HomeMy WebLinkAbout06_Faerber Residence CDP_PA2020-029CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
April 30, 2020
Agenda Item No. 6
SUBJECT: Faerber Residence (PA2020-029)
Coastal Development Permit No. CD2020-013
SITE LOCATION: 405 Cortes Circle
APPLICANT: Architectural Design Solutions
OWNER: Dr. Wade and Cynthia Faerber
PLANNER: Liane Schuller, Planning Consultant
949-644-3200, lschuller@newportbeachca.gov
LAND USE AND ZONING
x General Plan: RS-D (Single-Unit Residential Detached)
x Zoning District: R-1-6000 (Single-Unit Residential)
x Coastal Land Use Category: RSD-A (Single-Unit Residential Detached) (0.0-5.9
DU/AC)
x Coastal Zoning District: R-1-6000 (Single-Unit Residential)
PROJECT SUMMARY
A request for a coastal development permit to enclose two existing 65-square-foot decks on
the main and lower floor levels to enlarge two existing adjacent bedrooms. The existing legal
nonconforming development predates the City's Local Coastal Program and adopted
Canyon Overlay District, and the existing decks extend beyond the currently applicable
Canyon Stringline. The proposed project complies with all other applicable development
standards and no new development is proposed beyond the existing structural footprint and
envelope.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines,
because it has no potential to have a significant effect on the environment; and
3) Adopt draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit No. CD2020-013 (Attachment No. ZA 1).
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Faerber Residence (PA2020-029)
Zoning Administrator, April 30, 2020
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DISCUSSION
Land Use and Development Standards
x The subject property is located in the R-1-6000 (Single-Unit Residential) Coastal
Zoning District, which provides for detached single-unit residential development and
is consistent with the City’s Coastal Land Use Plan, General Plan, and Zoning Code.
A coastal development permit is required, and the property is not eligible for a waiver
for de minimis development because the property is located in the Coastal
Commission Appeal Area.
x The property is currently developed with a two-story, 3,564-square-foot, single-family
residence with a roof deck and 540-square-foot, two-car attached garage. The
neighborhood is predominantly developed with two-story, single-family residences
and the project site is consistent with the existing neighborhood pattern of
development. The proposed project is limited to enclosing two existing 65-square-
foot decks, thereby adding 130 square feet of habitable area to the existing
residence. No change is proposed to the design, bulk, or scale of the existing
development.
x The existing legal nonconforming development predates the City's Local Coastal
Program and adopted Canyon Overlay District, and the existing decks extend
beyond the currently applicable Canyon Stringline development standards. Pursuant
to Newport Beach Municipal Code (NBMC) Sections 20.38.040(C) and
21.38.040(C), nonconforming structural elements of a primary structure (excepting
foundation) may be modified provided the degree of non-conformity is not increased.
The proposed project will occur within the confines of the existing structural envelope
above the ground level and will not increase the existing degree of non-conformity.
x Section 2.2.5 of the City’s Coastal Land Use Plan sets forth policies related to existing
non-conforming structures. Policy 2.2.5-1 specifically allows limited renovations that
improve the physical quality and character of a structure. In compliance with policies
2.2.5-3 and 2.2.5-4, the project does not involve demolition or replacement of 50
percent or more of the non-conforming exterior walls and does not increase the
degree of the structure’s non-conformity. The scope of work is limited to vertically
enclosing the existing decks between the existing solid guardrail and existing roof
above, with no grading or further encroachment beyond the applicable stringline. The
project will therefore have no detrimental effect on environmental or visual resources
that the stringline is intended to protect.
x The proposed project will conform to all applicable development standards, including
floor area limit, setbacks, and height, as evidenced by the project plans and illustrated
in Table 1 below.
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Zoning Administrator, April 30, 2020
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Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front 5 feet 5 feet (no change)
Side 6 feet each 6 feet each (no change)
Rear 6 feet 99 feet (no change)
Allowable Floor Area 10,370 square feet 4,275 square feet
Parking 2 enclosed 2 enclosed
Height 24-foot flat roof
29-foot sloped roof
24-foot flat roof (no change)
Hazards
x Pursuant to Newport Beach Municipal Code (NBMC) Section 21.30.015(D)(3)(c), the
property owner will be required to acknowledge any hazards present at the site and
unconditionally waive any claim to damage or liability against the decision authority
prior to the issuance of building permits for construction.
x The property is located in an area known for the potential for seismic activity. All
projects are required to comply with the California Building Code (CBC) and Building
Division standards and policies. Geotechnical investigations specifically addressing
liquefaction are required to be reviewed and approved prior to the issuance of a
building permit. 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.
Water Quality
x The development, as proposed and conditioned, incorporates design features to
minimize the effect of construction and post-construction activities on the coastal
canyon environment. These design features include, but are not limited to, one or
more of the following: the appropriate management of equipment and construction
materials, reducing runoff with permeable surfaces, and the use of post-
construction best management practices to minimize the project’s adverse impact
on coastal water. Final drainage plans will be reviewed prior to the issuance of
building permits.
x The project design addresses water quality during construction with a construction
erosion control plan. All new construction resulting from the project will tie into an
existing post-construction drainage system that includes features designed to retain
dry weather and minor rain event runoff on-site. Any water not retained on-site is
directed to the City’s storm drain system.
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Public Access
x The project site is located north of Pacific Coast Highway, approximately one-half
mile from the coast. The site is not located between the nearest public road and the
sea or shoreline, and the project will not affect the public’s ability to gain access to
use and/or view the coast and nearby recreational facilities.
x Implementation Plan Section 21.30A.040 (Determination of Public
Access/Recreation Impacts) requires that the provision of public access bear a
reasonable relationship between the requirement and the project’s impact and be
proportional to the impact. In this case, the project involves minor additions within
the structural envelope of an existing single-family residence located on a lot in the
Coastal Zone. The project does not involve a change in land use, density or
intensity that will result in increased demand on public access and recreation
opportunities. Furthermore, the project site is located north of Pacific Coast
Highway, approximately one-half mile from the coast. Therefore, coastal access
conditions will not be affected by the project. Coastal access is currently provided
and will continue to be provided by street ends throughout the neighborhoods located
south of Pacific Coast Highway with access to the coast.
x The project site is not located adjacent to a coastal view road or coastal viewpoint
identified by Local Coastal Program maps. The project site may be located within
the viewshed of distant public viewing areas; however, the project is limited to
enclosing two small decks within the established structural footprint and building
envelope and complies with all applicable Local Coastal Program (LCP)
development standards. Therefore, the project does not have the potential to
degrade the visual quality of the Coastal Zone or result in significant adverse
impacts to public views.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, because it has
no potential to have a significant effect on the environment. The Class 1 exemption includes
minor additions to existing private structures.
The proposed project is the enclosing of two 65-square-foot decks on two levels to enlarge
the existing adjacent bedrooms within a single-family residence.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners and
residential occupants 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
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Zoning Administrator, April 30, 2020
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subject property at least 10 days before the scheduled hearing, consistent with the
provisions of the Municipal Code. Additionally, the item appeared on the agenda for this
meeting, which was posted at City Hall and on the City website.
APPEAL PERIOD:
This action shall become final and effective 14 days following the date the Resolution is
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 Program
Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City
may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the
City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through
13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
Prepared by:
GR/ls
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant’s Justification
ZA 4 Project Plans
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Attachment No. ZA 1
Draft Resolution
6
RESOLUTION NO. ZA2020-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF
NEWPORT BEACH APPROVING COASTAL DEVELOPMENT
PERMIT NO. CD2020-013 TO ENCLOSE TWO (2) EXISTING 65-
SQUARE-FOOT DECKS ON THE MAIN AND LOWER FLOOR LEVELS
TO ENLARGE THE EXISTING ADJACENT BEDROOMS AT 405
CORTES CIRCLE (PA2020-029)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Architectural Design Solutions, with respect to adding 130 square
feet of habitable area to the existing residence property located at 405 Cortes Circle, and
legally described as Lot 66, Tract 1237 requesting approval of a coastal development permit.
2. The applicant proposes to enclose two (2) existing 65-square-foot decks on the main and
lower floor levels to enlarge the existing adjacent bedrooms on those levels, thereby adding
130 square feet of habitable area to the existing residence. No change is proposed to the
design, bulk, or scale of the existing development.
3. The existing legal nonconforming development predates the City's Local Coastal Program
and adopted Canyon Overlay District, and the existing decks extend beyond the currently
applicable Canyon Stringline. Pursuant to Newport Beach Municipal Code (NBMC) Sections
20.38.040(C) and 21.38.040(C), nonconforming structural elements of a primary structure
(excepting foundation) may be modified provided the degree of non-conformity is not
increased. The proposed project will occur within the confines of the existing structural
envelope and will not increase the existing degree of non-conformity.
4. The subject property is located within the R-1-6000 (Single-Unit Residential) Zoning District
and the General Plan Land Use Element category is RS-D (Single-Unit Residential
Detached).
5. The subject property is located within the coastal zone. The Coastal Land Use Plan category
is RSD-A (Single Unit Residential Detached) (0.0 - 5.9 DU/AC) and the Coastal Zoning
District is R-1-6000 (Single-Unit Residential).
6. A public hearing was held on April 30, 2020 in the Community Room at 100 Civic Center
Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in
accordance with the Newport Beach Municipal Code. Evidence, both written and oral,
was presented to, and considered by, the Zoning Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This Project is categorically exempt from the California Environmental Quality Act (“CEQA”)
pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines,
California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential
to have a significant effect on the environment.
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Zoning Administrator Resolution No. ZA2020-###
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2. Class 1 exempts additions of up to 10,000 square feet where public services and utilities
are available and the area is not considered environmentally sensitive. The proposed
project is limited to enclosing two (2) existing 65-square-foot decks on the main and lower
floor levels to enlarge the existing adjacent bedrooms on those levels, thereby adding 130
square feet of habitable area to the existing residence. The proposed area of work is not
within an environmentally sensitive area.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 (Coastal Development Permits) of the Newport Beach
Municipal Code, the following findings and facts in support of such findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1. The proposed structure conforms to all applicable development standards including, but
not limited to, site coverage limitation, setbacks, height, and parking:
a. The maximum floor area limitation is 10,370 square feet and the proposed gross
floor area is 4,275 square feet.
b. The proposed development will provide the required setbacks, which are 5 feet
along the front property line, 6 feet along the side property lines, and 6 feet along
the rear property line.
c. The highest guardrail or flat roof is no more than 24 feet, measured from
established grade at every point as required by Zoning Code Section
20.30.050(B)(3) and the highest ridge is no more than 29 feet from established
grade, which complies with the maximum height limitation.
d. The project includes enclosed garage parking for two (2) vehicles, which complies
with the minimum two (2)-space parking requirement for single-family residences
with less than 4,000 square feet of livable floor area. The existing living area is
3,564-square-feet and the proposed living area is 3,694-square-feet.
2. The proposed design, bulk, and scale of the development is consistent with the existing
neighborhood’s pattern of development and expected future development consistent with
applicable development standards.
3. The project will be required to comply with the California Building Code (CBC) and Building
Division standards and policies.
4. As conditioned, the property owner will also be required to acknowledge any hazards
present at the site and unconditionally waive any claim to damage or liability against the
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Zoning Administrator Resolution No. ZA2020-###
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decision authority, consistent with NBMC Section 21.30.015(D)(3)(c) prior to the issuance
of building permits for construction.
5. The project design addresses water quality during construction with a construction erosion
control plan. All new construction resulting from the project will tie into an existing post-
construction drainage system that includes features designed to retain dry weather and
minor rain event runoff on-site. Any water not retained on-site is directed to the City’s storm
drain system.
6. The property is not located near coastal view roads and is not located near any identified
public viewpoints; therefore, the project will not negatively impact public coastal views.
Finding:
B. Conforms to 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.
Facts in Support of Finding:
1. The project site is located north of Pacific Coast Highway, approximately one-half mile from
the coast. The site is not located between the nearest public road and the sea or shoreline,
and the project will not affect the public’s ability to gain access to use and/or view the coast
and nearby recreational facilities.
2. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation
Impacts) requires that the provision of public access bear a reasonable relationship
between the requirement and the project’s impact and be proportional to the impact. In
this case, the project involves minor additions within the structural envelope of an existing
single-family residence located on a lot in the Coastal Zone. The project does not involve
a change in land use, density or intensity that will result in increased demand on public
access and recreation opportunities. Furthermore, the project site is located north of
Pacific Coast Highway, approximately one-half mile from the coast. Therefore, coastal
access conditions will not be affected by the project. Coastal access is currently provided
and will continue to be provided by street ends throughout the neighborhoods located
south of Pacific Coast Highway with access to the coast.
3. The project site is not located adjacent to a coastal view road or coastal viewpoint
identified by Local Coastal Program maps. The project site may be located within the
viewshed of distant public viewing areas; howe ver, the project is limited to enclosing two
small decks within the established structural footprint and building envelope and complies
with all applicable Local Coastal Program (LCP) development standards. Therefore, the
project does not have the potential to degrade the visual quality of the Coastal Zone or
result in significant adverse impacts to public views.
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SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this Project is
categorically exempt from the California Environmental Quality Act (“CEQA”) pursuant to
Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code
of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a
significant effect on the environment.
2. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2020-013, subject to the conditions set forth in Exhibit “A,”
which is attached hereto and incorporated by reference.
3. 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 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 Section 21.64.035 of the
City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through
13120, and Section 30603 of the Coastal Act.
PASSED, APPROVED, AND ADOPTED THIS 30th DAY OF APRIL, 2020.
____________________________
Jaime Murillo, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor plans
and building elevations stamped and dated with the date of this approval (except as modified
by applicable conditions of approval).
2. Revisions to the approved plans may require an amendment to this Coastal Development
Permit or the processing of a new coastal development permit.
3. Prior to the issuance of a building permit, the property owner shall sign a notarized signed
letter acknowledging all hazards present at the site, assuming the risk of injury or damage
from such hazards, unconditionally waiving any claims of damage against the City from
such hazards, and to indemnify 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,
judgements, 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 appr oval of
development. The letter shall be scanned into the plan set prior to building permit
issuance.
4. 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, the beach,
wetlands or their buffers. No demolition or construction materials shall be stored on public
property.
5. The applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In
compliance with the MBTA, grading, brush removal, building demolition, tree trimming,
and similar construction activities shall occur between August 16 and January 31, outside
of the peak nesting period. If such activities must occur inside the peak nesting season
from February 1 to August 15, compliance with the following is required to prevent the
taking of Native Birds pursuant to MBTA:
A. The construction area shall be inspected for active nests. If birds are observed flying
from a nest or sitting on a nest, it can be assumed that the nest is active. Construction
activity within 300 feet of an active nest shall be delayed until the nest is no longer active.
Continue to observe the nest until the chicks have left the nest and activity is no longer
observed. When the nest is no longer active, construction activity can continue in the
nest area.
B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance,
consider hiring a biologist to assist with the survey for nesting birds, and to determine
when it is safe to commence construction activities. If an active nest is found, one (1) or
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Zoning Administrator Resolution No. ZA2020-###
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two (2) short follow-up surveys will be necessary to check on the nest and determine
when the nest is no longer active.
6. 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 Construction Erosion Control Plan.
7. 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.
8. 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. Stockpiles 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.
9. 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.
10. Revisions to the approved plans may require an amendment to this Coastal Development
Permit or the processing of a new coastal development permit.
11. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
12. 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 Coastal
Development Permit.
13. This Coastal Development Permit may be modified or revoked by the Zoning Administrator
if determined that the proposed uses or conditions under which it is being operated or
maintained is detrimental to the public health, welfare or materially injurious to property
or improvements in the vicinity or if the property is operated or maintained so as to
constitute a public nuisance.
14. Prior to the issuance of building permits, the applicant shall submit a final construction
erosion control plan. The plan shall be subject to the review and approval by the Building
Division.
15. Prior to the issuance of building permits, the applicant shall submit a final drainage and
grading plan. The plan shall be subject to the review and approval by the Building Division.
16. Prior to issuance of a building permit, a copy of the Resolution, including conditions of
approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans.
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Zoning Administrator Resolution No. ZA2020-###
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17. Prior to issuance of a building permit, the applicant shall submit to the Planning Division
an additional copy of the approved architectural plans for inclusion in the Coastal
Development 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 Coastal Development Permit.
18. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative
costs associated with the processing of this application to the Planning Division.
19. 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 the current
property owner or agent.
20. Coastal Development Permit No. CD2020-013 shall expire unless exercised within 24
months from the date of approval as specified in Section 21.54.060 (Time Limits and
Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise
granted.
21. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and agents
from and against any and all claims, demands, obligations, damages, actions, causes of
action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including
without limitation, attorney’s fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s
approval of the Faerber Residence including, but not limited to Coastal Development Permit
No. CD2020-013 (PA2020-029). This indemnification shall include, but not be limited to,
damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses
incurred in connection with such claim, action, causes of action, suit or proceeding whether
incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The
applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which
City incurs in enforcing the indemnification provisions set forth in this condition. The
applicant shall pay to the City upon demand any amount owed to the City pursuant to the
indemnification requirements prescribed in this condition.
13
Attachment No. ZA 2
Vicinity Map
14
VICINITY MAP
Coastal Development Permit No. CD2020-013
PA2020-029
405 Cortes Circle
Subject Property
15
Attachment No. ZA 3
Applicant’s Justification
16
17
18
19
Attachment No. ZA 4
Project Plans
20
M A R K S. D W Y E RA R C H I T E C T U R A L D E S I G N S O L U T I O N SA R C H I T E C TN C A R BFaerber residential remodel / additionA-1SHEET INDEXA-1 COVER SHEETC-0 TOPOGRAPHICAL SURVEYA-1 DEVELOPMENT STRINGLINESETBACK / SITE PLANA-3 FLOOR PLAN - LOWER LEVELA-4 FLOOR PLAN - MAIN LEVELA-5 FLOOR PLAN - ROOF LEVELA-6 EXTERIOR ELEVATION - WESTA-7 EXTERIOR ELEVATION - SOUTHA-8 EXTERIOR ELEVATION - NORTHR E S I D E N T I A L R E M O D E L / A D D I T I O NF A E R B E R R E S I D E N C E4 0 5 C O R T E S C I R C L EC O R O N A D E L M A RC A L I F O R N I AV A R I A N C E S U B M I T T A LC I T Y O F N E W P O R T B E A C HF E B U A R Y 2 1, 2 0 2 0SECOND SUBMITTALM A R C H 3 1, 2 0 2 021
SCALE 1"=8'0'8'16'405 CORTEZ CIRCLECORONA DEL MAR, CA22
RESIDENCERESIDENCEFd. Spk.1ST FLOORDECK @ LEVELA.M.S.L.87.83'ROOF @A.M.S.L.107.00'110.00'PARAPETTOP OFROOF @ 108.00'A.M.S.L.110.00' TOP OF PARAPET109.00' TOP OFPARAPETROOF @108.00'A.M.S.L.108.00'ROOF @A.M.S.L.109.00' TOP OF PARAPET110.00' TOP OF PARAPET110.00' TOPOF PARAPET112.00' TOP OF WALL DECK @ 2ND FLOOR LEVEL97.00'A.M.S.L.DNDNDNDNDN113.00' TOPOF WALL113.00TOP OF WALLROOF DECK6'-0"EXISTING5'-0"FRONT6'-0"DNEXISTINGSETB
A
C
KSETBACKYARDSETBACK
ROOF @114.5' A.M.S.L.AREAS OF PROPOSED ADDITION -APPROXIMATELY 200 SQUARE FEETPROPOSED ADDITIONAPPROXIMATELY 130 SQ. FT.STRINGLINE SET BACKMARGUERITESAN JOAQUIN HILLS RD.MORNING CNYN.SEAWARD405 CORTES CIRCLESERRAEVENING CNYN.SEAWARDPOPPY 23
5'1'NorthAREA OF PROPOSED ADDITION -APPROXIMATELY 65 SQUARE FEETAREA OF PROPOSED ADDITION -APPROXIMATELY 65 SQUARE FEETINFILL DECKLINE OF DEVELOPEMENTsTRINGLINE SETBACK24
M A R K S. D W Y E RA R C H I T E C T U R A L D E S I G N S O L U T I O N SA R C H I T E C TN C A R BFaerber residential remodel / additionA-4AREA OF PROPOSED VARIANCE -APPROXIMATELY 65 SQUARE FEET5'1'NorthAREA OF PROPOSED VARIANCE -APPROXIMATELY 65 SQUARE FEETINFILL DECK AT BEDROOMgreat room 1180 sfgarage 540 sfbedroom #2 165 sfbedroom #3 160 sfbath/stair 155 sftotal existing 2200 sfaddition 65 sftotal 2265 sfgaragebedroom #2great room48'-0"14'-0"6'-10"bedroom #3deck44'-8"43'-6"19'-11"LINE OF DEVELOPEMENTsTRINGLINE SETBACK8'-4"existing18'-9"existingclear parking17'-6" required minimumexisting19'-8"existingclear parking 19'-0" required minimum14'-1"existing33'-9"trash25
M A R K S. D W Y E RA R C H I T E C T U R A L D E S I G N S O L U T I O N SA R C H I T E C TN C A R BFaerber residential remodel / additionA-5AREA OF PROPOSED VARIANCE -APPROXIMATELY 130 SQUARE FEETAREA OF PROPOSED VARIANCE -APPROXIMATELY 130 SQUARE FEETINFILL DECKS AT BEDROOMS BELOW5'1'Northdeckroofroofroofroofroofdeck belowentry belowroofentry belowLINE OF DEVELOPEMENTsTRINGLINE SETBACK26
M A R K S. D W Y E RA R C H I T E C T U R A L D E S I G N S O L U T I O N SA R C H I T E C TN C A R BFaerber residential remodel / additionA-65' 1'bedroom modificationAREA OF PROPOSED VARIANCE -APPROXIMATELY 130 SQUARE FEETINFILL DECKS AT BEDROOMSbedroom modificationexisting white exterior plaster -addition to matchTOP OF PARAPETFINISH SURFACE ROOF LEVELFINISH FLOOR MAIN LEVELFINISH FLOOR LOWER LEVEL115.04'106.83'97.70'87.90'3'-0"3'-0"guardrailguardrailwindows atdeck infillwindows atdeck infill27
M A R K S. D W Y E RA R C H I T E C T U R A L D E S I G N S O L U T I O N SA R C H I T E C TN C A R BFaerber residential remodel / additionA-7AREA OF PROPOSED VARIANCE -NOT VISIBLE28
M A R K S. D W Y E RA R C H I T E C T U R A L D E S I G N S O L U T I O N SA R C H I T E C TN C A R BFaerber residential remodel / additionA-85' 1'AREA OF PROPOSED VARIANCE -APPROXIMATELY 130 SQUARE FEETINFILL DECKS AT BEDROOMSmodificationbedroom modificationbedroom existing white exterior plaster -addition to matchTOP OF PARAPETFINISH SURFACE ROOF LEVELFINISH FLOOR MAIN LEVELFINISH FLOOR LOWER LEVEL115.04'106.83'97.70'87.90'3'-0"3'-0"guardrailguardrailwindow atdeck infillwindow atdeck infill29