDM —Original Message— From: fequinlan [mailto:fequinlan@aol.com] Sent: Wednesday, December 06, 2017 5:09 PM To: Ung, Rosalinh <RUng@newportbeachca.gov> Subject: Opposition to variance for 2607 Ocean Blvd, CDM Margaret and Frank Quinlan oppose the variance proposed for 2607 Ocean Blvd. We have lived in CDM since 1980 and walk, as do hundreds of others, almost daily along Ocean Blvd and down the China Cove ramp. The view over the proposed construction site is stunning almost all the way down the ramp. To grant an improper variance that permanently deprives the public of that view is wrong and wrongheaded. It will be nothing more than an extension of the "wall" of construction along the bay side of Carnation abutting Ocean Blvd. There is an older man who is confined to a wheel chair who sits at the top of the China Cove ramp every day to enjoy the view. Preserving that view for people like him and saving it with a small view park there is a very good and beneficial idea. We encourage it. We have personally been impacted by overly permissive permitting and lax inspection. We live on Heliotrope and the lot next door (on Seaview( was sold to a speculative builder in a probate sale. On September 11, 2001 1 was called to active duty with the Marine Corps. When I returned from duty the next year I found a 2 unit condo on the lot nearly three stories high. Every square inch possible was built. The lot pad was illegally elevated by about two feet resulting in a building that overshadowed ours depriving our lot of air and light. I called the inspector and asked about the illegal pad height and negative drainage from the wrongful pad elevation. He shrugged and said "We'll make the builder put in French drains." The owner of the small lot and precariously sited construction plan for 2607 Ocean should not be granted an improper variance. He should get no more than the law allows him to build on that lot and if that does not suit him he should find another lot. It is time to end the overly permissive planning approvals and lax inspections in this town. Please do your duty and deny this variance. Margaret and Frank Quinlan Sent from my iPad Planning Commission - December 7, 2017 Item No. 5e Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: 2607 Ocean Blvd. Application From: Mary Ann Hemphill [mailto:mahemphill@msn.com] Sent: Wednesday, December 06, 2017 6:38 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. Application December 6, 2017 Dear Planning Commission: I am quite concerned about the proposed variance requests at 2607 Ocean Boulevard and I very strongly feel that they should be denied. 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." The presence of a 5,000 square foot home, with reductions in set backs and with proposed features that would extend 14 feet higher than the height limit is absolutely out of place in this special area of Corona del Mar. The proposed design negatively impacts the beautiful views of the ocean, the China Cove beach, the Wedge and the harbor entrance. Both residents and visitors enjoy this peaceful walk along Ocean Boulevard. Why should one homeowner be allowed to take away this pleasure? The Municipal Code also states, "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 1 Planning Commission - December 7, 2017 Item No. 5e Additional Materials Received zoning district." There are no extenuating circumstances in the 2607 Ocean rvcjg pian°�iaPgzols-17o> 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 property owners should have been well aware of the code limitations when they purchased the property. They should have thoroughly checked the building restriction on this property and become absolutely fully aware of what they could and could not do on this lot. They should have realized that their purchase did include any entitlements beyond that of building a home according to the Newport Beach Municipal Code. Their purchase did not include entitlements to variances from this code for their personal pleasure. These owners are not entitled to block a view enjoyed by the public. They are not entitled to negatively impact the views of their neighbors. They are not entitled to waive the setback limits. They are not entitled to exceed the maximum floor area. Period. That is why we have a Municipal Code and that is why any variances from that code should be thoroughly examined by both the residents and the Planning Commission. Granting the requested variances for 2607 Ocean Boulevard means that others, feeling equally entitled, will submit similar requests. Once the precedent has been set, there will be no going back. This application as submitted should be denied. Sincerely, Mary Ann Hemphill 230 Agate Avenue ra Planning Commission - December 7, 2017 Item No. se Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: 2607 Ocean Blvd., Corona Del Mar From: Haroldgparker@aol.com [mailto:Haroldgparker@aol.com] Sent: Wednesday, December 06, 2017 7:04 PM To: Kramer, Kory<kkramer@newportbeachca.gov>; Dunlap, Bill <bdunlap@newportbeachca.gov>; Koetting, Peter <pkoetting@newportbeachca.gov>; Weigand, Erik <eweigand@newportbeachca.gov>; Kleiman, Lauren <Ikleiman@newportbeachca.gov>; Ilowery@newportbeachca.gov; Zak, Peter <pzak@newportbeachca.gov>; Ung, Rosalinh <RUng@newportbeachca.gov> Cc: kamkaml943@aol.com; cocohl@icloud.com; susanmaher@cox.net; secretfallsrancj@yahoo.com; kaymulvaney7@gmail.com; kkc2616@aol.com; harleyjb@earthlink.net; lindadelaney@me.com; joelgravesl23@gmail.com Subject: 2607 Ocean Blvd., Corona Del Mar Good Evening We do not understand why the Planning Department would so completely disregard the height and square footage restrictions for 2605 Ocean Blvd. Why have the rules at all? This is not a small lot. It is more than twice the size of the standard China Cove lots (30 ft. X 60 =2100 sq. ft.) and it is larger than the standard "Flower Street lots" which are typically a little less than 3400 sq. ft. It seems unfair to other citizens who have built houses of sizes more in compliance with the approved square footage and height parameters. We could better understand such variances for someone with an especially tiny lot. Given the cost of "tear down houses," we can understand why someone wants to build a large as possible home, but this proposed structure so far exceeds the restrictions, by a truly laughable level, and would impact numerous Citizens, many of whom have built new homes more within the framework of the existing regulations. Disregard for the height limitations is even more egregious. Now that the flags are up, it is easy to see the height and mass of this finished home will be HUGE and will block nice harbor views for many residents and pedestrians. It seems only a few years ago that a local architect was sent to jail for designing houses that exceeded the height limit by a matter of inches. Since when did the City folks decide to essentially disregard their own regulations? What kind of precedence do you think this establishes? 1/tW' & ffaiv1d A -41- C:2607 Ocean Protest Planning Commission - December 7, 2017 Item No. 5e Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: Proposed China Cove Development on 2608 Ocean Blvd. —Original Message— From: Skinner Nancy [mailtojskinnermd@aol.com] Sent: Wednesday, December 06, 2017 9:10 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> Cc: Ung, Rosalinh <RUng@newportbeachca.gov> Subject: Proposed China Cove Development on 2608 Ocean Blvd. Dear Chairman Koetting and Members of the Planning Commission: My husband and I drove on Ocean Blvd. yesterday to see how much the view of our beautiful ocean and bay would be cut off if you approve the plan before you tomorrow evening — and it was quite a lot. Those of us who are lucky enough to live in Newport Beach, and especially those who have a bayfront or oceanfront view, need to be mindful of those less fortunate who come to Newport Beach to enjoy the ocean and bay. Preserving public views should be high on everyone's list, right along with maintaining public access to our beaches, bay and ocean. I believe we have a responsibility to the general public to maintain views and access to our bay and beaches. There are other reasons to deny this project as currently being presented but preservation of views is of great concern. Please vote to deny or re -work the project into an acceptable design that doesn't block views. Thank you for giving my thoughts your consideration, Nancy Skinner 1724 Highland Drive Newport Beach, CA 92660 Planning Commission - December 7, 2017 Item No. 5e Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: 2607 Ocean Blvd, CDM —Original Message— From: Ashley [mailto:agk77@mindspring.com] Sent: Wednesday, December 06, 2017 9:42 PM To: Ung, Rosalinh <RUng@newportbeachca.gov> Subject: 2607 Ocean Blvd, CDM To whom it may concern, I am writing to express my opposition to the application for a zoning exemption for overall square footage at 2607 Ocean Blvd from 4180sf to 4880sf. I am a 16 year resident of Corona Del Mar and enough is enough! Our village charm is all but disappeared. This is not the Port Streets and our lots can not support such volume. No special favors for uber wealthy developers, it is not in the community's best interest. Thank you, Ashley Knox 306 Jasmine Ave Planning Commission - December 7, 2017 Item No. 5e Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: Public Comment - 2607 Ocean Blvd. - Opposition to Variance Request —Original Message— From: Derek Ostensen [mailto:derekostensen@me.com] Sent: Thursday, December 07, 2017 6:56 AM To: Ung, Rosalinh <RUng@newportbeachca.gov> Subject: Public Comment - 2607 Ocean Blvd. - Opposition to Variance Request Good Morning Rosalinh, As a Public Comment regarding the 2607 Ocean Blvd. application, I would like to express my opposition to the proposed variance request for additional development square footage. I do not believe the City should be intensifying development of the property in a manner that poses negative impacts to the neighbors and community. Thank you. Derek Ostensen Planning Commission - December 7, 2017 Item No. 5e Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: Public Comments: China Cove Project (2607 Ocean Blvd) —Original Message— From: Nancy Otis [mailto:nrotis@earthlink.net] Sent: Thursday, December 07, 2017 8:02 AM To: Ramirez, Brittany <bramirez@newportbeachca.gov>; info@spon-newportbeach.org Subject: Public Comments: China Cove Project (2607 Ocean Blvd) As a long time resident of Corona Del Mar I am so tired of seeing huge homes being allowed to be built. They not only detract from our "village feel' but also often interfere with the view of our beautiful harbor. Please do not allow the home in China Cove to be built at its present specs. What has happened to the building code and regulations? Your job is to see that those are adhered to. Please .... stop the mansionization of our community. Thank you Nancy Otis 721 Larkspur Sent from my iPhone Planning Commission - December 7, 2017 Item No. 5e Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: 2607 Ocean Blvd variances —Original Message— From: Martha Peyton [mailto:mpeyton 1 12@gmail.com] Sent: Thursday, December 07, 2017 10:54 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> Cc: Ung, Rosalinh <RUng@newportbeachca.gov> Subject: 2607 Ocean Blvd variances Regarding the variances requested for 2607 Ocean Blvd and the adjustments contained in the most recent design. My home is roughly one block from the property. After examining the revised plan, I remain very concerned with the request to exceed the maximum floor area. I recognize the impediments associated with the physical characteristics of the lot and support the reasonableness of setback relief. However, I oppose the granting of additional floor space. I do not believe that the Planning Commission has the power to award additional floor space simply because the allowed size is deemed too small compared with neighborhood homes that occupy larger lots. Granting such a request would, in my judgement, award a special privilege. Moreover, the narrowness of Way Lane argues against the bulk of the proposed structure. In addition, I have read the concerns of Mr. Navarro regarding the threat to views from Ocean Blvd which reinforce my own trepidation with the size and configuration of the structure as viewed from above. Sincerely, Martha S Peyton 212 1/2 Fernleaf Ave Sent from my iPad Planning Commission - December 7, 2017 Item No. 5e Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: 2607 Ocean Variance - FAR Analysis From: Michael Toerge [mailto:strataland@earthlink.net] Sent: Thursday, December 07, 2017 11:58 AM To: Ung, Rosalinh <RUng@newportbeachca.gov> Cc: Michael Toerge <Mike@stratalandco.com> Subject: RE: 2607 Ocean Variance - FAR Analysis Thank you Rosalinh — Please forward my comments to the Planning Commission. I will be brief. I would have thought there would be significantly more attention offered to the recently approved Local Coast Program Implementation Plan than is present in the staff report. The adoption of this LCPIP brings forth additional planning considerations that do not appear to have been addressed in the review of this project. I urge the commission to continue the project and direct staff to address the applicable components of Title 21 before seeking commission action. Under codes governing the property in Title 20, 1 see no justification to allow this property to be developed with over a 1.0 Floor Area Ratio. I question the exceptionally high ceiling and volume in the garage area which appears ripe for additional square footage with some minor after -the -fact modifications. While not a part of this planning application, the manner in which the walk -way access to Ocean Blvd is modified will have a significant impact on the public view from Ocean Blvd. The top of whatever gate and fence that are installed there must comply with the top of curb height limit. The prior wooden fence that was removed, was built further down the slope so that it did not pierce the top -of -curb height limit. This is a highly visited public location and significant public input should be gathered before the design is approved and an encroachment permit issued. If possible, please forward these comments to the Public Works Department should this project move forward. Thank you! Michael Lee Toerge Strata Land Company, Inc. 3810 E Coast Hwy, Ste 2 Corona del Mar, CA 92625 Office: (949) 723-1075 mike@stratalandco.com From: Ung, Rosalinh[mailto:RUne@newportbeachca.eov] Sent: Thursday, December 7, 2017 11:34 AM To: 'strata land @earth li n k.net' <strataland@earthlink.net> Subject: 2607 Ocean Variance - FAR Analysis ROSALINH UNG Community Development Department Associate Planner rung(d newportbeachca.gov �pw`x'Pogr 949-644-3208 A CITY OF NEWPORT BEACH 100 Civic Center Drive, First Floor Bay B. Newport Beach, California 92660 1 newportbeachca.gov �4toM1N�' From: Ung, Rosalinh Sent: Thursday, December 07, 2017 7:58 AM To:'stradaland@earthlink.net' <strada land @earthlink.net> Subject: 2607 Ocean Variance - FAR Analysis Planning Commission - December 7, 2017 Item No. 5e Additional Materials Received Ginsberg Residence (PA2016-170) Hi Michael, As request, attached for your use is the FAR exhibit for the properties including subject site along the water side of Ocean Blvd. (between Dahlia and Lookout Point). This exhibit was included in the 11/9/17 PC hearing. Thanks. Rosalinh ROSALINH UNG Community Development Department Associate Planner rung(d newportbeachca.gov �pea'PogT 949-644-3208 CITV OF NEWPORT BEACH u 100 Civic Center Drive, First Floor Bay B. Newport Beach, California 92660 1 newportbeachca.gov G4poaN�� Planning Commission - December 7, 2017 Item No. 5e Additional Materials Received Ginsberg Residence (PA2016-170) Subject: FW: Planning Commission Remarks on 2706 Ocean From: Joy Brenner [mailto:joy@joyfornewport.com] Sent: Thursday, December 07, 2017 12:21 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@newportbeach ca.gov>; Ramirez, Brittany <bramirez@newportbeachca.gov>; Campagnolo, Daniel <DCampagnolo@newportbeachca.gov>; Jurps, Seimone <sjurjis@newportbeachca.gov> Subject: Planning Commission Remarks on 2706 Ocean My concern this evening is not primarily about the 2706 Ocean Blvd. project, but about the city policies and procedures which have made this another lightning rod to our citizens. After attending many meetings on this project with: • concerned citizens • city planning staff and • even representatives of the builder, I've come away amazed at the confusion over what the owner is legitimately allowed to build, and further amazed at what has been proposed in the way of variances. Small variances are understandable, excessive variances are not. Understanding how to calculate Floor Area Ratio, even on irregular lots, such as this, should not be this difficult to determine, yet we have spent hours upon hours trying to get to the accurate number. BUT the ratio I am most concerned with is the ratio between Perception and Reality. Many, if not most, of our citizens have the perception that our city is not protecting us. We see buildings around us that have pushed the limits so far, we believe they MUST have cheated. WE DESERVE BETTER! Our citizens should not have to monitor our City's actions at each and every turn. We need our city representatives to enact policies which are absolutely • fair • transparent understandable • totally above board and • to have all those in positions of responsibility follow them to the letter and spirit of the law. 1 Planning Commission - December 7, 2017 Item No. 5e Additional Materials Received Ginsberg Residence (PA2016-170) This not only protects the city, but also the • builders, • property owners and • other residents. It should not take an applicant one and a half years, as this project has, to know what they are going to be allowed to build and • it should not take that many hours of city staff time, but • MOSTLY it should not take EXCESSIVE VIGILANCE by our citizens to make sure no special privilege is being granted to one homeowner over another. ALL of our PROPERTY RIGHTS have to be protected from those who want more than their fair share. Our zoning laws need to be so fair and so transparent that citizens can easily determine whether they are being interpreted fairly, or whether special privilege is being granted. MANY, if not most, of our citizens have lost faith in our city representatives and their willingness to stand up for us. I believe most of you have read the temperature of our community and IT IS HOT! Many of us in this room are interested in city government and how it works and we enjoy fostering understanding on issues such as this. But, there are a LOT of citizens who are extremely irritated that every time they turn around, it seems another building project is pushing the limits of not only our infrastructure but of our quality of life. The city planing staff has gone out of their way to meet with and help us understand the complexities of this particular project and I believe that is a sign of changing times. One of our citizens said recently, that we should get rid of the building officials and just put a rubber stamp on the counter. I don't believe that, but if our citizens have that perception, then our electeds, their appointees and our city staff have to be vigilant in not only changing that perception, but of changing the climate which fosters that perception. Thank you for your time, attention and service to our community! Joy Brenner 615.5 Marguerite Avenue Corona del Mar, CA 92625 ra Planning Commission - December 7, 2017 Item No. 5e Additional Materials Received KGinsberg Residence (PA2016-170) ATTORNEYSH ART AT LAW Ronald J. Thommarson rthommarson@hartkinglaw.com December 7. 2017 Our File Number: 36939.021!4849-7658-4024v.1 VIA E- MAIL Ms. Rosalinh Ung Associate Planner City of Newport Beach Planning Commission 100 Civic Center Drive rungto)newportbeachca.gov Re: Ginsbera Residence Project fPA2016-170 Site: 2607 Ocean Blvd., Corona del Mar, CA Variance No.: VA2016-005 Coastal Dev. Permit No.: CD2017-080 December 7, 2017 Commission Meeting Agenda Item 5 Dear Ms. Ung: This office represents John Cummings, Sr., the owner of a residence on Ocean Boulevard in Corona del Mar. The Cummings residence is located across Ocean Boulevard from the site of the Ginsberg project referenced above (the "Project"). We write to you to relay our client's objections to the Project and to the findings set forth in the Newport Beach Planning Commission's staff report prepared for Item number 5 on the agenda for the Planning Commission meeting scheduled for December 7, 2017 at 6:30 p.m. On behalf of Mr. Cummings, we respectfully request that the Planning Commission take into account the following issues in its consideration of the Project: The Commission's December 7, 2017 staff report recommends a finding that the Project is exempt from the California Environmental Quality Act ("CEQA") pursuant to 14 Cal. Code Regs. § 15303 for "New Construction or Conversion of Small Structures." However, the foregoing regulation expressly states that it applies to the construction of a limited number of small structures and the conversion of existing small structures where only minor exterior modifications are made. However, the Project consists of major construction at the site, including the demolition of an existing home, extensive excavation, and construction of a substantially larger new residence. 2. The single-family residence exemption from CEQA applies only where there is no substantial evidence of significant environmental impact. (See Public Resources Code § 21080; 14 Cal. Code Regs. § 15061(b)(3).) The sensitive bluff top location of the Project and the extensive scope of the anticipated excavation and construction activities pose a risk of significant environmental impact. The construction management plan attached to the staff report reflects that substantial excavation will take place at the site, which is located on an environmentally sensitive coastal bluff top. The plan indicates that upwards of 20 truckloads of dirt will be removed from the site over 2-3 months. It also A Professional Corporation 4 Hutton Centre Drive, Suite 900, Santa Ana, California 92707 Ph 714.432.8700 1 www.hartkinglaw.com I Fx 714.546.7457 Planning Commission - December 7, 2017 Item No. 5e Additional Materials Received HART I KING Ginsberg Residence (PA2016-170) A T T O A N E YS AT LAW Ms. Rosalinh Ung, Associate Planner City of Newport Beach, Planning Commission December 7, 2017 Page 2 reflects that the overall Project is expected to require approximately 28 months to complete. It is therefore not entitled to a categorical exemption from CEQA. 3. The Project poses a significant environmental risk due to unusual circumstances. (See Berkeley Hillside Preservation v. City of Berkeley (2015) 60 Cal.4`h 1086.) The need to maintain the integrity of the coastal bluff top in an environmentally sensitive coastal area is significant. 4. Section 30600(c) of the California Coastal Act provides for the issuance of Coastal Development Permits directly by the California Coastal Commission in regions where the local government having jurisdiction does not have a certified Local Coastal Program. We understand that the City of Newport Beach only has a certified Land Use Plan and has not exercised the options provided in section 30600(b) or 30600.5 to issue its own permits. Therefore, the Coastal Commission is the permit issuing entity, rather than the City of Newport Beach, with respect to the required coastal development permit. 5. Section 30251 of the Coastal Act states, in relevant part: "The scenic and visual qualities of coastal areas shall be considered and protected as a resource of public importance. Permitted development shall be sited and designed to protect views to and along the ocean and scenic coastal areas, to minimize the alteration of natural land forms, to be visually compatible with the character of surrounding areas, and, where feasible, to restore and enhance visual quality in visually degraded areas." The Project is located on a sensitive bluff face and is visible from Ocean Boulevard and the public sidewalks along the street and in more distant views from Big Corona beach. It is necessary to ensure that new development be sited and designed to protect views to and along the ocean and minimize the alteration of existing natural landforms consistent with Section 30251 of the Coastal Act and the City of Newport Beach's existing policies to protect public views, including those in the City's Zoning Code and certified Land Use Plan. 6. The City's Zoning Code stresses among its goals the need to "protect the character, social, and economic vitality of neighborhoods." (Zoning Code § 20.10.020.) As set forth in numerous other letters and emails from other residents of the neighborhood, this Project is not in keeping with the character of the neighborhood, and the requested variance is not consistent with those that have been granted (or denied to) other property owners in the vicinity. The construction management plan for the Project reflects that it will have significant and adverse effects on the neighborhood, including traffic impacts from partial closures of Ocean Boulevard, significant construction traffic, and the like over a period of more than two years. 36939.02114849-7658-4024v.1 HART ( KING AT T O A N E Y5 AT LAW Ms. Rosalinh Ung, Associate Planner City of Newport Beach, Planning Commission December 7, 2017 Page 3 Planning Commission - December 7, 2017 Item No. 5e Additional Materials Received Ginsberg Residence (PA2016-170) We respectfully request that the Planning Commission (1) consider these issues and include this correspondence in the administrative record of this evening's hearing, and (2) deny the Project proponent's application for a permit and variance in its present form and require that the foregoing issues be addressed and resolved. Thank you. Sincerely, HART KING Ronald J. Thommarson cc: C. William Dahlin, Esq. (via email) John Cummings, Sr. (via email) John H. Cummings, III (via email) 36939.021/4849-7658-4024v. 1 China Cove Development Analysis Planning Commission - December 7, 2017 Item No. 5f Additional Materials Received Ginsberg Residence (PA2016-170) Number Street Year Built Existing Lot Size (SF) Maximum Building Area Allowed per Floor Area Ratio Building Area / Lot Size 2600 COVE ST 1960 2172 2023.1 1659.4 0.82 2622 COVE ST 1940 NA 1787.9 1593.9 0.89 2615 COVE ST 1982 2736.25 3599.7 3936.6 1.09 2700 COVE ST 1985 2251.4 2100.1 1957.6 0.93 2708 COVE ST 1996 1075.6 1658.4 1526.0 0.92 2608 COVE ST 1966 NA 2000.9 1826.5 0.91 2618 COVE ST 2007 1844 2173.5 2056.7 0.95 2626 COVE ST 1976 2641 2101.4 1917.3 0.91 2704 COVE ST 1982 1757 1800.1 1620.1 0.9 2709 COVE ST 2009 1682 1800.0 1620.0 0.9 2609 COVE ST 1997 2045 3599.7 3936.6 1.09 2623 COVE ST 2010 0 7199.4 8529.2 1.18 2715 COVE ST 0 NA 3248.7 2979.3 0.92 2601 COVE ST 0 NA 4200.8 4758.2 1.13 2619 COVE ST 2011 3943 7199.4 8529.2 1.18 2616 COVE ST 1979 1487 1799.9 1585.2 0.88 2627 COVE ST 1981 2102 4202.8 4760.9 1.13 140 FERNLEAF AVE 1955 NA 3124.5 1862.5 0.6 2607 OCEAN BLVD 1947 2260 4257.9 2847.7 2723 OCEAN BLVD 2000 3099 7339.6 7575.8 1.03 2701 OCEAN BLVD 1986 4085 5188.5 5206.0 1 2735 OCEAN BLVD 1971 2952 6725.3 7004.0 1.04 2741 OCEAN BLVD 1987 5164 10766.5 10500.1 0.98 2711 OCEAN BLVD 1986 5222 5267.7 5209.3 0.99 2727 OCEAN BLVD 1956 NA 7364.3 7469.8 1.01 2708 SHELL ST 1957 NA 1800.0 1620.0 0.9 2718 SHELL ST 1956 NA 3482.9 3433.9 0.99 2701 SHELL ST 1975 5370 8248.9 9985.9 1.21 2733 SHELL ST 2011 3115 1886.1 1671.8 0.89 2712 SHELL ST 1961 1760 1800.0 1620.0 0.9 2717 SHELL ST 1987 3397 4110.0 4568.3 1.11 2723 SHELL ST 0 NA 9176.2 11140.4 1.21 2719 SHELL ST 1987 3883 4301.2 4797.5 1.12 2727 SHELL ST 1977 5844 9176.2 11140.4 1.21 2716 SHELL ST 2000 3048 3482.9 3433.9 0.99 2705 SHELL ST 1956 NA 8248.9 9985.9 1.21 2623 WAY LN 0 NA 1811.9 1048.3 0.58 2620 WAY LN 2000 4359 7963.5 8403.2 1.06 2609 WAY LN 1958 NA 1598.9 769.5 0.48 2889 WAY LN 0 NA 5403.6 5909.0 1.09 2605 WAY LN 2002 5675 5399.5 5774.1 1.07 2619 WAY LN 1950 NA 1426.3 585.5 0.41 2615 WAY LN 1990 1299 1799.9 1010.8 0.56 2616 WAY LN 0 NA 3428.1 2963.2 0.86 26011 WAY LN 1987 2942 3493.5 2631.4 0.75 2627 WAY LN 1 19541 822 2101.51 1222.51 0.58 Planning Commission - December 7, 2017 Item No. 5g Additional Materials Received Ginsberg Residence (PA2015-170) To: Ramirez, Brittany Subject: RE: Opposition to 2607 Ocean Blvd variance From: Susan Skinner [mailto:seskinner@me.com] Sent: Thursday, December 07, 2017 4:35 PM To: Kramer, Kory <kkramer@newportbeachca.eov>; Dunlap, Bill <bdunlap@newportbeachca.eov>; Koetting, Peter <pkoetting@newportbeachca.gov>; Kleiman, Lauren <Ikleiman@newportbeachca.gov>; Lowrey, Lee <IlowrevCa)newportbeachca.eov>; Weigand, Erik <eweieand@newportbeachca.eov>; Zak, Peter <pzak@newportbeachca.aov>; Ramirez, Brittany <bramirez@newportbeachca.gov>; Campagnolo, Daniel <DCampagnolo@newportbeachca.eov>; Jurjis, Seimone <siuriis@newportbeachca.eov>; Ung, Rosalinh <RUna@newportbeachca.gov>; charlenebailevC@sbcelobal.net Subject: Opposition to 2607 Ocean Blvd variance Dear Commissioners: I am forwarding this on behalf of Boyd and Charlene Bailey. Charlene sent it to me and then couldn't get it to send to you easily. Thank you, Susan Skinner The Bailey's comments: Noise. Elevations. Elevators. Roof Decks. Outdoor Lighting. Setbacks. Fire Codes. Green Space. View Park Thank you for all you are doing. I live at 304 Orchid Avenue, in my small but adequate family home, built by my parents in 1942. Over the past four years, the tall -house style has been built on both sides of us. Our sunlight and air flow has been greatly diminished. We now have noise, smelly dry vents on both sides running at times for hours into the late night. Because of the height, the hard surfaces echo sounds from PCH and other road traffic. The height limitation has been compromised by the City with the excuse of an elevator shaft, and the structures are now built with livable areas on the 3rd floors. It is obvious that most of the new investment houses are taking the place of the smaller homes. I have lived here for 73 years, enjoyed CDM with its no streetlights, enjoying the night sky, but the new homes with all the outside lighting on the house and in the yard, the night sky is compromised. Some of the over -stuffed homes on the bluff now have huge lights showing on the beach and waves, again messing up the night sky. The height increase has encroached on people's view. It used to be that the homes on the bluff had to be built below the bluff so that the structure would not interfere with other's view. The roof decks were open, but now structures are being built, interfering with the neighbor's view. I believe tat the allowance of the elevator to the top deck, to change the maximum buildable elevations was an excuse to go to the livable 3rd story. It's a mistake and needs to be rescinded. The developers are taking advantage of a weakened system that was strong as you know, and put into a position of weakening. The developers have a trophy that needs to be taken away from them. The house at 306 Orchid does not have the proper setback between their block wall and their chimney. The house at 302 Orchid does not have the proper setback between their block wall and the garage and wall and chimney. How did these encroachments on setback get past planning, regarding the fire codes? A fully equipped firemen would not be able to access the side of the house at those locations. The new house in consideration needs to comply with the setbacks. If the owner wants a bigger house, they need to buy a bigger lot! The City staff should not be recommending a variance. Too many variances are being given, changing precedents, granting "special privilege." Planning Commission - December 7, 2017 Item No. 5g Additional Materials Received Ginsberg Residence (PA2015-170) The city used to require green space, but now there are concrete patios. What happened to that requirement? A view park year the China Cove ramp would be very desirable. If people are moving into CDM, and they don't like what's here, move on! Boyd and Charlene Bailey