HomeMy WebLinkAbout03 - Edson Residence - PA2014-138 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
�q�fFOR�,P www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
February 26, 2015
Agenda Item No. 3
SUBJECT: Edson Residence Modification - (PA2014-138)
2140 Ocean Boulevard
• Modification Permit No. MD2014-008
APPLICANT: Manzer and Associates
OWNER: Richard and Catherine Edson
PLANNER: Jaime Murillo, AICP, Senior Planner
(949) 644-3209, ImurilloC@newportbeacca.gov
ZONING DISTRICT/GENERAL PLAN
• Zone: R-1 (Single-Unit Residential)
• General Plan: RS-D (Single-Unit Residential Detached)
PROJECT SUMMARY
A modification permit to allow an approximately 43-percent addition to an existing
nonconforming single-unit 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 6-inch width and a 19-foot depth, where a
minimum 20-foot by 20-foot interior dimension is required. As proposed, the garage will
be modified to provide a 17-foot 6-inch width and a compliant depth of 20 feet.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. _ approving Modification Permit
No. MD2014-008 (Attachment No. ZA 1).
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Edson Residence Modification
Zoning Administrator, February 26, 2015
Page 2
DISCUSSION
• The property is located within Balboa Peninsula Point and measures
approximately 3,224 square feet in area and has a lot width of approximately 42
feet. The community is characterized by a mix of single-story and two-story
single-unit dwellings.
• A 1,749.5-square-foot single-unit dwelling is currently developed on the property,
which was originally constructed in 1946 and remodeled and expanded in 1987.
The expansion included the construction of the existing two-car garage.
Subsequent to 1987 expansion, the attic area within the second level of the
structure was converted to a bedroom and bathroom and a new stair was
constructed for access. These improvements occurred without the benefit of
building permits.
• The scope of work consists permitting the second level conversion of attic space
to 667.5 square feet of livable floor area. In addition, the applicant is proposing a
minor addition on the first level to provide a 46.5-square-foot storage room and to
expand the garage 40.5 square feet to provide a conforming 20-foot depth. No
changes to the roof are proposed with the exception of a new dormer to increase
the ceiling height above the second floor bedroom. The total proposed additional
floor area of 754.5 square feet equates to an increase of approximately 43
percent of the existing structure.
• The existing interior garage dimensions of 17 feet 6 inches wide by 20 feet in
depth were compliant with the Zoning Code at the time 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 property is also nonconforming because the structure encroaches 1 foot 6
inches into the required 4-foot easterly side setback area. Additions to the
existing nonconforming structures for reasons other than parking are limited to 50
percent of the existing structure (Section 20.38.040.G: Nonconforming
Structures).
• 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
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Edson Residence Modification
Zoning Administrator, February 26, 2015
Page 3
the structure, including relocation of load bearing walls, and a significant
expansion in the scope of work.
• The proposed garage and storage area addition would occur on the first level at
the rear of the dwelling, will maintain a minimum distance of four (4) feet from
neighboring properties, and will provide adequate protection for light, air, and
privacy. The conversion of attic space to living space on the second level would
occur within the existing building envelope and would result in no change in the
height or scale of the existing structure, with the exception of a new dormer on
the easterly side of the structure.
• 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.
ENVIRONMENTAL REVIEW
The project is categorically exempt under Section 15301, of the State CEQA (California
Environmental Quality Act) Guidelines - Class 1 (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 787.50-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.
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Edson Residence Modification
Zoning Administrator, February 26, 2015
Page 4
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.
Prepby:
J ' e Murillo
Senior Planner
JM/dad
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 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. MD2014-008 TO ALLOW FOR A 43-PERCENT
ADDITION TO AN EXISTING NONCONFORMING SINGLE-UNIT
RESIDENCE LOCATED AT 2140 OCEAN BOULEVARD
(PA2014-138)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Bruce Manzer, with respect to property located at 2140
Ocean Boulevard, and legally described as portions of Lot 10 and 11, Block F of Tract
518 requesting approval of a modification permit.
2. The applicant proposes a modification permit to allow an approximately 43-percent
addition to an existing nonconforming single-unit 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 6-inch width and a
19-foot depth, where a minimum 20-foot by 20-foot interior dimension is required. As
proposed, the garage will be modified to provide a 17-foot 6-inch width and a compliant
depth of 20 feet. The dwelling is also nonconforming because it encroaches 1 foot 6
inches into the required 4-foot side setback area.
3. The subject property is located within the Single-Unit Residential (R-1) Zoning District
and the General Plan Land Use Element category is Single-Unit Residential Detached
(RS-D).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Single-Unit Residential Detached (RSD-C).
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 pursuant to Title 14 of the
California Code of Regulations (Section 15315, Article 19 of Chapter 3, Guidelines for
Implementation of the California Environmental Quality Act) under Class 1 (Existing
Facilities) of the Guidelines for CEQA.
Zoning Administrator Resolution No. ZA2015-0##
Page 2 of 7
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 754.5-square-foot addition to an existing single-unit residence in
a developed neighborhood and is not within an environmentally sensitive area.
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 comprised of a development pattern of one and two-story single-
unit dwellings. The Modification Permit will allow a second-story addition to a single-
unit dwelling, which is compatible with abutting properties in the community.
2. The addition would consist of an 87-square-foot garage and storage area expansion
on the first level and a 667.50-square-foot conversion of attic area to living area on the
second level. The proposed alterations will comply with all applicable development
standards, including floor area, height, and setbacks, and will not intensify or alter the
existing nonconformities.
3. The proposed addition will result in a total floor area of 2,504 square feet, which is
substantially less than the maximum allowable floor area of 4,612 square feet for the
property.
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. 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 reconstruction in 1987. However, as a result of
amendments to the Zoning Code, the two-car garage is now substandard in size, and
is therefore legal nonconforming.
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Zoning Administrator Resolution No. ZA2015-0##
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2. The garage is currently setback 4 feet 7 inches from the easterly property line, which
exceeds the minimum 4-foot setback; however, relocating the easterly garage wall to
the minimum setback line would result in significant structural alterations to the
existing structure and would only increase the garage width a nominal amount to 18
feet 1 inch. The easterly wall of the garage is a load bearing wall that separates the
garage from living space. Bringing the existing two-car garage into conformance with
the clear 20-foot width required by the current Zoning Code would result in a significant
increase in the scope of the project.
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. The scope of work consists of a minor addition on the first level to provide a 46.5-
square-foot storage room and to expand the garage 40.5 square feet to provide a
conforming 20-foot depth. The second level as-built addition consists of the conversion
of existing attic space to livable floor area within the existing building envelope. No
changes to the roof are proposed with the exception of a new dormer. 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 structure and a
significant expansion in the scope of work.
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 the garage width. Expanding the garage towards the
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Zoning Administrator Resolution No. ZA2015-0##
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interior of the property would require significant alterations to the structure and
stairwell to the upper level of the dwelling. Expanding the width of the garage into the
4-foot side setback required by the Zoning Code is not feasible without a variance.
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 primary purpose of the proposal is to legalize the as-built
conversion of attic space to living area, 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.
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 garage and storage area addition would occur on the first level at the
rear of the dwelling, will maintain a minimum distance of 4 feet from neighboring
properties, and will provide adequate protection for light, air, and privacy. The
conversion of attic space to living space on the second level would occur within the
existing building envelope and would result in no change in the height or scale of the
existing structure, with the exception of a new dormer on the easterly side of the
structure.
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 2 vehicles.
3. The approval of this Modification Permit is conditioned such that the applicant is
required to obtain all necessary permits, including for the as-built improvements, 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. MD2014-008, 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
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Zoning Administrator Resolution No. ZA2015-0##
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Development Director in accordance with the provisions of Title 20 (Planning and
Zoning), of the Newport Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 26TH DAY OF FEBRUARY, 2015.
Brenda Wisneski, AICP, Zoning Administrator
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Zoning Administrator Resolution No. ZA2015-0##
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EXHIBIT "A"
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval. (Except
as modified by applicable conditions of approval.)
2. Each parking space within the garage shall be permanently available and maintained
for parking purposes. The interior dimensions (17 feet 6 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.
3. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
4. 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.
5. The applicant is required to obtain all applicable permits from the City's Building Division
and Fire Department, including for the existing improvements that were constructed
without the benefit of building permits. 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.
6. 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.
7. 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.
8. 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.
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
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
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Zoning Administrator Resolution No. ZA2015-0##
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or indirectly) to City's approval of the Edson Residence Modification including, but not
limited to, MD2014-008 (PA2014-138). 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.
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Attachment No. ZA 2
Vicinity Map
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VICINITY MAP
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Modification Permit No. MD2014-008
PA2014-138
2140 Ocean Boulevard
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Attachment No. ZA 3
Project Plans
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Plan Notes REVISIONS eY
Scope of Work; .(EP) SLIt11Y11Q1^y
(EP) - Existing Permitted 24. New Stucco Finish to match existing. Planning Comments 2-10-15
NEwroR • Legalize existing second level Loft into 2- Habitable Bedrooms3• (ENP) - Existing Not Permitted 25. Existing Walkway (EP) - Existing Permitted
04 p CITY OF NEWPORT BEACH FIREPLACE: • Legalize existing Second Level Bathroom. (N) - New Proposed 26. Planted Area (ENP) - Existing Not Permitted
' ' n Legalize existing Stair way to Lott / Bedrooms
F ;n COMMUNITY DEVELOPMENT DEPARTMENT 17. Gas fireplace appliances shall be a direct vent sealed-combustion type. (CG 4.503.1) ® 9 9 y 27. 6'-0 high wood fence (N) - New Proposed
> " 4 BUIGDINGDYVIBION • Remove portions of the Roof for new dormer roof and windows 1, New sloping Roof Line Above 28. 6'-0" CMU Wall
18. and shallu Factory-built chimneys, and all other components shall in listed and labeled • Remove existing Bay window and footing at the front elevation and 2. Existing Closed Area 29. Wood Gate (EP) First Level Living 1,362.50 Square Feet
PrcaDaN`� 100 Civic Center Drive I P.O.Box 1768 I Newport Beach,CA 92658-8915 and shall be installed in accordance with the conditions of the listing. (CRC 81004.1,
wwwmewoortbeachca.aov 1(949)644-3200 CBC 2111.13.1) Replace to comply with the encroachment into the front setback 3. New Desk Area 30. Existing Wrought Iron Gate (EP)Garage 387.00 Square Feet
RESIDENTIAL 19. Decorative shrouds shall not be installed at the termination of factory-built chimneys 0 Extend Existing Garage to meet required depth by Planning 4, Existing Storage Area ( Below 5'-6" Head Height) 31. (EP) Bay location with new Bay Window Configuration
except where such shrouds are listed and labeled for use with the specific factory-built 5. Existing windows to remain 32. (ENP) Windows to be removed (EP) Total Ground Level First Level 1,749.50 Square Feet
CONSTRUCTION WNDIUM REQUIREMENTS chimney system and are installed in accordance with manufacturer's installation
instructions. (CRC R1 005.2, CBC 2113.9) Smoke Detectors - 6. Existing Doors to remain 33. (ENP) Window location to remain - New- see window schedule. (N)Garage Extension 40.50 Square Feet
7. Existing 5:12 Pitch Composition Roofing- 34. Existing roof and overhang to be removed (N) Storage 46.50 Square Feet
Applicable Standards: 2nia Plumbing
odeResidential P3) Code(CRC); 2013 California Building • See Residential Construction Minimum Requirements g New 5:12 Pitch Composition Roofing to match existing 35. New Bay window w/o footing braced back to existing footing
Code(CBC);2013 California plumbing Code(Cp3);2013 California Electrical Code(CEC); MECHANICAL:
2013 California Mechanical Code (CMC); 2013 Building Energy Efficiency Standards (ICC - ESR 1372) Owens Corning or equal. 36. New Coil - Roll up Garage door location. (N) Total ground level 1836.50 Square Feet
(BEES); 2013 California Green Building Standards Code (CG); & Chapter 15 of the 20. Rooms containing bathtubs, showers,spas and similar fixtures shall be provided with an Occupancy : R3/U - Two One Story 37. Existing overhead door to be removed forgarage extension.
Newport Beach Municipal Code(NBMC) exhaust fan with a minimum capacity of 50 CFM ducted to terminate outside the 9. (EP) Skylight to remain 9 (EP) Second Level Attic 700.50 Square Feet
building.(CRC R303.3, CG 4.506.1,CBC 1203.4.3.2.1,CMC 403.7) 10, (ENP) Skylight to be removed. 38. New 2'-6" x 6'-8" fiberglass exterior storage door - Design 9
selected by owner (EP)Second Level Storage below
GENERAL: 21. The clothes dryer vent shall not exceed 14 ft in overall length with maximum two 90 Type of Construction: V-B (No Automatic Sprinkler 11. New Dormer @ Second level 5'-6" head height 33.00 Square Feet
1. RESIDENTIAL BUILDING UNDERGOING PERMITTED ALTERATIONS, ADDITIONS degree elbows.(CMC 504.3.1) 39. (EP)footing at Bay Window to be removed within front setback
OR IMPROVEMENTS SHALL REPLACE NON COMPLIANT PLUMBING FIXTURES 22. Environmental air ducts shall terminate min 3 feet from property line or openings into 12. Existing Water Heater to be removed. 40. (N)Garage Extension (ENP) Second Level Living 667.50 Square Feet13. New Tank-less water heater location
WITH WATER-CONSERVING PLUMBING FIXTURES MEETING THE building.(CMC 504.5) This Project shall comply with the following 41. (N) Bicycle- Kayak Storage
REQUIREMENTS OF 2013 CALIFORNIA GREEN BUILDING STANDARDS CODE, 23. Mechanical a ui mint shall be installed 14. Existing Concrete Slab 42. Existing Window to be filled in to match surround surface. (N) Total Area including Garage Extension,
SECTION 4.303. PLUMBING FIXTURE REPLACEMENT IS REQUIRED PRIOR TO equipment per the manufacture's installation • 2013 California Building Code (CBC)
instruetions.(CMC 303.1) 15. Existing Concrete Footing 16 Wide x 24" Deep. 43. (EP)Window location to remain - New - See window schedule Storage,and (ENP) Second Level 754.50 Square Feet
ISSUANCE OF A CERTIFICATE OF OCCUPANCY OR FINAL INSPECTION BY THE • 2013 California Residential Code (CRC) 16. Existing 242 Floor Joists @ !6" O-C> (EP) Bay Window Reconstruction 8.00 Square Feet
CHIEF BUILDING OFFICIAL. (CIVIL CODE, SECTION 1101-1 ET SEQ., NBMC 24. Domestic range vents to be smooth metallic interior surface.(CMC 504.2) • 2013 California Mechanical Code (CMC) 44. No Overhang @ Garage Extension- Storage q ® ® ■
17. Existing 2x10 Ceiling Joist @ 24" O.C. Total Affected Area 762.50 Square Feet
15.11.020) 25. Supply and return air ducts to be insulated at a min of R-6. Gal energy code table 150-1- • 2013 California Plumbing Code (CPC)
2. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES A 18. New R-30 Insulation @ New Ceiling
NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE • 2013 California Electrical Code ( CEC) 19. New R-13 Insulation @ New Walls (N) Total Living. Garage Second Level Living = 2,504.00 Square Feet
COVENANTS, CONDITIONS AND .RESTRICTIONS WHICH MAY BE RECORDEDPLUMBING: • 2013 California Green Building Standards Code (CG) 20. Existing 24" overhang Total Buildable Area (Less Setbacks) 2,306.00 Square Feet ■ ■
AGAINST THE PROPERTY OR TO OBTAIN PLANS.YOU SHOULD CONTACT YOUR 2013 Building Energy Efficiency Standards (BEES)
COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY 26. Plumbing Fixtures: 21. (EP)Covered Entry Total Lot Coverage within Buildable Area (1,836.50 Square Feet) = 75.9%
CONSTRUCTION AUTHORIZED BY THIS PERMIT- 22. New 6" overhang to match existing - One Hour- See Details
a. New Construction & AddifionlAlterations that increases condition space area,
3. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN volume,or size(CG 4.303.1): 23. Existing Stucco Finish. Lot Size(Survey) 3,223.80 Square Feet
-ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS 1. Comply with CAL Green Mandatory Requirements. Total Lot Coverage within Lot Area (1,836.50 Square Feet) = 56.9%
DEPARTMENT. b. Addition&Alteration not increasing condition space area, volume,or size (CPC ' n
403.0408.2): T Lot Coverage including 6"overhangs = 57.6%
i. Shouter Heads: 2.0 m 4g
ELECTRICAL SERVICE: 9P @ 80 psi
{i. Lavatory Faucets: 1.5 gpm 6 60 psi „ �
4. Electrical service to be underground for new construction, replacement building, or iii. Kitchen Faucets: 1.8 gpm Q 60 psi Area Increase(762.50 SF) to Existing (1,749.50 SF) = 43.2%
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addition to an existing building exceeds fifty (50) percent of the gross floor area of the iv. Water Closet: 1.28 gallons per flush - Includes Second Level, Bay Window, Garage Extension,and First Level Storage MANZER +ASSOCIATES
existing building. (NBMC 15-32.015)
27. Clearance for water closet to be a minimum of 24 inches in front, and 15 inches from its ?I CG ®ITION '® G 23071 ARDEN STREET
5. Edison Company approval is required for meter location prior to installation. center to an side wall or obstruction. CPC 402.5 > A® LDS B DCs O
y LAKE FOREST, CALIF,
6. Field inspectors to review and approve underground service requirement prior to 28. The water heater bumer to be at least 18 inches above the garage floor, if located in a 15LD3 TO ; o - 92630
concrete placement. garage.CPC 507.13 " BLDCsE 949-768-6546
7. Service equipment and subpanels to have a min 30"wide by 36"deep clear work space. 29. Install a 3 inch diameter by 3 it tall steel pipe embedded in concrete slab for protection of ? ' �y FAX:
water heaters located in garage.CPC 507.13.1 ,. �° _ `V
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CONSTRUCTION: �� `7 n 2R � rt 949-855-4387
30. Water heaters to be strapped at top and bottom with 1 'h"x 16 gauge strap with 318"die. , " .r, ( v �p ,
t
8- Pedestrian protection adjacent to public way to be as follows: x 3"lag Holt each end. CPC 507.2 I - �O � �; '
CBC TABLE 3306-1 31. ABS and PVC drain waste and vent piping material is limited to 2 stories max. (CPC
PROTECTION OF PEDESTRIANS 701,1(2)(a).and 903.1.1 ) ,
HEIGHT OF _...... .. .. ....-r'
CONSTRUCTION DISTANCE FROM CONSTRUCTION TO LAT UNE TYPE OF 1Ulu RED TION 32. ABS and PVC roof and deck drain material is limited to 2 stories max.(CPC 1101.3.1) r, � � a' # t *' - H TO ¥
Less than 5feet - 33. Roof and deck drain systems inside the building are required to be installed with
8 feet or less Conshcdon mill s
sfeet or more directional DWV drainage fittin s CPC 1101.3 and&706.0
None 9 •( )
5 �.
Less than s tau 34. Cleanouts are required within 2 feet of the connection between the Interior roof and deck )
Border and covered walkwa drain piping system,and the exterior onsite storm drain system.(CPC 1101.12) ( (N� --
More than 8 feet
'feet or more,but not more than one•fourth the hd ht of censhotion Barrier and covered walkwe 4,-�„
_._
5 feet or more,but between onetouM antl one-halfthe fi ' Mof construction earner 35. All Hose blbbs are to have vacuum breakers. col
f,sat I 151-06
5 feetor mora,bm exceetlln one-half the hal ht of canstruWn None 36. The maximum amount of water closets on a 3 inch horizontal drainage system line is The maximum amount of water closets on a 3 inch vertical drainage systemf T®
3.(CPC Table 703.2)
PL
9. All exterior lath and piaster shall have Two layers of Grade D paper over wood base tU )r Ap,A GE `t
sheathing.(CRC 8703.6.3,CBC 2510.6) 37- 'line is
10. Wall covering of showers or tubs with showers shall be of cement plaster, file, or 4-(CPC Table 703.2)
approved equal, to a height of not less than 72 inches above drain inlet. Backing for tile 38. Provide gas line with a min capacity of 200,000 btu for water heater. Cal energy code gIPEt - -- - S_ C\1
shall be cement board or cement plaster.(CRC R307.2, CBC 1210,2.3) 150-0(n)
11. Safety glazing shall be provided at the following hazardous locations: (CRC 8308.4, 39. Provide a condensate drain no more that 2 inches above the base of the water heater (3 F-
CBC 2406.4)
space. } _
Cal energy node 150.0(n) 3� �� °
a. Swinging, b'rfold,and sliding doors 40. Provide a straight vent pipe from the water heater space to the outside termination from SCJ r. ( }
b. When located within 60 inches above the floor of wet surfaces such as tubs, the water heater space. Cal energy code 150.0(n) S '` r
showers,saunas,steam rooms,or outdoor swimming pool. 1;241. Insulate all Y4"and larger hot water pipe Cal energy code 150.0 0)(2) .
C. Within a 24 inch arc of either vertical edge of doors and within 60 inches of ® �.
walking surface Y
d. Where glazing area is more than 9 sq.ft.in area,with the bottom edge less than ELECTRICAL: \ of i CA)
18 inches above the floor, top edge more than 36 inches above floor, and within 42. All receptacle outlets in bathrooms, above kitchen countertop, crawl spaces, garage, I ® v e
36 inches of a walking surface,measured horizontally.. rooftops, outdoor cutlets,within 6'of wetbar sinkllaundry sink to be protected by ground f I 4'
-. _ . _... 7 CL
S. Glazing where the bottom exposed edge of the glazing is less than 36 inches fault circuit interrupter(GFCI). (CEC 210.8} I r I '
above the plane d the adjacent walking surface of stairways, landings between 43. All receptacle outlets are required to be fisted tamper resistant. (CEC 406.12 and Q7 It, ® U
flights of stairs and ramps. 210.52) IH
f. Glazing adjacent to the landing at the bottom of a stairway where the glazing is ,x t
less than 36 inches above the landing and within 60 inches horizontally of the 44. Combination type AFCI circuit breakers are required for all 120 volt single phase 15/20 * [
bottom treadl amp branch circuits. Except for bathrooms, kitchens, garages, outdoors, and laundry ""� �y ' 9 N
rooms.(CEC 210.12(B)) i
g. Glazing in guards and railings 0 UJ
45. At a minimum, one dedicated 20 amp circuit is required for a bethroom.(CEC f 6, 5
12. All doors from the house into the pool area shall be equipped with an approved alarm or 210.11(C)(3))
an approved alternate drowning prevention safety feature.(CBC 3109.4.4.2) i
46. A GFCI protected receptacle is required within 3 feet
907.2.11.2): .of the edge of each sink in a ° t
13. Smoke alarms shall be installed in the following locations (CRC 8394.3, CBC" bathroom.{CEC 210.52(d}) i.rrl �•� ) � t
Receptacle 47. (C))eptacle outlets are not allowed within or over a bathtub or shower stall. (CEC 406.9 I
a. In each sleeping room. 4 ^
b. Outside each separate sleeping area in the immediate vicinity of the bedrooms.
C. On each additional story, including basements and habitable attics. 48. Subpanels are`not allowed to be located in bathrooms or clothes closets. (CEC HL
240.24(D)and 240.25(E)) 8 TOP
Smoke alarms shall be hardwired with battery back-up and interconnected unless
exempted In accordance with CRC R314.4&R314.5 or CBC 907.2.11.3&907.2.11.4. 49. Circuits sharing a grounded conductor (neutral) with two ungrounded(hot) conductors
must use a two pole aircu{t breaker or an identified handle tie.(CEC 210.4(B)) Group
14. Carbon monoxide alarms shall be installed in the following locations(CRC R315.3, CBC non-cable circuits in panel(CEC 210.4(D)) , t
420-6 : If I - QD
50. The receptacle outlets that serve kitchen counter tops, dining room, breakfast area, and
a. Outside of each sleeping area in the immediate vicinity of the bedroom(s) pantry, must have a min of 2 dedicated 20 amp circuits.(CEC 210.52(B)(1)
i
b. On every level.of the dwelling unit including basements. 51. Kitchen counter tops 12 inches or wider must have a receptacle outlet. CEC 210.52(C r'_ ✓ I
Carbon monoxide alarms shall be hardwired with battery back-up and interconnected 52. Kitchen counter tops must have receptacle outlets so no point along the counter walls is j
unless exempted in accordance with CRC R315.1.1 & R315.1.2or CBC 420.6.1.2 & more than 24 inches from a receptacle.(CEC 210.52(C)) f ® 'k e J ` ^z
" * ® e
420.6.1.3. � 4- v
53. Island and peninsular counter tops must have at least one receptacle. r a g1 *
15. All fenestrations on windows and doors shall have U-factors and Solar Heat Gain (CEC 210.52(C)( 1)and(2)) i J ry ri qt #
Coefficient (SHGC) values in accordance with T-24 energy calculations. All s (p J (
fenestrations must have temporary and permanent labels. 54. The spacing for general receptacle outlets must be located so that no point on any wall, „ ; ) ` 1,.=2
fixed glass,or cabinets is over 6 feet from a receptacle outlet.(CEC 210.52(A))
55. Hallways 10 feet or more must have at least one receptacle outlet.(CEC 210.52(H)) a "�
TEMPORARY GENERATOR: 56. Laundry rooms must have at least one dedicated 20 amp receptacle circuit. (CEC �C Roof Plan
16. Hand operated Construction tools powered by electricity must use power provided by 210.11(2)) C' h
Southern California Edison through a temporary pole or available outlet. In the rare case Scale = 1/8" = 1'-0°
where electricity is not readily available and a portable temporary generator is 57. Provide 120V receptacle within 3 feet of water heater. Cal energy code 150.0(n)
necessary,then the following restrictions must be adhered to:
a. Must be portable and maybe easily relocated. FOUNDATION: ( f
b. Temporary generators are to be located a minimum distance from any property
line according to the following table: 58. Weep screed for stucco at the foundation plate line shall be a minimum of 4 inches „ Sheet Index �® DRAWN
above the earth or 2 inches above paved areas. (CRC R703.6.2.1, CBC 2512.1.2) z y
Required uired Setback 59. Fasteners and connectors nails,anchor bolts,etc... in contact with preservative-treated "?
Tlmeln Uae'.` cl .::. 9 . . ( ) P 0 "2 }� so»µ. .,. CHECKED
Hours Setback from froth Adjacent' wood shall be of hot-dipped zinc-coated galvanized steel, stainless steel, silicon bronze %COI
4 l ° "* o rw A-1 Site / Roof Pian - General Notes
Prp fan® Structures or copper. (CRC R317.3, CBC 2304.9.5.1) « -
0-1 day 10 feet 5feet - '°� f - A-2 First / Second Level Floor Plans -
>1 day 20 feet 5feet 60. Anchor bolts shall include steel plate washers, a minimum of 0.229" x 3" x 3" in size, February 5 20151
between sill plate and nut. (CRC 8602.11.1, CBC 2308.12.8, Acceptable alternate -- A-3 Section / Exterior Elevations eDA�E
2
C. If the minimum distance cannot be achieved,then the generator shall be located SDPWS 4.3.6.4.3). asT cent�4® Boulevard 51 Structural Notes
the most extreme distance practical to inhibit noise. Other methods to inhibit
JDa NO..
35
noise may be utilized when practical. , 51.1 Standard Details
d. May be operational for a maximum of five consecutive calendar days. After five fb
j2,® Partial Foundation fanconsecutive calendar days of use, power shall be provided through the use of a Lth p SHEET
tempareryp limited
to
52.1 Second Level Floor Framing Plan
e. Usage is limited to weekdays between the hours from 8:00 AM and 3:30 PM g
Monday through Friday. No use on the weekends or Federal holidays. __ 52.2 Roof Framing Plan 1
Site Plan , 53.0 Framing Details
Scale = 1/8" = 1'-0"
DF EHEETB
REVISIONS Sy
Planning Comments 2-10-15
(N) Bicycle - Kayak Storage
Slope Ceiling
d
Window Schedule
�( -
,,,li SYM No. Size-W Size-H T e Location Comments
`�'- 1 2 T-0" x 3'-6" VIN. Awing! Fixed Master Bedroom N) Insulated Glazin , Clear-See Elevation
-- 1 5'-0" x 4'-0" VIN. SlidingMaster Bedroom (E) Insulated Glazin , Clear-To Remain
1 5'-0" x 2'-0" VIN.
Sliding Bath#3 (E) Insulated Glazing, Clear-To Remain
A 2 3 4 x Not Used
iv O ® 6, 1 O I 5 1 2'-6" x 3'-6" VIN. Casement Loft N) Insulated Glazing, Clear-
-
4f-
_+
g 6 2 3'-0" x T-6" VIN. Awing! Fixed Hallway N) Insulated Glazing, Clear-See Elevation
' t 7 2 V-0" x 4'-0" VIN. Casement Bedroom#1-Ba (N) Insulated Glazing, Clear-See Elevation
I t R 8 1 4'-0" x 4'-0" VIN. Fixed Bedroom#1- Ba (N) Insulated Glazing, Clear-See Elevation
� o
4
(EP) Bath #24'� 4' \ _ � (ENP Bath #3 o v
8'-0"Ceiling Slope Ceiling
d
� (ENP) Stairway
U Slope Ceiling
j
(EP) Two Car Garage � _ � ( 0 ■ ■ ■
s I 4)
Plan Notes
- v
� (EP) - Existing Permitted
f (ENP) Bedroom #4
- g _S (N N P ) Existing
ed
xPrt Permitted
Slope Ceilin
A (EP) Bedroom #2 , n _ -
I2 4- -
8'-0"Ceiling = - 1. New sloping Roof Line Above
t 3
� (EP) Laundry � ENP Stairwa � I (ENP) Loft 2. Existing Closed Area
i 3. New Desk Area MANZER + ASSOCIATES
8'-0" Ceiling Slope Ceiling Slope Ceiling
--F 4. Existing Storage Area ( Below 5'-6" Head Height) 23071 ARDEN STREET
12 Ue. , 5. Existing windows to remain LAKECALIF.
FOREST C
--- 1 _ 92630
� 1 � � � -- •�- ENP Hall Wa 6. Existing Doors to remain
13 IL Slope Ceiling 7. Existing 5:12 Pitch Composition Roofing - 949-768-6546
C1 0 8. New 5:12 Pitch Composition Roofing to match existing FAX:
>. (ICC- ES 1372) Owens Corning or equal. 949-855-4387
R
_ 9. (EP) Skylight to remain
10. (ENP) Skylight to be removed.
V i 11. New Dormer @ Second level
12. Existing Water Heater to be removed.
`J O d3 13. New Tank-less water heater location
14. Existing Concrete Slab
T.
15. Existing Concrete Footing 16" Wide x 24" Deep.
16. Existing 242 Floor Joists @ !6" O.C>
17. Existing 240 Ceiling Joist @ 24" O.C.
(EP) Kitchen 18. New R-30 Insulation @ New Ceiling
Slope Ceiling 19. New R-13 Insulation @ New Walls N
20. Existing 24" overhang �
- 21. (EP)Covered Entry - M
22. New 6"overhang to match existing - One Hour - See Details O <�
23. Existing Stucco Finish. +_
j 24. New Stucco Finish to match existing. )
Second Level Floor Plan A 25. Existing Walkway �
26. Planted Area Ql CO 4 -
(ENP) Attic / Loft 27. 6-0" high wood fence
Scale : 1/4" - 1'-0" 28. 6'-0" CMU Wall W C3
29. Wood Gate O
30. Existing Wrought Iron Gate
31. (EP) Bay location with new Bay Window Configuration y V
(EP Living Room 32. (ENP) Windows to be removed
33. (ENP) Window location to remain - New- see window schedule.
Slope Ceiling ) V
34. Existing roof and overhang to be removed 0 CO
35. New Bay window w/o footing braced back to existing footing O Uj
36. New Coil - Roll up Garage door location. ® +_
37. Existing overhead door to be removed for garage extension. s-
CP 38. New 2'-6"x 6'-8" fiberglass exterior storage door - Design e1 0
selected by owner V-4
39. (EP)footing at Bay Window to be removed within front setback
40. (N) Garage Extension
41. (N) Bicycle- Kayak Storage
EP Entry 42. Existing Window to be filled in to match surround surface.
Slope Ceiling 43. (EP) Window location to remain - New- See window schedule
44. No Overhang @ Garage Extension- Storagc .
CO
(EP) Outside Covered Entry
(EP) Bath #1 Slope Ceiling T
8'-0" Ceiling
(EP) Bedroom #1
8'-0" Ceiling 21
q DRAWN
CHECKED
�5 1
E 11 Legend'.-�enFebruary 5, 2015_._.
'-V Exiting Welts to Remain SCALE
4-----4Existing Walls to be Removed
/r {�(y q /� JOE NO.
New 2x4'Walls` 16"O.C- SHEET
First Level Floor Plan (EP) - Existing Permitted _
Scale : 1/4" - 1°-0" (ENP) - Existing Not Permitted
(N) - New Proposed
' OC 9NEET8
REVISIONS eY
Planning Comments 2-10-15
L"/
. ® CQ
' r..m • 'Mom['^+ �f ", '¢c-4v'f .
(ENP) Hall Way
Slope Ceiling ENP Loft
Slope Ceiling I ■ ■ ■
(ENP) Bedroom #4 Plan Notes
I9 Slope Ceiling
MM-2-01 rWay ® '? .Y ® ® ®
(EP) - Existing Permitted -® _1 "r
Slope Ceiling (ENP) - Existing Not Permitted ■ ■
(N) - New Proposed
1. New sloping Roof Line Above
2. Existing Closed Area
ifo 3. New Desk Area
4. Existing Storage Area. �� 3
5. Existing boors
ows sto remain
Front - South Elevation
6. Existing Doors to remain
7. Existing 5:12 Pitch Composition Roofing - Scale : 1/4" = 1'-0"
8. New 5:12 Pitch Composition Roofing to match existing MANZER + ASSOCIATES
a
(EP) Two Car Gara (EP) Bedroom #2 ;
� 8'-0" Ceiling (ICC- ESR 1372) Owens Corning or equal 23071 ARDEN STREET
- i 9. (EP) Skylight to remain TILE OR G!J•LtS "A" LAKE FOREST, CALIF.92630
10. (ENP) Skylight to be removed. ROOFING MATMAL5 949-768-6546
11. New Dormer @ Second level New Exterior Stucco to match existing ONLY
12. Existing Water Heater to be removed. over two layers Of Grade D
FAY.:
13. New Tank-less water heater locationpaper over all wood base sheathing. 949-85.>-4 7
l (Q 14. Existing Concrete Slab
15. Existing Concrete Footing 16" Wide x 24" Deep.24" O.C.O. New weep Screed to align'with existing
17. Existing 2x10 Ceiling Joist @ 2
16. Existing 2x12 Floor Joists @ 1foundation plate line a minimum of 4 inches
1� j5 lea 18. New R-30 Insulation @ New Ceiling above the earth or 2" above paved areas:
19. New R-13 Insulation @ New Walls FXTER(OR
7 20. Existing24" overhan ��COUNDER
g •Concrete Slab
21. (EP) Covered Entry )
22. New 6" overhang to match existing - One Hour - See Details ' `
Wood Framing 12"
I
No
23. Existing Stucco Finish. e �.
24. New Stucco Finish to match existing. 3'-Q"S�BACK
i
Section ( 25. Existing Walkway
26. Planted Area I� (\j
Scale : 3/8° = 1'-0° L D 27. 6-0" high wood fence a
Window Schedule O ! 2s. 6'-0°cnnu Wall ® �t3
® 29. Wood Gate ®etas l - 1 etas l - 2
30. Existing Wrought Iron Gate U) L
SYM No. Size-W Size-H Type Location Comments 31. (EP) Bay location with new Bay Window Configuration No Scale
No Scale 4- ®CO
1 2 3'-0" x T-6" VIN. Awing!Fixed Master Bedroom (N) Insulated Glazing, Clear-See Elevation (EP) Bedroom #1 32. (ENP) Windows to be removed ty 4-
2 t 5'-0" x 4'-0" VIN. Sliding Master Bedroom E) Insulated Glazing, Clear-To Remain 33. (ENP) Window location to remain - New- see window schedule.
8'-0" Ceiling cA
3 t 5'-0" x 2'-0" VIN. SlidingBath#3 E Insulated Glazing, Clear-To Remain $i 34. Existing roof and overhang to be removed y
4 x Not Used ;
5 1 2'-6" x 3'-6" VIN. Casement Loft (N) Insulated Glazing, Clear- 35. New Bay window w/o footing braced back to existing footing 0 15
6 2 T-0" x 3'-6" VIN. Awin /Fixed Hallwa (N Insulated Glazing, Clear-See Elevation �9 36. New Coil - Roll up Garage door location. U
7 2 V-0" x 4'-0" VIN. Casement Bedroom#1-Ba (N Insulated Glazing, Clear-See Elevation 3 37. Existing overhead door to be removed for garage extension. E
8 1 4'-0" x 4'-0" VIN. Fixed Bedroom#1-Ba (N) Insulated Glazing, Clear-See Elevation - __ , . 38. New 2'-6"x 6'-8" fiberglass exterior storage door - Design H U
- selected by owner "r3
39. (EP) footing at Bay Window to be removed within front setback w
40. (N)Garage Extension
41. (N) Bicycle - Kayak Storage �(, ® +
Section 1.3 42. Existing Window to be filled in to match surround surface. i ® s
' Scale : 3/8" = 1'-0"
43. (EP) Window location to remain - New- See window schedule CA- 0
44. No Overhang @ Garage Extension - Storage � Q
z
O
Qr
s •
2
2 "
_ 3
2 32
- y
o-
DRAWN
i
CHECKED
February 5, 2015
- ~ SCALE
MMM"' 4J JOB NO.
SHEET
Ricjht Side - East leyatin ear - ®r ElevationLeft Side - West Elevati®n
Scale : 1/4" = 1'-0"
Scale : 1/4" = 1'-0" Scale : 1/4" = 1'-0"
' - OF - OHEETB
2S
CONC, ems,
CONC, ^ ��
CONC. `�o�F ��� OK
Li
o CONC. `gti�O F—
!` Z I lz ee �p� A� Gp. LD
CONC. CONC. CONC.
CONC. CONC.
,76.55 L_ L=40.68' P�
t,
L p
etie , 16.45' # ® ®
'° # L=24Spy ALLEY
h° 1 .o
.23' # i6
_
oft-ftftLil
Li ' / o I
/ ` 1 0CU
Ln
AREA=1,936.971 `0 h� I
'
9AREA=1,286.841± AREA=1,286.83± I
LLli
�
LU
o cLZ LU 12
Lj I
o `, / / w r- c I A h13
W ' �04p ' F� � (9,61) I I
TREE I�o' I
`g2 CONC.
_
S, J # . CONC, I
75-4 I
L # J rfF I
�4r CONC, 5.0 L=17.45, v�
CONC. �Q� ® ® #
`m L=43.70' L=2®2S' TREE
CONC. QLS
CONC,
CONC. e ti� `�titi2 I
3b2F� TREE -
���� 3 .0 ���� �, Z Q�p CONC,
ell
G S O
Q 1
S/v
ST10
LEGEND
DESCRIPTION C EFA
# TILE
WALL L & vA
BUILDING
— —
LOT LINE O 8j,
WM WATER METER NORTH
F.F. FINISH FLOOR
0' 8' 16' M�EDE
G.F. GARAGE FLOOR
w 9
CONC, CONCRETE * Eicp. Date /0§
'
F.S, FINISH SURFACE SCALE V=8No. 4653 NOTE: RECORD EASEMENTS ARE NOT PLOTTED IF ANY, Q
M,H, MAN-HOLE SURVEYOR OR ENGINEER SHALL PERMANENTLY sA9TFOF CA��FDP��
MONUMENT PROPERTY CORNERS OR OFFSETS �973�
A,C, ASPHALT BEFORE STARTING GRADING,
�,II T.G. TOP-GRATE
R ll M SURVEYING INC TOPOGRAPHIC SURVEY OWNER; LEGAL DESCRIPTI❑N1BENCH MARK ADDRESS OF PROJECT1
RON MIEDEMA L,S, 4653 Rick Edson THE EASTERLY ONE-HALF OF LOT 10, AND ALL OF LOT 11 IN BLOCK County of Orange Bench Mark 2140 EAST OCEAN BOULEVARD,
23010' LAKE FOREST DRIVE #409 44759 Fairway Estates Place F OF TRACT NO, 518, IN THE CITY OF NEWPORT BEACH, COUNTY OF #NB1-4-71 NEWPORT BEACH, CALIFORNIA
LAGUNA HILLS, CA 92653 El Merced, CA 95618 ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A MAP THEREOF Elevation = 7:83, NAVD 88 Datura
(949) 858-2924 OFFICE RECORDED IN BOOK 17, PAGES 33 TO 36 INCLUSIVE, MISCELLANEOUS
(949) 858-3438 FAX JOB; (47-8) DATE+ 11/19/2007 MAPS, RECORDS OF SAID ORANGE COUNTY.
RDMSURVEYING@C❑X,NET EXCEPTING THEREFROM THE EASTERLY 8,75 FEET OF LOT 11.
24 _.