HomeMy WebLinkAbout01 - Thomas Residence Modification - PA2014-149 wP COMMUNITY DEVELOPMENT DEPARTMENT
H y PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768,Newport Beach, CA 92658-8915
(949) 644-3200 Fax: (949) 644-3229
�9LIFOR 'P www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
November 13, 2014
Agenda Item No. 1
SUBJECT: Thomas Residence Modification - (PA2014-149)
437 Morning Canyon Road
■ Modification Permit No. MD2014-010
APPLICANT: JR Walz
PLANNER: Jason Van Patten, Planning Technician
(949) 644-3234, jvanpatten@newportbeachca.gov
ZONING DISTRICT/GENERAL PLAN
• Zone: R-2-6000 (Two-Unit Residential)
• General Plan: RT (Two-Unit Residential)
PROJECT SUMMARY
A modification permit to allow a 304-square-foot addition to an existing
2,040-square-foot single-family dwelling that is nonconforming due to the interior
dimensions of the garage. The existing two-car garage provides an interior width of
17 feet 3 inches and a depth of 21 feet 5 inches, where a minimum 20-foot by 20-foot
interior dimension is required.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. _ approving Modification Permit
No. MD2014-010 (Attachment No. ZA 1).
DISCUSSION
• The subject property is located within the Corona Highlands Community. The
community is characterized by a mix of single-unit and two-unit dwellings.
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Thomas Residence Modification
Zoning Administrator, November 13, 2014
Page 2
• The property is currently developed with a 2,040-square-foot single-unit dwelling
with attached garage, and was built in 1953. An addition to the dwelling was
constructed in 1958. At the time of original construction, the minimum interior
dimensions of the two-car garage (17 feet 3 inches wide by 21 feet 5 inches
deep) were compliant with the Zoning Code which required a minimum of one
garage space (covered and not less than 8 feet by 20 feet) for each single-family
dwelling. The garage has not been altered since the time of original construction.
• The existing two-car garage is nonconforming due to the interior dimensions
provided. The garage provides an interior width of 17 feet 3 inches and a depth
of 21 feet 5 inches, where a minimum 20-foot by 20-foot interior dimension is
required on lots wider than 40 feet.
• Pursuant to Zoning Code Section 20.38.060 (Nonconforming Parking), additions
to residential developments with nonconforming parking are limited to a
maximum of 10 percent of the existing floor area of the structure. However, a
larger addition may be allowed subject to the approval of a modification permit. In
this case, the proposed addition represents approximately 15 percent
(304 / 2,040) of the existing floor area of the structure.
• The proposed addition is located at the rear of the property and consists of a new
304-square-foot master bedroom and bathroom on the first floor, with a roof deck
above.
• Given the scope of work, increasing the width of the garage to 20 feet would
result in a practical difficulty by requiring significant structural alterations to the
garage and entrance to the dwelling. Widening the garage would create a
practical difficulty by requiring reconstruction and realignment of the hardscape
and concrete planters that lead from the front property line to the dwelling.
• The existing garage provides two useable garage spaces; therefore fulfilling the
intent of the Zoning Code by providing adequate parking on site. Approval of the
Modification Permit allows the applicant to continue the use of the existing two-
car garage, which has not proven detrimental to the occupants or neighbors of
the dwelling.
• The proposed addition will occur on the first floor toward the rear of the dwelling,
will maintain a minimum distance of six feet from the nearest neighbor, and will
provide adequate protection for light, air, and privacy. The addition will not
preclude access to the dwelling and will be consistent in scale with other
dwellings in the neighborhood.
Tmplt:04-17-14
Thomas Residence Modification
Zoning Administrator, November 13, 2014
Page 3
ENVIRONMENTAL REVIEW
The project is categorically exempt under Section 15301, of the California
Environmental Quality Act (CEQA) Guidelines - Class 1 (Existing Facilities). This
exemption includes additions to existing structures provided that the addition will not
result in an increase of more than 50 percent of the floor area of the structures before
the addition, or 2,500 square feet, whichever is less. The project involves an addition of
304 square feet, or approximately 15 percent of the floor area of an existing single-unit
dwelling.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of
property within 300 feet of the boundaries of the site (excluding intervening rights-of-
way and waterways), including the applicant, and posted on the subject property at least
10 days before the scheduled 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
An appeal may be filed with the Director of Community Development within 14 days
following the date of action. For additional information on filing an appeal, contact the
Planning Division at (949) 644-3200.
Prepared by:
Jasdn''Van Patten
Planning Technician
JM/jvp
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant's Project Description
ZA 4 Site Photographs
ZA 5 Project Plans
Tmplt:04-17-14
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2014-0##
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MODIFICATION
PERMIT NO. MD2014-010 TO ALLOW A 304-SQUARE-FOOT
ADDITION TO AN EXISTING SINGLE-FAMILY DWELLING WITH
NONCONFORMING PARKING LOCATED AT 437 MORNING
CANYON ROAD (PA2014-149)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by JR Walz, with respect to property located at 437 Morning
Canyon Road, and legally described as Lot 37 in Tract 1237 requesting approval of a
modification permit.
2. The applicant proposes a modification permit to allow a 304-square-foot addition to an
existing 2,040-square-foot single-family dwelling that is nonconforming due to the
interior dimensions of the garage. The existing two-car garage provides an interior
width of 17 feet 3 inches and a depth of 21 feet 5 inches, where a minimum 20-foot by
20-foot interior dimension is required. The dwelling is also nonconforming because it
provides side setbacks less than the 6 feet required by the Zoning Code.
3. The subject property is located within the Two-Unit Residential (R-2-6000) Zoning District
and the General Plan Land Use Element category is Two-Unit Residential (RT).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Two-Unit Residential (RT-C).
5. A public hearing was held on November 13, 2014, in the Corona del Mar Conference
Room (Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time,
place and purpose of the meeting 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 meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project has been determined to be categorically exempt pursuant to the
requirements of the California Environmental Quality Act Guidelines under Class 1
(Existing Facilities).
2. The Class 1 exemption includes additions to existing structures provided that the
addition will not result in an increase of more than 50 percent of the floor area of the
structures before the addition, or 2,500 square feet, whichever is less. The project
involves an addition of 304 square feet, or approximately 15 percent of the floor area
of an existing single-family dwelling.
Zoning Administrator Resolution No. ZA2014-0##
Page 2 of 6
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.050.E (Modification Permits — Required Findings) of the
Newport Beach Municipal Code, the following findings and facts in support of such findings
are set forth:
Finding:
A. The requested modification will be compatible with existing development in the
neighborhood.
Facts in Support of Finding:
1. The neighborhood is generally comprised of a development pattern of one and two-
story single-unit and two-unit dwellings. The Modification Permit will allow an addition
to a single-story, single-unit dwelling which is compatible with abutting properties
which are single-unit dwellings.
2. The applicant is proposing a 304-square-foot addition to the existing dwelling. The
proposed addition will comply with all applicable development standards, including lot
coverage, height, and setbacks, and will not intensify or alter the existing
nonconformities.
3. The proposed addition will result in a dwelling that is similar in bulk and scale to others
in the Corona Highlands Community.
4. The existing development on the property is a single-family dwelling. As such, there is
no change to the density or intensity as a result of the proposed remodel and addition.
Finding-
B.
indin :8. The granting of the modification is necessary due to the unique physical
characteristic(s) of the property and/or structure, and/or characteristics of the use.
Facts in Support of Finding:
1. The interior dimensions of the existing two-car garage were in compliance with the
Zoning Code at the time of original construction in 1953. However, as a result of
amendments to the Zoning Code, the two-car garage is now substandard in size, and
is therefore legal nonconforming.
2. Widening the interior width of the garage to twenty (20) feet, as required by the current
Zoning Code, would impact the access way to the garage. The property slopes steeply
downward moving east to west and any expansion to the interior of the garage would
necessitate a widening of the existing curb cut and driveway down the slope.
07-22-2014
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Zoning Administrator Resolution No. ZA2014-0##
Page 3 of 6
3. The granting of the Modification Permit is necessary to allow a reasonable addition to
an existing dwelling that was constructed in compliance with garage standards in
effect at the time of original construction, and that are adequate in width for the parking
of two (2) vehicles.
Finding:
C. The granting of the modification is necessary due to practical difficulties associated
with the property and that the strict application of the Zoning Code results in physical
hardships that are inconsistent with the purpose and intent of the Zoning Code.
Facts in Support of Finding:
1. Given the scope of work, increasing the width of the garage to twenty (20) feet would
result in a practical difficulty by requiring significant structural alterations to the garage
and entrance to the dwelling. Widening the garage would create a practical difficulty by
requiring reconstruction and realignment of the hardscape and concrete planters that
lead from the front property line to the dwelling.
2. The existing garage provides two (2) useable garage spaces, therefore fulfilling the
intent of the Zoning Code by providing adequate parking on site. Approval of the
Modification Permit allows the applicant to continue the use of the existing two-car
garage, which has not proven detrimental to the occupants or neighbors of the
dwelling.
Finding:
D. There are no alternatives to the modification permit that could provide similar benefits
to the applicant with less potential detriment to surrounding owners and occupants, the
neighborhood, or to the general public.
Facts in Support of Finding:
1. The alternative would require that the applicant bring the existing two-car garage into
conformance by expanding or relocating the existing garage. Expanding the garage
towards the interior of the property would require significant alterations to the structure
and entrance of the dwelling. Expanding the width of the garage into the
6-foot side setback required by the Zoning Code is not feasible without a variance, as
the garage already encroaches eight (8) inches into the setback.
2. The other alternative is to reduce the size of the addition to not more than ten (10)
percent of the existing floor area of the structure and comply with the requirements of
the Zoning Code. Given the proposal is to add a master bedroom, a redesign to
reduce the size of the addition will significantly impact the intent of the project and not
meet the objectives of the applicant.
07-22-2014 q
Zoning Administrator Resolution No. ZA2014-0##
Page 4 of 6
Finding:
E. The granting of the modification would not be detrimental to public health, safety, or
welfare, to the occupants of the property, nearby properties, the neighborhood, or the
City, or result in a change in density or intensity that would be inconsistent with the
provisions of this Zoning Code.
Facts in Support of Finding:
1. The proposed addition will occur on the first floor, at the rear of the dwelling, will
maintain a minimum distance of six (6) feet from neighboring properties, and will
provide adequate protection for light, air, and privacy. The addition will not preclude
access to the dwelling and will be consistent in scale with other dwellings in the
neighborhood.
2. The existing nonconforming garage has not proven to be detrimental to the occupants
of the property, nearby properties, neighborhood, or City and is adequate in width to
park two (2) vehicles.
3. The proposed addition will result in a site coverage that is less than the maximum
allowed by the Zoning Code.
4. The approval of this Modification Permit is conditioned such that the applicant is
required to obtain all necessary permits in accordance with the Building Code and
other applicable Codes.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Modification
Permit No. MD2014-010, 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 (14) days following the date this
Resolution was adopted unless within such time an appeal is filed with the Community
Development Director in accordance with the provisions of Title 20 (Planning and
Zoning), of the Newport Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 13TH DAY OF NOVEMBER, 2014.
BY:
Brenda Wisneski, AICP, Zoning Administrator
07-22-2014
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Zoning Administrator Resolution No. ZA2014-0##
Page 5 of 6
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. All non-compliant, non-standard walls and stairs within the Public Right-of-Way shall
be removed. All remaining non-standard improvements require an encroachment
permit and agreement, subject to a review and approval by the Public Works
Department.
3. Each parking space within the garage shall be permanently available and maintained
for parking purposes. The interior dimensions (17 feet 3 inches wide by 20 feet deep)
shall be kept clear of obstructions including cabinets, shelving, or similar that may
impact the ability to adequately park two (2) vehicles.
4. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
5. A copy of the Resolution, including conditions of approval (Exhibit "A") shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
6. The applicant is required to obtain all applicable permits from the City's Building Division
and Fire Department. The construction plans must comply with the most recent, City-
adopted version of the California Building Code. The construction plans must meet all
applicable State Disabilities Access requirements.
7. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
8. Construction activities shall comply with Section 10.28.040 of the Newport Beach
Municipal Code, which restricts hours of noise-generating construction activities to
between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday and 8:00 a.m.
and 6:00 p.m. on Saturday. Noise-generating construction activities are not allowed on
Sundays or Holidays.
9. This approval shall expire and become void unless exercised within twenty-four (24)
months from the actual date of review authority approval, except where an extension of
time is approved in compliance with the provisions of Title 20 (Planning and Zoning) of
the Newport Beach Municipal Code.
10. 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,
07-22-2014
Zoning Administrator Resolution No. ZA2014-0##
Page 6 of 6
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 Thomas Residence Modification including, but not
limited to, MD2014-010 (PA2014-149). 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.
07-22-2014
Attachment No. ZA 2
Vicinity Map
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Beach Disclaimer: Every reasonable effort has been made to assure the
accuracy of the data provided,however,The City of
GIS Newport Beach and its employees and agents
disclaim any and all responsibility from or relating to
c'�`WPO�r any results obtained in its use.
19 0 100 200
Imagery: 2009-2013 photos provided by Eagle
U x Feet Imaging www.eagleaerial.com
10/1/2014
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Attachment No. ZA 3
Applicant's Project Description
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PA2014-149
WALZ : Architecture 510 Larkspur Avenue, Corona del Mar:949.836.5977
September 10, 2014
Community Development Department
Planning Division
100 Civic Center Drive
Newport Beach, CA 92660
Re: 437 Morning Canyon Road Modification Permit Request
As agent representing Robin and Toby Thomas of 437 Morning Canyon Road, I submit for your review
this letter of justification with the attached Planning Permit Application.The property owner proposes to
construct a Master Bedroom addition that exceeds 10% of the existing total floor area with legal non-
conforming parking. Following is a list of the existing and proposed dimensions and floor areas (square
feet) which describe the project:
Total existing floor area: 2,040 sf
Proposed addition: 304 sf (15% of existing)
Total proposed floor area: 2,344 sf
Existing interior parking dimensions: 17'-3" wide x 21'-5" deep.
The required findings needed to justify the modification to allow a 15%addition to a legal non-conforming
garage are as follows:
Finding #1: The proposal is compatible with existing development in the neighborhood. Small non-
conforming garages are common in the neighborhood (both adjacent neighbors have them).The property
is zoned R-2-6000 allowing potentially two homes and a lot coverage of 60%. After addition the house
will have four potential bedrooms and a total living area of 1,942 sf with a lot coverage of 42%.These are
both well within the development limits for the neighborhood and very much in line with or below what is
common.The proposed addition is a modest 304sf, limited by the outdoor space sandwiched between
the existing house and both the rear and side yard setbacks. For the community, this is about the
smallest master bedroom for which one would be willing to make the investment.
Finding #2: The modification is required because the unique physical character of the site, the
structure, and the intended use limit what is feasible for expanding the garage. In order to make the
garage conform either the eastern or western wall would need to move.The eastern wall can't be moved
as it is encroaching upon the required setback. Moving the western wall over the required 2'-9" would
trigger a whole series of collateral damages:
- The whole entry sequence from curb to front door requires an elevation change of 4.55' and is
centered between the garage and the house. Moving the wall would require a complete rework of the
existing hardscape steps and terraced planter walls that border the path.
- Once through the front door,the entry area would be reduced almost one-third.This change in scale is
a significant detrimental effect on what is a well-proportioned useful receiving area.
- The interior courtyard is also aligned with the entry area.The existing tree in the middle of the courtyard
would need relocation to maintain the current alignment.
-9
PA2014-149
Finding #3: Granting of the modification is necessary due to practical difficulties associated with the
property.Along with the physical hardships stated above,the property slopes rather steeply, as a result
the driveway is at a 19%slope. Expanding the garage would exacerbate this condition because the only
option is to expand in the downhill direction. The slope of the new driveway, at its western edge, would
be at least 21%.
Finding#4:There are no alternatives to the Modification Permit that could provide similar benefits to the
applicant. As stated previously,this is a modest sized master bedroom addition, anything less (for this
neighborhood)would be substandard.Were that an option, it would be located in the same area with the
same impact to the surrounding neighbors, occupants, neighborhood or general public. The addition
happens in the rear corner of the lot in the only unused area of the property, it will be indistinguishable
from the street, and has received approval from the Corona Highlands Property Owners Association.
Finding#5:The granting of the modification would not be detrimental to public health,safety,or welfare
to the occupants of the property, nearby properties,the neighborhood,or the City,or result in a change in
density or intensity that would be inconsistent with the provisions of the Zoning Code.The existing garage
accommodates two parked cars, as shown in the attached photos, expanding it will have no impact on
the parking habits of the owners. The addition will replace the existing master bedroom which will be
converted into a kids study area resulting in no net increase in parking demand for the community.
The five findings above provide a clear narrative and proper justification for granting the Modification
Permit. Ultimately,the proposal is not far from the allowable area increase, altering the garage will pose
multiple unintended consequences, and allowing the Modification would not be inconsistent with the
provisions of the Zoning Code.Therefore, I ask that you review and approve the subject Planning Permit
Application.Thank you in advance for your review and do not hesitate to contact me with any questions.
Sincerely,
JR Walz
WALZ : Architecture
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Attachment No. ZA 4
Site Photographs
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Attachment No. ZA 5
Project Plans
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PA2014-149
Attachment No . ZA 5 - Project Plans
DRAWING SYMBOLS PROJECT DATA LIST OF DRAWINGS
PROJECT ADDRESS: 437 MORNING CANYON RD. ARCHITECTURAL
LEGAL DESCRIPTION: APN:459162 25 A 0.1 PROJECT INFO,SITE PLAN
`-' I NORTH ARROW ® PROJECT DESCRIPTION: ADDITION AND REMODEL TO (E)SINGLE A_0.2 GENERAL NOTES
FAMILY DWELLING. ADD MASTER BATH AND A_1.0 PLANS
I BEDROOM W/ROOF DECK ABOVE. REMODEL A_1.1 ROOF PLAN
CENTER LINE KITCHEN, BATH, KIDS, HALL, M. CLOSET AND A_2.0-2.1 ELEVATIONS
POWDER ROOM. NEW DOORS AND WINDOWS A 3.0 SECTIONS
I PROPERTY LINE WHERE OCCUR. REPLACE ROOFING AND ADD A_4.0 DETAILS
SKYLIGHTS. A 5.0 REFLECTED CEILING PLAN
A_6.0 SCHEDULES
C) 18'-7" 54'-1" 21'-4" 6'-0"
10 10HIDDEN/CONCEALED LINE OCCUPANCY: GROUP R-3/U
ZONING DISTRICT: R-2 6,000 STRUCTURAL
ELEV. SN GENERAL NOTES
9`9 /j0 ELEVATION CONTROL HOME OWNERS CORONA HIGHLANDS PROPERTY OWNERS
9p99pJ0 p� °escaia. ASSOC.: ASSOCITION S 1 FOUNDATION
J o S-2 FRAMING PLAN
WORK POINT CONSTRUCTION TYPE: TYPE V-B ST-1 TYPICAL DETAILS
NUMBER OF STORIES: 1 ST-2 TYPICAL DETAILS
SPOT ELEVATION °o.00 SCOPE OF WORK AREA CALLS: ENERGY
Fos T24.1-2 ENERGY COMPLIANCE
z C-) s� DIMENSIONS LIVING AREA:
n CD �iJ -EXISTING: 1,638 S.F.
n cD hyo
-PROPOSED ADDITION: 304 S.F.
�99996j�� �j o �'o /j� HIGHEST BUILDABLE GRADE: GRIDLINES -TOTAL PROPOSED LIVING: 1,941 S.F.
O
lJ p�6/ oz 3 ��% j 106.97'
@ GARAGE AREA: 402 S.F. UNCHANGED
N31°53'15"E 100.0'
–fes–� – – �– PROPOSED TOTAL AREA: 2,344 S.F.
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ELEVATION
.pp , (105.4) POOL o ® o REMODEL AREA: 1,100 S.F.
'L9i �' (Z:::>
„ )OU LETI I EQUIP. o ��o `� TOTAL AREA OF WORK: 1,404 S.F.
lJ (99.35FL z I L --------------------- ----------1----------1--------------- �
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D U' I �P BUILDING SECTION
o 9 rn LOT COVERAGE:
i /jOy �C9s 9�@ 9�c LOT AREA: 6,000 S.F.
SEWER CO. I \�6 �U @ EXISTING FOOTPRINT: 2,219(37%)
� MASTER SUITE
O z i 437 MORNING CANYON RD. 1 STORY ADDITION 304 SF DETAIL/WALL SECTIION PROPOSED FOOTPRINT: 2,563 (42%)
P I (E)SINGLE FAMILY DWELLING-1,638 SF F.F.:107.18' _N
F.F.:105.58' �������� SLOPE ESTABLISHMENT:
"0 ROOF DECK ABV.: T HIGHEST GRADE POINT: 106.97'
Z
RIDG SspF� TR: 121.85' _ DETAIL ENLARGEMENT LOWEST GRADE POINT: 104.58'
POINT DISTANCE: 75' _
l\ c SLOPE: 3%
Z
� -------� --- � y GRADE ESTABLISHMENT FOR < 5%:
C) I r--------- ----- / �jp /gyp INTERIOR ELEVATION 4 2
– SUM(106.73', 104.46',
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�pss0�j --J o J = r GRADE:422.84/4: 105.71'
0j I i C-) I r DOOR NUMBER O
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� I MAX.ALLOWABLE HEIGHT: 29'(ROOF PITCH >
CD3:12)
/jOp i i It- • ; 120, z EXISTING HEIGHT: 14'-3"
I /jI J I \sGLAZING NUMBER O PROPOSED HEIGHT: 16
' 2
QTREE 2/O (104.23) COVEREDrp0 0ENTRY COURT. ) c
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PARKING: 2 COVERED
F�F'P J ZI of NEW ° N NEW CONSTRUCTION
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Zi m I i C, @ at OSB Oriented Strand Board OWNER: TOBY AND ROBIN THOMAS
N I i M I (E)TURF, LANDSCAPED, i ' z abv. above P 437 MORNING CANYON RD
(E)GARAGE 402 SF I _ AFF Above Finish Floor Ptd. Painted
OR HARDSCAPED OPEN L= -------------------- ---------- CORONA DEL MAR, CA 92625
jo CONC. CUNT: A.D. Area Drain PV Plumbing Vent
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MAINTAIN (E)DRAINAGE Lo o g y
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J i /jp –p �� Blw. Below RJ Roof Joist CORONA DEL MAR, CA 92625
@F TEFF �$FF l'pF� pJ D Bldg. Building RR Roof Rafter PHONE:949.836.5977
GG Bm. Beam Rm Room E-MAIL:WALZ.JR@GMAIL.COM
o ---------------GONG J BTU British Thermal Unit S
v z CONC. o ® ® ® C S.D. Storm Drain STRUCTURAL ENGINEER: LAWSON-BURKE ENGINEERS
CONC. CFM Cubic Feet per Minute SF Square Feet 312 OCEAN AVE
—f�— — —f� _ _ _ _ — 1
41 _ CIP Cast in place SC Scupper LAGUNA BEACH,CA 92651
/r o N31°53'15"E 100.0 �j CMU Concrete masonry Unit T 949.494.0776,TOM@LAWSONBURKE.COM
0- /rO'(9
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jo yy Conc. Concrete TO Top of
D TOFF To of Finish Floor
00� oT/ p ENERGY CALCULATIONS: MARK MADISON-ENERGY CODE WORKS
on Down TOR Top of Roof
C")yP• Typical
DWV Drain/Waste Vent T T ical 2600 MICHELSON DR.,STE, 1700
IRVINE,CA 92612
E T.G. Top of Grate 800.700.0131, MARK@ENERGYCODE.COM LOCATION MAP
Elasto. Elastomeric TPS Top of Plywood Sheathing
(E) Existing U F UL Underwriters Labratories CITY OF NEWPORT BEACH NOTES
� `� ;�• _ ' •
FAU Forced Air Unit UNO Unless Noted Otherwise
15'-7" 22'12' 23'-4" 27`8" 11'-s2" FF Finish Floor V 1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH '� • « N
FIN Finish VIF Verify in Field DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO ' •° _ 7
GENERAL SITE NOTES: Site Legend: FJ Floor Joist W OBSERVE COVENANTS,CONDITIONS AND RESTRICTIONS WHICH MAY BE
FG Finish Grade Wd. Wood RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU
• EMPLOY NEWPORT BEACH STANDARD EROSION CONTROL MEASURES THROUGHOUT THE FO Face of w/ With SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO
CONSTRUCTION PROCESS. FOP Face of Plywood WH Water Heater COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THISAk
• Area of addition FOS Face of Stud X PERMIT.
• A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTIONS IS REQUIRED BEFORE FOF Face of Framing Y
2. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN
THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED.AT THE TIME OF PUBLIC WORKS G
ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC
DEPARTMENT INSPECTION,IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING Ga. Guage ` f
WORKS DEPARTMENT 211
THE SITE IS DAMAGED BY THE PRIVATE WORK,NEW CONCRETE SIDEWALK,CURB AND Galy. Galvanized
GUTTER,ALLEY/STREET PAVEMENT,AND OTHER PUBLIC IMPROVEMENTS WILL BE REQUIREDgyp. Gypsum 3. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER r AND 100%PAID BY THE OWNER. SAID DETERMINATION AND THE EXTENT OF THE REPAIR GSM Galv.Sheet Mtl. FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND
PERMITS
WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. • (E)FootprintGWB Gypsum Wallboard
o .•
H •' o c :�
• ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONED IN A HVAC Heating,Ventilation and Air
MANNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLIC RIGHT-OF-WAY. Conditioning Unit
• AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE Inv. Invert
PUBLIC RIGHT-OF-WAY. J o
Jt. Joint ° a°
• PROVIDE APPROVED BACKWATER DRAINAGE VALVE FOR FIXTURES LOCATED BELOW THE K
ELEVATION OF NEXT UPSTREAM MANHOLE COVER. FIXTURES ABOVE THIS ELEVATION SHALL L \
NOT DISCHARGE THROUGH VALVE. LPG Liquified Petroleum Gas l
MW. 1 3
• PROVIDE 6"HOUSE STREET NUMBER VISIBLE AND LEGIBLE FROM STREET. NUMBERS SHALL Mfg. Manufactur(er) e °
BE OF NON-COMBUSTIBLE MATERIALS IN SPECIAL FIRE PROTECTION AREAS. Mtl. Metal
Min. Minimum
• A CITY ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD PRIVATE N %
IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. nic Not In Contract /
(N) New c t • °, �'
0
1/8"=1' 0" o/ Over w r
SITE PLAN 1 OD Outside Diameter a •
# DATE REVISIONS BY Roberrw PROJECT INFORMATION
a Walz:Architecture project Thomas - Morning Ad d Itl 0 n `� PLANNING APPLICATION "� ?'�
JR Walz �' oti eD
510 Larkspur Avenue 437 Morning Canyon Road Corona del Marco
ASSESSORS PARCEL#:459162-25 This drawing is the property of JR �, �
Corona del Mar, CA 92625 � ' o o Walz,and is not to be reproduced
949.836.5977 CD, - or copied in whole or in part ° �,
walz.jr@gmail.com Robin and Toby Thomas J o without permission. It is not to be \�� A 0 . 1
J c� a; used on any other protect and is to !��o ��s ' 0 09.10.2014 C:)
—
CD be returned on request. //�0 }0 2�
PA2014-149
Attachment No . ZA 5 - Project Plans
01 9'-011± 9'-0"± 11'-42' 5'-62, 2'-11" 12'-102„+ 6'-0" 01
10 lo 01
lo
10
i
3'-5" 4'-12„ 2' 2 V-62'" V-6111
EQ. EQ.
I A2.1 � Al2.1 i A3.0 I
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Al A2 A3 A4
D1 A5 C2 C3
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N REF_. io I
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102 103 105 � � F 7
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FF:105.58' I I
PT f ASH °O FALSE BEAM&VAULTED
- J CR
I I J CEILING ABOVE w
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1TFI RANGE Q - - - - - - - - - - J - 108B
— — — —
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O �
(E)HALL ¢ I `� i OO I MASTER
o f i — I I F_ o M.BATH 108
104 F , 3'-4"± 5'-8" 5'-8" 3'-72"+ �'" MW l I I J 107 FF:107.18' a
I DR_AWE_R L_ —
M
I N DESK i I _ I c�
RELOCATE WH (E)KITCJI-E-N- w
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----- a ��
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108A
101 105A �� REPLACE BEAM W/ PANTRY POWDER (E�L0SET
m / FLUSH FRAMED BEAM \ 110 1 109
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7.75",typ.
100,
IE LIVING KIDS +1 GENERAL NOTES
( )
112 I • All dimensions are to be to the finished face or centerline
111
�
o of the partition U.N.O.
21'-5"
N \ FF: 105.58' FF:107.18' • G.C. to layout (in paint) the locations of all partitions,
�
doors, lighting, ceiling elements, sprinklers, switches,
dimmers, thermostats, power & comm. outlets, millwork
I and furniture for approval by the Owner prior to
construction.
• It is the responsibility of the contractor to bring to the
attention of the Architect any field conditions that do not
allow construction or installation as drawn.
N C? (E)GARAGE
• Do not scale drawings. Dimensions as indicated take
EO T
precedent over drawings.
• Provide continuous metal backing for reinforcing of walls
to hang millwork,furniture shelving or cabinetry.
I Provide millwork shop drawings for Architect's approval.
Millwork to comply with the recommendations of the
Woodwork Institute of California(WIC).
• Any door hardware associated with millworker provided
doors is to be ordered by the millworker.
• G.C. to provide full-time superintendents' supervision on
the project.
I At bathroom accessories, such as grab bars, towel bars,
soap dishes, etc. on or within walls shall be sealed against
I moisture.Provide backing as required.
• Avoid cut tiles and brick. Layout to consider final
requirement, adjust as necessary. Notify Architect of
changes.
LEGEND
2 1 A I Existing wall to remain
A 2.0 A 2.1 A 3.0 I New wall
------------
Demolish existing wall/element
FLOOR PLAN 1 NOTES
# DATE REVISIONS BYCD
Robef r W PLANS
a Walz:Architecture project
Thomas . MorningAddition `� D PLANNING APPLICATION "�
JR Walz �' oti eD
co
510 Larkspur Avenue 437 Morning Canyon Road Corona del Mar ASSESSORS PARCEL#:459162-25 This drawing is the property of JRe�
Corona del Mar, CA 92625 ' o o Walz,and is not to be reproduced X00 1/4"=1'-0" z
949.836.5977 or copied in whole or in partCD
�,
walz.jr@gmail.com Robin and Toby Thomas J o without permission. It is not to be ��� A 1 . 0
J cD 6 used on any other project and is to 09.10.2014 0 —
z 'o be returned on request. 1veo 10 2�
�g
PA2014-149
Attachment No . ZA 5 - Project Plans
REMOVE(E)CHIMNEY
NEW NON-REFLECTIVE SKYLIGHT,
TYP.
21'-32"
2 1A 1
I A 2.1 A 2.1 A 3.0 I
GLASS GUARDRAIL W/PAINTED
WD.TOP RAIL AND UPRIGHTS
- - - - - - - - - - TR: 121.85- - -
J
EXISTING 2%NE LOW
EXISTING \
4.5:12 S1 ROOFDECK DECK DRAIN BELOW
L----J FS: 118.41' o - �
- of -'
801
UJ
G mz zm
V� COLORED CONCRETE PAVERS
OVER PEDESTALS
— — — — —
4.5:12 r
I 4.5:12 EXISTING
EXISTING � N W w +1
I w z I ti
a
Ji
I REMOVE PORTION OF(E)RAKE
OVERHANG,TYP.
I � ,
S3\ 42"TALL PAINTED WD.GUARDRAIL,
SHALL PRECLUDE PASSAGE OF A
\K 4"0 SPHERE _
I S4 I
1
i
PAINTED WD.HANDRAIL AT 36"ABV.
NOSING
REPLACE(E)ROOFING W/ REPLACE (E)ROOFING W/
1 CLASS'A'STANDING SEAM CD CLASS'A'STANDING SEAM
A_2.1 GALVALUME METAL ROOF zT GALVALUME METAL ROOF N z
FACTORY FINISH,0/TAPERED \ x FACTORY FINISH,0/TAPERED LO X UP 18R
R-19 RIGID INSULATION,TYP.
"' R-19 RIGID INSULATION,TYP. "' @7.56"+
JJ
GENERAL NOTES
I I0 All dimensions are to be to the finished face or centerline
of the partition U.N.O.
• G.C. to layout (in paint) the locations of all partitions,
doors, lighting, ceiling elements, sprinklers, switches,
dimmers, thermostats, power & comm. outlets, millwork
and furniture for approval by the Owner prior to
I I construction.
I � I
• It is the responsibility of the contractor to bring to the
attention of the Architect any field conditions that do not
allow construction or installation as drawn.
4C, N • Do not scale drawings. Dimensions as indicated take
t precede
over drawings.
%N N U) • Provide nco t continuous metal backing for reinforcing of walls
I '�� w I to hang millwork,furniture shelving or cabinetry.
y • Provide millwork shop drawings for Architect's approval.
Millwork to comply with the recommendations of the
Woodwork Institute of California(WIC).
• Any door hardware associated with millworker provided
doors is to be ordered by the millworker.
REMOVE PORTION OF(E)RAKE& • G.C. to provide full-time superintendents' supervision on
EAVE WHERE INDICATED,TYP. the project.
I At bathroom accessories, such as grab bars, towel bars,
soap dishes, etc. on or within walls shall be sealed against
I moisture.Provide backing as required.
• Avoid cut tiles and brick. Layout to consider final
requirement, adjust as necessary. Notify Architect of
changes.
LEGEND
2 1 A 1 I Existing wall to remain
A 2.0 A 2.1 A 3.0 I New wall
------------
Demolish existing wall/element
ROOF PLAN 1 NOTES
# DATE REVISIONS BYCD
Robert w PLANS
a Walz:Architecture project � Thomas . Morning Addition a PLANNING APPLICATION rr oyZ'c
JR Walz
o � ��� �N
co
510 Larkspur Avenue 437 Morning Canyon Road, Corona del Mar ASSESSORS PARCEL#:459-162-25 This drawing is the property of JR
Corona del Mar, CA 92625 Cn o o Walz,and is not to be reproduced 1/4"=1'-0" z
949.836.5977 CD, or copied in whole or in part ����� �,
walz.jr@gmail.com Robin and Toby Thomas J o without permission. It is not to be �� A 1 . 1
J c) 6 used on any other project and is to BUJ S 09.10.2014 —
zbe returned on request. �1.//eD 10 1NVI
�9
PA2014-149
Attachment No . ZA 5 - Project Plans
LU w
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STANDING SEAM METAL ROOF,PEWTER FINISH,TYP.
PAINTED WD.AND GLASS GUARDRAIL FOR ROOF
DECK ADDITION
RAILING 121.85'(+14'-101')
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000000
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000000
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00000 (E)ESTABLISHED GRADE:105.71'
105A 00000
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(E)LIVING FF:105.58'
NEW DOORS&ENLARGED OPENINGS
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REMOVE RAKE DETAIL WHERE OCCURS,TYP.
LU w PATCH AND REPAIR FINISH
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LU LU
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STANDING SEAM METAL ROOF,PEWTER FINISH,TYP.
PAINTED WD.AND GLASS GUARDRAIL FOR ROOF
DECK ADDITION
RAILING 121.85'(+14'-102')
0000
0
00
0000 (E)ROOF+12'-11"VIF
DECK+11'-42'VIF
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PAINTED WD.SIDING,MATCH EXIST.
PAINTED WD.STAIRWAY AND GUARDRAIL ADDITION
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(E)EAVE BEYOND
LL EXTERIOR PLASTER AT ADDITION,SMOOTH SAND
FINISH-PAINTED,TYP.
PAINTED WD.TRIM
1088 (E)MASTER FF:107.18'
HIGHEST(E)BUILDABLE GRADE:106.97'(+0'-0")
(E)ESTABLISHED GRADE:105.71'
(E)LIVING FF:105.58'
NORTH 1
# DATE REVISIONS BYCD
Robert
a Walz:Architecture project C-') West. Prospect Addition D PLAN CHECK APPROVAL °rr oyZ�� ELEVATIONS
JR Walz � �'
.o � �� �N
510 Larkspur Avenue _ °- � co
CA 92625 432 Prospect Street, Newport Beach ASSESSORS PARCEL#:045 07515 This drawing is the property of JR LD, ��
Corona del Mar, � o o Walz,and is not to be reproduced 00. "— o
1/4 —1 -0 z
949.836.5977 �, or copied in whole or in part ���� " �,
walz.jr@gmail.com Robin and Andy West o without permission. It is not to be �� A 2 . 0
J c-) a; used on any other project and is to /UJ S 2 02.06.2014 —
zbe returned on request. �1i/e0 10 2NQN
PA2014-149
Attachment No . ZA 5 - Project Plans
NEW EXISTING
DEMOLISH(E)FIREPLACE
RAILING 121.85'(+14'-102')
LU
z
LU o0o W
0 0 o DECK+11'-42"VIF
0
moo - STANDING SEAM METAL ROOF,PEWTER FINISH,TYP.
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// // // //
REPLACE(E)WINDOWS
A4 A3 A2 Al
D1
NEW WINDOW&OPENING
(E)MASTER FF:107.18'
HIGHEST(E)BUILDABLE GRADE:106.97'(+0'-0")
(E)ESTABLISHED GRADE:105.71'
(E)LIVING FF:105.58'
— — — — — — — — — —
EXTERIOR PLASTER AT ADDITION,SMOOTH SAND
FINISH-PAINTED,TYP.
WEST 2
PAINTED WD.AND GLASS GUARDRAIL FOR ROOF
DECK ADDITION
PAINTED WD.SIDING
DEMOLISH(E)FIREPLACE
RAILING 121.85'(+14'-101")
/i r oo�oE
LU LU
J o�o�o (E)ROOF+14'-41-VIF
LU /� oU
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7J'7�F
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HIGHEST(E)BUILDABLE GRADE:106.97'(+0'-0")
00000= (E)ESTABLISHED GRADE:105.71'
111A 000000r (E)LIVING FF:105.58'
SOUTH 1A
RAILING 121.85'(+14'-102')
it fi rr 0000
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_J000
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oo�o�o
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a l I I o0 0'J
iL---]opoE STANDING SEAM METAL ROOF,PEWTER FINISH,TYP.
C'
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CL
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CL W
REPLACE(E)DOORS AND WINDOWS,TYP.PATCH
AND REPAIR OPENINGS
o (E)MASTER FF:107.18'
i HIGHEST(E)BUILDABLE GRADE:106.97'(+0'-0")
1 (E)ESTABLISHED GRADE:105.71'
J ❑ �(E)LIVING FF:105.58'
SOUTH 1
■ DATE REVISIONS BY �oberr w ELEVATIONS
a Walz:Architecture project We st. P ro s e ct Ad d ltl o n PLAN CHECK APPROVAL °r`� oyZ�c
JR Walz
2
510 Larkspur Avenue _ °- C-) co
CA 92625 432 Prospect Street, Newport Beach � ASSESSORS PARCEL#:045 07515 This drawing is the property of JR
Corona del Mar, � o o Walz,and is not to be reproduced 00. "— " o
1/4 —1 -0 z
949.836.5977 C), or copied in whole or in part ��� " �,walz.jr@gmail.com Robin and Andy West o without permission. It is not to be �� 6 A 2 . 1
J c) 6 used on any other project and Is to BUJ S 02.06.2014 —
zbe returned on request. 011e j 10 a�Q�
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