HomeMy WebLinkAbout01 - Byers Residence Parking Modification - PA2014-219 o4�Ewr°Q COMMUNITY DEVELOPMENT DEPARTMENT
y PLANNING DIVISION
u $ 100 Civic Center Drive, P.O.Box 1768,Newport Beach, CA 92658-8915
(949) 644-3200 Fax: (949) 644-3229
c`�LfFOR�,P www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
February 26, 2015
Agenda Item No. 1
SUBJECT: Byers Residence Parking Modification - (PA2014-219)
224 Coral Avenue
• Modification Permit No. MD2014-013
APPLICANT: John Morgan, Architect
OWNER: Dan and Jill Byers
PLANNER: Benjamin M. Zdeba, Assistant Planner
(949) 644-3253, bzdeba@newportbeachca.gov
ZONING DISTRICT/GENERAL PLAN
• Zone: R-BI (Residential Balboa Island)
• General Plan: RT (Two-Unit Residential)
PROJECT SUMMARY
A modification permit to allow a 21-percent addition to an existing nonconforming single-
family residence where the code limits additions up to 10 percent of the existing gross
floor area when the required parking dimensions are not provided. The garage currently
provides a 17-foot 9-inch width and a 19-foot '/2-inch depth where 20 feet is required for
both dimensions. At the time it was constructed, the garage dimensions were in
compliance with the requirements of the Zoning Code.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. ZA2015- approving
Modification Permit No. MD2014-013 (Attachment No. ZA 1).
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Byers Residence Parking Modification
Zoning Administrator February 26, 2015
Page 2
DISCUSSION
• The subject property is located on Balboa Island which is characterized by a mix of
single-story and two-story single-unit residences and duplexes. The property is "U
shaped, 3,960 square feet in area and has a lot width' of 60 feet.
• The property was developed in 1990 with a 2,917-square-foot, single-story
residence and 369-square-foot attached garage which is constructed on a narrower
portion of the lot that is 30 feet wide and adjacent to the alley. At the time of
construction, the minimum clear interior dimensions of the two-car garage (17 feet 9
inches wide by 19 feet 1/2 inches deep) were compliant with the requirements of the
Zoning Code. The garage has not been altered since the time of original
construction.
• The current Zoning Code requires the minimum clear interior dimensions for a two-
car garage on lots wider than 40 feet to be 20 feet wide by 20 feet deep. Due to the
change in the development standards related to minimum size of garage parking
spaces required for lots 40 feet wide or more, the existing two-car garage is legal
nonconforming. Additions to the existing residence are limited to 10 percent of the
existing structure (Section 20.38.060(2)(a) and (b): Nonconforming Parking —
Dimensions or Type of Parking Spaces). A larger addition can be permitted with
approval of a Modification Permit (Section 20.52.050).
• The existing width is substandard; however, the clear interior garage spaces will be
maintained and are adequate to accommodate two vehicles. Furthermore, the
garage is developed on a narrower portion of the lot which is 30 feet wide and would
be compliant for a lot of that width (17 feet 6 inches wide by 19 feet deep).
• The alternative would be to require the existing garage to be modified to provide the
minimum 20-foot garage width and depth, which would require substantial alteration
and modification of the existing structure above and beyond the proposed scope of
work and would eliminate a third, partially covered parking space abutting the garage.
• The proposed 684.35-square-foot addition and remodel project is comprised of a new
elevator, updating and enlarging the kitchen within the existing footprint, remodeling
the first floor bathroom, a new third floor covered roof deck area, an expanded master
bedroom, and two new bedrooms on the second floor.
• The proposed addition will result in a residence that maintains compatibility in size
and scale to other single-unit residences in the neighborhood. The maximum floor
area limitation for the property is 3,995 square feet. The applicant's proposed
..Lot width"is defined by the Zoning Code as the horizontal distance between the side lot lines,measured at right
angles to the line that defines the lot depth at a point midway between the front and rear lot lines.
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Byers Residence Parking Modification
Zoning Administrator February 26, 2015
Page 3
addition would create a residence with a total of 3,970.33 square feet including the
garage.
Pursuant to the Zoning Code (Table 3-10: Off-Street Parking Requirements), the
addition will not result in a single-unit residence over 4,000 square feet of livable
area; therefore, a third parking space is not required.
ENVIRONMENTAL REVIEW
The project is categorically exempt under Section 15301, of the State CEQA (California
Environmental Quality Act) Guidelines - Class 1 (Existing Facilities)Existing Facilities).
This exemption includes additions up to 10,000 square feet where public services and
utilities are available and the area is not considered environmentally sensitive. The
proposed project is a 684.35-square-foot addition to an existing single-family residence
in a developed neighborhood and is not within an environmentally sensitive area.
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:
Be ja i M! eba
As ' tant Planner
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Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant's Justification
ZA 4 Site Photos
ZA 5 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2015-
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MODIFICATION
PERMIT NO. MD2014-013 TO ALLOW A 21-PERCENT
ADDITION TO AN EXISTING NONCONFORMING SINGLE-
FAMILY RESIDENCE LOCATED AT 224 CORAL AVENUE
(PA2014-219)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by John Morgan, Architect, on behalf of the property owner with
respect to property located at 224 Coral Avenue and legally described as the Westerly 47
feet of Lot 23 and all of Lot 22, Block 7, Section 2 of the Balboa Island Tract, requesting
approval of a modification permit.
2. The applicant proposes a modification permit to allow a 21-percent addition (684.35
square feet) to an existing nonconforming single-family residence where the code limits
additions up to 10 percent of the existing gross floor area when the required parking
dimensions are not provided. The garage currently provides a 17-foot 9-inch width and a
19-foot 1/2-inch depth where 20 feet is required for both dimensions.
3. The subject property is located within the R-BI (Residential Balboa Island) Zoning District
and the General Plan Land Use Element category is RT (Two-Unit Residential).
4. The subject property is located within the coastal zone and is designated as RT-E (Two-
Unit Residential — (30.0 — 39.9 DU/AC)) by the Coastal Land Use Plan of the Local
Coastal Program.
5. A public hearing was held on February 26, 2015, 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 under the requirements
of the California Environmental Quality Act (CEQA) under Class 1 (Existing Facilities)
of the Guidelines for CEQA.
2. This exemption includes additions up to 10,000 square feet where public services and
utilities are available and the area is not considered environmentally sensitive. The
proposed project is a 684.35-square-foot addition to and remodel of an existing single-
family residence in a developed neighborhood and is not within an environmentally
sensitive area.
Zoning Administrator Resolution No. ZA2015-
Page 2 of 7
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.050(E) (Required Findings, Modification Permits) of the
Newport Beach Municipal Code (NBMC), the following findings and facts in support of the
findings for a modification permit 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 comprised of a development pattern of one- and two-story single-
unit dwellings. The Modification Permit will allow an addition to a single-unit residence
within the subdivision, but will result in a home that is similar in bulk and scale to others
in the neighborhood.
2. The applicant is proposing a 21-percent addition to the existing structure on the lot. The
proposed addition will comply with all of the development standards, including floor area
limitation, height, and setbacks.
3. The resulting residence will consist of approximately 3,970 square feet (3,601 square feet
plus a 369-square-foot garage). Pursuant to Table 3-10: Off-Street Parking
Requirements of the Zoning Code, it will not require the addition of a third garage parking
space since the livable floor area (not including the garage) is less than 4,000 square
feet.
4. The existing development on the property is a single-family residence. As such, there
is no change to the density int6hsity under the proposed remodel and addition.
Finding:
B. 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. The residences in this area were constructed with garages that were in compliance with
the Zoning Code at the time of construction. The current Zoning Code requires
minimum interior garage dimensions of 20 feet wide by 20 feet deep. The lot was
permitted to be developed with a single-family residence and attached garage in 1990
as it exists currently. Therefore, the structure is considered legal nonconforming.
2. Although the existing garage does not provide the minimum clear interior dimensions
required by the Zoning Code, it does provide two useable garage spaces and,
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Zoning Administrator Resolution No. ZA2015-
Page 3 of 7
therefore, meets the intent of the Zoning Code by providing adequate parking on the
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.
3. The existing garage provides clear interior dimensions of 17 feet 9 inches in width by
19 feet Yz inch in depth. Given the design of the existing residence bringing the garage
into conformance would require a significant expansion in the scope of work and would
eliminate an additional parking area abutting the garage in the side yard.
4. The existing and proposed development will comply with the height limit, floor area
limitation, and residential design criteria as shown on the proposed plans.
Finding:
C. 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 property is situated on a corner and is "L" shaped with two street frontages on
Balboa Avenue and Coral Avenue. The narrower width towards the rear alley of the
property is 30 feet for an expanse of 38 feet prior to widening to 60 feet for an expanse of
47 feet towards the front of the lot. The existing nonconforming garage is built facing the
alley within the 30-foot-wide portion and is compliant with the required garage
dimensions for that width (17 feet 6 inches wide by 19 feet deep). Expanding the garage
to meet the 20 feet wide by 20 feet deep clear interior dimension requirement would
remove usable areas in the side yards including a partially covered parking space
afforded under the current configuration.
2. The clear interior dimensions of the existing two-car garage were in compliance with
the Zoning Code at the time of original construction. However, as a result of
amendments to the Zoning Code, the two-car garage is now substandard in size, and
is therefore legal nonconforming.
3. Bringing the existing two-car garage into conformance with the clear interior dimensions
required by the current Zoning Code would result in a significant increase in the scope of
the project. Since the existing garage provides two useable spaces, the intent of the code
is achieved.
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.
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Zoning Administrator Resolution No. ZA2015-
Page 4of7
Facts in Support of Finding:
1. The alternatives would require that the applicant bring the existing two-car garage into
conformance by expanding or relocating the existing garage. The existing garage is
not proposed to be altered.
2. The granting of the Modification Permit would not constitute a special privilege
inconsistent with the limitations upon other R-BI zoned properties as it allows the
property owner to maintain equity with other homes on Balboa Island, where similar
additions have occurred. The proposed project is consistent with historic development
in the neighborhood.
3. Strict compliance with the 10-percent addition of the existing gross floor area pursuant
to Section 20.38.060(2)(a) (Nonconforming Parking) of the Zoning Code limits the
ability of the property owner to construct additions the home thereby depriving a
substantial property right afforded by other R-BI zo lots.
Finding
E. The granting of the modification would not be detrimen o 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.
Fact in Support of Finding
1. Although the proposed minimum clear interior dimensions will be less than the minimum
required by the Zoning Code, it provides sufficient area for use as a two-car garage. The
size of the spaces has not been detrimental to the occupants of the property, nearby
properties, neighborhood, or City.
2. 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. The applicant/owner is required to obtain a building permit. The
construction will then be inspected prior to building permits being finaled.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Modification
Permit No. MD2014-013, 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 14 days after the adoption of this
Resolution 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.
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Zoning Administrator Resolution No. ZA2015-
Page 5 of 7
PASSED, APPROVED AND ADOPTED THIS 26TH DAY OF FEBRUARY, 2015.
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Zoning Administrator Resolution No. ZA2015-
Page 6 of 7
EXHIBIT "A"
CONDITIONS OF APPROVAL
Planning Division
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. Modification Permit No. MD2014-013 shall expire unless exercised within 24 months
from the date of approval as specified in Section 20.54.060 (Time Limits and Extensions)
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 `proval.
4. The applicant shall comply with all federal, sta an local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Use
Permit.
5. The Zoning Administrator may add to or modify the conditions of approval to this
Modification Permit or revoke this Modification Permit upon a determination that the
operation, which is the subject of this Modification Permit, causes injury, or is detrimental
to the health, safety, peace, comfort, or general welfare of the community.
6. 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.
7. Prior to issuance of building permits, the applicant shall obtain approval of a certificate
of compliance or lot merger to formally combine the lot and portion into a single parcel
and building site.
8. Prior to issuance of building permits, the applicant shall submit to the Planning Division
an additional copy of the approved architectural plans for inclusion in the Modification
Permit file. The plans shall be identical to those approved by all City departments for
building permit issuance. The approved copy shall include architectural sheets only
and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately
depict the elements approved by this Modification Permit and shall highlight the
approved elements such that they are readily discernible from other elements of the
plans.
9. 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
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Zoning Administrator Resolution No. ZA2015-
Page 7 of 7
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 Byers Residence Parking Modification including, but
not limited to, the Modification Permit No. MD2014-013 (PA2014-219). 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.
Buildinq Division
10. The applicant is required to obtain all applicable perMIts from the City's Building Division
and Fire Department. The construction plans mLot tdomply with the most recent, City-
adopted version of the California Building Code. The construction plans must meet all
applicable State Disabilities Access requirements.
10-15-2013
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Attachment No. ZA 2
Vicinity Map
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Attachment No. ZA 3
Applicant's Justification
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PA2014-219
John T. Morman Jr ARCHITECT
18682 Beachmont Avenue,North Tustin, Ca 92705 ph(714)730-2723
fax(714)730-2724
December 11, 2014
City of Newport Beach
Community Development Department
Planning Division
100 Civic Center Drive,
P.O. Box 1768
Newport Beach, CA 92658-8915
Re: Byers Remodel
224 Coral Avenue
Balboa Island, CA 92662
Dear Planning Department,
My clients, Mr. and Mrs. Dan Byers own the above property. At this time we wish to
submit this project for a modification approval as required by the zoning code.
Zoning Requirements
The current zoning for this property is R2
Required Setbacks Proposed Setbacks
Front is 10'-0" ..........................................................10'-0„
Rear at the alley is 5'-0.. ...................................."'. no change
Maintain 36" to existing deck and storage area at 2nd floor
Sides are 4,-0,' ......................................................... 4,-0„
Established grade elevation is 9.0 msl
Height Limits are 29 foot maximum above established grade elevation,
and 24 foot above established grade elevation to any roof pitches sloping less
than 3:12.
Buildable Area is........................................... 2,530 s.f.
Buildable area of 2,530 times 1.5........................ 3,795 s.f.
Plus 200 s.f for a provided garage +200 s.f.
Maximum footage allowed is ............................ 3,995 s.f.
Page 1 of 2
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PA2014-219
Site Description
The existing site has a three story single family residence that was constructed new in
1988. At that time, the new home was built with permitted plans.
When the residence was originally built it observed the side setbacks of 4 feet which
were required both in 1988 and today. The front 10 foot and rear 5 foot setbacks have
never changed since that time. With a 30 foot rear lot width, the required 2 car garage
at that time was required to be 17'-6"wide by 19'-0"deep and that's what was
constructed.
Within the 5 foot rear setback at the rear there is an existing 2"d floor deck and small
storage room at the "alley side" of the home that are currently encroaching into the rear
5 foot setback+ 24" at this time, but were indicated on the permitted set of plans. There
are two existing entry porch columns located at the front of the residence that were not
indicated as encroaching in the plans but will be removed as a part of this scope of work
for the remodel.
There are no structural changes proposed at the rear of the existing home near this
existing deck area or garage area and my clients wish to keep the garage the same size.
Square Footage Calculations
As designed the project has the following square footages at this time.
Level Existing New Total
I"Floor 1,605.08 s.f. + 2.45 s.f. = 1,607.43 s.f.
2nd Floor 1,200.64 s.f. + 667.20 s.f. = 1,867.84 s.f.
3`d Floor 111.24 s.f. + 14.70 s.f. = 125.94 s.f.
Totals ............... 2,916.96 s.f. + 684.35 s.f. = 3,601.31 s.f.
Residential Garage "No Change" 369.02 s.f.
Total Structural ................................................ 3,970.33 s.f.
2"d Floor Decks ................................................... 375.92 s.f.
3`d Floor Decks 1,150.70 s.f.
Total Decks ...................................................... 1,526.62 s.f.
Modification Request
We are requesting a modification approval for this project because when my clients add
more than 10%new structural footage to this existing residence, this triggers the existing
garage size to be reviewed and brought up to the current zoning code requirements of
today. Because the lot width is considered greater than 40 foot wide, this would require a
20'-0"x 20'-0" interior garage size requirement. The existing garage at this time is
+17'-8"wide x 19'-0" deep which met the current zoning requirement at the time the
home was constructed. My clients do not wish to increase the size of the existing
garage. It is for this reason that the modification is required.
Site Difficulties
Due to the unusual "L" shaped property with the front and rear property lines widths
difference of 30'-0", one would reason that even the average lot width using 60 foot at
the front and 30 foot at the rear would be 45 feet. Zoning code requires lots greater than
40 feet wide to have a 20 foot x 20 foot clear parking space in the garage.
Page 2 of 3
22
PA2014-219
If the average lot width was not based on the above criteria, and instead, we used a
standard 30 foot lot width consideration at the rear, then the garage requirements is
required to be 18'-6" wide x 19'-0" deep interior space. The existing garage does not
meet this requirement either.
Approval Justification
Due to the current garage and side yard configuration, my clients can currently park
three cars on site by parking two in the garage and one in the side yard area of the
existing garage as they own an electric vehicle which fits quite easily at the side of the
garage.
If the modification request was not granted and the existing garage size was required to
be made wider,this would of course make the garage wider for two cars but would
eliminate the ability to park the 3rd vehicle on the side in the existing side yard area.
While the zoning code does not require three on site parking spaces, it does allow that
side yard areas can be used for required parking. This is a bonus parking space for the
owner's.
We believe that the on site parking ability for three vehicles is important enough to
justify leaving the existing garage size unchanged.
The granting of this modification will be compatible with existing development in the
neighborhood as the project when completed is still a single family residence like many
of the surrounding properties adjacent to this residence.
I will be happy to answer any questions regarding this project. Please contact my
office if I can be of any assistance.
Thank You,
John T. Morgan Jr.
ARCHITECT
Byers.015
Page 3 of 3
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Attachment No. ZA 4
Site Photos
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Attachment No. ZA 5
Project Plans
33
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PA2014-219 Attachment No . ZA 5 - Project Plans
REVISIONS
LEGAL OWNER
DAN BYERS
U U (� 224 CORAL AVENUE
Q �OALLEY ro �j ro �/ Q O BALBOA ISLAND, GA 92661
c99J c99J� �9J �9J PH ( 943 ) 610-2447
LEGAL DESCRIPTION
LOTS 22 and 23 of BLOCK 7 of BALBOA ISLAND TRACT,
EXCEPT THE EAST 38' OF LOT 23
QU �t9 ��/ �� Q �� �� v'/ Q �� O DESIGN DATA
Q CQ (Q• CQ• t9• �• L6 U SETBACKS
( PROPERTY LINE 30.0') `9J `9J ( PROPERTY LIN 30.0 9J j Q so S..... .......... . ... �o
( NORTH 30.0' ) o ( NORTH 30.0' ) �'� REAR ....................... 5'-0"AT ALLEY
4'-0"AT ADJACENT PROPERTY
Q �' EXT'G ��� �� ZONING REQUIREMENTS
QN o eO � \()� ZONING Is ............. R2
ti
N JBUILDABLE AREA IS .................................................... 2,530 S.F.
MAXIMUM BUILDABLE AREA IS 2,530 X 1.5 = 3,735 S.F.
PLUS 200 S.F. FOR A GARAGE 200 S.F.
M ��� E T'G �J MAXIMUM FOOTAGE ALLOWED ON SITE IS 3935 S.F. O ry
C),
EXTG CONC.
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CONC.
4'-0" 2ND FLOOR �J > CV r
O W O CONC. # sEreacK J �� 4'-O" y
(� rt9� �i91s• SCOPE OF WO1zK SQUARE FOOTAGE CALCULATIONS +
J Z 1. TO REMODEL AND INCREASE EXISTING KITCHEN SIZE Q
C'") SETBACK �J 1J LEVEL EXISTING + NEW = TOTAL
O ON 157 FLOOR and ADD A NEW BUTLERS PANTRY. 137 FLOOR .................. 1,605.08 + 2.45 = 1,607.53 S.F. ( l S E U
U �b 2. TO REMODEL EXISTING ENTRY PORCH. 2ND FLOOR ................ 1,200.64 + 667.20 = 1,867.84 S.F. v 0 S
< p (7 U V 3 FAMILY0DDRNOEOW SLIDING GLA55 DOORS IN EXISTING 3RD FLOOR 111.24 + 14.70 = 125.94 S.F. W 6
U' TOTALS 2,916.96 + 684.35 = 3,601.31 S.F.
� ° a� u}iN
C6 z 4. TO ADD AN ELEVATOR TO RESIDENCE.
W � X0 EXISTING E T'G X EXISTING GARAGE 369:02 S.F. _ CID v- to
�jJ 5. TO REMODEL EXISTING IST FLOOR BATHROOM. TOTAL STRUCTURAL .......................................................... 3970.33 S.F. '' ``
z c W U CONC.C. 6. TO REMODEL AND ADD NEW FOOTAGE TO EXISTING V ~ CID
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U Q O 7. TO ADD TWO NEW BEDROOMS AND BATHROOMS ON NEW 2ND FLOOR DECKS 254.32 S.F. 0 O
CID
Q EXT'G W L0 TOTAL 2ND FLOOR DEGK5 ........................................................ 375.92 S.F. Z JEL
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W 8. TO ADD A NEW SERVICE ROOM AT 2ND FLOOR. EXISTING 3RD FLOOR DECKS ................_.................................. 375.32 S.F.
a z U 3. TO ADD NEW 2ND FLOOR DECK AREAS AT FRONT OF NEW 3RD FLOOR DECKS 1,150.70 S.F.
1 STORY J Q NEW 2ND FLOOR. TOTAL 3RD FLOOR DECKS ....................................................... 1,526.62 S.F.
W 10. TO ADD NEW 3RD FLOOR COVERED DECK AREA.
W U 11. TO CHANGE ALL EXISTING ROOF MATERIALS
RESIDENCE LL]
Z Z 12. TO REPLACE ALL EXISTING EXTERIOR FINISH MATERIAL W
y�9 �O� t9J �O6 a J O WH WITH NEWER MOISTURE RESISTANT FINISH MATERIALS. SHEET INDEX Q
9J 9J 9J U A-1 SITE PLAN and INFORMATION
U' EXT'G A-2 AS-BUILT 157 and 2N1:) FLOOR PLANS V
A-3 AS-BUILT BIRD FLOOR PLAN
W X GONG' A 4 NEW IST and 2ND FLOOR PLANS W
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PA2014-219 Attachment No . ZA 5 - Project Plans
REVISIONS
EXISTING 157 FLOOR ......1,574.00 S.F.
WITHOUT COLUMNS EXISTING 13T FLOOR .................................... 1,605.08 S.F.
EXISTING 2ND FLOOR ................................ 1,200.64 S.F.
EXISTING 3RD FLOOR 111.24 S.F. EXISTING 2ND FLOOR ............................. 1,305.3GS.F.
EXISTING STAIRS BY GARAGE ..... 21.G7 S.F. EXISTING LIVABLE .......................................... 2,.91G.OG S.F. LESS STAIRS OF ......................................... - 61.05 S.F.
LESS STAIRS OF - 50.67 S.F.
EXISTING GARAGE 36.9.02 S.F. PLUS CHIMNEY + 6.40 S.F.
BOTH EXISTING ENTRY GOLUMNS.......... 8.48 S.F. EXISTING 2ND FLOOR LIVABLE OF ... 1200.64 S.F.
TOTAL STRUCTURAL FOOTAGE ............. 3,285.08 S.F.
3 EXISTING PATIO POSTS ........ .33 S.F.
EXISTING 1S7 FLOOR LIVABLE ........ 1,ro05.08 S.F. PROPERTY LINE 30.00' PROPERTY LINE 30.00'
Oy O N
EXTG 2ND FLOOR DEGK OUTLINE
EXISTING GARAGE .......... 309.02 S.F. - - - - -- -- -- � o
- - - - - - - - - -
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EXISTING WALLS TO BE REMOVED 1 SHEET
NEW WALL GONSTRUGTION NORTH ARROW �—
PA2014-219 Attachment No . ZA 5 - Project Plans
REVISIONS
EXISTING 3RD FLOOR ............................. 184.10 S.F.
LESS LOFT REMOVED .......................... - 102.76 S.F.
STAIRWELL OF +20.90 S.F.
EXISTING 3RD FLOOR LIVABLE OF .... 111.24 S.F.
PROPERTY LINE 30.00'
� � N
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PA2014-219 Attachment No . ZA 5 - Project Plans
REVISIONS
REVISED 2ND FLOOR ............................. 1,335.63 S.F.
157 FLOOR .........................................................•. 1,607.53 S.F. LESS STAIRS OF ......................................... - 63.15 S.F.
2ND FLOOR ........................................................ 1,867.84 S.F. LESS STAIRS OF - 50.67 S.F.
3RD FLOOR 125.94 S.F. LESS ELEVATOR SHAFT - 24.93 S.F.
NEW LIVABLE .................................................... .3,601.31 S.F. REVISED 2ND FLOOR LIVABLE OF ..... 1856.34 S.F.
PLUS TWO DEGK COLUMNS OF ................ 4.50 S.F.
EXISTING GARAGE 36_q.02 S.F. PLUS GHIMNEY AREA OF 6.40 S.F.
TOTAL STRUCTURAL FOOTAGE ............. 3,370.33 S.F. 2ND FLOOR TOTAL FOOTAGE OF .... 1,867.84 S.F.
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PA2014-219 Attachment No . ZA 5 - Project Plans
REVISIONS
ROOF PLAN NOTES
1. ALL ROOF MATERIAL ON SLOPING ROOFS SHALL BE A GLASS A" FIRE RATED TILE ROOF
MATERIAL. COLOR and STYLE TO BE SELECTED BY THE OWNER AND INSTALLED PER
MIANUFAGTURE'S RECOMMENDATIONS.
2. MAXIMUM ROOF MATERIAL WEIGHT PER 50UARE FOOT = 10 POUNDS.
3. ALL NEW 2ND FLOOR and 3RD FLOOR DECK MATERIAL SHALL BE A GLASS 'A" ELASTOMERO
ROOF MEMBRANE FINISH BY " POLYCOAT PRODUCTS " APPLIED OVER DECK SHEATHING PER
MANUFAG7URE'5 REGOMMENDATION5. SLOPE ALL DECK AREAS AT Y4' PER FOOT MINIMUM PROPERTY LINE 30.00' PROPERTY LINE 30.00'
UNLE55 NOTED OTHERWISE ON THE ROOF PLAN. ESR # 2785 —
4 ROOF PITCHES FOR THIS PROJECT ARE 3:12 AT 311 FLOOR SLOPING ROOFS. REFER TO ROOF PLAN O
FOR OTHER ROOF PITCH DESIGNATIONS. rtl O r
N
5. ALL ROOF TO ROOF OR ROOF TO WALL FLASHING SHALL BE COPPER. NO GALVANIZED r O
IRON IS ALLOWED. EXTG 2ND 4'-0" 1 CV r
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a X O u X O D PLUS WALLS 81.33 S.F.
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TOTAL 3RD FLOOR .............. 125.94 S.F. U O
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GON3TRUG710N LEGENDDATE
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NEW WALL CONSTRUCTION NORTH ARROW �—�
PA2014-219 Attachment No . ZA 5 - Project Plans
01
REVISIONS
SHINGLES NOTE
TYPICAL BOARD ALL SHINGLES SHALL BE A HAND SPLIT CEDAR SHINGLE WITH A 7 Y2' EXPOSURE
and BATTEN TO WEATHER APPLIED OVER "TYVEK" BARRIER OVER ONE LAYER OF %" TYPE " X"
SIDING TYPICAL SLOPING GYP. BOARD OVER %` MINIMUM EXTERIOR GRADE PLYWOOD BAGKING.
ROOF MATERIAL
SHINGLES TO BE PRIMED AND SEALED PRIOR TO INSTALLATION, SHINGLES TO
RECEIVE A PAINTED FINISH, COLOR TO BE SELECTED BY THE OWNER.
29' HEIGHT LIMIT 29'-0" MAXIMUM ROOF HEIGHT
— — — — — — — — — —— — — — — — — — — — — — — — — —
ABOVE 9.00 ELEVATION
FLASHING NOTES
NEW STANDING SEAMALL ROOF AND OR WINDOW, DOOR, DECK, ETC FLASHINGS SHALL BE SHALL BE
ROOF MATERIAL 20 OUNCE COPPER, AND SOLDERED CONTINUOUS AT ALL SEAMS.
Ln NO GALVANIZED IRON IS ALLOWED
I
24 FOOT MAXIMUM ROOF HEIGHT
LIMIT-ABOVE-Sq-.00 MSL ELEV. T R I M N 0 T E 5
ANY ROOF OVERHANGS PARALLEL TO SOUTH PROPERTY LINE AND
LOCATED WITHIN 5 FEET OF THE SIDE PROPERTY LINES ARE REQUIRED TO BE
TYPICAL CONSTRUCTED WITH 1-HOUR FIRE RESISTIVE CONSTRUCTION. SEE N
SHINGLES ARCHITEGTURAL DETAILS. O r
r aero
_ NEW TOP PLATE VENEER NOTE > c r
11 111111 lim Jill 11 lillc ALL NEW BRICK VENEER SHALL BE A "USED BRICK " TO MATCH EXISTING V t
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NEW
NEW WINDOWS O \ x
DOOR AND WINDOW NOT ES U E U
EXISTING j TG TG TG TG ALL DOOR AND WINDOW FRAMES SHALL RECEIVE A C" WIDE STRIP OF "BT' v1 6 S
TG TG TYPICAL BOARD
FIREPLACE MEMBRANE WHICH IS PLACED OVER THE WINDOW AND DOOR FRAME FLANGES W
and BATTEN 6 Cl
SIDING
n NEW ROOFING NOTES T I77v
WINDOW
N ALL NEW SLOPING ROOF MATERIAL SHALL BE A GLASS "A " FIRE RATED, 1 \ N r
�v j ROOF MATERIAL UNLESS NOTED OTHERWISE. ^`J, CO t
ALL NEW SLOPING ROOF MATERIAL SHALL BE A GONG. TILE ROOF MATERIAL
i__ EXT'G 2ND F.F. % APPLIED PER MANUFAGTURERS RECOMMENDATIONS. COLOR AND STYLE TO BE �LJL Q O
EXTG TOP PLATE SELECTED BY THE OWNER. SEE ROOF PLAN FOR SPECIFICATION. z a
Ly
❑ ❑ ALL NEW STANDING SEAM ROOF MATERIAL SHALL BE GLASS "A " FIRE RATED,
and INSTALLED PER MANUFACTURER'S INSTRUCTIONS. SEE ROOF PLAN and
ELEVATIONS FOR LOCATIONS.
TYPICAL TG TG TG TO TO TO TG TO TYPICAL
SIDING TG SIDING ALL NEW 2ND and 3RD FLOOR DECK AREAS SHALL RECEIVE AN "ELASTOMERIG
MEMBRANE " MATERIAL WITH A SLOPE OF 1/4" PER FOOT MINIMUM. SEE ROOF
PLAN FOR ADDITIONAL INFORMATION. E.S.R. # 2785 BY "POLYGOAT SYSTEMS . W
ESTABLISHED GRADE O
ELEVATION of 9.00 MSL U
— a L)
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PL
W
FIRE NOTES
rrjl 01 1. EXTERIOR WALLS AT SOUTH SIDE of HOUSE EVEN IF 5PRINKLERED 6
�� u1 NEW BAY NEW0� �1 NEW D� ��l SHALL BE of ONE HOUR FIRE RESISTIVE RATED CONSTRUCTION. ALL O 6
WINDOW DOORS `�'
DOOR NEW DOORS ^� PL SIDE WOOD SIDING IS REQUIRED TO BE APPLIED OVER 5/8" TYPE "X"
DOOR
L' L 6
� PROPERTY WATER RESISTANT GYPSUM BOARD. —
SIDE 4'-O" LINE N m
PROPERTY SETBACK 4_O„ 2. NO OPENINGS SHALL BE PERMITTED IN THE EXTERIOR WALLS, LU
LINE SETBACK INCLUDING VENTS. of GROUP R-3 8,: GROUP U OCCUPANCIES WHERE N
FRONT ELEVATION THE EXTERIOR WALL 15 CLOSER THAN 3 FEET TO THE PROPERTY
LINE. TABLE R 302.1(1) and TABLE R 302.1.(2)
ADDRESS NOTE
THE STREET ADDRESS NUMBERS SHALL BE SIZED AND 3. ONE HOUR WALL ASSEMBLIES SHALL EXTEND FROM THE
HEIGHT LOCATED ON THE RESIDENCE PER N.B.M G. SECTION FOUNDATION UP TO THE UNDERSIDE OF THE ROOF ABOVE. R 3023
13.12.210 SEE "NORTH ELEVATION" THIS SHEET.
GERTIFIOATION
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PA2014-219 Attachment No . ZA 5 - Project Plans
REVISIONS
TYPICAL SLOPING
ROOF MATERIAL DECORATIVE TRELLIS
LOWER THAN ELEMENT
HEIGHT LIMIT FOR
EXS ISG NEW RIDGE MATERIAL
R DOES RIDGE
20-0" MAXIMUM ROOF HEIGHT 20-0" MAXIMUM ROOF HEIGHT
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—— —— —— — — —— — — —
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A-7
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