HomeMy WebLinkAbout3.0_Weinberg Variance_PA2011-207CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
February 9, 2012 Meeting
Agenda Item 3
SUBJECT: Weinberg Variance - (PA2011 -207)
138 Via Xanthe
Variance No. VA2011 -010
APPLICANT: Paul Weinberg
PLANNER: James Campbell, Principal Planner
(949) 644 -3210, jampbell@newportbeachca.gov
PROJECT SUMMARY
Variance application to allow the construction of a 818 square foot, second story addition
to an existing nonconforming residence. The addition would encroach 1 foot within both
required 4 foot side yard setback areas.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Resolution No. _approving Variance No. VA2011 -010 (Attachment PC 1).
INTRODUCTION
Project Setting
The project site is a 4,400- square -foot lot (50' x 88') located at 138 Via Xanthe on Lido
Isle. The project site is currently developed with a 2,523 square -foot, single -story
dwelling including a 2 -car garage. The existing residence was built in 1950 and has
undergone several additions and modifications since. The abutting properties are
developed with single family homes and the rear of the property faces a public walkway
( "strata ").
Project Description
The applicant proposes to construct an 818 square foot, second -story addition to the
existing single -story residence. The addition would occupy roughly the rear 1/3 of the
property with 1 -foot encroachment being approximately 18 feet in length on the south
and approximately 22 feet in length on the north. The applicant has provided a
justification statement (Attachment PC 2) and plans (Attachment PC 3).
Weinberg Variance
February 9, 2012
Page 2
VICINITY MAP
v
i
` 0
CURRENT USE
/JI
RS -D (Single
Z•.
B,
R -1 (Single
h'
Sin le Famil
NORTH
'>
I
�= Q
f
Unit Residential
�Y9 •� lti C try
- I� ., � � F^ 5
RS -D (Single
Unit Residential, Detached
GENERAL PLAN
Unit Residential
ZONING
EAST
RS -D (Single
Unit Residential, Detached
x ,
r
rt t y
Unit Residential
S
!
r
WEST
RS -D (Single
Unit Residential, Detached
LOCATION
GENERAL PLAN
i
ZONING
CURRENT USE
ON -SITE
RS -D (Single
Unit Residential, Detached
R -1 (Single
Unit Residential
Sin le Famil
NORTH
RS -D (Single
Unit Residential, Detached
R -1 (Single
Unit Residential
Sin le Famil
SOUTH
RS -D (Single
Unit Residential, Detached
R -1 (Single
Unit Residential
Sin le Family__
EAST
RS -D (Single
Unit Residential, Detached
R -1 (Single
Unit Residential
Stake Famil
WEST
RS -D (Single
Unit Residential, Detached
R -1 (Single
Unit Residential
Stake Famil
Weinberg Variance
February 9, 2012
Page 3
General Plan
The Land Use Element of the General Plan designates the site RS -D (Single -Unit
Residential Detached). The project is consistent with this classification.
Zoning Code
The property is zoned R -1 (Single -Unit Residential) and the project is consistent with
the allowed uses of the R -1 zone. The existing residence provides 3 -foot side yard
setback areas and the minimum required setback is 4 feet based upon width of the lot.
The structure was legally established, and thereby considered legal nonconforming. No
other zoning nonconformities are known to exist based upon submitted plans, current
zoning code and site inspection. Chapter 20.38 (Nonconforming Uses and Structures)
limits additions to 50% of the existing gross floor area provided the addition conforms to
applicable standards or a Variance has been approved.
The 818 square foot addition is approximately 39% of the existing floor area. The
proposed addition meets all applicable zoning standards (front and rear setbacks,
parking, floor area, open volume and building height) with the exception of the required
4 -foot side setbacks.
Variance
A variance is a request to waive or modify certain standards when, because of special
circumstances applicable to the property, including location, shape, size, surroundings,
topography, or other physical features, the strict application of the development
standards otherwise applicable to the property denies the property owner privileges
enjoyed by other property owners in the vicinity and in the same zoning district. A
variance can only be granted to maintain parity between the variance site and nearby
properties in the same zoning district. To do otherwise would constitute a grant of
special privileges that is inconsistent with the limitations upon other properties.
Section 20.52.090.E of the Zoning Code, requires the Planning Commission to make
the following findings before approving a variance:
A. That there are special or unique circumstances or conditions applicable to the
subject property (e.g. location, shape, size, surrounding, topography, or other
physical features) that do not apply generally to other properties in the vicinity
under an identical zoning classification.
B. That 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.
Weinberg Variance
February 9, 2012
Page 4
C. That the granting of the Variance is necessary for the preservation and
enjoyment of substantial property rights of the applicant.
D. That the 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.
E. That the granting of the Variance will not be detrimental to the harmonious and
orderly growth of the City, or endanger, jeopardize, or otherwise constitute a
hazard to the public convenience, health, interest, safety, or general welfare of
persons residing or working in the neighborhood.
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.
Staff concludes that there are facts associated with the subject property that support the
required findings. The existing lot is developed with a residence with 3 -foot side yards.
Strict application of the setback standard would not allow the exterior wall of the
proposed addition to be supported by the existing building wall and foundation directly
below. From a structural standpoint, additional framing and foundation elements would
be necessary to properly support the addition as proposed. Alternatively, the walls and
foundation below would need to be completely reconstructed or replaced, which is a
significant increase in the scope of construction. These considerations are special
circumstances where strict compliance with the side setback standard significantly limits
the ability of the property owner to create a two -story home thereby depriving a
substantial property right afforded by other R -1 lots on Lido Isle.
The abutting properties are developed with a single and two -story residences and the
proposed addition does not have windows that directly face the homes on either side.
Therefore, privacy should not be compromised. The proposed addition is approximately
21 feet high at its highest point (at the rear setback line) and approximately 17 feet high
at the lowest point. These heights are well below the 24 -foot height limit and as a result,
the design provides adequate access, air and solar access.
The applicant represents that the abutting neighbors and the Lido Isle Homeowners
Association have reviewed and approved the proposed project. These endorsements
are an indication of neighborhood compatibility.
The granting of the applicant's request is consistent with the intent of the General Plan
and Zoning Code to provide a safe and livable community. Despite the setback
encroachment, the overall design meets residential design criteria by avoiding long
unarticulated walls, second floor set back from the street, and architectural treatment of
elevations. Therefore, staff recommends that the Planning Commission approve
Variance No VA2011 -010 based on the discussion and facts above and the
Weinberg Variance
February 9, 2012
Page 5
recommended conditions of approval that have been incorporated into the attached
Resolution (Attachment PC1).
Alternatives
The Planning Commission can modify or deny the project if necessary to avoid a
perceived detriment to surrounding properties.
Environmental Review
The project is categorically exempt under Section 15301, of the California
Environmental Quality Act (CEQA) Guidelines - Class 1 (Existing Facilities). Additions to
structures that are less than 50% of the existing building qualify provided there is no
expansion of use. The proposed addition is approximately 33% of the existing residence
and the residential density remains unchanged.
Public Notice
Notice of this hearing was published in the Daily Pilot, mailed to property owners within
300 feet of the property and posted at the site a minimum of 10 days in advance of this
hearing consistent with 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:
itted by:
ATTACHMENTS
PC 1 Draft Resolution with Findings and Conditions
PC 2 Applicant's justification statement
PC 3 Project plans
Intentionally Blank
Attachment PC -1
Draft Resolution with
Findings and Conditions
Intentionally Blank
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH APPROVING VARIANCE NO.
VA2011 -010 TO ALLOW A SECOND STORY ADDITION TO AN
EXISTING SINGLE FAMILY HOME TO ENCROACH 1 FOOT
WITHIN BOTH REQUIRED 4 FOOT SIDE YARD SETBACKS AT
138 VIA XANTHE (PA2011 -207)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Paul and Bailey Weinberg, with respect to the property
located at 138 Via Xanthe, and legally described legally described as Lot 376 and the
Northeasterly 15 feet of Lot 375 of Tract No. 907 requesting approval of a Variance No.
VA2011 -010.
2. The applicant proposes a variance to allow the construction of a second story addition
to encroach 1 foot within both 4 -foot side setbacks areas. The existing single -story
residence is legal nonconforming as it is currently developed with a 3 -foot side yard
setback areas where the minimum required side setback is 4 feet.
3. The Land Use Element of the General Plan designates the site RS -D (Single -Unit
Residential, Detached) and allows detached single family dwellings.
4. The Coastal Land Use Plan categorizes the subject property as RSD -C (Single Unit
Residential Detached - 10.0 - 19.9 DU /AC) and allows detached single family
dwellings.
5. The property is zoned R -1 (Single Unit Residential), which provides for single - family
residential uses.
6. A public hearing was held on February 9, 2012, in the City Hall Council Chambers, 3300
Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of
the meeting was given in accordance with the Newport Beach Municipal Code.
Evidence, both written and oral, was presented to, and considered by, the Planning
Commission at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
The project is categorically exempt under Section 15301, of the California Environmental
Quality Act (CEQA) Guidelines - Class 1 (Existing Facilities). The exemption accommodates
additions to existing structures that are less than 50% of the existing building provided there
is no expansion of use. The proposed addition is approximately 33% of the existing residence
and the residential density remains unchanged.
Planning Commission Resolution No.
SECTION 3. REQUIRED FINDINGS.
2 of 7
In accordance with Section 20.52.090.F of the Newport Beach Municipal Code, the following
findings and facts in support of such findings are set forth:
Finding:
A. That there are special or unique circumstances or conditions applicable to the subject
property (e.g. location, shape, size, surrounding, topography, or other physical features)
that do not apply generally to other properties in the vicinity under an identical zoning
classification.
Facts in Support of Finding:
A -1. The existing lot is 50 feet in width and the current zoning code requires 4 -foot side
yard setback areas. The lot was permitted to be developed with a single family
residence with 3 -foot side yards in 1950, and the structure is considered legal,
nonconforming.
Finding:
B. That strict compliance with Zoning Code requirements would deprive the subject property
of privileges enjoyed by other properties in the vicinity and under an identical zoning
classification.
Facts in Support of Finding:
B -1. Strict application of the setback standard would not allow the exterior wall of the
proposed addition to be supported by the existing building wall and foundation directly
below. From a structural standpoint, additional framing and foundation elements would
be necessary to properly support the addition as proposed. Alternatively, the walls and
foundation below would need to be completely reconstructed or replaced, which is a
significant departure from the desired scope of construction. Strict compliance with the
side setback standard given the unique circumstances identified in the facts that
support the Finding A above significantly limits the ability of the property owner to
create a two -story home thereby depriving a substantial property right afforded by
other R -1 lots on Lido Isle.
Finding:
C. That the granting of the Variance is necessary for the preservation and enjoyment of
substantial property rights of the applicant.
Planning Commission Resolution No.
Facts in Support of Finding:
3of7
C -1. The project site is designated for single family residential use by the General Plan and
the Zoning Ordinance. Two -story construction is allowed on any R -1 designated
property by the Zoning Ordinance and approval of the Variance is necessary to
preserve that right without the significant added construction it would take to comply
with the setback standard.
Finding:
D. That the 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.
Facts in Support of Finding:
D -1. The granting of the Variance would not constitute a special privilege inconsistent with
the limitations upon other properties Zoned R -1 as it allows the property owner to
maintain parity with the development of other lots in the vicinity.
D -2. The granting of the Variance does not relieve the requirement to obtain required
Building Permits and any corrective work deemed necessary by the Building Official.
Finding:
E. That the granting of the Variance will not be detrimental to the harmonious and orderly
growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public
convenience, health, interest, safety, or general welfare of persons residing or working in
the neighborhood.
Facts in Support of Finding:
E -1. The abutting properties are developed with a single and two -story residences and the
proposed addition does not have windows that directly face the homes on either side,
and therefore, privacy will not be compromised.
E -2 The proposed addition is approximately 21 feet high at its highest point (at the rear
setback line) and approximately 17 feet high at the lowest point. These heights are
well below the 24 -foot height limit and as a result, the design does not significantly
affect air and solar access.
E -3. The overall design, based upon the approved plans, meets residential design criteria
provided within Section 20.48.180, Subsection B.2. by avoiding long unarticulated
walls, providing second floor set back from the street, and providing architectural
treatment of all elevations.
Planning Commission Resolution No.
4 of 7
E-4 The approval of this Variance is conditioned such that the applicant is required to
obtain all necessary permits in accordance with the Building Code and other
applicable Codes.
Finding:
F. Granting of the Variance will not be in conflict with the intent and purpose of this Section,
this Zoning Code, the General Plan, or any applicable specific plan.
Facts in Support of Finding:
F -1. The principal purpose of setback standards is to provide adequate separation of
buildings for light, access and ventilation. The existing building provides 3 -foot
setbacks to both side property lines and approval of the Variance will not diminish this
setback area as the addition is on the second floor. Abutting residences also provide
3 -foot side yard setback areas to the common lot lines, therefore, there will be 6 feet
separating the project and abutting buildings. Adequate separation of the proposed
addition from these adjoining properties will be maintained consistent with the intent of
the Zoning Code.
F -2. The subject property is designated by the Land Use Element of the General Plan RS-
D (Single -Unit Residential, Detached) and allows detached single family dwellings.
Approval of the Variance will not affect density or intensity of uses.
F -3. The subject property is zoned R -1, which provides single - family residential uses and
approval of the Variance will not affect density or intensity of uses.
F -4. The subject property is not located within a specific plan area.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby approves Variance No.
VA2011 -010, subject to the conditions set forth in Exhibit A, which is attached hereto and
incorporated by reference.
2. This action shall become final and effective fourteen days after the adoption of this
Resolution 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.
Planning Commission Resolution No.
PASSED, APPROVED AND ADOPTED THIS 9TH DAY OF FEBRUARY, 2012.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:
AIN
Michael Toerge, Chairman
Fred Ameri, Secretary
5 of 7
Planning Commission Resolution No.
EXHIBIT "A"
CONDITIONS OF APPROVAL
(Project- specific conditions are in italics)
PLANNING
6of7
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. Variance No. VA2011 -010 shall expire unless exercised within 24 months from the date
of approval as specified in Section 20.54.060 of the Newport Beach Municipal Code,
unless an extension is otherwise granted.
3. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
4. This approval was based on the particulars of the individual case and does not in and
of itself or in combination with other approvals in the vicinity or Citywide constitute a
precedent for future approvals or decisions.
5. This Variance may be modified or revoked by the City Council or Planning
Commission should they determine 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.
6. Prior to the issuance of a building permit, the applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Department.
7. 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 Voyer Variance including, but not limited to, the
Variance No. VA2011 -010. 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.
Planning Commission Resolution No.
Building
7 of 7
8. The property is located in a liquefaction area and a geotechnical investigation is required.
The foundation may be designed in accordance with the Building Division's minimum
mitigation design standards.
9. The applicant is required to obtain all applicable permits from the City Building and Fire
Departments. The construction plans must comply with the most recent, City- adopted
version of the California Building Code.
Public Works
10. All existing private, non - standard improvements within the public right -of -way and /or
extensions of private, non - standard improvements into the public right -of -way fronting
the development site requires an encroachment agreement. Planters, stone pavement
within the driveway and the stone paved entry are considered non standard
improvements.
11. No permanent structures shall be permitted within the existing 4 -foot wide public
utilities easement along Via Xanthe.
12. An encroachment permit is required for all work activities within the public right -of -way.
13. Install a sewer cleanout on the existing sewer lateral per Standard Drawing STD - 406 -I.
14. All on -site drainage shall comply with the latest City Water Quality requirements.
15. In case of damage done to public improvements surrounding the development site by
the private construction, additional reconstruction within the public right -of -way could
be required at the discretion of the Public Works Inspector.
16. All improvements shall be constructed as required per ordinance and the Public Works
Department.
Intentionally Blank
Attachment PC -2
Applicant's justification statement
Intentionally Blank
Planning Permit Application for Variance
Plan Check No. 2361 -2010
(138 Via Xanthe, Newport Beach, CA 92663 — Paul and Bailey Weinberg)
Attachment A
3. Project Description and Justification:
The project is demolition and addition of a second floor to an existing single -story single -
family residence comprising 2,048 square feet with an existing 2 -car covered garage comprising
445 square feet.
The existing residence was constructed in 1994 and 1995 as a "remodel" of a much
older residence that was in significant disrepair and suffering foundation and other structural
infirmities.
I obtained permits for a comprehensive remodel of the property in 1994 and completed
the process in 14 months, obtaining foundation, structural, plumbing, electrical and other
ancillary permits for the work. The work was inspected XXX The existing property had 3' side
yard setbacks and, during the 1994 and 1995 time period, the City indicated that, as long as the
footprint was not modified in any manner, the existing building envelope could be observed
and rebuilt.
In October of 2010, my wife, Bailey Weinberg and I engaged Richard Okimoto, an AIA
licensed architect to design and submit plans for a second story addition. He did so on
December 20, 2010, including structural calculations, structural plans, a demolition plan and
Title 24 and other related calculations per the City's requirements. That modification
contemplated a new second floor of 2381 square feet with new project total of 4874 square
feet. His plans indicated that the maximum floor area ratio to be classified as "categorically
XXX" equaled 1.5 times the net lot area, or 3256 square feet times 1.5, equally 4884 square
feet. (The lot is actually a lot and a half, and its dimensions are 50 feet in width by 88 feet in
depth, or 0.1 acre or 4400 square feet. The existing front and rear setbacks have been adhered
to, the core of this application for variance is an apparent error made by the architect in both
the side yard setbacks and the applicability of the existing garage for the new second story.
On December 23, 2010, we received Residential Zoning Corrections reflecting, in
essence, two primary zoning complaints. The first stated:
"29.... 1. New structure cannot encroach into the required 4-foot side setbacks. 1 don't
understand how the original structure was able to be built at 3-foot side setbacks because,
according to the records I found, this home was built in 1950. At that time, homes built on lots
that were wider than 40 feet had required 4-foot side setbacks."
PA2011 -207 for VA2011 -010
138 Via Xanthe
Paul J. Weinberg
Planning Permit Application for Variance
Plan Check No. 2361 -2010
(138 Via Xanthe, Newport Beach, CA 92663 — Paul and Bailey Weinberg)
Attachment A — Page 2
The Residential Zoning Corrections also contained the requirement to provide space for
a third car in the garage in Item 31 on its Page 4.
We are therefore seeking relief from the Planning Commission in the form of a variance
to be allowed to build the second floor with the 3 -foot side yard setbacks and to leave the
existing garage in place for a number of reasons. Newport Beach Municipal Code Section
20.91.035 requires that the Planning Commission make certain findings for variances, four in
number. I'll approach them one at a time, and explain each one in the context of the
surrounding circumstances, the special characteristics of our particular lot and historical data.
The first criterion is:
"That because of special circumstances applicable to the property, including size, shape,
topography, location or surroundings, the strict application of this code deprives such property
of privileges enjoyed by other property in the vicinity and under identical zoning classification."
Probably the best place to start is the potential safety issue if the Code is strictly
followed. In essence, complying with the Code would require us to "step inward" the second
floor. This would, in essence, interrupt the wall and both the north and south elevations. We
asked our structural engineer, Robert Onishi, to supply you with a letter of January 5, 2011 and
sketches illustrating this. In that letter, he stated:
"With the proposed revision, the load path will immediately be disrupted at the second
floor 'plane' due to the proposed twelve inch offset. Based on our preliminary study shown on
Plate B, we have determined that additional framing (and foundation) elements will be required
to accommodate the proposed offsets. Also, current Municipal Codes mandate amplification of
seismic components (shear wall tie downs) when direct load paths are not maintained. We
anticipate that these structural modifications will result in significant increased construction
cost due to the added labor and materials."
A cursory review of Mr. Onishi's Plate A and Plate B show a great number of new
or modified floor beams (see Plate B). They also show the required relocation of load bearing
walls and bearing /shear walls (see Plate A).
The drawings in his letter overall make clear that if the load path is interrupted, the
building just isn't going to be as stable. It is more than simply just a cost issue, the structural
engineer has raised a safety issue; it is not going to be as safe a structure if the plane is
interrupted. Perhaps more importantly, though, the 3-foot setback on the ground floor will
remain in any event. This isn't an issue; the Planning Department accepts that the modification
would involve only the second floor. Therefore not only aesthetically, but functionally, the
reasonable use of the structure would be interrupted. The likelihood of water intrusion at the
Planning Permit Application for Variance
Plan Check No. 2361 -2010
(138 Via Xanthe, Newport Beach, CA 92663 — Paul and Bailey Weinberg)
Attachment A — Page 3
seam where the first and second floors are joined, the necessity to install specialized roofing
material to prevent or at least hinder the water intrusion would clearly be a problem and a
factor; additional waterproofing steps would be necessary and, because of the weakness, joint
problems associated with bringing north and south walls in twelve inches from the existing
structure would exist.
The alteration does not increase the structure's inconsistency with the regulations of
the Zoning Code; the ground floor is and will remain at the three -foot side yard setback.
Attached exhibits (Site Plan and North and South Elevations) from the architect show a minimal
amount of footage is lost, under 200 square feet, leaving the second floor at three feet on both
the north and the south setbacks. Additionally, the property owner has agreed to voluntarily
pull in the west (front) setback and, in addition, to allow the Canary pine tree in the front yard
to remain. Some of the square footage that the property owner would be allowed to retain will
be offset by this additional voluntary setback. Please also note that, on the north property line,
as the north elevation points out, the windows will be small and the sill height will be high to
maintain privacy. No other fenestration or other openings in the building, save and except the
existing frosted opaque glass window at the guest bath, exist. This maintains both sound and
sight privacy for the northern neighbor, Marion Pickens. In the same manner, the southern
neighbor, the Wades, will continue to enjoy more than one third of the property line having a
28 -foot setback; the existing atrium will be preserved with the new construction. The footprint,
as can be seen by the enclosed site plan, will preserve the atrium on both the first and second
floor, allowing light, air and view to remain for the southern neighbor.
This lot size is clearly quite small; the neighbors on both the north and south of the
subject lot enjoy second floor space and are not required to have a third -car garage. The
applicant's scope of work is an addition, not demolition and new construction (scraping the4
lot).
The second finding is as follows:
"That the granting of the application is necessary for the preservation and enjoyment of
substantial property rights of the applicant."
Subdivision 2 can be analyzed in the context of its phrase "substantial property
rights." Clearly, the right to live in and to a safer, more seismically resistant structure is a
substantial property right. Additionally, the lack of likelihood of water intrusion and other use -
related problems associated with modifying the structure don't occur if the applicant is allowed
to maintain the three -foot setback for the second floor. The property right can also be
analyzed in the context of the additional cost, which clearly would be substantial and for no real
net reason. The neighbors would not really benefit from it; the southern neighbor enjoys, in
essence, a 28 -foot setback for over one third of the lot line and the northern neighbor already
Planning Permit Application for Variance
Plan Check No. 2361 -2010
(138 Via Xanthe, Newport Beach, CA 92663 — Paul and Bailey Weinberg)
Attachment A — Page 4
has the three -foot setback and has, in essence, a blank wall on that side of her residence
anyway.
Subsection 3 of the findings state:
"That the granting of the application is consistent with the purposes of this code and will
not constitute a grant of special privilege inconsistent with the limitations on other properties in
the vicinity and in the same zoning district."
As to Subsection 3, no special privilege is being granted here; the age of this property
and the existence of the adjacent neighbor's two -story structure with the same setbacks negate
the question of a special privilege inconsistent with the limitations on other properties in the
vicinity. This argument applies equally to the southern neighbors as well; they will now enjoy,
with the new design, a 28 -foot side yard setback on over one third of the lot and no privacy
infringement will take place as there will be no windows or fenestration on the south side.
There is no conceivable view block in any event; the applicant is building to the Lido Isle
Community Association 24 -foot height limit, five feet lower than the City's height limitations,
voluntarily. Nearly all of the homes on Via Xanthe enjoy a two -story height; applicant is not
seeking anything larger than or different from what the neighbors have, save and except the
maintenance of the three -foot setbacks.
Subsection 4 requires:
"That the granting of such application will not, under the circumstances of the particular
case, materially affect adversely the health or safety of persons residing or working in the
neighborhood of the property of the applicant and will not under the circumstances of the
particular case be materially detrimental to the public welfare or injurious to property or
improvements in the neighborhood."
Finally, as to Subsection 4, a very forceful argument can be made that, if the application
is not granted there is the very good likelihood that construction of the second floor with the
weaker structural system will materially affect adversely the health or safety of persons residing
in or working in the neighborhood, particularly if there is a seismic event. There just is no way
to make the building safer if it has to be "stepped back" an additional foot for the second floor
than if all four of the planes can move as one. Further, there will be no injury to anyone else's
property or improvements and the public welfare will not be injured because the side yards are
not visible to the public and there will be no additional burden or impact to either of the
neighbors by the intended use. In point of fact, by voluntarily not putting any windows on the
south elevation, the southern neighbors, the Wades, will get the benefit of no loss of privacy
and one third of their lot line having a 28 -foot setback.
Planning Permit Application for Variance
Plan Check No. 1361 -1010
(138 Via Xanthe, Newport Beach, CA 91663 — Paul and Bailey Weinberg)
Attachment A — Page 5
Please consider all of these factors in your review and discussion of the applicant's
request. My wife and I thank you for your time and consideration.
Intentionally Blank
Attachment PC -3
Project plans
Intentionally Blank
1. THESE PLANS SHALL COMPLY WITH THE 2007 CALIFORNIA CODES.
CBC, CPC, CMC, CEC AND ALL APPLICABLE LOCAL CODES AND
ORDINANCES.
2. PROJECT SHALL COMPLY WITH NPDES, SUSMP, AND BMP
REQUIREMENTS
3. ALL WORK SHALL BE IN ACCORDANCE WITH THE CODES OF THE
GOVERNING AUTHORITY AND SPECIAL REQUIREMENTS OF THE
BUILDING PERMIT.
4. ALL WORKMANSHIP AND MATERIALS SHALL COMPLY WITH THE LATEST
EDITION OF THE CALIFORNIA BUILDING CODES, APLICABLE CBC
STANDARDS AND / OR ALL ADDITIONAL REQUIREMENTS OF THE CITY
OF LAGUNA BEACH.
5. PROJECT MUST COMPLY WITH LATEST STATE TITLE 24 ENERGY
STANDARDS.
6. EXTERIOR WALLS SHALL BE APPROVED NONCOMBUSTIBLE OR
IGNITION RESISTANT MATERIAL, HEAVY TIMBER, OR LOG WALL
CONSTRUCTION OR SHALL PROVIDE PROTECTION FROM THE
INTRUSION OF FLAMES AND EMBERS IN ACCORDANCE WITH
STANDARD SFM 12 -7A -1 (704A.3.1)
7. FIRE BLOCKS AT THE FOLLOWING LOCATIONS PER SECTION 2516 (F):
7.1. IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS (INCLUDING
FURRED SPACES) AT THE CEILING AND FLOOR LEVELS AND AT 10FT
INTERVALS BOTH VERTICALLY AND HORIZONTALLY.
7.2. AT ALL INTERCONNECTIONS BETWEEN CONCEALED VERTICAL AND
HORIZONTAL SPACES SUCH AS OCCUR AT SOFFITS, DROPPED AND
COVED CEILINGS.
7.3. IN CONCEALED SPACES BETWEEN STAIR STRINGERS AT THE TOP AND
BOTTOM OF THE RUN AND BETWEEN STUDS ALONG WITH AND IN LINE
WITH THE RUN OF THE STAIRS, IF THE WALLS UNDER THE STAIRS ARE
UNFINISHED.
7.4. IN OPENINGS AROUND VENTS, PIPES, DUCTS, CHIMNEYS, FIREPLACES
AND SIMILAR OPENINGS WHICH AFFORD A PASSAGE FOR FIRE AT
CEILING AND FLOOR LEVELS.
7.5. AT OPENINGS BETWEEN ATTIC SPACES AND CHIMNEY CHASES FOR
FACTORY BUILT CHIMNEYS.
8. ARTIFICIAL LIGHT SHALL BE PROVIDED THAT IS ADEQUATE TO
PROVIDE AN AVERAGE ILLUMINATION OF 10 FOOT- CANDLES (107 LUX)
OVER THE AREA OF THE ROOM AT A HEIGHT OF 30 INCHES (762mm)
ABOVE THE FLOOR LEVEL. 1205.3
9. STAIRWAYS WITHIN DWELLING UNITS AND EXTERIOR STAIRWAY
SERVING A DWELLING SHALL HAVE AN ILLUMINATION LEVEL ON TREAD
RUNS OF NOT LESS THAN 1 FOOT - CANDLE (11 LUX). 1205.4
10. SMOKE DETECTORS:
10.1. HARD -WIRED SMOKED DETECTORS WITH A BATTERY BACKUP ARE
REQUIRED ON THE CEILING OR WALL OUTSIDE OF EACH SEPERATE
SLEEPING AREA IN THE IMMEDIATE VICINITY OF BEDROOMS. SHOW ALL
LOCATIONS WITH A SYMBOL ON THE PLAN [907.2.10.1.2]
10.2. HARD -WIRED SMOKE DETECTORS WITH A BATTERY BACKUP ARE
REQUIRED IN EACH ROOM USED FOR SLEEPING PURPOSES. SHOW
ALL LOCATIONS WITH A SYMBOL ON THE PLAN [907.2.10.1.2]
10.3. HARD -WIRED SMOKE DETECTORS WITH A BATTERY BACKUP ARE
REQUIRED IN EACH STORY WITHIN A DWELLING UNIT, INCLUDING
BASEMENTS BUT NOT INCLUDING CRAWL SPACES AND UNINHABITABLE
ATTICS. IN DWELLINGS OR DWELLING UNITS WITH SPLIT LEVELS AND
WITHOUT AN INTERVENING DOOR BETWEEN THE ADJACENT LEVELS, A
SMOKE ALARM INSTALLED ON THE UPPER LEVEL SHALL SUFFICE FOR
THE ADJACENT LOWER LEVEL PROVIDED THAT THE LOWER LEVEL IS
LESS THAT ONE FULL STORY BELOW THE UPPER LEVEL. SHOW ALL
LOCATIONS WITH A SYMBOL ON THE PLAN [907.2.10.1.2]
10.4. WHERE MORE THAN ONE SMOKE ALARM IS REQUIRED TO BE
INSTALLED WITHIN AN INDIVIDUAL DWELLING UNIT, THE SMOKE
ALARMS SHALL BE INTERCONNECTED IN SUCH A MANNER THAT THE
ACTIVIATION OF ONE ALARM WILL ACTIVATE ALL OF THE ALARMS IN
THE INDIVIDUAL UNIT. THE ALARM SHALL BE CLEARLY AUDIBLE IN ALL
BEDROOMS OVER BACKGROUND NOISE LEVELS WITH ALL
INTERVENING DOORS CLOSED. 907.2.10.3
11. PRIOR TO ISSUANCE OF PERMIT OF ANY EXCAVATION A MEETING
SHALL BE HELD AT THE SITE THAT WILL BE ATTENDED BY THE
PROJECT ENGINEERING GEOLOGIST AND PROJECT ENGINEERING
GEOLOGIST, PROJECT BUILDING INSPECTOR, GENERAL CONTRACTOR
AND SHORING CONTRACTOR
12. CONTACT DIG ALERT PRIOR TO ANY EXCAVATION
13. CAL OSHA PERMIT SHALL BE OBTAINED FOR ALL EXCAVATIONS
DEEPER THAN 5' -0 ". A COPY OF THE PERMIT SHALL BE PROVIDED TO
THE CITY PRIOR TO ISSUANCE OF A BUILDING PERMIT.
13.1. IF SHORING IS REQUIRED, OBTAIN SHORING PERMIT PRIOR TO
ISSUANCE OF BUILDING PERMIT.
13.2. A BOND IN THE AMOUNT OF SHORING COST IS REQUIRED.
14. VERIFY ALL LOCATIONS OF EXISTING UTILITIES WITH SERVING UTILITY
PRIOR TO COMMENCEMENT OF ANY WORK AND VERIFY LOCATION
WITH DESIGNER
14.1. IF NECESSARY UNDERGROUND ALL UTILITY LINES TO THE NEAREST
EXISTING UTILITY POLE.
15. A SEPERATE PERMIT IS REQUIRED FOR ALL RETAINING WALLS,
GARDEN WALLS, POOLS, SPAS, FENCES, ENCROACHMENT INTO
PUBLIC RIGHTS OF WAY (IE. DRIVEWAYS, SIDEWALKS ETC.)
16. FIRE SPRINKLER PERMIT TO BE DEFERED SUBMITTAL AND /OR FIRE
DEPT. EXEMPTION.
17. ALL ROOF AND DECK DRAINS TO BE LOCATED WITHIN EXTERNAL
WALLS AND TO BE CONNECTED DIRECTLY TO THE STREET BY AN
UNDERGROUND NON - EROSIVE PIPE, PER SECTION 2905 (F).
18. MAINTAIN A MINIMUM OF 1 % POSITIVE DRAIN AWAY FROM THE
STRUCTURE.
19. THE LARGEST RISE OR RUN IN A FLIGHT OF STAIRS MAY NOT EXCEED
THE SMALLEST BY MORE THAN 3/8 ".
20. PROJECT SHALL COMPLY WITH NPDES, SUSMP AND BMP
REQUIREMENTS.
GENERAL NOTES
WEINBERG RESIDENCE
138 VIA XANTHE, NEWPORT BEACH, CA 92663
21. ANY OMISSIONS AND CONFLICTS BETWEEN THE VARIOUS
ELEMENTS OF THE WORKING DRAWINGS AND /OR SPECIFICATONS
SHALL BE BROUGHT TO THE ATTENTION OF THE DESIGNER
BEFORE PROCEEDING WITH ANY OF THE WORK SO INVOLVED. ALL
WORK IS TO BE CO- ORDINATED SO THAT THE CO- OPERATION
BETWEEN ALL TRADES, WHERE REQUIRED, IS ACCOMPLISHED.
22. CONTRACTOR TO VERIFY ALL CONDITIONS AND DIMENSIONS IN THE
FIELD, REPORT ANY DISCREPENCIES TO DESIGNER PRIOR TO
STARTING WORK AND CONTRACTOR SHALL MAKE AND ADD ALL
CORRECTIONS NECESSARY DUE TO NEGLIGENT FIELD
VERIFICATION AT HIS SOLE EXPENSE.
23. CONTRACTOR TO VERIFY SIZE OF ALL FRAMED OPENINGS UPON
COMPLETION OF FRAMING AND PRIOR TO ORDERING.
24. THE CONTRACTOR SHALL AT ALL TIMES KEEP THE PREMISES
CLEAR OF THE ACCUMULATION OF WASTE MATERIALS OR RUBBISH
CAUSED BY HIS EMPLOYEES OR WORK AND AT THE COMPLETION
OF THE WORK, SHALL REMOVE ALL RUBBISH, DEBRIS EQUIPMENT
AND SURPLUS MATERIALS FROM IN AND AROUND THE BUILDING
AND LEAVE THE WORK "BROOM CLEAN ".
25. PROVIDE PEDESTRIAN PROTECTION
26. PATCH AND REPAIR ALL SURFACES DISRUPTED OR DAMAGED
DURING CONSTRUCTION TO EXACTLY MATCH EXISTING ADJACENT
SURFACES.
27. OWNERS OF ADJACENT PROPERTIES THAT MUST UNDERPIN THEIR
BUILDINGS DUE TO THE PROPOSED EXCAVATION SHALL BE
NOTIFIED IN WRITING TEN DAYS PRIOR TO BEGINNING THE
EXCAVATION. COPIES OF THESE NOTIFICATION LETTERS SHALL BE
PROVIDED TO THE CITY PRIOR TO BEGINNING THE EXCAVATION.
28. RESPONSIBLE CERTIFIED ENGINEERING GEOLOGIST WILL INSPECT
AND APPROVE ALL GRADING AND EXCAVATIONS PRIOR TO
PLACEMENT OF FORMS, REBAR OR CONCRETE
29. LICENSED ENGINEER THAT PREPARED THE DRAINAGE PLAN SHALL
CERTIFY AT THE COMPLETION OF THE PROJECT THAT THE SITE
DRAINAGE IS IN SUBSTANTIAL COMPLIANCE WITH THE APPROVED
DRAINAGE PLAN.
30. MCCLEAN DESIGN EXPRESSLY RESERVES ITS COMMON LAW
COPYRIGHT AND OTHER PROPERTY RIGHTS IN THE ATTACHED
DRAWINGS LISTED. THESE DRAWINGS ARE NOT TO BE
REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER
WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD
PARTY WITHOUT FIRST OBTAINING THE EXPRESSED WRITTEN
PERMISSION OF MCCLEAN DESIGN.
GENERAL NOTES CONTINUED
OWNER:
PAUL + BAILEY WEINBERG
138 VIZ XANTHE
NEWPORT BEACH, CA 92663
DESIGNER:
MCCLEAN DESIGN
PAUL MCCLEAN
1278 GLENNEYRE ST #233
LAGUNA BEACH, CA 92651
STRUCTURAL ENGINEER:
STRUCTURES -A CONSULTING COMPANY
NENO GRGURIC
2880 SOUTH COAST HIGHWAY
LAGUNA BEACH, CA 92651
Tel: (949) 715 -0775 Fax: (949) 715 -0776
CIVIL ENGINEER:
TOAL ENGINEERING
CALEB RIOS
139 AVENDIDA NAVARRO
SAN CLEMENTE, CA 92672
TEL: (949) 492 -8586 FAX: (949) 498 -8625
PROJECT TEAM
11/22/11
VARIANCE SUBMITTAL
CBC /CRC 2010
CONSTRUCTION TYPE
VB
OCCUPANCY
R3
ZONE
R1
STORIES
2 + Garage
FIRE SPRINKLERS
NO
COMMUNITY ASSOC
LIDO ISLE
24' FLAT - 29' SLOPED
COMMUNITY ASSOC.
YES
PROJECT SUBMITTALS
PROJECT ADDRESS
REQUIRED /ALLOWED
138 VIA XANTHE
PROPOSED
LAGUNA BEACH, CA 92663
USE
LEGAL DESCRIPTION
SFR
Tract 907, Lot 376 & PORTION OF LOT 375, BOOK 28, PAGE
25 -36
ZONE
APN #: 423 - 276 -02
R -1
PROJECT DESCRIPTION
YES
REMODEL AND ADDITION OF EXISTING SINGLE FAMILY
RESIDENCE FIRST FLOOR
- REMODEL INTERIOR WALL
WITHIN EXISITING PERIMETER WALLS AND REMOVE AND
REPLACE WINDOWS
LOT WIDTH
CODE ANALYSIS
-
CODE
CBC /CRC 2010
CONSTRUCTION TYPE
VB
OCCUPANCY
R3
ZONE
R1
STORIES
2 + Garage
FIRE SPRINKLERS
NO
COMMUNITY ASSOC
LIDO ISLE
24' FLAT - 29' SLOPED
COMMUNITY ASSOC.
YES
PROJECT SUMMARY
24'FLAT - 29'SLOPED
24' FLAT - 29' SLOPED
24' FLAT - 29' SLOPED
YES
SETBACKS:
J
Oe ti
O
FRONT YARD (THD)
4'
4'
kP
�
e
10'
c o� Ur SrR
gog2LRc
, �
Vi q Ci�� SoUO
J
; h
SIDE YARD
VICINITY MAP
DESCRIPTION
REQUIRED /ALLOWED
EXISTING
PROPOSED
CONFORMS (YES /NO)
USE
SFR
SFR
SFR
YES
ZONE
R -1
R -1
R -1
YES
LOT AREA
44'x 74' (WITH SETBACKS)
4,400 SF
810 SF
810 SF
LOT WIDTH
88'
-
2,904 SF
GARAGE
LOT DEPTH
50'
395 SF
COURTYARD OPEN TO ABOVE
480 SF
LOT SLOPE
480 SF
MECHANICAL
MAX. BUILDING HEIGHT
24' FLAT - 29' SLOPED
24' FLAT - 29' SLOPED
24' FLAT - 29' SLOPED
YES
MAX. HEIGHT - THROUGH LOT
24'FLAT - 29'SLOPED
24' FLAT - 29' SLOPED
24' FLAT - 29' SLOPED
YES
SETBACKS:
W
FRONT YARD (THD)
4'
4'
4'
YES
REAR YARD
10'
10'
10'
YES
SIDE YARD
4'
3'
3'
NO
LOT COVERAGE
USE
USE
USE
YES
LANDSCAPE OPEN SPACE
Q
YES
PROJECT DATA
DESCRIPTION
EXISTING
PROPOSED
TOTAL
LIVING AREA:
SITE PLAN
Ala
PLOT PLAN
GARAGEFLOOR
FLOOR PLAN
A 3
FLOOR PLAN
FIRST FLOOR (LOWER LEVEL)
2,094 SF
2,094 SF
2,094 SF
SECOND FLOOR (UPPER LEVEL)
AREA CALCS
810 SF
810 SF
TOTAL
2,094 SF
2,904 SF
2,904 SF
GARAGE
395 SF
395 SF
395 SF
COURTYARD OPEN TO ABOVE
480 SF
480 SF
480 SF
MECHANICAL
STORAGE
wLU
GRADING
SITE WORK
OUTSIDE OF STRUCTURAL I INSIDE OF STRUCTURAL
CUT
FILL
NET EXPORT
IMPERVIOUS SURFACES SQUARE FOOTAGE % OF LOT AREA
TOTAL
PROJECT SUMMARY TABLE
COV
COVER SHEET
T 1
TOPOGRAPHIC SURVEY
A 1
SITE PLAN
Ala
PLOT PLAN
A 2
FLOOR PLAN
A 3
FLOOR PLAN
A 4
ROOF PLAN
A 5
AREA CALCS
A 6
AREA CALCS
A 7
ELEVATIONS
A 8
ELEVATIONS
A 9
ELEVATIONS
A10
SECTIONS
All
SECTIONS
A 12
SECTIONS
Ill
SHEET LIST
SYMBOLS
I-
z
I1
W
U
0
Q
z
0
0
U
t-
O
N
I1�
W
LU
m
0
r0
I
W
MCCLEAN
DESIGN
1278 GLENNEYRE, #233
LAGUNA BEACH, CA 92651
714 - 505- 0556(T)
714 - 505 -0557 (F)
PROJECT
DRAWN BY
Author
DATE
11/02/2011
cov
M
CD
N
Q
U
LU
VU
ZQ
w
Ill
m
'Q^
vI
wLU
O
v
W
C)
m
z
Z
w
z
Q
X
Q
co
V_
cov
o\
6 �6 O
R
f5 V>
BENCHMARK NOTE:
OCSBM N63 -12 -70
ELEV = 11.784
NAVD88 DATUM, 1992 ADJ.
BOUNDARY NOTE:
THIS IS NOT A BOUNDARY SURVEY. THE TOPOGRAPHIC FEATURES AS SHOWN
ON THIS MAP MAY BE ADJUSTED RELATIVE TO THE PLAT UPON COMPLETION
OF A BOUNDARY SURVEY
I p,
�� I
I
9
.I
12'
d
n
,2•
6 GFF.
d
aJ A
d " °
D' a
�
3" drain inlet
d
D d
U)
W �D
d
A. .
d
d
n
LEGEND
N
I
d
d
GoS
Q
.
�JAOfP'
d
'.
I
234'
D ..
—X —X
FENCE
d
0) d
Q
Fein role
CONCRETE SURFACE
°
LLB
1--O
U J
C3
0
F U
d,
1ti
MASONRY WALL
o ,
a°
Id
WOOD WALL e
D..
\
In
I
I,
Z
o
�E)
v J
Qm
M
k W
J
ROCK WALL
w
d'
la]
w
M
2
d
,2•
}}
O W
`2g0�
m
U
ut
FF
FINISHED FLOOR
O
SCALE: 1/8 " =1'
_
d
>
FS
FINISHED SURFACE
Od
TG
TOP OF GRATE
Q
W
INV
INVERT OF PIPE
d Z
Z
I1
(L L
W
TC
TOP OF CURB
O
Q
3
EP
EDGE OF PAVEMENT
TW
TOP OF WALL
�M
cc)
j
J
a
B
FOUND MONUMENT
OM
o
o
w
a
a
w
a
Existing residence
LOT 377
drain inlet Y' drain inlet °° d. °Q3 .
D �• N
°3 "' drain inlet °43 drain role ° p "
d
d I.
o °.
A GFF.
�2g2
d
g0 �
�2
D.
Existing residence
oot ��d e
R
�t• 4p ° D 42 .pl B
1.00' p3.
lnle :7 drain i let 33
LOT 376 & THE NORTHEASTERLY
15' OF LOT 375
TRACT 907 01 (1\6 e
0
a91 R �. dd
D i,
D .
e
50� Ra01 r \d 1
3" drain inlet
d.p
d
d
d °
D
D.,`yd12;. 1312
Existing residence
POR. LOT 375
LOT 374
N
I
d
d
GoS
D
.
�JAOfP'
d
'.
I
234'
D ..
D
d
d
Q
Fein role
o °.
A GFF.
�2g2
d
g0 �
�2
D.
Existing residence
oot ��d e
R
�t• 4p ° D 42 .pl B
1.00' p3.
lnle :7 drain i let 33
LOT 376 & THE NORTHEASTERLY
15' OF LOT 375
TRACT 907 01 (1\6 e
0
a91 R �. dd
D i,
D .
e
50� Ra01 r \d 1
3" drain inlet
d.p
d
d
d °
D
D.,`yd12;. 1312
Existing residence
POR. LOT 375
LOT 374
I
1.0
I
I
I
I
LOT 378
LOT 379
�0 \Je I V r
p o .4\ a ? 25b 6Q e� me
2. �* d( ° in dt°�P 4" drain role e ° d D ,2• v �oL
311325,2 d .. 15.64
`3p �3p
,3 ,26. 1 to
et t
,2s ,3,29 �° LOT 380
1285 d
p5 . d
,29 ° I
d D.
12�� 2Q 'tab 12 1
I I I
-- -- - -� 5' 5' I LOT 381
01av S. Meum LS 4384
o
N
I
d
d
GoS
D
.
�JAOfP'
0 all
'.
I
234'
D ..
D
d
d
Q
Fein role
z
°
°a
°,2ffi ...
C3
0
0
d,
1ti
o ,
a°
Id
D..
\
4
I
I,
Z
o
k W
J
°
w
d'
D
w
M
2
d
,2•
}}
O W
`2g0�
D
U
ut
dD
li
D
I
1.0
I
I
I
I
LOT 378
LOT 379
�0 \Je I V r
p o .4\ a ? 25b 6Q e� me
2. �* d( ° in dt°�P 4" drain role e ° d D ,2• v �oL
311325,2 d .. 15.64
`3p �3p
,3 ,26. 1 to
et t
,2s ,3,29 �° LOT 380
1285 d
p5 . d
,29 ° I
d D.
12�� 2Q 'tab 12 1
I I I
-- -- - -� 5' 5' I LOT 381
01av S. Meum LS 4384
o
N
i
V)
Z:)
�
I
I
i
w
z
o
°a
C3
C3
0
Q
0
II
\
0
I
°0
Z
I
w
w
w
U
}}
O W
u
U
ut
w w
li
oD
o
>
w
0
Z"
L r
0) to
A (D
Z3 w a0
z 0 00
U �
J2
N
W E E
N N X
Wo�
oc
za_°
_ ao
v°00
J o I
> CV
0
W Q)Z�
0 I
C 0 an
w � a)
-Q�
U CY)
M
SHEET 1 OF 1
JOB NO.
14397
>I
a
�
0 I
m
N
z
0
W
w
EXISTING RESIDENCE LOT 377
42'- 4 5/8"
25'- 3 7/8"
NEW CONSTRUCTION AT SECOND FLOOR
A B C D
13'- 8 3/8" 40'- 4 3/8" 23- 11 1/4" 10' - 0"
s
ss
GAS METER
N 66 °45' 36" W
77 _ _ _ 'm _ 88.00'
U)
Y
0
I
i
h`
BUILT - UP BUILT - UP
, v
OPEN
Cy Q REMODEL TO EXISTING 2p
`- I �' `\ A �� j SINGLE FAMILY RESIDENCE ,�G' ,�G' �S•� I
n ^� FIRST FLOOR: 13.28' F.S.
SECOND FLOOR: 22.38' F.S. C rye. n0
GARAGE FLOOR: 12.59 F.S. 0�
n�
4' - 0" F.Y B 2 4 . `� BUILT - UP ... _..
r EXISTING RIDGE \1-0 I
- -.
' OZQ �G. �O. 10, _ 0„ R.Y.S.B.
O0
LL
' F O
O F n���
FLAT ROOF �Q' \ ' a of
W
r U) n - _1 1/2" / 12" Q N O
I
2, 0„ H
m I` U
O p NI �
Q w z
U
_ ,OPEN. ��z WATER METER z
36
' &
TOPEN
M
BUILT - UP I
7
G v G
b FLAT ROOF
OPEN - - - -
— — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — I
m ,
Y 2�
L7 880T o 1�%� '��
0 0
. . .Q. : . . S 66'45'36" E . . n1 �. .
88.00
9'- 8 3/8" 22'- 91/2" 20'- 11" 23'- 0 3/4"
LENGTH OF NEW CONSTRUCTION AT 2ND FLOOR
EXISTING FIRST FLC OR
53'- 4 7/8" 2� �NORo
r°
J
A B C D`
h S�
NOTES ,s r
1. TRASH TO BE STORED IN GARAGE EXISTING RESIDENCE LOT 375 �s �$� -7
2. EXISTING TWO CAR GARAGE TO REMAIN
SECOND FLOOR ADDITION L,4q400sa�a
EXISTING WALLS VICINITY MAP - NOT TO SCALE
L — — DEMO WALLS SEE SHEETS A2 & A3 FOR ADDITIONAL
INFORMATION SHOWING THE EXTENT
n SITE PLAN OF PROPOSED ADDITIONS.
W:l NEW WALLS SEE SECTIONS ON SHEETS A8, A9, & A10 NORTH PROJECT
NORTH
W
O
O
O
I
Q)
IN
�n
N
'�1V'
W
O
T^
v)
MCCLEAN
DESIGN
1278 GLENNEYRE, #233
LAGUNA BEACH, CA 92651
714- 505- 0556(T)
714 - 505- 0557(F)
PROJECT
DRAWN BY PM / MC
DATE 11/02/2011
A 1
N
U
W
UU
Z
W
W
om
�/�
Vu
�
7
0
GL/'
J
V
W
w
M
z
/�
VJ
Z
Lu
Z
X
CD
r
A 1
I
I
oG.
\
G•
D
Q)
r�6�
n PLOT PLAN
I
X14
W I
zl
Q
mill
I
NI
I
I
G
NN. D
06� G
D I
Gas metery oo
GAS METER . 4 dQ ° 7206
3
4
.0 ?
4
a \� 0 4
E
4 ° —
OPEN
4
pp A f. W. .I
Vet' ��O .4
)07 30 V'�
p� 4 0 a
t4: 6` ���
4 D n
F D .
a
4
8
80'T
I O Q-,EN
4
D
4
IG 4
4.
4
D
d
Ap\*' 4
0
°
D
g J
D
0
Existing residence
LOT 377
�ti. 3" drain inlet 3" . drain inlet) �V L
° '�' N 66 °45 30 W 8.00
-�- -- -- -p -- - - - = -- - - - = --
17? ° ° ° 3 "drain in lob
2 ° T.drain inlet T
0 0
�G'
4 D
4.
'\tip 1 12 4
p 4
45r' G
I
12'
I
LT -
FLAT ROOF
� ^Q
06
^o /
4 p
1300 <L�
IT -
RIDGE
FLAT ROOF
• `� �S
8 0
ao,T
OPEN D
�3 �4
OPEN
\r5
0
^o
2�V
�j�6
\3.
0
Existing residence
A B POR. LOT 375
LOT 374
C
C
N
° 4
4 �1
1/2" /
FBI
4
L
4.
1 4
a
° I
Gas I'
° 4
° I
D ° I ❑ 110 .
35. D 41
4—
D 4 3" drain inr let
- - -f "drain inlet °
r� I
-- – - – – - -- -- -- - - - -- –
4 � ✓•�4
--Up > Q ] L
- - - - -- - -- - - -_ _ - _ - -- -I E 4 1
rt ° 1 LU
2 4
0 4
O
CD 4
4 I U
- - - - - - o Ln ° N�
Lu
4
- - - o LLI I I
0
- - - - D
U
{ I 4
-< TER MET. ERD I 4 �p,Dc
� � I D I �
I N
a
3 ° 4 ode N
I W
4I° 01 m
I
<4 D
-- -- -- - ° 4 ❑ �..
° [O`j� T�3��4 ° CO�J vJ
4
0 13.1
�28/>
I
12.8 12.85 1 ❑ .. ° 4
4
4
° p 4.
4
°4
4
4
° 4
4iN
I
I
r I5 NORTH PROJECT L
NORTH
MCCLEAN
DESIGN
1278 GLENNEYRE, #233
LAGUNA BEACH, CA 92651
714 - 505- 0556(T)
714 - 505 -0557 (F)
PROJECT
DRAWN BY
Author
DATE
11/02/2011
N
U
W =
VU
Z Q
W UJI
om
W O Q
I..L
mz O
Z 1 r 1 I..L
Q
X
\Q
00
co
r
A 1a
IF
0
v
A B C D
13'- 8 3/8" 64'- 3 5/8"
101-01,
"DSGN " - ADDITIONAL INFORMATION TO BE PROVIDED BY DESIGNER.
"OWNER " - ADDITIONAL INFORMATION TO BE PROVIDED BY OWNER.
"STRUCTURAL " - SEE STRUCTURAL ENGINEER'S DRAWINGS AND DETAILS FOR
ADDITIONAL INFORMATION.
"CIVIL" - SEE CIVIL ENGINEER'S DRAWINGS AND DETAILS FOR ADDITIONAL
INFORMATION.
"SCHEDULE" -SEE SCHEDULE FOR SPECIFICATIONS AND ADDITIONAL
INFORMATION.
"SHOP " - PROVIDE SHOP DRAWINGS TO DESIGNER FOR APPROVAL PRIOR TO
FABRICATION.
31
SECOND FLOOR ADDITION
EXISTING WALLS
F
FIRST FLOOR PLAN L _ _ J DEMO WALLS
1/4" = 1' -0"
D NEW WALLS
NORTH
6 Fll
1A
PROJECT
NORTH
W
U
O
z
O
z
O
Q)
N
�n
N
N
W
m
Lu
O
Z
Q
W
MCCLEAN
DESIGN
1278 GLENNEYRE, #233
LAGUNA BEACH, CA 92651
714- 505- 0556(T)
714 - 505- 0557(F)
PROJECT
DRAWN BY PM / MC
DATE 11/02/2011
1.
PROPERTY LINE
2.
REQUIRED FRONT YARD SETBACK
3.
REQUIRED SIDE YARD SETBACK
4.
REQUIRED REAR YARD SETBACK
5.
EXISTING RESIDENCE (ABOVE, AS OCCURS) - PROTECT IN PLACE
6.
EXISTING RESIDENCE / SITE WALLS - DEMO
7.
EXISTING RETAINING WALL - PROTECT IN PLACE
W
8.
PROPOSED ADDITION TO EXISTING RESIDENCE
UU
9.
EDGE OF EAVES / PROJECTIONS ABOVE/ BELOW/ AS OCCURS. ALL
Z�
W
W
EAVES/ PROJECTIONS TO BE 1 -HOUR FIRE RATED. NO OPENING AREA
o
m
ALLOWED IN EAVES.
10.
PROPOSED RETAINING WALL CONSTRUCTION (PER STRUCTURAL),
ry
SUPPLY PROTECTION FROM HYDROSTATIC PRESSURE &
W
CONTINUOUS FRENCH DRAIN TILE WITH GRAVEL (PER GEOLOGIST)
11.
EXTERIOR STAIR 1, 5 RISERS AT 6.69 ", 4 TREADS AT 12"
12.
EXTERIOR STAIR 2,6 RISERS AT 5.7 ", 5 TREADS AT 12"
N
13.
EXTERIOR STAIR 3, 10 RISERS AT 7.2 ", 9 TREADS AT 12"
LU
14.
EXTERIOR STAIR 4,15 RISERS AT 7.5 ", 14 TREADS AT 12"
15.
EXTERIOR STAIR 5,6 RISERS AT 6.5 ", 5 TREADS AT 12"
Z
16.
EXTERIOR STAIR 6,16 RISERS AT 7.35 ", 15 TREADS AT 12"
W
17.
EXTERIOR STAIR 7,30 RISERS AT 7.75 ", 29 TREADS AT 11 ", 1 LANDING
Z
AT 36"
18.
HANDRAIL AT 34 " -38" ABOVE NOSE OF TREAD
19.
GUARDRAIL AT 42" ABOVE ADJACENT FINISH SURFACE
20.
AUTOMATIC DRIVEWAY GATE PER DESIGNER
21.
PLANTER WALL
22.
LOCATION OF POOL EQUIPMENT BELOW PATIO SLAB
23.
SKYLIGHT ABOVE / AS OCCURS
24.
CHIMNEY TERMINATION WITH APPROVED SPARK ARRESTOR PER UBC
3102.8 - "SHOP"
25.
FRONT OPENING FIREPLACE - ISOKERN HYBRID GAS APPLIANCE, FIXED
TEMPERED GLASS FRONT- ICBO# 2578, MUST BE DIRECT VENT AND
SEALED COMBUSTION
26.
CEILING TRANSITIONS
27.
AREA DRAIN
28.
INTERIOR STAIR 1, 4 RISERS AT 7.5", 3 THREADS AT 12"
29.
DECK / PATIO ABOVE, AS OCCURS
30.
36" TALL ISLAND - PER DESIGNER
31.
SHOWER WITH TEMPERED GLASS ENCLOSURE PER DETAIL
"DSGN " / "SCHEDULE ". PROVIDE 70" HIGH NON- ABSORBANT WALL
ADJACENT TO SHOWER AND APPROVED SHATTER RESISTANT
MATERIALS FOR SHOWER ENCLOSURE.
32.
CLOSET / CABINETRY / SHELVING PER DESIGNER
33.
FLOOR MATERIAL TRANSITION PER DETAIL
34.
ROOF GUTTER DOWNSPOUT FROM ROOF TO UNDERGROUND
DRAINAGE. SEEGRADING PLAN FOR LOCATION AND CONNECTION TO
SITE DRAINS
35.
3" DIA. PVC ROOF/ DECK DRAIN WITH 2" HIGH OVERFLOW SCUPPER
CONNECTED THROUGH WALL BELOW TO INDEPENDENT
UNDERGROUND DRAINAGE SYSTEM - PROVIDE POSITIVE DRAINAGE
ALONG GUTTER TO LOCATION - SEE DETAIL - "DSGN ".
36.
STRUCTURAL CONCRETE PILE - "STRUCTURAL
37.
COLUMNS PER STRUCTURAL ENGINEER, FINISH PER DESIGNER
38.
RETAINING WALL BELOW
39.
OUTLINE OF BUILDING ABOVE OR BELOW
40.
TRACK EXTENSION FOR SLIDING DOORS
41.
AUTOMATIC IRRIGATION SYSTEM CONTROLLERS ARE WEATHER OR
42.
SOILS BASED CONTROLLERS.
TRASH STORAGE
31
SECOND FLOOR ADDITION
EXISTING WALLS
F
FIRST FLOOR PLAN L _ _ J DEMO WALLS
1/4" = 1' -0"
D NEW WALLS
NORTH
6 Fll
1A
PROJECT
NORTH
W
U
O
z
O
z
O
Q)
N
�n
N
N
W
m
Lu
O
Z
Q
W
MCCLEAN
DESIGN
1278 GLENNEYRE, #233
LAGUNA BEACH, CA 92651
714- 505- 0556(T)
714 - 505- 0557(F)
PROJECT
DRAWN BY PM / MC
DATE 11/02/2011
e
L
co
Qo
Q
U
W
UU
Z�
W
W
Z
o
m
Q
ry
a_
W
n
O
W
O
N
LU
Z
LL
U.
Z
W
W
=
�
Z
LL
Q
X
Q
00
e
L
A B C D
75' -0" 10' -0"
9'- 8 318" 42 - 10 1/4" 22'- 5 3/8"
N 66'45'36" W
88.00'
I
38
- -- - - - - -- - - - - - - - - ---- - - - - -- _ - N - - -�
D
ON V '
LIBRARY (N)
22.38' F.F. 61 0
ST -1
' E z SLOPING
I EXISTING 40 EXISTING X I
WOOD SKYLIGHT w 50
TRELLIS /ST w f
/IC O OPEN
Iiv BELOW I
(� N
4'- 0" B. \ \'
2" / 12" SLOPE EXISTING EXISTING RIDGE co
N
22 m ,
N
�G
'-5114" 3' - 3 1/2" 2'- 11 1/4" 8'- 2 1121, =W 60 56
C\
PITCH BREAK l'- 7 1/4' 10 8" FZ-01/4" y
a' 65� '
N p
F � MASTER F
N` FLAT ROOF �, BEDROOM (N) 2% aI
n, EXISTING ' 22.38' F.F. SLOPE N,o
0
`;' ST -1,o
SLOPING 56 a N
PITCH BREAK zI
WINDOW 47
ABOVE ;
58 OPEN TO
COURTYARD 3'- 0" 4'- 11 5/8" 5 -0' 3'- 7 3/4 "' - 661 / - 10 8"
BELOW
58 51 67
�-
I
'21 20
I I
I MASTER BATH ( 2 � ASTER CLOSET I
I FLAT ROOF 22.38' F.F. (N) I G
I EXISTING < EXISTING ST-1 22.38' N 22.38' F.F. N
TRELLIS SLOPING ST -1 0
SLOPING
I I
I I
101. 0" R.Y.S.
' 49
- -- ----------------------------------- - - - - -- - -- - - -- --- - - - - -- -- - - - - -- ---- - - - - -- - - - - - - -- - - - - -- - -�
co
ui
j SO '
- . .. .. . .
1 v S 66'45'36" -E
T 88.00'
32'- 5 7/8" 21'- 5 3/4" 12'- 10 1(2" 21'- 0 3/8" 8'- 1 7/8"
75' - 0" 101-01,
A B C D
1 SE N LOOR PLAN
1/4" = 1' -0"
SECOND FLOOR ADDITION
EXISTING WALLS
J DEMO WALLS
DNEW WALLS
NORTH PROJECT
NORTH
W
O
O
1 _
Cj
I
Q)
�n
N
W
Lu
T^
vJ
MCCLEAN
DESIGN
1278 GLENNEYRE, #233
LAGUNA BEACH, CA 92651
714- 505- 0556(T)
714 - 505- 0557(F)
PROJECT
DRAWN BY PM / MC
DATE 11/02/2011
N
U
W
Z Q z
W
a I..I.
W
�0 O
0— O
L I LL
.W -z- Q
Z Lu
W O
W
Q U)
X
Q
co
r
A B C D
M
0
. . N 66'45'36" W
m
800' s
V) r 27'- 4 7/8"
17 0
}
LENGTH OF NEW ROOF
63/8
-- - - - - - - - - - - - - - - - - - v - - - - - 3' -
I i
C \
55/8" 6' t ' O 9 do m V- 5 7/
�O
�G 5 7/8"
O
I � ^off •q I
BUILT - UP BUILT - UP
E , E I
I
~cti/A 3' - s /a"
. O
I �
�.
_ I tip• tip•
4'- 0" F.Y . .B. BUILT - UP ^^
- 5 7/ .' �p � �O .
rEXISTING RIDGE / ,r�� 99T
3' -5 /8" 2' -0"
op
0o +�5 ,�. • I rye• rye. w
VL E
L , 'OV' NCO
u), s� PITCH BREAK LL u-
v,°o
00. O N F
vo 2' -41/8" 3' -57/8" of Z
�sj N Z N Z
/y RE - ROOF u- 1 1/2" / 12" o a
BUILT - UP v 0 v 0
I d 110 ? ---- - - - - -- -- PITCH BREAK 0 I
I z
Lu L
I r
I � �
I BUILT - UP I
N
I
G I I G
' RE - ROOF '
BUILT - UP
I
I I I
3/4"
} 2
v —s-
66 45 36" E
sa.00'
23' - 0 3/4"
LENGTH OF NEW ROOF
A B C D
n ROOF PLAN
1/4" = 1' -0"
NORTH PROJECT
NORTH
W
O
0
O
PZ
Cj
O
Q)
�n
N
MW
W
O
T^
v)
L�
1 _
MCCLEAN
DESIGN
1278 GLENNEYRE, #233
LAGUNA BEACH, CA 92651
714- 505- 0556(T)
714 - 505- 0557(F)
PROJECT
DRAWN BY PM / MC
DATE 11/02/2011
co
C-0
N
U
W
UU
Z�
W
MWM
W
Q
W
Q
Lu
W
L L
Lu
m
z_
0N
Z
Lu
L.L
Q
X
co
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
FIRST FLOOR PLAN AREA CALCS
1/4" = 1' -0"
r I �
I
I
I
I '
I
I
I
I
I
I
I
I
I
I
I
FIRST FLOOR MATRIX
HABITABLE
NUMBER
DIMENSION
AREA
A
18.75'x 13.33'
250 SF
B
18.75'x 29.08'
545 SF
C
4.75'x 5.25'
25 SF
D
14.00'x 6.08'
85 SF
E
13.00'x 18.75'
244 SF
F
2.92'x 8.33'
24 SF
G
5.75'x 40.17'
231 SF
H
6.08'x 10.33'
63 SF
I
12.00'x 10.33'
124 SF
J
10.00'x 19.67'
197 SF
K
15.08'x 18.08'
273 SF
L
3.58'x 4.75'
17 SF
M
5.75'x2.83'
16 SF
TOTAL 2094 SF
GARAGE
NUMBER DIMENSION AREA
N
2.17 x 15.75'
34 SF
O
18.42'x 21.42'
395 SF
TOTAL 429 SF
COURTYARD (OPEN TO ABOVE)
NUMBER DIMENSION AREA
P
19.67 x 24.42'
480 SF
TOTAL 480 SF
HABITABLE AREA
STORAGE AREA
OUTDOOR AREA
® GARAGE AREA
z
W
U
O
Z
O
Z
O
0
LUN
N
W
m
0
W
MCCLEAN
DESIGN
1278 GLENNEYRE, #233
LAGUNA BEACH, CA 92651
714 - 505- 0556(T)
714 - 505 -0557 (F)
PROJECT
DRAWN BY
Author
DATE
11/02/2011
A5
M
rn
Q
U
W
U
(n
Q
Z
W
J
pm
U
W�
w
�0-
Q
Ww
ca
O
Z
LU
J
LL
Q
X
LL
Q
CID
r
A5
1
I I
221-5.. B
A
- 6 7 -
I I
C °D
15' _ 3 "/ 2' - 7"
15' - 10"
I � I
I _ I
16' -2"
Ll
I I
G o
M
I I
I I
I � I
21'_'r
I I
I I
I I
H
Fl
I I
I I�
I I
n SECOND FLOOR PLAN AREA CALC
1/4" = 1' -0"
HABITABLE AREA
STORAGE AREA
® OUTDOOR AREA
rt GARAGE AREA
SECOND FLOOR MATRIX
HABITABLE
NUMBER
DIMENSION
AREA
A
0.58'x6.58'
4SF
B
1.83' x 22.42'
41 SF
C
8.00' x 15.25'
122 SF
D
2.58' x 8.00'
21 SF
E
15.83' x 4.50'
71 SF
F
1.83' x 18.08'
33 SF
G
13.00' x 16.17'
210 SF
H
15.00' x 21.08'
316 SF
TOTAL 818 SF
I1z
W
U
O
Q
O
Z
O
0
N
i^
N
W
m
Zi
LU
O
T^
0
W
MCCLEAN
DESIGN
1278 GLENNEYRE, #233
LAGUNA BEACH, CA 92651
714 - 505- 0556(T)
714 - 505 -0557 (F)
PROJECT
DRAWN BY
Author
DATE
11/02/2011
A6
M
N
d7
Q
U
LU
J
Zw
W
U
a
m
Q
W
�
W
��
O�
�
Q
Ww
O
mz
O
Z
LJd
LL
z
Q
0
X
w
Q
U)
CID
r
A6
MAX BUILDING HEIGHT AT 29'- 0" ABOVE EXISTING GRADE (SLOPED ROOFS)
P.L. P.L.
4'- 0,. 4'.0"
S.Y.S.B. S.Y.S.B.
ry�OL — ��pL — MAX BUILDING HEIGHT AT 24'- 0" ABOVE EXISTING GRADE (NON SLOPED ROOFS) —
N
' L —
I I
°' 38 X52 O 51 49
I ,
I -7 m
T.R_HIGH
21' -o 1/4"
T.R_LOW
17'- 1 1/4"
12
1 1/2" o EXISTING ROOF PROFILE BEYOND SECOND FLOOR
-- - - - - -- - - - - -- PLAN
PL -1 — — PL -1 — — _ _ I 9' - 1 4"
T — o
I
I � 492 PL -1 O ST -1 1 1/4"
co
I I
a
I FIRST FLOOR
PLAN
o'-o"
WEST ELEVATION
1/4" = 1' -0"
MAX BUILDING HEIGHT AT 29'- 0" ABOVE EXISTING GRADE (SLOPED ROOFS)
P.L. P.L.
I I
I I
— — — — — MAX BUILDING HEIGHT AT 24' - 0" ABOVE EXISTING GRADE LNON SLOPED ROOFS — — — — — — ,50— — �p`l' — — — — — — — — — — — — — — — �— — — — — — —
ti ti
4'_0" — — — — — — — — — — — — — — — — — 4'_0"
S.Y.S.B. ST -1 N S.Y.S.B.
T.R.HIGH
21' -01/4„
. fSgl
co
a I I PL -1
EXISITING ROOF PROFILE
I ——
33 33 33
I
I
I
n EAST ELEVATION
'—t = V -0"
PL -1
PL -1
I '
50 61 '
I
I M
� I I
68 69
I I
62 63
'v
m
I
I
T.R. LOW
17' - 1 1/4"
SECOND FLOOR
PLAN
-1 4"
F.
8'- 1 1/4"
FIRST FLOOR
PLAN
0' -0"
W
U
O
D
O
U
0
�n
N
�WMy�
'1W
W
O
T^
W
MCCLEAN
DESIGN
1278 GLENNEYRE, #233
LAGUNA BEACH, CA 92651
714- 505- 0556(T)
714 - 505- 0557(F)
PROJECT
DRAWN BY PM / MC
DATE 11/02/2011
co
T
PL -1
PL -1
I '
50 61 '
I
I M
� I I
68 69
I I
62 63
'v
m
I
I
T.R. LOW
17' - 1 1/4"
SECOND FLOOR
PLAN
-1 4"
F.
8'- 1 1/4"
FIRST FLOOR
PLAN
0' -0"
W
U
O
D
O
U
0
�n
N
�WMy�
'1W
W
O
T^
W
MCCLEAN
DESIGN
1278 GLENNEYRE, #233
LAGUNA BEACH, CA 92651
714- 505- 0556(T)
714 - 505- 0557(F)
PROJECT
DRAWN BY PM / MC
DATE 11/02/2011
1
co
Qo
(D
U
W
UU
Z�
ww
om
U)
Wry
�n
z
O
�Lu
Q
w
W
w
Z
W
J
w
Q
X
00
1
MAX BUILDING HEIGHT AT 29'- 0" ABOVE EXISTING GRADE (SLOPED ROOFS)
P.L. P.L.
NORTH ELEVATION
1/4" = 1' -0"
- — — — — — — — — — — — — — — — — — —MAX BUILDING HEIGHT AT 29'- 0" ABOVE EXISTING GRADE (SLOPED ROOFS) — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — -
P.L.
I
—i ,
�I
- 1. I-
P.L.
n SOUTH ELEVATION
1/4" = 1' -0"
T.R. HIGH_
21'- 0 1/4"
T.R. LOW
17'- 1 1/4"
ND FLOOR
PLAN
9'- 1,114"
F.F.
8'- 1 1/4"
;ST FLOOR
PLAN
0' -0"
W
O
O
O
U
0
�n
N
W
m
Lu
O
T^
W
MCCLEAN
DESIGN
1278 GLENNEYRE, #233
LAGUNA BEACH, CA 92651
714- 505- 0556(T)
714 - 505- 0557(F)
PROJECT
DRAWN BY PM / MC
DATE 11/02/2011
co
10, -0" 1
�. G.
G
1 10. -011
_
T
R.Y_5.8- pL
MAX BUILDING HEIGHT AT 24'- 0" ABOVE EXISTING GRADE (NON SLOPED ROOFS) F.Y_S.B-
- ,— — —
— — — — I — — — ry3. — —
— — — — — 39L — — — — — — — — — — — — — — — — — — — — — —
ti
— — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — —
— ; — — — -
U
W
UU
I N
w
ST -1
I
Irypa
Fn
~
�
U)
Lou
�n
z
O
�Lu
T.R. HIGH
w
<
mz
w
Z
Lu
21'- 0 1/4"
12"
Q
X
Q
1 1/2" hp
00
T.R. LOW
_
17'— 1 1/4"
c+�
6
'
^ ^^
EXIS ROOF PROFILE
— - - ��� - - -
SECOND FLOOR
_
e
PLAN
o
_
I
9
_
- -__- —
— — — —
—
— T i
oil
�c�
ST -1
ti
I
8'- 1 1/4"
a
a.
I PL -1
If
FIRST FLOOR
PLAN
_[
0' -0"
NORTH ELEVATION
1/4" = 1' -0"
- — — — — — — — — — — — — — — — — — —MAX BUILDING HEIGHT AT 29'- 0" ABOVE EXISTING GRADE (SLOPED ROOFS) — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — -
P.L.
I
—i ,
�I
- 1. I-
P.L.
n SOUTH ELEVATION
1/4" = 1' -0"
T.R. HIGH_
21'- 0 1/4"
T.R. LOW
17'- 1 1/4"
ND FLOOR
PLAN
9'- 1,114"
F.F.
8'- 1 1/4"
;ST FLOOR
PLAN
0' -0"
W
O
O
O
U
0
�n
N
W
m
Lu
O
T^
W
MCCLEAN
DESIGN
1278 GLENNEYRE, #233
LAGUNA BEACH, CA 92651
714- 505- 0556(T)
714 - 505- 0557(F)
PROJECT
DRAWN BY PM / MC
DATE 11/02/2011
Lao
co
m
Q
U
W
UU
Z�
w
W
a 0
Fn
~
�
U)
Lou
�n
z
O
�Lu
w
<
mz
w
Z
Lu
J
w
Z
Q
X
Q
00
Lao
MAX BUILDING HEIGHT AT 29'- 0" ABOVE EXISTING GRADE (SLOPED ROOFS)
P.L. P.L.
4'_0,. I I 4'_0.. _4
S.Y.S.B
—� —I — — — — — — — — — — — — — — — — — — — — —MAX BUILDING HEIGHT AT 24_0" ABOVE EXISTING GRADE (NON SLOPED ROOFS) — — — -
-
T.R. HIGH
fl'- 0 1/4"
WEST COURTYARD ELEVATION
1/4-1 = 1' -0"
MAX BUILDING HEIGHT AT 29'- 0" ABOVE EXISTING GRADE (SLOPED ROOFS) — —
P.L. P.L.
I
I I
I I ,
+MAX BUILDING HEIGHT AT 24'- 0" ABOVE EXISTING GRADE (NON SLOPED ROOFS) — — — — — — — 4- —
I
I I ,
I I
I I
I I
I I
I I
4'- 0" 4'. 0"
S.Y.S.B. S.Y.S.B.
I I
'80. I 1 -1 1 SECOND FLOOR
PLAN
9'- 1 1/4"
T.R. LOW
17'- 1 1/4"
SECOND FLOOR
PLAN
9'- 1 1/4"
8'- 1 1/4"
FIRST FLOOR
PLAN
0' -0"
11
a
I1-1 1 I.. I I I I I I . I I I 11-1 1 1 1
11 U I U I UII I III 1 III III —III=
I I 11-11 I I I L71 I I I -1 I 771 1-111-11 I -1
EAST COURTYARD ELEVATION
1/411 = 1' -0"
�I
�J
)I
FIRST FLOOR
PLAN
0' -0
I
z
W
U
O
D
Z
O
z
O
�n
N
Lu
LuM�
W
O
T^
Q
I1�
W
MCCLEAN
DESIGN
1278 GLENNEYRE, #233
LAGUNA BEACH, CA 92651
714- 505- 0556(T)
714 - 505- 0557(F)
PROJECT
DRAWN BY PM / MC
DATE 11/02/2011
co
Qo
(.fl
rn
Q
U
LU
Z W Q
Q m
W 0� D
n O
i
W U)
m z z
Z Lu O
W Q
z W
X J Lu
CD
r
C
MAX BUILDING HEIGHT AT 29'- 0" ABOVE EXISTING GRADE (SLOPED ROOFS)
P.L. P.L.
4, -0„ 4' -0„
S.Y.S.B. S.Y.S.B.
- - - - - - -� - - - - - - - - - - - - - - - - - - - - - -MAX BUILDING HEIGHT AT 24_0" ABOVE EXISTING GRADE (FLAT ROOFS) - - - - - - -
I I ,
T.R. HIGH
I I
21'- 0 1/4"
I I
I
I
I I I I
I I
I I I I
I I
I I
I 112"
Fl
I
F.F.
8'- 1 1/4"
. I
' I
I I
' I
1 FIRST FLOOR
GARAGE E PLAN
0' -01,
- I I I III III III III III III III -III- III -III- III III III III III III III III -III I I I-
� I I IIIIIIIIIIIIIIIIIIIIII I IIII I I III III III III III III III -1111 I II
III III III III III III III -III- III -III- I III III III III III III III III -1111 I I I-
II I I III III III III III III III III III III III III III III III III III III III III III -1111
= 1IIIIIIIIIIIIIIIIIIIIII II I II I II I II I II I II I II I II I II I II I II I II I II I II IIIII I-
II I I III III III III III III III III III III III III III III III III III III III III III III -1111
n SECTION A
1A = 1' -0"
- MAX BUILDING HEIGHT AT 29_0" ABOVE EXISTING GRADE (SLOPED ROOFS)- - - - - - - - -
P.L. P.L.
4, -0„ 4' -0„
-{- -I -
� S.Y.S.B. S.Y.S.B. �
- - - - - - - - - -- - - - - - - - - - - - - - - - - - - - - -MAX BUILDING HEIGHT AT 24'- 0" ABOVE EXISTING GRADE (FLAT ROOFS)- - - - - - -
I I I I
T.R. HIGH
21'- 0 1/4"
I I I I
I I ,
I I ,
I I I I
I I
12" SECOND FLOOR
2,, 0 2% SLOPE
I I I I PLAN
9 1 1 0--
- -o -
_ _' _ F.F.
12" - - - 8'- 1 1/4"
I I I I
N
I � I
co
' I I
0 FIRST FLOOR
DINING ROOM E NTRY E I OFFICE E PLAN
=1 =1 - I- 1- 1- 1- 1- - - - - - - - = = I- I- I- I- I- I- III= 0' - 0"
=1 I I =1 I I =1 I I =1 I I =1 I I =1 I I =1 I I =1 I I =1 I I =1
=1 I I =1 I I =1 I I =1 I I =1 I I =1 I I =1 I I =1 I I =1 I I =1 I I =1 I I =1 I I =1 I I =1 I I =1 I I =1 I I =1 I I =1 I I =1 I I =1 I I =1 I I =1 I I I =1 11=
=111= 1I1=1I1 =1I1= 1I1 =1I1 =111 =111= 111= 111 = 111 =1I1 1I1 =1I1 1I1 =1I1= 111 =111 -1 I= 111 = 111 =1I1 =111 =1 =1
=1 I I1 I I1 I I1 I I1 I I1 I I1 I I= III= III =III1 I I1 I I1 I I1 I I1 I I1 I I1 I I1 I I1 I I1 I I1 I I1 I I1 I I1 I I1 11=
OSECTION B
1/4" = 1' -0"
W
U
Q
0
0
U
Q)
N
z^
N
W
m
W
0
0
U)
MCCLEAN
DESIGN
1278 GLENNEYRE, #233
LAGUNA BEACH, CA 92651
714 - 505- 0556(T)
714 - 505 -0557 (F)
PROJECT
DRAWN BY
I'M / MC
DATE
11/02/2011
A10
CD
N
Q
U
w=
VU
za
w
w
om
W
O
z
O
�w
U
LU
co
L
Z
w
�Lu
VJ
X
Q
co
v-
A10
MAX BUILDING HEIGHT AT 29'- 0" ABOVE EXISTING GRADE (SLOPED ROOFS)
P.L. P.L.
4' -0.. I I 4' -0,.
S.Y.S.B. S.Y.S.B.
-� - - - - - - - - - - - - - - - - - - - - - - MAX BUILDING HEIGHT AT 24'- 0" ABOVE EXISTING GRADE (FLAT ROOFS) - - - - - - - -
- - - - - - - - - - - - - - - - - - - - -
I
o ,
— — — — — — — — — -I- T.R. HIGH
21'- 0 1/4"
I I I
. Y .
I I I
I I
I I ,
I I I
u
I MASTER I SECOND FLOOR
LIBRARY (N) BEDROOM (N) MASTER BATH (N) 1 y f PLAN
9'- 1 1/4"
T� -8'--1 1 /4"
I I I
1 FM =
I I I
BE , ROOM 1 BEDROOM 2 FIRST FLOOR
RE ODFLFDI REMODELED PLAN
O' - 0,.
= III III III III III III III III III III III III III III III III III III III III -III -III -
I III III III III III III III III III III III III III III III III III III III -IIII
= 1111111111111111111111 1 1 I-
11 � 1111 111 111 111 111 111 111 111 111 111 111 111 111 111 111 111 111 111 111 111 111 111 111 111
= 1 III III III III III III III III III III III III III III III III III III III III III III III =III=
1 I I1 I I1 I I1 I I1 I I1 I I1 I I1 I I1 I I1 I I1 I I1 I I1 I I1 I I1 I I1 I I1 I I1 I I1 I I1 I I1 I I1 I I1 I I1 I I1
n SECTION C
1/4" = 1' -0"
- - - - - - - - - - - - - - - - - -MAX BUILDING HEIGHT AT 29' =0" ABOVE EXISTING GRADE (SLOPED ROOFS) - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
P.L. P.L.
I I
MAX BUILDING HEIGHT AT 24'- 0" ABOVE EXISTING GRADE (FLAT ROOFS) R.Y.S.B.
- - - - - - - - - - - - - - - -
I
I— — — T.R. HIGH
21'- 0 1/4"
12" I
11/2" o
� — 1 ' — T.R. LOW
— — — — — — — —
I I I 17' - 1 1/4"
I
. I .
I zo I I
SECOND FLOOR
_ PLAN
1z LIBRARY (N) 9' 1 1
2 "� I I '
F.F.
I 1 1' - 11 3/4.. 8'- 1 1/4"
II L - - -- r- - - - -11l
� � IIII III III a
I IIII III III
m �� m
II �1- ----- 1 IL - - -- -III -
II L -1 IF —III
DROC�11� I IL — — _ — -1 1 FIRST FLOOR
_ ITCHEN - DINING ROOM E LIVING ROOM (E) — — — — - —
—� PLAN
— III III III III -- III III —III I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I — III III
III III III III III -III- III III III III III III III III III III III III III III III III III III III III III III III III III III III III III IIII III III III -IIII
-I I I I I I I I I I I I I I I 11 M I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I III III III I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I III III III III I I I -III-
IIII 17-1 I I ,IIII ,IIII ,IIII , V I I I 1 1 ,IIII ,IIII ,IIII V I I I ,IIII 1 ,IIII 1 V I I I V l l l l l l l l l l l l l l l 1 1 111 l ,IIII ,IIII ,IIII I I I I I I
n SECTION E
z
Lu
U
O
O
O
U
0
N
N
M�
W
z
Lu
O
0
W
MCCLEAN
DESIGN
1278 GLENNEYRE, #233
LAGUNA BEACH, CA 92651
714 - 505- 0556(T)
714 - 505 -0557 (F)
PROJECT
DRAWN BY
PM / MC
DATE
11/02/2011
A11
M
CD
U
w=
VU
Q
Z
w
W
om
W
O
z
��
O
Ww
U
mZ
w
Z
Lu
W
X
Q
co
V_
A11
W
U
Q
z
0
0
U
Q)
N
^
1E.
N
W
Zi
Lu
0
0
W
MCCLEAN
MAX BUILDING HEIGHT AT 29'-
0" ABOVE EXISTING GRADE (SLOPED ROOFS)
LAGUNA BEACH, CA 92651
714 - 505- 0556(T)
714 - 505 -0557 (F)
PROJECT
P.L.
I'M / MC
DATE
11/02/2011
d7
P.L.
I
U
W
U
10' -0"
I
J
Z
MAX BUILDING HEIGHT
AT 24'- 0" ABOVE EXISTING GRADE (FLAT ROOFS)
W
T
R.Y.S.B.
— — — — — - — — — — — — —
— — — — — — — — — — — —
— — — — — — — — — — — — — — — — — — — —
— — — — — — — — — — — — — — — — — — — — — — — — —
— — — — — — — — — —
— — — I
— — — — — — —
— —
— — — — — — —
I
Ww
U
A°
I
Z
w
�Lu
VJ
I
ti°
'
Q
'
T.R. HIGH
— — —
— — — —
— — — — —
— — — — — — — —
— —
— I—
— —
co
—
21' -01/4"
��
r
d'jT
i
12"
11/2" o
T.R. LOW
- -- ..
I
1T- 11/4..
I
00 0
I
SECOND FLOOR
'
PLAN
(
12
--
BEDROOM( )
9'
- -- -
- - -z° - --
-- - --
- -
- --
- -
-I
-�
F.F.
- -
-
- - - - - -
- - - - -
I
_
8'- 1 1/4..
BATH
FIRST FLOOR
ENTRY E
HALL Q
REMODEL D
PLAN
_
=1 1 1 =1
11 III III III
=1 1 1 1
=1 =1 =1 =1 =1 1
III III III III III =III=
1 1 1 1 1 1 1 1 1 1 �
-
- III III III III III III III III III
1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1
III III III III III III III III III III III III III
1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1
III III III III III
1 1 1 1 1 1 1 1 1 1
-I
11
1 I-
1 1 1 1
III III III =111
1 1 1 1 1-11 1
1=
1
1 I I-
- 0' - 0"
I�1 I�1 I�1 I�1II1IIIIIIIIIIIIIII111
nSECTION F
I�1 IIIIIIIIIIIIIIIIIIIIIIII111
I�1 I�1I�IIIIIIIIIIIII II1I�I I�1 I�1
I�1 I�1 II1IIIIIIIIIIII111�111H
_
I�1IIIIII
1/4" = 1' -0"
- - - - - - - - - - - - -
- - - - -MAX BUILDING HEIGHT AT 29' =0"
ABOVE EXISTING GRADE (SLOPED ROOFS) - - - - - - - -
- - - - - - - - - - - - - - - - - - - - - - - - -
- - - - - - - - - -
- - - - -
- - - - - - -
- - -
- - - - - -
P.L.
P.L.
10' - 01,
I
�-
MAX BUILDING HEIGHT AT 24'-
0" ABOVE EXISTING GRADE (FLAT ROOFS)
R.Y.S.B.
- - - - -- - - - -+ - - -
- - - - - - - - - - - - -
- - - - - - - - - - - - - - - - - - -
- - - - - - - - - - - - - - - - - - - - - - - - -
- - - - - - - - - -
- - - -
- - - - - - -
- - -
- - - - --
I
I
ti°
T.R. HIGH
21' - 0 1 /4"
_F
Y.S.B. GARAG14
, 12
1 1/2" o
T.R. LOW
- - -I -
I
- - - -
- - - - -
- - - -
- -
-
- -
-
I
-
17'- 1 1/4"
C
I
I
Ec
SECOND FLOOR
M
PLAN
���-2�-/.SLOPE
SLOPES
_ __.SET
ER BATH ( ) ( )
9' 1 4"
_2�ia
F.F.
I
8'- 1 1/4"
.
a
.
I
BEDROOM 2
FIRST FLOOR
GARAGE E
OFFICE E
REMODELED
PLAN
_
III II
111 111 � 111
111 II I III
111 111 111 111 III III III
III 1-11 I III 111 111
II _
III 111 111 111 111 111 I� ill III
111 111 111-111-111-111-111 111 111
III III III III III III III III III III 111 111
111 111 111 111 111 111 111 111 111 I I 111
II
111 111 111 111 111
111 111 III III III
_ III
II
III 111
III III III
III III III 111
111 111 111
_
III
111
_
0' -0"
IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII111II1III
OSECTION G
II1 II1 II1 II1 IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII
1/4" = 1' -0"
W
U
Q
z
0
0
U
Q)
N
^
1E.
N
W
Zi
Lu
0
0
W
MCCLEAN
DESIGN
1278 GLENNEYRE, #233
LAGUNA BEACH, CA 92651
714 - 505- 0556(T)
714 - 505 -0557 (F)
PROJECT
DRAWN BY
I'M / MC
DATE
11/02/2011
Al2
M
CD
N
d7
Q
U
W
U
Q
Z
W
W
am
W
O
z
��
O
Ww
U
LU
co
Z
Z
w
�Lu
VJ
Q
X
co
r
Al2
"i
- d
t
4
I
Goo'' ` A
MIEN
Y
F�
I
5�
re<
Aw
not
Y� !� AST_ rY R• /f��
ta Ir�'
1 r �
,/
16
j
tar/ r s w,
dirs
y= ,
F
r
A ,
r I +w4�*
;,y Y
e
Mk
T °jk«
kv ~
Y
^ - 1 w
It Y
l r s
F' 1
-
�
Adow
lkw
V
a
1 .
e
e
vie
Y� !� AST_ rY R• /f��
ta Ir�'
1 r �
,/
16
j
tar/ r s w,
dirs
y= ,
F
r
A ,
r I +w4�*
;,y Y
e
Mk
T °jk«
kv ~
Y
^ - 1 w
It Y
l r s
F' 1
-
�
Adow
lkw
V
a
1 .
,I
k r
y }� AF
Aft 7 � 1
4 'Y
a lie
A r
f
y
LITFA
A
#is
4 a
Ab
. 48,
1
d l
I.,
J
4k
1
Ll
rk%j
A, K y'• PIP
wdW 'F
s,
{ 3
4 � r �• � , la T 4 •��
. r �' L!. _ _ r YID: ' + . • r !' 3++.
I 4IN
4
i
Al CAF( ii'S
Vdkil
y -i
7�
11 `'b r7►
l
�e
i1 r_
m
A �a
F�tl • i is �.
4
• _L
1 1
�. _� '41V • � d� i1A
'++ � � � _ � may.. • -
N
IIA
r
N4', ; ..
dmMdEm
III/ J.,
, + i
.1i i yi
y #..1 r• -� _ • •r.Y � # 4r
a
�l • it -&am
j
* t - AL >�
t' ; • tip; WO
i -r +� v.
.fir . ;:.'r _D,M • ,� 94 100 r
lit ah
R— a
� y
r
1
Y
`I
LITFA
A
#is
4 a
Ab
. 48,
1
d l
I.,
J
4k
1
Ll
rk%j
A, K y'• PIP
wdW 'F
s,
{ 3
4 � r �• � , la T 4 •��
. r �' L!. _ _ r YID: ' + . • r !' 3++.
I 4IN
4
i
Al CAF( ii'S
Vdkil
y -i
7�
11 `'b r7►
l
�e
i1 r_
m
A �a
F�tl • i is �.
4
• _L
1 1
�. _� '41V • � d� i1A
'++ � � � _ � may.. • -
N
IIA
r
N4', ; ..
dmMdEm
III/ J.,
, + i
.1i i yi
y #..1 r• -� _ • •r.Y � # 4r
a
�l • it -&am
j
* t - AL >�
t' ; • tip; WO
i -r +� v.
.fir . ;:.'r _D,M • ,� 94 100 r
lit ah
R— a
� y
r
1
Y
IIA
�• e a�
IkT
. ,}
� • a /.
t �P
I .
1F •
lea
F
w"
a
An S r
.r s A&
o
:
'Y
4
~ a i
1 -
s
i
y� i e
I
M
3
;K
olr^ -vq
YYi •: r
Cis
�i
�� aW
10,
d•
.e
,� • 1 r
r
i
i
T
At,
-
{ ?Aw r -4,
IL
�i
. ,}
� • a /.
t �P
I .
1F •
lea
F
w"
a
An S r
.r s A&
o
:
'Y
4
~ a i
1 -
s
i
y� i e
I
M
3
;K
olr^ -vq
YYi •: r
Cis
�i
�� aW
10,
d•
.e
,� • 1 r
r
i
i
T
13E3 VIA XANTHE RESIDENCE
R E N D E R I N G
DATE: 11 I22 <11
M 0 0 L E A N D E S I G N T 71 4.505.0556
13E3 VIA XANTHE RESIDENCE
R E N D E R I N G
=
DATE: 11 I22 <11
M 0 C L E A N ❑ E S I G N T 71 4.505.0556
13B VIA XANTHE RESIDENCE
R E N D E R I N G
DATE: 11 I22 <11
M 0 0 L E A N D E S I G N T 71 4.505.0556
13B VIA XANTHE RESIDENCE
REND E R I N DATE: 11 /22/11
z
1
M 0 0 L E A N D E S I G N T 71 4.505.0556
13E3 VIA XANTHE RESIDENCE
REND ERING DATE: 11 /22!11
1
_�.0e
M 0 0 L E A N D E S I G N T 71 4.505.0556
Correspondence
Item No. 3a
Weinberg Variance
PA2011 -207
August 1, 2011
City of Newport Beach
Attn: Planning Commission
3300 Newport Boulevard
Newport Beach, CA 92663
It is our understanding that Paul and Bailey Weinberg located at 138 Via Xanthe, Newport Beach, will be
applying for a building permit and the current City code will only provide for a four -foot, side yard
setback from the adjacent property line. We are writing this letter to notify the City that as the adjacent
resident located at 130 Via Xanthe, Newport Beach we do not have an objection to the property owners
using for their remodel plans the existing three -foot setback from our property line. If there are any
questions, please contact us at the following address.
Wade and Ronda Clark
130 Via Xanthe
Newport Beach, CA 92663
Wade Clark Ronda Clark
Weinberg Variance
138 Via Xanthe
Planning Commission
February 9, 2012
,owl
,V
Presented By
James Campbell, Principal Planner
e�
c\J`��
rat
14
Wei n berg Variance (PA2011-207) 138Via Xanthe
Wei n berg Variance (PA201 1 -207) 138Via Xanthe
Variance Request
Side yard setback encroachments
4 -foot side yard setback required
Second story, 818 square foot
addition, would provide 3 -foot
setback (both side yards)
Wei n berg Variance (PA201 1 -207)
Background
Home built in
Single -story
138 Via Xanthe
1950, remodeled since
3 -foot setbacks
Legal nonconforming
Wei n berg Variance (PA201 1 -207) 138Via Xanthe
Site Plan
MCCLEAN
DESIGN
-foot encroachment
°-
1
I
I !
z
F
Y
% tlm
NC
6
R M z �
MM11= N
I
Q
m X
I
I
m
I
I
z
I
I 1
Q
o
_ I• 1
W
— W'T .am.rmvaerm
-foot encroachment
A 1
�....
��_ �;
�a f;'
t'
m
;s
:Is
Is
At
"M
138 VIA XANTHE RESIDENCE
R E N D E R I N G
DATE: 11 /22/11
M 0 0 L E A N D E S I G N T 71 4.505.0556
t.
N
IF
F
~ �
ri
MAIJ
4
,e,
1
41 1
11�
138 VIA XANTHE RESIDENCE
R E N D E R I N G
DATE: 11 /22/11
1
M 0 0 L E A N D E S I G N T 71 4.505.0556
138 VIA XANTHE RESIDENCE
R E N D E R I N DATE: 11 /22! 11
M 0 0 L E A N D E S I G N T 71 4.505.0556
138 VIA XANTHE RESIDENCE
R E N D E R I N G DATE: 11 ' 22 1 1
M 0 0 L E A N D E S I G N T 71 4.505.0556
138 VIA XANTHE RESIDENCE
R E N D E R I N G
DATE: 11 /22/11
M 0 0 L E A N D E S I G N T 71 4.505.0556
Wei n berg Variance (PA201 1 -207) 138Via Xanthe
Variance Findings
Required setback. would not allow addition
to use existing wall for structural support
Required setback would cause additional
reconstruction or demolition of existing
No detriment to abutting properties
Length of encroachment limited
No directly facing windows
Not built to full height
Wei n berg Variance (PA201 1 -207) 138Via Xanthe
Recommendation
Adopt draft Resolution
approving the application request
*Convert Condition No. 4 to a Finding
This approval was based on the particulars of the individual case and does
not in and of itself or in combination with other approvals in the vicinity
or Citywide constitute a precedent for future approvals or decisions.
*Eliminate Condition No. 5
This Variance may be modified or revoked by the City Council or Planning
Commission should they determine 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.