Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
3.0 - Drewry Deck Variance - PA2015-040
CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT April 23, 2015, Meeting Agenda Item 3 SUBJECT: Drewry Deck Variance - (PA2015-040) 417 and 419 E. Balboa Boulevard Variance No. VA2015-001 APPLICANT: Theresa Drewry OWNER: Theresa Drewry Trust PLANNER: Gregg Ramirez, Senior Planner (949) 644-3219, gramirez@newportbeachca.gov PROJECT SUMMARY The applicant proposes a remodel of an existing 2,369 square foot detached dwelling. The project consists of interior alterations, relocation of the laundry room, new windows and other upgrades. All new construction will comply with applicable zoning code development standards with the exception of the proposed second floor cantilevered deck that would encroach 2 feet into the required 10-foot front yard setback which requires approval of a variance. No work is proposed to the detached three-car garage and second story apartment located at the rear of the property, adjacent to the alley. RECOMMENDATION 1) Conduct a public hearing: and 2) Adopt Resolution No. _ denying Variance No. VA2013-002 (Attachment No. PC 1). 1 V� QP �P Drewry Deck Variance April 23, 2015 Page 2 VICINITY MAP Subject Property � i fir t �Ai�t♦ A „ �' '` (s / / / [ - ARA ft oo , � �� F ll 4. W �'} / - _� .� ►� t� �' +• .+ GENERAL PLAN ZONING Subject Property _ Subject Property ,,m Alf" C MY LOCATION GENERAL PLAN ZONING CURRENT USE ON-SITE Two-Unit Residential (RT) Two-Unit Residential (R-2) Duplex (Detached) NORTH Parks and Recreation (PR) Parks and Recreation PR Public Beach SOUTH Two-Unit Residential (RT) Two-Unit Residential R-2) Duplexes and SFRs EAST Two-Unit Residential RT Two-Unit Residential R-2 Duplexes and SFRs WEST Two-Unit Residential (RT) Two-Unit Residential (R-2) Duplexes and SFRs 3 Drewry Deck Variance April 23, 2015 Page 3 INTRODUCTION Project Setting and Background Subject Property The property is located on the Balboa Peninsula between 9th Street and 10th Street. It is a typical 35-foot-wide by 90-foot-deep lot that is rectangular in shape and topographically flat. The property faces a small public beach across West Bay Avenue with Newport Harbor beyond. The property was developed in 1953 with a two-story, 2,369-square-foot residence (front unit) and detached two-car garage. In 1959, a use permit was approved that allowed the addition of a single car garage and second floor, 682-square-foot apartment to encroach 3 feet into the 5-foot alley setback. These additions were constructed in-line with the setback of the existing two-car garage. Adjacent Homes on West Bay Front There are ten homes along West Bay Avenue that face the public beach, including the subject property. Of these, five have decks or balconies that encroach into the 10-foot front setback. Of these five, only one received discretionary approval to allow the encroachment. A modification permit was approved in 2000 for the second floor deck at 911 West Bay Avenue. Building permit research found that the other homes were built in the 1950's and 1960's but no plans could be located. After a review of historic zoning codes, staff has determined that a code interpretation at the time might have allowed these deck encroachments, but it remains unclear if they were built in compliance with a code interpretation or if they were built without the benefit of permits. Therefore, the existing decks with the exception of the one at 911 West Bay Front are considered legal non- conforming and could not be replaced if the homes were demolished and reconstructed. Planning Commission Attachment No. PC 5 (Existing Front Deck Exhibit and Photos), provided by the applicant, depicts the locations and depth of the non-conforming decks. DISCUSSION Analysis General Plan, Coastal Land Use Plan & Zoning Code The subject property is designated "Two-Unit Residential" (RT) by the Land Use Element of the General Plan ("GP") and "Two-Unit Residential" (RT-E) by the Coastal Land Use Plan ("CLUP") of the Newport Beach Local Coastal Program. The two-unit residential development is a permitted use under these land use designations. 4 Drewry Deck Variance April 23, 2015 Page 4 The existing structure (front unit) currently conforms to all applicable development standards required by the zoning code and setback map. Since the proposed 2-foot deck encroachment into the required 10-foot front yard setback exceeds the 10% deviation threshold, approval of a variance is required rather than a modification permit. Variance Request A variance is a request to waive or modify certain standards when, because of special circumstances applicable to the property, including location, shape, size, surroundings, topography, or other physical features, the strict application of the development standards otherwise applicable to the property denies the property owner privileges enjoyed by other property owners in the vicinity and in the same zoning district. A variance can only be granted to maintain parity between the variance site and nearby properties in the same zoning district to avoid the granting of special privileges to one property. Section 20.52.090.F (Variances, Findings and Decision) of the Zoning Code requires the Planning Commission to make all the following findings before approving a variance: A. There are special or unique circumstances or conditions applicable to the subject property (e.g., location, shape, size, surroundings, topography, or other physical features) that do not apply generally to other properties in the vicinity under an identical zoning classification; B. Strict compliance with Zoning Code requirements would deprive the subject property of privileges enjoyed by other properties in the vicinity and under an identical zoning classification; C. Granting of the Variance is necessary for the preservation and enjoyment of substantial property rights of the applicant; D. Granting of the Variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district; E. Granting of the Variance will not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood; and F. Granting of the Variance will not be in conflict with the intent and purpose of this Section, this Zoning Code, the General Plan, or any applicable specific plan. Drewry Deck Variance April 23, 2015 Page 5 Staff believes that only findings E and F can be made. The proposed deck would likely not constitute a hazard or be injurious to general welfare of the community. Additionally, it could be argued that a minor 2-foot encroachment is consistent with the goals and polices of the general plan and that the deck would not interfere with the light and air of the adjacent properties or cause privacy issues. However, staff believes that the findings A-D cannot be made. In this case, there are no unique physical circumstances or no practical difficulties relative to the shape, size, topography or existing development of the site. Additionally, the site currently is developed with two dwellings as allowed by the general plan and zoning code; therefore, there is no infringement on private property rights or use of the property associated with a denial of the variance. Finally granting of a variance in this particular case could be seen as grant of a special privilege that other property owners are not afforded. Furthermore, staff believes the deck could be redesigned to comply with the code and still provide a small outdoor living area while achieving the applicant's goal of providing light and air to the second floor rooms. The applicant has submitted variance findings in support of the request that are included as Planning Commission Attachment No. PC 5. Alternatives 1. The Planning Commission may determine that the findings for approval can be made and approve the variance by identifying facts in support of the required findings and adopting the draft resolution for approval (Attachment No. PC 2). 2. The Planning Commission may also make the same findings for approval, but may approve a modified project for a smaller setback encroachment. Environmental Review Pursuant to Section 15270 of the California Environmental Quality Act (CEQA) Guidelines, projects which a public agency rejects or disapproves are not subject to CEQA review. Should the Planning Commission act to approve the request, the project is categorically exempt pursuant to Title 14 of the California Code of Regulations (Section 15301, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act) under Class 1 (Existing Facilities). This exemption includes minor additions and alterations to existing residences including those proposed by this project. 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- 0 Drewry Deck Variance April 23, 2015 Page 6 way and waterways) including the applicant and posted on the subject property at least 10 days before the scheduled meeting, 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. Prepared by: Submitted by: I rnj, � Gregg R irez *n -- i, ICP, Deputy Director Senior Planner ATTACHMENTS PC 1 Draft Resolution for Denial PC 2 Draft Resolution for Approval PC 3 Setback Map No. S-21D PC 4 Applicant's Justification PC 5 Existing Front Deck Exhibit and Photos PC 6 Project Plans V� QP �P g Attachment No. PC 1 Draft Resolution for Denial 9 V� QP �P 20 RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH DENYING VARIANCE NO. VA2015- 001 TO ALLOW A SECOND FLOOR DECK TO ENCROACH 2- INTO THE REQUIRED 10 FOOT FRONT YARD SETBACK FOR PROPERTY LOCATED AT 917 WEST BAY AVENUE (PA2015- 040) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Theresa Drewry, property owner, with respect to property located at 917 West Bay Avenue, and legally described as Lot 6 of Tract 1061 in the County of Orange, State of California, as shown on a map recorded in Book 34, Page 26 of Miscellaneous Maps, in the Office of the County Recorder of said County requesting approval of a variance. 2. The applicant requests approval of variance to allow the construction of a new cantilevered second floor deck at an existing residence that will encroach 2 feet into the required 10-foot front yard setback along Bay Front Avenue. 3. The subject property is located within the Two-Unit Residential (R-2) 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 — (20.0 — 29.99 DU/AC) (RT-E). 5. A public hearing was held on April 23, 2015, in the Council Chambers 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 Planning Commission at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. Pursuant to Section 15270 of the California Environmental Quality Act (CEQA) Guidelines, projects which a public agency rejects or disapproves are not subject to CEQA review. SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.52.090 (Variances) of the Newport Beach Municipal Code, the following findings are set forth: A. There are special or unique circumstances or conditions applicable to the subject property (e.g., location, shape, size, surroundings, topography, or other physical 11 Planning Commission Resolution No. xxxx Page 2 of 4 features) that do not apply generally to other properties in the vicinity under an identical zoning classification; 1. The subject property is a typical 35-foot by 90-foot lot that is flat, rectangular in shape, and has no distinguishing features from the other Two-Unit Residential (R-2) properties in the immediate vicinity. The zoning has historically R-2. This finding for approval cannot be made. B. Strict compliance with Zoning Code requirements would deprive the subject property of privileges enjoyed by other properties in the vicinity and under an identical zoning classification; 1. Although there are several other home along this block of West Bay Avenue that have balconies or decks that encroach into the front setback only one received discretionary approval (modification permit) to formally allow a front yard deck encroachment. The others are considered legal non-conforming. When reconstructed all homes will be required to comply with all applicable setback and development standards. This finding for approval cannot be made. C. Granting of the Variance is necessary for the preservation and enjoyment of substantial property rights of the applicant; 1. The scope of the project could be altered to move the second floor wall back an additional 2 feet thereby allowing for a deck with a depth of 5 feet. Or, the a 3-foot wide deck could be built to provide light and air into the second floor with a smaller outdoor living space. Therefore, granting of variance is not necessary for the preservation of and enjoyment of substantial property rights. This finding for approval cannot be made. D. Granting of the Variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district; 1. Although several decks along West Bay Avenue encroach in the front yard setback there are several that comply. Additionally, only one of the decks received discretionary approval to deviate from the required setback. The others are considered legal non-conforming. Therefore, granting the requested variance could constitute a special privilege. This finding for approval cannot be made. E. Granting of the Variance will not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood; and 1. The location and design of the deck would not significantly affect air and solar access to any adjoining property. Additionally, the deck would be reviewed by the building division for compliance with building codes to ensure the deck is safe for use. 04-24-2013 12 Planning Commission Resolution No. xxxx Page 3 of 4 2. The overall design, based upon the proposed plans, meets residential design criteria provided within Section 20.48.180.6.2 (Design Criteria) by avoiding long unarticulated walls, providing architectural treatment of all elevations, and emphasizing the entry and window elements at the front fagade. F. Granting of the Variance will not be in conflict with the intent and purpose of this Section, this Zoning Code, the General Plan, or any applicable specific plan. 1. The principal purpose of setback standards is to provide adequate separation of buildings for light, access and ventilation. Approval of the variance will not significantly diminish this setback area due to the open design of the deck. Additionally the deck would maintain an 8-foot setback for the front property line and the first floor would maintain the required 10-foot setback. These distances will provide separation of the proposed addition from the public right of way and will be maintained consistent with the intent of the Zoning Code. 2. The subject property is designated by the Land Use Element of the General Plan RT (Two-Unit Residential, Detached) and allows for two units on the subject property. Approval of the Variance will not affect density or intensity of uses. 3. The subject property is zoned R-2 (Two-Unit Residential), which allows single and two unit residential uses. Approval of the Variance will not affect density or intensity of uses. 4. The subject property is not located within a specific plan area. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby denies Variance No. VA2015-001 because findings A, B, C, and D cannot be made. 2. This action shall become final and effective fourteen days after the adoption of this Resolution unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED AND ADOPTED THIS 23 ND DAY OF APRIL, 2015. AYES: NOES: ABSTAIN: ABSENT: 04-24-2013 13 Planning Commission Resolution No. xxxx Page 4 of 4 BY: Larry Tucker, Chairman BY: Jay Myers, Secretary 04-24-2013 Attachment No. PC 2 Draft Resolution for Approval 15 V� QP �P 2� RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING VARIANCE NO. VA2015-001 TO ALLOW A SECOND FLOOR DECK TO ENCROACH 2 FEET INTO THE REQUIRED 10-FOOT FRONT YARD SETBACK FOR PROPERTY LOCATED AT 917 WEST BAY AVENUE (PA2015-040) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Theresa Drewry, property owner, with respect to property located at 917 West Bay Avenue, and legally described as Lot 6 of Tract 1061 in the County of Orange, State of California, as shown on a map recorded in Book 34, Page 26 of Miscellaneous Maps, in the Office of the County Recorder of said County requesting approval of a variance. 2. The applicant requests approval of variance to allow the construction of a new cantilevered second floor deck at an existing residence that will encroach 2 feet into the required 10-foot front yard setback along Bay Front Avenue. 3. The subject property is located within the Two-Unit Residential (R-2) 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 — (20.0 — 29.99 DU/AC) (RT-E). 5. A public hearing was held on April 23, 2015, in the Council Chambers 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 Planning Commission at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. This project has been determined to be categorically exempt under the requirements of the California Environmental Quality Act under Section 15301, Article 19 of Chapter 3, Guidelines for Implementation of the California environmental Quality Act) under Class 1 (Existing Facilities). This exemption includes minor additions and alterations to existing residences. SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.52.090 (Variances) of the Newport Beach Municipal Code, the following findings are set forth: 17 Planning Commission Resolution No. xxxx Page 2 of 4 A. There are special or unique circumstances or conditions applicable to the subject property (e.g., location, shape, size, surroundings, topography, or other physical features) that do not apply generally to other properties in the vicinity under an identical zoning classification; B. Strict compliance with Zoning Code requirements would deprive the subject property of privileges enjoyed by other properties in the vicinity and under an identical zoning classification; C. Granting of the Variance is necessary for the preservation and enjoyment of substantial property rights of the applicant, D. Granting of the Variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district; E. Granting of the Variance will not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood; and 1. The location and design of the deck would not significantly affect air and solar access to any adjoining property. Additionally, the deck would be reviewed by the building division for compliance with building codes to ensure the deck is safe for use. 2. The overall design, based upon the proposed plans, meets residential design criteria provided within Section 20.48.180.B.2 (Design Criteria) by avoiding long unarticulated walls, providing architectural treatment of all elevations, and emphasizing the entry and window elements at the front fagade. F. Granting of the Variance will not be in conflict with the intent and purpose of this Section, this Zoning Code, the General Plan, or any applicable specific plan. 1. The principal purpose of setback standards is to provide adequate separation of buildings for light, access and ventilation. Approval of the variance will not significantly diminish this setback area due to the open design of the deck. Additionally the deck would maintain an 8-foot setback for the front property line and the first floor would maintain the required 10-foot setback. These distances will provide separation of the proposed addition from the public right-of-way and will be maintained consistent with the intent of the Zoning Code. 2. The subject property is designated by the Land Use Element of the General Plan RT (Two-Unit Residential, Detached) and allows for two units on the subject property. Approval of the Variance will not affect density or intensity of uses. 3. The subject property is zoned R-2 (Two-Unit Residential), which allows single and two unit residential uses. Approval of the Variance will not affect density or intensity of uses. 04-24-2013 12 Planning Commission Resolution No. xxxx Page 3 of 4 4. The subject property is not located within a specific plan area. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Variance No. VA2015-001, 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 City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED AND ADOPTED THIS 23 ND DAY OF APRIL, 2015. AYES: NOES: ABSTAIN: ABSENT: BY: Larry Tucker, Chairman BY: Jay Myers, Secretary 04-24-2013 29 Planning Commission Resolution No. xxxx Page 4 of 4 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. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 3. 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. 4. 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 Variance 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 Variance and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 5. The cantilevered second story deck shall maintain a minimum front setback of 8 feet. 6. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of the Drewry Deck Variance including, but not limited to Variance No. VA2015-001 (PA2015-040). 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. 04-24-2013 20 Attachment No. PC 3 Setback Map No. S-2D 21 V� QP �P 9 09 W6 93 n a 0 0 Sp/D u4 'b A9 m Icy % L Y S_ = app 2S s�F l2S Subject Property WEST ,0j 10 8A480 q 8\ �Q �o\\ ° �.� m 9\ echo 0 4 \ 1 ->- ` p 0 125 250 N mommo== Feet (n Name: S-2D /October 26, 2010 V� QP �P Attachment No. PC 4 Applicant's Justification 25 V� QP �P 917 West Bay Avenue, Request for Variance, 2' Encroachment into the Front Setback Submitted by Theresa Drewry, Owner See also: Street Exhibit A and 2 photo sheets 4/8/2015 1 purchased 917 W. Bay for its location. My wish is to bring it into conformity with the neighborhood beach style and to let the fresh air in. As the neighbors know, a second story deck provides private enjoyment of sunlight, bay breezes, a parade of boats and conversation with friends above the kayak carrying trucks,SUV's, campers and the beach sweeper. 917 is the only one of the 8 two story "shoebox" homes having a view across the beach,that doesn't have a second story deck. Exhibit A shows that 5 of the 8 have second story decks encroaching 2'to 4' into the setback from Bay Ave. 2 were built with integral decks that do not encroach. 1 house, 917,was not built to have personal,outdoor living space at all. I have poured over the plans for ways to repurpose space in order to create a deck within the setback. The house has about 10' room space on all sides of the central staircase, except for the front which has about 13 '/:'. I will happily cut 3 feet off the second floor front of the house, but because the rooms narrow to 10 Y:' in the office and master bedroom,three feet is the maximum I can remove. As the floor plan shows, a deck really needs to have a depth of 5 feet to provide outdoor living with a few friends and chairs. I am requesting a variance for the additional 2'. My remodel fulfills the city planners'findings for decision as follows: 20.52.090 Variances. F. Findings and Decision. 1.There are special or unique circumstances or conditions applicable to the subject property(e.g., location, shape, size, surroundings,topography or other physical features)that do not apply generally to other properties in the vicinity under an identical zoning classification; The property came with unique conditions affecting my remodel because the priorities of the 1954 home builders were privacy and security to the point of creating a dark and unhealthy house. As built, the house has physical features that are burdensome to my ability to satisfy today's priorities for natural light,fresh air and outdoor living with friends. Doorways are missing or are not up to current building standards.The entrance from the garage is through a bathroom with a 25" entrance door. The back bedroom lacks either a window of size or a door to meet fire code. And the upgrade requires the whole house to have fire sprinklers. Fortunately, I like doors and fire sprinklers. Windows are few,small and devoid of natural cross ventilation. The interior air is so dead that large ceiling fans are in every major room, but they just recycle interior,still nicotine tainted air. Trying to resize and retrofit windows and doors without infringing on the neighbors' privacy or losing my own confirmed that a front, second story deck was the best solution. 27 It turns out the front decks on West Bay Ave. are not just for enjoying the great view, but also, as 7 out of 8 houses know,the decks are the way to bring sunlight and cross ventilation into a rectangular house and to maintain a private, outdoor space above the street without impacting the neighbors. Most important for 917,the floor plan,with rooms built around a central staircase, turns out to be very limiting. The time and money to scrape the house and start over, would remove these conditions,just like unlimited time and money could move boulders,fill in gullies and conquer cliffs. Removing 3' upstairs to make a deck is all the space I can find. The additional 2' 1 plead for will give me a modest, 5' deck and a significant change from fan-generated, recycled inside air to open the door and go outside fresh air. 2. Strict compliance with Zoning Code requirements would deprive the subject property of privileges enjoyed by other properties in the vicinity and under an identical zoning classification; The precedent for a front, second story, building wide deck has been set. The precedent for an encroachment has also been set. As my Exhibit A shows, on the 900 block of W. Bay,there are 8 similar homes across from the public beach. Of those, 5 have second floor decks encroaching into the setback from 2'to 4'. Another 2 have integral decks built to the setback. Mine is the only house without a deck at all. I am not asking for special privileges, but asking for permission to bring my house up to parity and conformity with the surrounding homes in the Zone. 3. Granting of the variance is necessary for the preservation and enjoyment of substantial property rights of the applicant; The substantial property rights I want to enjoy most are the wind off the Bay and the view of the seafaring activities on the Bay. I want to sit above the vehicles and the drifting sand and enjoy the outdoor sunshine and the air. I want to open the doors and get good, natural ventilation going. I wish for my own space with the privacy or welcome camaraderie of a deck. My dictionary says privacy is "solitude, secrecy or one's space." I'll skip the secrecy, but"one's space' really points out what a second floor deck has that a ground level patio cannot provide, one's space. I would like my space, like the rest of the 8 houses enjoy. 4. Granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district; The 8 similar properties have all demonstrated in their architecture that the view from a deck is preferred to a view from a ground level patio or behind windows. Most properties have it all. Those neighbors can be seen on their decks enjoying the sunshine and Bay breezes any typical Newport Harbor day. They can be seen on those decks by night,too,with a cooperative attitude towards parties, decorations and lights. I do not ask to exceed the limitations on other properties, nor infringe on their enjoyment of their better designs. I believe I have shown that my request is to make my house more consistent with the other properties in the vicinity and the zone. 5. Granting of the variance will not be detrimental to the harmonious and orderly growth of the City, nor endanger,jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood; and 22 My plan to recess the second floor of my house to build a 5' deck by means of a 2'variance will substantially improve the neighbors' view, light, sunshine and air beyond what little effect the 2' deck encroachment would make. The neighbor to my left already has a 2' encroaching front deck and the neighbor to my right has a brick "wing wall"that will continue to provide them with their own space. The 7 existing decks are proof that my proposed deck would not be a hazard, and would be harmonious to the orderly growth of the City. The precedent for a deck has been set and I can not see any detriment or hazard to the city or anyone residing or working in the neighborhood. My proposed deck, instead of the current lopsided arch and very large copper awnings, would make my house harmonious with the 8. So, I urge you to let me make it unanimous, 8 similar, attractive houses on a delightful little street. 6. Granting of the variance will not be in conflict with the intent and purpose of this section,this Zoning Code,the General Plan,or any applicable specific plan." I have provided my architect's drawing of the 8 houses in this section and zone, showing the size and position of their decks. Encroachments vary from 4'to 0'. We have provided photographs from the beach showing the relationship of the houses. Notwithstanding the depth of the decks,the houses are harmonious and quite consistent looking. The block has a feeling of neighborhood, except that the current fagade of my house, 917,just doesn't fit in. We have put a lot of thought into my proposed renovation. The house is 2369 sq.ft.,two floors built around a staircase. My options are limited, short of razing the house, which I cannot do. The remodel plan for the master bath has 3 %'floor space between the vanity and the wall. The bedroom has 10%' with 2 %'to walk between the bed and the wall. I plan to add clerestory windows to the master bedroom for more light and cross ventilation without any effect on the neighbors. Pushing and pulling at the floor plan for almost a year, I can't see how to cut any more interior than the 3' 1 propose to add to the 2' variance for the 5'deck.The second story plan shows how small, patio furniture might fit into 5' of depth. A 4' deck would be just too small. I hope you agree,that my renovation plans will be harmonious to the neighborhood and really have no detrimental effects at all. Please grant my request for a 2'variance. Thank you,Theresa Drewry �9 V� QP �P 30 Attachment No. PC 5 Existing Front Deck Exhibit and Photos 31 V� QP �P z iK (V / m �O XO W IL I �I LLI Y� z uW L Q m �o l Q 0 xzz xF- uI� �nzLu F XA K F � _ Q L_ zt U � Z r Q ' T Lu -- -- -- oho Z o uj �I zd wml m �LL 11' �� zN ly W �n z X- w cv m xu z° XO zZ mS x LL � YQ 0 m x ZN mz I X_ I uI ml 0 M l x0 z�l � W Jl 33 —A*t' AVENUE ADJACENT Nrzl6H50R PECK EXH151T o own 6 � o .I �110� I � I R � ■ f Y � I 1 \' d l 4111 1,l`IE5T BAY AVENUE - ADJACENT NEI&HBOR DECK EXHIBIT 921 925 r Q25) ' �III'� _, ;° )�y all LOOKING VEST FROM 4111 VIE5T BAY AVE. 3.� V� QP �P 3C Attachment No. PC 6 Project Plans 37 V� QP �P 3g Attachment No. PC 6 - Project Plans r NATIONALPOLLUTANTDISCHARGE ELIMINATIO_NISLTE PDES1 [�OLE� LEGAL DESCRIPTION Notes must be shown as worded,on the titte sheet of the plan 1.In the case of emergency,call at Work Phone# or Home Phone# ROOF N0TES LOT 6, TRACT 1061 r/� CITY C OF NEWPORT BEAH AV�1 COUNTY OF ORANGE, CALIFORNIA I:LI 2.Sediment from areas disturbed by construction shall be retained on site using structural controls to the maximum CERAMIC TILE APN: 041-273-06 wWJ q N extent practicable. ya N 3. Stockpiles of soil shall be properly contained to minimize sediment transport from the site to streets,drainage INSTALLATION NOTES PROJECT ADDRESS O Q ° U m facilities or adjacent properties via runoff,vehicle tacking, or wind. 8 o; p I. CERAMIC GLAZED TILE BY: cII7 WEST BAY AVENUE y ^ M 4.Appropriate BMP's for construction-related materials,wastes,spills shall be implemented to minimize transport (11��� rA N from the site to streets.drainage facilities.or adjoining properties by wind or runoff. NEWPORT BEACH, GA 82661 v 5.Runoff from equipment and vehicle washing shall be contained at construction sites unless treated to reduce 2• PROVIDE 1/2" GDX PLYWOOD SHEATHING (MIN) OWNER ADDRESS a N a � or remove sediment and other pollutants. m TILE NAILING: 10 PENNY, II &AU&E, CORROSIVE MS. THERESA 17REWRY a 6.All construction contractor and subcontractor personnel are to be made aware or the required bast management 3. RESISTANT BOX NAILS;2 PER TILE � 1 practices and good housekeeping measures for the project site and any associated construction staging areas. 15'5 SOUTH LA 5ENDA DRIVE V 7.At the end of each day of construction activity all construction debris and waste materials shall be collected 4. PROVIDE 30k FELT UNDERLAYMENT LA6UNA BEACH, GA c12651 and properly disposed in trash or recycle bins. PERP MFDR?SPECS? s 4" VERT. INSTALL (01401) 4CICI-47016 6.Construction sites shall be maintained in such a condition that an anticipated storm does not carry wastes or 5. PROVIDE SHEET METAL R15ER 5TRIP/BIRD pollutants off the site. Discharges of material other than stormwater only when necessary for performance and STOP AT "5" TILE ROOFS. SHEET INDEX PRELIMINARY PLANS completion of construction practices and where they do not:cause or contribute to a violation of any water quality standard;cause or threaten to cause pollution,contamination,or nuisance:or contain a hazardous substance in 6. CONCRETE TILE TO BE INSTALLED PER MANUF. TITLE/SITE 4 ROOF PLAN/NOTES/TABS. T a quantity reportable under Federal Regulations 40 CFR Parts 117 and 302. SPECIFICATIONS AND DETAILS. EXISTING FLOOR PLANS Al 9. Potential pollutants Include but are not limited to: solid or liquid chemical spills;wastes from paints,stains, 1. MISHT OF TILE: 11 LBS. EACH NEW FLOOR PLANS A2 sealants,glues, limes, pesticides, herbicides,wood preservatives and solvents;asbestos fibers, paint flakes or stucco fragments;fuels,oils,lubricants,and hydraulic. radiator or battery fluids;fertilizers,vehicle/equipment 6. COLOR: MEDIUM BLUE - TO BE SELECTED BY OWNER ELEVATIONS A3 wash water and concrete wash water.concrete,detergent or floatable wastes;wastes from any engine/equipment GR055-SEGTI ONS A4 steam cleaning or chemical degreasing and superchlodnated potable water line flushing. During construction,permittee shall dispose of such materials in a specified and controlled temporary area on -site, physically separated from potential stormwater runoff,with ultimate disposal in accordance with local, NOTE: DISTORTIONS IN THE UNDRLAYMENT state and federal requirements. SHALL NOT INTERFERE WITH THE ABILITY 10. Dewatering of contaminated groundwater, or discharging contaminated sells via surface erosion Is prohibited. OF THE SHINGLES TO SEAL. Dewatering of non-contaminated groundwater requires a National Pollutant Discharge Elimination System Permit from the respective State Regional Water Quality Control Board. 11.Graded areas on the permitted area perimeter must drain away from the face of slopes at the conclusion of each ALL VENTS TO BE PROTECTED WITH TABULATIONS working day. Drainage is to be directed toward desihing facilities. MAX. 1/4" NON-COMBUSTABLE, 12.The permittee and contractor shall be responsible and shall take necessary precautions to prevent public trespass CORROSION-RE515TANT, METAL MESH. E:XISTIN6 IST FLOOR: I,I014 50. FT. onto areas where impounded water creates a hazardous condition. 13.The permittee and contractor shall inspect the erosion control work and insure that the work is in accordance WTR. ALLEY WTR. EXISTING 2ND FLOOR: I,I15 50. FT. with the approved plans. FLASHING AT VALLEY AND -- -- 35.00 -- -- TOTAL EXISTING LIVABLE: 2,36ci 5Q. FT. 1Q� 14.The permittee shop VERTICAL CONFIGURATIONS WILL notify all general contractors,subcontractors, material suppliers,lessees,and property (Fa BE IN A owners:that dumping of chemicals into the storm drain system or the watershed is prohibited. 2013 ACCORDANCE WITH GBG - - - - -GATE - - - - - - - - - - - - - ADDITION F IST FLR. + 12 5Q. FT. NEW FIRST FLOOR TOTAL: 1,206 SQ. FT. 15. Equipment and workers for emergency work shall be made available at all times during the rainy season. Necessary H.B. ELEG. materials shall be available on site and stockpiled at convenient locations to facilitate rapid construction of I SERV. 2ND FLR. DEMO.: - 83 SQ. FT. r--1 temporary devices when rain is imminent. ALL FASCIAS TO BE PROVIDED &A5 NEW SECOND FLOOR TOTAL: I,Og2 50. FT. �c 16.All removable erosion protective devices shall be in place at the end of each working day when the 5-Day Rain WITH SEAMLESS, G.I. METAL, OR VAULT SUB PANEL �] cz Probability Forecast exceeds 40%. VINYL RAINGUTTERS AND �\Q 1 NEW LIVABLE TOTAL: 2,2018 50. FT. C`J DOWNSPOUTS. PAINT TO MATCH (E) P.A. J NEW DECK: + 132 SQ. FT. O� 17.Sediments from areas disturbed by construction shall be retained on site using an effective combination of FASCIA. ( NOT SHOWN FOR I y�o \� 1 erosion and sediment controls to the maximum extent practicable,and stockpiles of soil shall be properly contained CLARITY ). STYLE: 06EE I I (E) EXISTING UTILITY: 141 50. FT. to minimize sediment transport from the site to Streets,drainage facilities of adjacent properties via runoff, PA .--t I vehicle tracking,or wind. (E) I DEMO. UTILITYU : -12 SQ. FT. � r l 18.Appropriate BMPs for construction-related materials,wastes•spills or residues shall be implemented and retained NOTE SEE DETAIL 3" G.O. I R D6 1 Ni TOTAL UTILITY: -! SQ. FT. � on site to minimize transport from the site to streets,drainage facilities, or adjoining property by wind or FOR ROOF VENT PIPE I ze �Fi 1 EX15TI NG GARAGE: 638 50. FT. 4-1 runoff. PENETRATIONSI `tpl yGo EXISTING 2ND UNIT (LIVABLE) 652 SQ. FT. �" U ONE BEDROOM UNIT EXISTING 1 LOT SIZE: 3,150 50. FT. M OVER 3-GAR 6ARA6E I NO CHANGE I NOTES 1 - OCCUPANCY GROUP: R-3 / U Q O - - - - - - - - - L - - - - - - - - NUMBER OF STORIES: 2 (AV P.A. TYPE OF CONSTRUCTION: V-B A � REMODELED EX15T1N6 SPROPHWALL APPROX. YEAR BUILT: 953 (REMODELED 1984) ABBREVIATIONS R SHOWER (EJ BREFMWAY SHOAER (N) PA FIRE SPRINKLERS: NO H.B. ZONE: P.2 AB ANCHOR BOLT EA EACH INT INTERIOR REG. HVAC RE6i5TER 6 (E) ELEG ^ ABY ABOVE ELEV ELEVATION L LONG (LENGTH) REINF REINFORCE(INS) Gp`TE MAXIMUM HEIGHT: (vim✓ AG ASPHALT CONCRETE ELEG ELECTRIC(AL) LAM LAMINA7E(D) REO REQUIRED L= -� 5 r__ _ c=_=a L=_ ^ MAXIMUM LOT COVERAGE: A/C AIR CONDITIONING EMER EMERGENGY LAV LAVATORY REV REVISION(5), REVISED PROPERTY LINE SETBACKS: ACOU5 ACOUSTICAL ENCL. ENCLOSURE LH LEFT HANDED RH RIGHT HAND (E) PA I I ADJ ADJUSTABLE ( E ) EXI5TIN6 LT LIGHT RM ROOM AFF ABOVE FINISH FLR EQ. EQUAL LTWT LIGHTWEIGHT RO ROUGH OPENING I FRONT: 10' FEET ALUM ALUMINUM EW EAGH WAY MA5 MASONRY ROW RIGHT OF WAY _- I , ALT ALTERNATE EWG W ELEC. ATER COOLER MATL MATERIAL 5C SOLD GORE REAR: 2 FEET ANOD ANODIZED EXH EXHAUST MAX MAXIMUM S.D. SMOKE DETECTOR O I 0 SIDES: 3' FEET ARCH'L ARCHITECT(URAL ) EXIST EXISTING MB MACHINE BOLT 5F SQUARE FOOT Ir-�l Ik--�� ® LIM AT EXP EXPOSED MEGH MECHANICAL SH SINGLE HUNG WINDOW O Ik_�� II .I}l 7 Q REQUIREMENTS OF TITLE 24 REALATING TO ENERGY O BD BOARD EXT EXTERIOR MET METAL 5HT SHEET iS �__ #7=7' ---�$S n d' CONSERVATION HAVE BEEN TAKEN INTO BEL BELOW FAU FORGED AIR UNIT MFR MANUFACTURER 5HR. PNL. SHEAR PANEL Imo_ H; - ,, CONSIDERATION. O BET BETWEEN FD FLOOR DRAIN MIN MINIMUM 5L. SLIDING q BLD& BUILDING FEG FIRE EXTIN&U15iER CABINET MI5C MISCELLANEOUS SHTR. PRF. SHATTER PROOF I I I L-------__-_--- SCOPE OF WORK (MAJOR PORTION) BLK BLOCK FF FINISH FLOOR MO MASONRY OPENING 51M SIMILAR (E) 4:12 ROOF ry Ir----- --, BLK6 BLOCKING F.b. FUEL bA5/FINISF D GRADE MTL METAL S.O.V. SHUT-OFF VALVE _ I I (E) 4:12 ROOF -�-- lr-=+ _ - REMODEL KITCHEN BM BEAM FHG FIRE HOSE CABINET ( N) NEW SPEC SPECIFICATION 'C-� O U BOTT BOTTOM FIN FINISH NAT NATURAL 5Q SQUARE -----------�j-_ 11 p II - REMOVE 3' FEET OF UPSTAIRS FRONT BRb BEARIN& FJ FLOOR J0157 NIG NOT IN CONTRACT 55 STAINLESS STEEL ri=____==---11 11 4 N I III H (N) PA TO PROVIDE ROOM FOR 5' DEEP DECK. (2' CANT) 55M7 BASEMENT FLR FLOOR NOM NOMINAL ST. STATIONARY I CASE. CASEMENT WINDOW FOG FACE OF CONCRETE NRG UG NOISE RED 'N COEFFICIENT 5TD STANDARD II III W 10=3 ii - NEW FRENCH DOORS OFF MASTER BED. AND GB CATCH BASIN FOF FACE OF FINISH NT5 NOT TO SCALE STOP. 5TORA6E I I O �1 rV I „ OFFICE (PREVIOUS BED 2) GEM GEMENT FOM FACE OF MASONRY O/ OVER 5TRUCT STRUCTURE a Q q - RELOCATE HVAC 1 1 GJ GEILIN6 JOIST F05 FAGS OF STUD OG ON CENTER 5YM SYMBOL - RELOCATE LAUNDRY UPSTAIRS W 01-6GEILWG FS FINISHED SURFACE OD OUTSIDE DIAMETER T TREAD n - EXPOSE GEILIN6 IN KITCHEN, GREAT RM., L GLR CLEARANCE) FTG FOOTING O.H. OVERHANG ( ROOF ) TBD TO BE DETERMINED i'�=� rt ^ r CENTERLINE FUR FURRED(IN6) OPNS OPENING TEL TELEPHONE `` _ i� II DINING, AND BREAKFAST ROOM AND COL COLUMN GA GAGE, GAUGE OPP OPPOSITE TEG TONGUE AND GROOVE IF- ==?i? d' r J REFRAME WITH JOISTS AT 32" O.G. COMB COMBINATION GI GALVANIZED IRON O.S.A. OUTSIDE AIR THK THICK IF=====- II I1 u TIMER DEFERRED SUBMITTALS SEE KEY NOTES ON FLOOR PLAN ca GONG CONCRETE 6L GLA55,GLAZING PA PLANTER AREA TOB TOP OF BEAM IF I I H.B. FOR MORE INFORMATION GOND CONDENSER/CONDITION GLB GLUE LAMINATED BM PERP. PERPENDICULAR TOG TOP OF CURB __ __ CON5T CONSTRUCTION OR GRADE PH PANIC HARDWARE TOP TOP OF PLATE Sr - H� CONSULTANTS CONT CONTINUOUS GYB GYPSUM WALL BOARD PKT. POCKET DOOR 705 TOP OF SHEATHING / OR055-HATCH PATTERN I �Fj Fi DEFERRED SUBMITTALS TO BE REVIEWED BY GONTR CONTRACTOR H H16H PL. PLATE ( DBL TOP PL. ) TOP OF STEEL INIDGATE5 LIVABLE 3' 11 ® 1'-4 s PROJECT ARCHITECT OR ENGINEER OF RECORD AND D DEEP (DEPTH) HB HOSE BIB PLYYV PLYWOOD TON TOP OF WALL (E) 6.5:12 ROOF PRIOR TO SUBMITTAL FOR PLAN CHECK OR AT 2ND FLOOR TO d PENNY HG HOLLOW GORE � PROPERTY LINE TYP TYPICAL iL DRAFTING / DESIGN DET DETAIL HG HANDICAP P57 POUNDS PER 5Q. FOOT UNC U1,LE55 NOTED OTHERWISE BE REMOVED (E) RIDGE (29 4 I/2 ABOVE F.5) APPROVED BY THE CITY. W DF DRINKING FOUNTAIN HDR HEADER P51 POUNDS PER 50. INCH VERT VERTICAL H.B. II GAD WORKS - RESIDENTIAL DESIGN VY. J DF DOUGLAS FIR HDW HARDWARE P5L PARALLAM MFR'D. BM. • VINYL I 24q-12 SOUTHPORT 5T. DIAL DIA60NAL HORIZ HORIZONTAL PTDF PRESS.TREATED DOUG.FIR W WIDTH, WIDE I I (E) 6.5:12 ROOF DIA DIAMETER W/ WITH ® LACUNA HILLS, GA ci2653 HR HOUR PROV. PROVIDE RELOCATED „ II q4q - 230 - 8042 DIM DIMENSION HRDlAV HARDWOOD STAIR RISER, RADIUS ✓'UO WITHOUT GATE I If-,1 2ND FLOOR DN DOWN HT HEIGHT RA6 RETURN AIR GRILLE WG WATERGL05ET �- -� -- - STRUCTURAL ENG. / T24 DR DOOR HVAC HEATIN&/VENTILATIN& RAD RADIUS WD WOOD 5HADED AREA --O 5r- F WALL TO BE PTL DETAIL AIR CONDITIONING RD ROOF DRAIN NH AA7FR HEATER NP WATER PROOF(IN6) INIDGATE5 NEW - _L ; NEW 0 Q REMOVED DWG DRAWING ID INSIDE DIAMETER REF REFERENCE WI WROUGHT IRON DWR DRAWC-R INCL INGLUDIN6 REFL REFLECTED WL WATER LINE DECK ADDITION - S2�Y..>l_ DSK V (E) 2,-8„ DEMOLITION NOTES WTR. WATER (� 2' b HIGH WALL WR WATER RESISTANT HIGH WALL I. DASHED AREAS ARE TO BE REMOVED. HAM WELDED WIRE MESH O PORCH LINE OF IST , (W PA A O' FLOOR BELOW (N) P.A. INCLUDING DOORS, WINDOWS, CABINETS, L ETC. (D) PA RELOCATED (D) P.A. 2. DEBRI5 SHALL NOT BE ALLOWED TO VICINITY MAP NO 50ALE &ATE CENTER PILASTER ACCUMULATE ON OR ABOUT THE SITE. 3. EXERCISE DUE CAUTION IN GUTTING # 405 (PJ PA I (E) PA PATCHING OR GENERAL CONCRETING SO D AS NOT TO DEFACE THE PORTION OF T3 (N) PILASTER 4'-6" SURVEYS THE EXI5TIN6 STRUCTURE WHICH 15 TO 55 O REMAIN. SHOULD ANY SUCH IMPAIRMENT GONG. WALK MARKER SEWER OCCURE, IMMEDIATELY GLEAN OR RESTORE TO ORIGINAL CONDITION AT 4Y I'AG5r 01 NO COST TO OWNER. COAST HWY• CURB WEST: BAY =w m NEWPORT GUTTER BAY SEPARATE PERMIT(S) IS/ARE REQUIRED FOR ACCESSORY W tl1 BUILDING, PATIO COVERS, FENCES, SWIMMING POOL, BAY qv tV RETAINING WALL, DEMOLITION, ETC. N E• AveBoA° SITE ALL 51MP50N CONNECTOR5 NOTE: PROVIDE HOUSE IGC-ES ESR-2535 These drawings / plans and related specifications are in STREET NUMBER VISIBLE general conformance with local building code requirements DRAWN W.J.STOFFRE&EN as well as the 2013 California Building Standards Code: AND LEGIBLE FROM STREET SITE DRAINAGE NOTES 2013 California Building Code, 2013 California Residential Code, DATE 4/8/15 2013 California Electrical Code, 2013 California Mechanical Code, SITE / FLOOR PLAN KEY C.ENIERLIt� °F NEST BAY nR°dE°r " MANUFACTURER'S PRODUCT INSTALLATION - ALL SURFACE WATER SHALL - THE DISCHARGE OF POLLUT- 2013 California Plumbing Code, 2013 California Energy Code, SITE PLAN / ROOF PLAN DRAIN AWAY FROM STRUC7URE5, ANTS M ANY STORM DRAfNA6E Stan California Fire Code, 2013 California Green Building INSTRUCTIONS SHALL BE AVAILABLE ON AWAY FROM NEIGHBORING SYSTEM IS PROHIBITED. NO SOLID Standards Code. SCALE A5 NOTED NEW WALL (N) NEW THE JOB SITE AT THE TIME OF INSPECTION. PROPERTIES AND LEAD TO THE WA57E, PETROLEUM BYPRODUCTS, EXIST'& WALL (E) EXISTINGPER CH. I DIV. R, SEG. RI06.1.2 OF THE CISTREET OR OTHER APPROVED SOIL PARTICULATE, CONSTRUCTION SHEET -- TO REMAIN SCALE: 1/5" = I'-0" ZO TERMINUS. WASTE MATERIALS, OR WA5TE- Signed: WATER GENERATED ON 001,15TRUTION WILLIAM J. STOFFREGEN - PLAN PREPARER DATE ------ WALL TO BE (D) DEMO. pi ALL 01MEN51ON5, CLEARANCES, FRAMING MINIMUM SLOPES ARE: SITES OR BY CONSTRUCTION Firm Name: CAD Works REMOVED (R) RELOCATE / TO MEMBER 5/ZE5 AND GONF16URATIONS - 2% AWAY FROM STRUCTURES ACTIVITIES SHALL BE PLACED, BE RELOCATED ARE TO BE VERIFIED PRIOR TO WITHIN 5'-O" OF STRUCTURE CONVEYED OR DISCHARGED INTO Firm Address: 24972 Southport St. ROOF, GONG TO - 1% FOR ASPHALT AND THE STREET, GUTTER OR STORM Laguna Hills, CA 92653 BE REMOVED CONSTRUCTION. LANDSCAPED AREAS DRAIN SYSTEM 949-230-8042 L q �q Attachment No. PC 6 - Project Plans r - I BEAM . ®BOTTT_4 I I 2=CAR GARAGE 1-CAR GARAGE oN I a z N ONE BEDROOM UNIT \ and I N o — — — — — — — , / OVER 3-GAR GARAGE NO CHANGE I I� Cq a v SOFFIT \ b c� C) I / I ABV. lag \ I N a ' I 3420 AL.15T. UP l I L - - - - - - - - - - - - - - - - - L� � � � - - - � _n SECOND LEVEL ABOVE (CANT.) BREEZEWAY d GONG. 5' HIGH PROP. EXISTING FRONT ELEV. WALL �SHWR� 2" —Z 'G. O. 2024T ELEG. 8020 AL. XOX �] ZZ - - - - - - - - - - - - - �i � m - - - \J w' ssa I J LAV.�� ❑ SO N N W.G : FAU WHg CLOSET BED. 4 M1 xy nr d W8' GL'6 / GRPT. CG BATS � yti,fki II I SIL - - - - - _- - _— _- - _- - - 8' GL'G TIL IIS C� ,/� 114� r zs Z" Q BA 2 REG. SILEL G/ SHWR. h III BEDROOM 3T i I O /SHWR a GL'6 I Q ti ' , .` \o 4:12GL'6 / GRPT. FT ,e. I oN III �I VENT - - - - I � a �'��; .I �� � `/' j � I PANTRY — — I t I VI I - - - - - - - - - - - - SHEAR WALL: O O DRY I I WASH I c� xr rREG, III ,��`` , ,,�, �,; L _ � I d U — — — — — — — — — — — — I � — — t=—J� � J 3/8" TRK. PLYWOOD 2860 I d) AT ED6ESAT 3 I/2" O.G. a, SHELVES I I BEL-AI SOFFIT ,D M 4x16 BOTT. � 1 e HALL I AT II'-b"�IIC I I UP 15R ----------T -- ---- q I I r d IF y � o 0 z orl . \ / WARDROBE I I U v v q V_ N STOR. — — — / GABS. ABV. PL NUMFF (3k co GRPT. X 4 1 OVEN VENT — \` - — — — — — — — — — 8' GL'G / h 1 F 1 -I — II - - - - - - - - - - - � � KITCHEN _ � � o P W RETREAT1 4" I 11 0 (� I p 8' GL'6 / TILE K v 4:12 GL'6 / GRPT. N I G UJi L 4z, ti ? SOFFIT III n C '� I J N I / BATH 1 m - - Ilv -10 - - - - :a 'r' - - - - o d 1 J VOL-6 / TILE — — IIr — — — — — ; \ — — — — 0 BREEZEWAY LOOKING WEST LRE91 T I II SOFFIT J v+ AT REG. RE6. I I r I I G Q TUB / SHWR. w — — — _ — — — — — — — — — _ 2" — ` - — l� Q4x6 I_17 — — (E) 4x12 #2 5M. R — --7 I— — -TI — — J G. DOWN r �` Ff F_ 7E) 66x12 1 BM. D I I � 0 HALL "OTT. IIS SOFFIT I I SOFFIT z I 1 I AT 6'-10" AT 6'_10" m WARD./ w 1 I I 1 t 1 ` GABS./ 8' GL'6 / GRPT. +I,G �ar N� r �t �} .,itp I STORAG (LOFT ABOVE I R��- I I I gEgBgM LL IC\ WI IOU I� 4x16 DOTT. D =J-' ` ' ' J--t = —Q -_� — __ —_ _ —�l — ���pp; DINING LIVING RM. 1ti1 �',� T ` �• I ' j IT 11 11 11 8' GL'6 / TILE I I L - J 8' GL'6 / GRPT. Z •uta' I I I' / `� �,_, 1 BEDROOMI I2 I BEDROOM 1 11 �� ro kL 5 12 CL-6 / G PT. 6.5:1 GL'O / GRPT. = I I t' M I I I I W II II CoQ II II II °m0 I I 60 AL. SL. 0 AL. XOX 6050 AL. SL. 10050 AL. XOX o i COPPER 2 'L — - - � AWNN6 1 PORCH WALLHI6H GONG. BREEZEWAY LOOKING EAST 56" H16H PILASTER PA PA GP`s I FA MAIL BOX MAIL BOX35 OO { PA g w These drawings / plans and related specifications are in general conformance with local building code requirements DRAWN N.J.STOFFREGEN as well as the 2013 California Building Standards Code: SURVEY 2013 California Building Code, 2013 California Residential Code, DATE 4/8/15 CONCRETE WALK 2013 California Electrical Code, 2013 California Mechanical Code, 2013 California Plumbing Code, 2013 California Energy Code, MARKER SEWER PRoJECT NO. Z S2013 tandards California Fire Code, 2013 California Green Building Code SCALE AS NOTED EXISTING SECOND FLOOR EXISTING FIRST FLOOR °per Signed: SHEET SCALE: 1/4" = I'-0" SCALE: 1/4" = 1'-0" s WILLIAM J. STOFFREGEN - PLAN PREPARER DATE A 1 Firm Name: CAD Works \ Firm Address: Laguna92 Southport LagunHills, CA 92653 949-230-8042 OF L 40 Attachment No. PC 6 - Project Plans r WINDOW AND DOOR NOTES \ / ` O KEY NOTES ALL NEW WINDOWS AND FRENCH DOORS TO HAVE I ` - / I NEW OPENING - SEE INTERIORS V1 TEMPERED DUAL-PANE GLAZING WITH (LOW-E) I - - - - - - - - - -� - - - - - � - I 2. REMOVE STONE VENEER THE MANUFAGTURED WINDOWS SHALL HAVE I \ / I 3. FILL-IN EXISTING PLANTER A LABEL ATTACHED CERTIFIED BY THE r - - - 4. NEW WINDOW WITH SIZE INDICATED NATIONAL FENESTRATION RATING COUNCIL I Z=CAR GARAGE 1-CAR GARAGE o n I 5. NEW DOOR WITH SIZE INDICATED � N ( NERC ) AND 5HOWING COMPLIANCE WITH I N I 6. NEW BI-PASS WARDROBE DOORS O A 0 �' O THE ENERGY CODES I SONE BEDROOM UNIT ol_J I 0- 7. SHELVING AND HANGING SPACE - BY OWNER c� U 00 PROVIDE CAULKING / APPROVED SEALANT I / OVER 3-GAR GARAGE \ m Q -� 1 a. CABINETS OPEN TO ABOVE - SEE INTERIORS cid o AROUND WINDOWS AND DOORS I / NO CHANGE \ I w 9. REMOVE DOOR AND WIDEN OPENING 1►�5 •+'+ -- N 3 N x rn INTERIOR DOORS ARE TO HAVE RAISED G.O. I / \ I 10. REMOVE DOOR(s)11. RELOCATE WATER CLOSET, PROVIDE 30"w x 24"d 'b PANELING SOFFIT \ GLR. IN FRONT OF WATER CLOSET. WATER CLOSET y SEE TITLE 24 SHEET FOR MINIMUM WINDOW I ABV, (N) H.B. I MUST BE RATED FOR 2013 GAL. GREEN FLOW RATES lc 7q, DOOR PERFORMANCE 12. RELOCATE OVEN VENT / I \ C4 a ALL EXTERIOR DOORS TO BE SOLID GORE I / I- - - - - - - - - - \ I 3. HVAC PLENUM - DIMENSIONS TO BE FINALIZED THE LOAD RESISTANCE OF GLA55 UNDER I / \ I AFTER INSTALLATION OF UNIT AND DUCT WORK U UNIFORM LOAD SHALL BE DETERMINED IN / I m \ 14. LAVATORY - OWNER HAS CRYSTAL KNOB SETS AGGORDANGE WITH ASTM E 1300 I / E 1 �D \ I WHICH MAY REQUIRE NEW FAUCETS, STD. SIZES WHERE A WINDOW SILL IS LOCATED HIGHER '� I5. WOOD FRAMED MIRROR - SEE INTERIORS THAN 72" ABOVE ADJACENT GRADE OR I / I ,�\ I 16. 24"d x 77"w COUNTER. PROVIDE 3" BLUE TILE TO 3420 AL. ST. I BE SELECTED BY OWNER - SEE INTS. ILI FINISHED SURFACE ON THE OPPOSITE SIDE, I �' ______ - `` 17. APROX. 41"X60" CERAMIC TILE SHOWER OVER THE LOWEST PART OF THE OPENING SHALL I r-- ----� - BE 24" MINIMUM ABOVE THE ROOM FINISH I I / I I I I 44 OVAL TILE TUB, APROX. 3" - IS" DEEP. PROVIDE \ SHATTER-PROOF SLIDING GLASS DOORS WITH FLOOR SURFACE. OPERABLE SECTIONS OF I I UP �QJ 1 12"w "GLUE CHIP" PATTERN. TILE TO BE 3" BLUE COLOR THE WINDOW SHALL NOT PERMIT OPENINGS I I I I \ L__ ___._ TO BE SELECTED BY OWNER. TILE TO +78" THAT ALLOW PASSAGE OF 4" SPHERE I 1 / \ WHERE SUCH OPENINGS ARE LOCATED I I L - - - - - - - - - - - - - - - - - _� =L =L L J= - - -JJ I PROVIDE SHOWER HEAD WITHIN 24' OF FINISHED FLOOR. I / - - - - - - - - - - - - - - - - - \ 15. APROX. 20"w x 24"d LINEN CABINET - SEE INTS. I - - - - - - - - -- - - - - - - - - - - - - - - - - - - - - - J 19. NEW STAIRCASE SEE INTS. AND ARCH'L. DET5. I/2" MAX THRESHOLD TO STOOPS / FINISHED 7 20. NEW HANDRAIL AND GUARDRAIL, SEE INTERIORS SURFACES AT ALL DOORS THAT SWING 3 44 361. AND ARGH'L. DIETS. OUTSIDE I IS"x bp" 21. UPGRADE WINDOW WITH SIZE INDICATED I" MAX. THRESHOLD TO STOOPS / FINISHED ��� ! 22. NEW LAVATORIES TO BE SELECTED BY OWNER SURFACES AT ALL DOORS THAT SWING 44 ` A 44 23. NEW TILE COUNTER AND SPLASH WITH INSIDE OR SLIDE I 36N BREEZEWAY OW ER EE INTERIORS CELAPON SREEN 5" TILE TO BE SELECTED BY WINDOW / DOOR EGRESS 60" GONG. 24. NEW 36" w x 22" d VANITY - TBD * INDICATES E6RE55 WINDOW / DOOR ' 1 43 25. STACKED WASHER / DRYER (27"w x 31"d SHOWN) ESCAPE OR RESCUE WINDOWS SHALL HAVE A A I 71 26. 10"d x 40" w STORAGE CABINET. ALLOW STOR. MINIMUM NET CLEAR OPENABLE AREA OF 5.7" 67 86 56 FOR IRONING BOARD 50. FT. THE MINIMUM NET OPENABLE HEIGHT ______ I 10 85 27. 4" DIA. RIGID DRYER VENT HOSE. LENGTH = 8' DIMENSION SHALL BE 24" INGHES. THE MINIMUM 1 Obal�. ' F 1 28. VINYL OR PLASTIC DRYER VENT NET GLEAR OPENABLE WIDTH SHALL BE 20" O I 1 ry V- /� �\ 29. UPGRADED H.G. DOOR WITH SIZE SHOWN INCHES. WHEN WINDOWS ARE PROVIDED AS A 2 IS 28 27 I 1 �� �� �` 84 5' HIGH PROVIDE TRADITIONAL TRIM, FINISH BY OWNER EXISTING 40 I I �' �� vFGI EXISTING MEANS FI ESCAPE LL RESCUE, THEY SHALL 2030 2024 VY. I I ) �. PROP. I 30. RELOCATED ATTIC AGGE55 LOCATION (22°X30°) HAVE A FINISHED SILL HEIGHT NOT MORE THAN �•A5� -CAS€ -6030- Y.�ASE -5020#Y�C01x_1 -- - 44" INCHES ABOVE THE FLOOR � T � �F) 'y - � PROVIDE WEATHERPROOFING TO PREVENT _ G � I BAGKDRAFT PLUMBING NOTES -®~ - - - - - - - �TFI r 31 V9 • p� I 31. REMOVE HVAC REGISTER FL uc tt� 15 H- .J7 32. NEW HVAC, REGISTER AGGE55 PANEL ( 12"x12") REQUIRED FOR 21 roN 23 U I I NII I -.p} �'S I W II I)D.9 I 44 33. NEW 4x12 FLOOR JOIST AT 32" O.G. - FURR DOWN TUB TRAP SLIP-JOINT OR USE NON-SLIP O Q - - - - �. ( WELDED ) JOINTS. V I III - , I`q0- I `'ry> 24 BA 3 - -- - - --5 - - - = I_m_ Ji I i 12"w 34. VENEER SOFFIT TOA+gT� +/- 4" ABOVE JOIST IN SHOWERS AND TUB-SHOWER COMBINATIONS, S 22 30 7 am I I ICAO ' ' 35. REMOVE RAISED HEARTH AND SHELVES CONTROL VALVES MUST BE PRESSURE 12" L - - - - - - - - - - - - W TILE a II iBED. 4 I 36. 24" WIDE DESK - SEE INTS. 04 BALANCED OR THERM05TATIG MIXING VALVES. BAi �IC - - - - - - - - - - - - - to I ,u 37. NEW MANTLE TO BE SELECTED BY OWNER - SEE I� 3 78 d 8' GL'G / TILE MAX TEMP. 120'. PER CPG SEG. 414.5 8 418.0 Q bq y.0 j INTERIORS (APROX 52" HIGH) S' GL'6/ I I J SHWR. I ALL HOSE EBBS MUST HAVE AN APPROVED TIL I III 5 I I 7 38. NEW MARBLE SURROUND BY OWNER - SEE INTS. ANTI-SIPHON DEVICE. EXISTING I I BEDROOM 3 } v PEND. II I PROVIDE FREE-STANDING FIREPLACE SCREEN 65 SHWR� J Iw 66 > Ob J' / / I I 6 39. NEW DRAIN LINE TO TIE INTO NEW PORCH DRAINS \0 III 4:12 CL'G / TILE O I L-1 o 6A5 VENTS AND NON-COMBUSTIBLE PIPING �= �' v 41. RAISE EXISTING DRYWALL SOFFIT TO +7'-O" IN WALLS PASSING THROUGH 3 FLOORS OR 3 (f) 1 5 5j4` ----- 1 1 4 . LINE OF DECK ABOVE LE55 SHALL BE EFFECTIVELY DRAFT- I b , ,yj /6\ 25 I� / �o I O• 32 I 42. PROVIDE TYPE GALVANIZED DUCTING PER MFR'S STOPPED AT EACH FLOOR OR GEILIN6 r - r .r.) LREG, 11 / I (E) S.W. SEE III I RECOMMENDATION BEHIND UPPER CABINT5 V PROVIDE HARDIBAGKER GEMENT, WATER- 8 - - - - 29 2665/ S� HALL (E) PLAN 43. NEW FLAGSTONE OR QUARTZITE PAVERS - TBD RESISTANT BACKING BOARD AS BASE 5 I 7 52 5 UT 32 rL[ 29 8 DUTCH I PROVIDE GUT-OUTS FOR DRAINS - SEE FOR TILE OR WALL PANELS FOR NB OR I I_- I Q UT - - - - - ryQ- S' GL'G / TILE 668 O 3068, I 1 LANDSCAPE PLAN SHOWER ENCLOSURES OR WATER CLOSET z ® 2 6S I I W - - - - - - - 43 PKT. 268, ❑ ❑ 36 10 I 44. NEW PLANTER WITH SIZE INDICATED COMPARTMENT WALLS. is p 5 HALL 26 I BI-POLr1I �� [ ® I 65 UP 15R _ - - -- i 45. RELOCATE / REBUILD PILASTERS WHERE NEEDEDTANKLE55 NATER PLUMBER TO DETERMINE EMOD�LRNUMBER. Y` -A 2'-4'03268 5' CL'G/TILE 4x416 BATT. I `� �• 3 SECURITY 4-6. ENTRY DOORS: ONIETI-I- S SHEETRY R NOTES AND Q O PLUMBER TO PROVIDE 5A5 SIZING AND LOAD Wc�Q BI-FOLD II AT II'-6" I =_= I 53 1 L = _ _ _ ,;, ��`� _-_ _ _ _ _ _ I 47. MAIL DROP - 'SIGNATURE HARDWARE' 13" BRA55 CALCULATIONS PRIOR TO INSTALLATION I I 66 i - - �� I �I 72 7468 BI-PASS 58 IX LETTER SLOT. SKU #923204 I �Z HOT MOPPED SHOWER PAN SHALL BE OBJG. _ 1I 5 MIRRORED - 13 + 7 O 66 '1 48. RELOCATED 3068 DUTCH DOOR FROM FRONT INSPECTED UPON COMPLETION OF HOT 4 20 O 7 Fwo I I r - I ,REMOVE 66 I� 49. RELOCATE W.I. GATE IS" TOWARDS REAR MOPPING AND SHALL BE FILLED WITH VY. 1 r , O I w 'I 2668 g CHEN L SHEAR WALL WALL AND GARDEN 50. REBUILD LOW PLANTER Zj WATER FOR IN5PEGTION. GA E lLl _ _ __ _ _ _ L_ - �I- _ _ Q - I 55 - S- CZ54-T6E - - - - - - - - _ I SEE LANDSCAPE PLAN ___ _ __ _ _ _ _ _ - B-1`P-°`'-`s - - - - T I 2O I - 51. RELOCATED FORGED AIR UNIT. SEE TITLE 24 TO ALL PILOT LIGHTS TO BE 18" ABovE TE Irr_ -1 ;I�W .I MIRRORED F I 59 42 - i' DINING 11 VERIFY RECOMMENDED OUTPUT. PROVIDE 5/6" FLOOR IN GARAGE - GMC, 308.1 r r 1 ' I 9 III C7 O 1 I I - 1 8' GL'G / TILE IO I TYPE 'X' GYP. BIRD. IN CLOSET FOR -HR. FIRE RAT'G. PER 4.303.1 OF GBG: rJ ( L_J I lJ_ � 66 Q 81 ��� - I- LIN _ _ _ _ ap , I 52. RETURN AIR GRILLE c 0 RETREAT o I - - - J a - - _ FIXTURE TYPE MAX. FLOW RATE O5 III - - - - - - -a - - -� - - - 53. DOG DOOR - APROX. 10"w x 14"h ROUGH OPENING PEND, y) �10� 10 4:12 CL'6 / TILE 04 O 6 aI _ I� IIw Iz OWNER TO SELECT WATER CLOSETS 1.28 GAL. P/FLUSH ry I I m v m 6 33 � - 1 19 I' K 33 I~ 54. STORAGE - PROVIDE SOFFIT FOR HVAC RESIDENTIAL LAVATORY I.5 GAL. AT 60 P51 183 6 �„ _ _ _ _ _ _ _ - - I 75 8 _ , z .X ABOVE. VENEER SOFFIT TO MATCH CABINETRY AND KITCHEN FAUCETS VY. 11 12 - - - - - - I - - - - - - - IW SHELVING LAYOUT BY OWNER SINGLE SHOWER HEAD 2 GPM AT 80 P51 4 CASE 22 BATH 1 LREGJ% IS PK68 �TYP. EXP. - - - - - $ - - ---��� 77 i•L- - - - - - - - _ 55. RELOCATE PLUMBING PLENUM - SEE ELEV5. 8 GLC, / 1 III �Z� 4x8 R/R I - - ,, I 56. TANKLE55 WATER HEATER - TO BE SELECTED MULTIPLE SHOWER HEADS GPM AT �q(O PSI 4 N y. - - 1� O AT 48" O G L 62 31 _ SEND. i COMBINED) TILE,'] �.___ I Y BY CONTRACTOR DISHWASHERS AND CLOTHES WASHERS SHALL 24680 SdFFIr ' ' 1' 57. BROOM CLOSET - SHELF LAYOUT BY OWNER AND NOTE #54 'A 65 ATI B'-O" 1 _ NEW 6x1.2 _ 4 58. 36" REFRIG. / FREEZER SPACE PROVIDE WATER v♦ BE ENERGY STAR COMPLIANT PKT. 5 - IS - - -_ -_ -_ - - - - - - - - - s �._ _._._ _-�- SERVICE - I- - TI - - - J -FI - - fT- - I- rtr-_1 TT - -I r- - TI,--i- 59 24" DISHWASHER - TO BE SELECTED BY OWNER MECHANICAL NOTES I DOWN I /_ - - - -.-.__.� 60. 30" RANGE 'FRIGIDAIRE' #FPG55O05PF WITH �`L �'-' I I / - �� I I + T Ti T -'-' 1 MATCHING MICROWAVE ABOVE - SEE INTS. a PROVIDE SMOOTH METAL DUCT FOR DRYER I HALL 3068 79 63 PEND� ) 35 6 . 'ELKAY' STAINLESS STEEL DOUBLE SINK 33" WIDE EXHAUST - 4" DIA. MIN. 74 6068 BI-P' S 9 IPKT. I REG. hO I (�g ° 8' GL'G / WD. I I 62. 15" WIDE TRASH COMPACTOR SPACE PROVIDE DRYER EXHAUST TO OUTSIDE AIR. -TI- _ �j X 4 1 64 I I I 32 T T 82 I 1 63. LAZY SUSAN A DRYER VENT SHALL HAVE BAGKDRAFT I 6 _ IO I E66 I Itt01 O I I I I I F 1 I I 64. 10" DEEP BOOK SHELVES BELOW Ii I -- rl s I ® 32 REMO�/E DAMPER. k II 11 ORei 1 m IN I I I I I I 65. PORCELAIN TILE FLOOR - OWNER TO SELECT PROVIDE A 14"x8" OPENING WITH A METAL 8 132 I I II I II I / I I I I 8X12TBM 66. MARBLE TILE 12" SO., LUNA MARFIEL (HOME DEPOT) GRILLE INSERT( 100 50. IN. GLR. NET) I Ih 1i ' 10 / I I I I I I 11 I I I 66 I 711 I I I 67. REMOVE EXISTING STONE DAM AND PROVIDE Ix ABOVE DOOR FOR REQUIRED MAKE-UP AIR I I `� 'I 11 �'I Q I I APROX. 23"x33" DEPRESSION FOR DOG SHOWER I' / I `III BREAKFAST I RM. I I I I USE EXISTING DRAIN. REPLACE H05F BIBS AND O I 8' LG / TI I 68. DRYWALL MECH. SOFFIT 8" WIDE - T.B.D. WALL NOTES I I 66 I IO I/ 4x16 Tr. W GL'G / RILE I I 31 I . 36 1 FAUCETS p I IGi I I I� i 69. NEW TEMPERED GLASS SHOWER DOOR - OWER O SPECIFICATIONS FOR LATH, PLASTER AND I I I I I I AT IIS 6�'1 43 - - I TO SELECT STYLE J DRYWALL SHALL CONFORM TO THE O _ - -_� 31 - - J I- - I- - - 11 U. . - I I 66 ImI I I I I REOUIREMENTS OF CRC, CHAPTER 'T NT TI (N) OFFlfe I- - I- - Ti - - 1 1 I I I }) I I�I L---' I I I I I I 70. NEW 3" TILE COUNTER AND SPLASH - TO BE ANY PLUMBING DRAINPIPE OR VENT PIPE I , I I I �✓ SELECTED BY OWNER } 0 5: CL'G TIL 5g I I 133 I I 71. STUCCO WALL ON OWNERS SIDE - TYP. AT EXPOSED UM OUT THROUGH SND WALL SHALL BE 2x6 > >❑ MASTERI BEDROOM I I I I 1 CMU WALL STUD WALLS OR TWO 2x4 WALL5 WITH OI I I IOil I 16.5:12 GL'6 R I�� I I I I B7 I 1 I 72. CHANDELIER - OWNER TO PROVIDE PLYWOOD SHEAR PANEL ON NON- (V a �O I I I X I 1 PLUMBING WALL O 11 11 I I 0 O 131 I I 73. HERB CUPBOARD, 6" DEEP - SEE INTERIORS I I I I I rA 4 ® I I I I I I I 74. ENLARGE CLOSET SHELVING BY OWNER PROVIDE 2 LAYERS OF GRADE D PAPER E ,fl�. 1 4a (544 IKI 34 8 I I I OVER ALL LENGTH APROX. 6' FEET W 5424 sr. s4 5 . 5424 5 . v I I`�' I - I I I I I I I ( FELT ) OVER PLYWOOD SHEAR WALLS IRAD.�I I -I I--, ORA I ❑ I ORAD. I I y _ - I WALL INSULATION NOTES I TEMP. TE L-I TEMP. I _ 75. 3 PART KITCHEN WINDOWS - LEADED GLA55 CASE. I JJ IL - I LL - -I I- LL - IL - I I WINDOWS TO BE 24" WIDE. MIDDLE Z (N 8x12 WOOD BEAM O WIOx STEEL B . - I WINDOW TO BE 30" WIDE SLIDER R-15 BATT INSULATION g 2x4 EXT. WALLS aSw 1 1 - -IT- - T1 - -IT- 111m� •� - rr .-11 - I - 7T 1 w I 76. PRE-CAST TRIM - APROX. 4" WIDE x 11/2" DEEP. d' II- I I mw d- A 5 w I I 1 I I r I III I I I I K D FRENCH DOORS TO FOLD BACK AS FAR AS POSSIBLE R-19 BATT INSULATION 2x6 EXT. WALL5 c 5 N �� 5 o N ! NN �4 0 1146' I 77. 6.5 w x 6 DEEP CANISTER SHELF qi, / O oN?25 }e^ DIP I/ Ow z EXISTING WALL - I 1 w R-30 BATT INSULATION @ CEILINGS - W 2g;. F 36" DIA. x h O I� OQ I I4 I I I III I I I I I 78. RAISE GEILIN6 TO 8'-O" O x / 25 - ALL VI RR ��m RR o- GUT BACK 3'-O" -0 O605d VYr �. 1 1 06050 a i Q 2$° a �IsrRo BNys, L_ -2x 0.W GNP'�o HDR. b-8 HDR. - I I 79. RAISE CONTINUOUS BEAM TO FLUSH CONDITION AND o ALL INSULATION MATERIALS SHALL HAVE A IO _ _ TABLE L __ _ -_ =r,_aa�E _ _ __ °dry tar - ! ...... -- „ FLAME-SPREAD RATING NOT TO EXCEED 25 W 76 �' --'-'-'-'-'-' -' 51. 0 DEEP BOOKSHELVES AND A SMOKE DENSITY NOT TO EXCEED 450 Z �m O �Oi J - -'-----------'-' _ -' 81. UPPER CABINETS - SEE INTERIORS. PROVIDE LED STUCCO NOTES TILE cv L - - - - - - J UNDER CABINET LIGHTING - - - - - - - - - - - - - - - - - - - 82. NEW IRRIGATIONGONTROL 55. NEW 2" A55 DRAIN LINE FROM PORCH THROUGH WEATHER-RESISTIVE BARRIERS SHALL BE A 36" (E) 2'-5" HIGH PILASTERS AND PLANTERS INSTALLED AS REQUIRED IN SECTION 1402-1 4 I 3 44 5Q, 41 4-1 76 WALL - 36„ I 54. EXISTING ELECTRICAL PANEL OF THE CALIF. BUILDING CODE AND, WHEN 55. EXISTING CABINET APPLIED OVER WOOD BASE SHEATHING, SHALL I SO I I 86. TANKLE55 WATER HEATER CABINET INCLUDE TWO (2) LAYERS OF GRADE "D" PAPER 43 PORCH WITH DIMENSIONS AS SHOWN MISC. NOTES REMODELED FLOOR PLAN KEY I I PROVIDE LOUVERED AGGE55 DOOR 'TEMP.' INDICATES WINDOWS REQUIRING SAFETY NEW WALL (N) NEW GLAZING ( TEMPERED ) EXIST'G WALL TO REMAIN (E) EXISTING b �� CONCRETE PADS FOR AIR CONDITIONING UNITS (D) DEMO. TO BE 4' MIN. ABOVE FINISH GRADE. ____ WALL / LOW WALL -- TO BE REMOVED (R) RELOCATE / TO I II II II TILE INSTALLATION SHALL BE IN ACCORDANCE BE RELOCATED _ - - ._. _ _ _ _ _ 1 0_ WITH DETAILS AND 5PEGIFICATIONS OF THE -- WINDOWS, DOORS, GABS., (U) UPGRADE V' TILE COUNCIL OF AMERICA AND HANDBOOK - APPLIANCES TO BE REMOVED ... PA PA .. FOR CERAMIC TILE INSTALLATION. ------- ROOF TO BE REMOVED ST. STATIONARY These drawings / plans and related specifications are in PROVIDE WEATHER STRIPS AT THE ATTIC EXISTING EXISTING general conformance with local building code requirements DRAWN 2868 CASE CASEMENT W.J.STOFFREGEN AGGE55 PANEL TO PREVENT BAGKDRAFT as well as the 2013 California Building Standards Code: 5L. SLIDING ROSES BOGIES SURVEY 2013 California Building Code, 2013 California Residential Code, DATE 4/8/15 HEIGHT IN FEET 8 INCHES A MARKER 2013 California Electrical Code, 2013 California Mechanical Code, PROVIDE HOUSE STREET NUMBER VISIBLE AND 83 50 83 83 CONCRETE WALK 83 39 SEWER PR DJEcr Ivo. LEGIBLE FROM STREET WIDTH IN FEETtLL 8 INCHES OBS OBSCURE GLASS � 2013 California Plumbing Code, 2013 California Energy Code, Z 2013 California Fire Code, 2013 California Green Building SCALE - Standards Code. AS NOTED NEW SECOND FLOOR NEW FIRST FLOOR "A SHEET Signed: SCALE: 1/4" = I'-O" SCALE: 1/4" = 1'-0" Z WILLIAM J. STOFFREGEN - PLAN PREPARER DATE Firm Name: CAD Works \ Firm Address: 24972 Southport St. Laguna Hills, CA 92 92653 949-230-8042 of L 41 1 Attachment No. PC 6 - Project Plans r V1 �i rA CA rA V1 N O I < 7 A � � U o00 , cid pyo N 7 Cd •� N a U (E) STONE _ _ (E) RIDGE (E) RIDGE (E) RIDGE (E) 4:12 ROOF 12 12 O W I La N IL REMOVE ROOFIL i AND WALL p R p (N) F to a O H p (N) (Nj J (N) a = (N) (N 1L 14 LE 0 = J UJ 7 I <Y ' 0 � PRE-CAST REMOVE _ Ui .. in in ; 1 l ,� .. H1 _ N' 2x4.TRIM `POP-OUT'WALL '- . m IL `r. :2x4'PRE-GA5TTRIM . . . AT DOORS .. - DOORS OTE . I — R —— — Ty. --4:.12 STUCCOED. W DOORS -'Tl P. TOP"' . _ I _ — — w EXTERIOR FINISH NOTES 1 \ — .- - -- z — - - - --- - -- — - ALL EXPOSED WOOD TO BE 545 �--1 p WTR. I-fTR��• I - i VENT „ I ` 24" +/cI O I I PROVIDE 2 LAYERS OF GRADE D PAPER (FELT) OVER PLYWOOD I O cV I j 0 0 0 I SHEAR WALL5 N N ALL EXTERIOR WALL FINISHES ' TEMP. TEMP. OUTDOOR SHALL BE IN ACCORDANCE r l a a SHOWER. WITH GBG AND TITLE 24 U CEJ GATE (N) ° o I (E) GATE WOOD, I_ ��REWORK PLUNjBING - ul SEERV..EG a o 1 ° (N) (N) I AND REMOVE OLD (N) (N) a ALL TRIM 4'-0" OR LF-55 FROM ..r LOUVERED _ DOOR FOR'. . I EXTERIOR MOUNTED n �ELJ k x IST FLOOR LINE TO BE WOOD HVAC I' PLUMBING PLENUM - q LLLIII lul 4'-O' CAN BE FOAMYV STUCCO U.N.O. ABOVE \ (E) F.S. (E) GLEAN-OUT. - F MM (E) F.5. n (E) F.5 ALL DOOR AND WINDOW hal (N) PET (E) F.S.-]' .S. DESIGN WOOD MEGH TRIM TO BE STUCCOED OVER {� DOOR STONE OWNER TO EER BY OWNER DOOR FOR U.N.O. Q 0 LEFT (EAST) ELEVATION SELECT REAR (SOUTH) ELEVATION WA EREHEATER STUCCO LATH AND DRYWALL SHALL BE NAILED TO TOP SCALE: 1/4" = 1'-0" SCALE: I/4" = I'-O" AND BOTTOM PLATES ALL EXPOSED WOOD PENETRATING STUCCO TO BE 6.1. FLASHED AT PENETRATION PROVIDE 2" CLR. FROM STUCCOED P TRIM TO WINDOW FRAMES FLASHING NOTE FLASHING AT VALLEY AND VERTICAL GONFIGURATIONS WILL BE IN ACCORDANCE WITH GBG FLASHING SHALL BE INSTALLED IN SUCH A MANNER SO AS TO PREVENT MOISTURE FROM ENERING THE WALL OR TO REDIRECT IT TO THE EXTERIOR. FLASHING SHALL BE INSTALLED AT THE PERIMETERS OF EXTERIOR DOOR AND WINDOW ASSEMBLIES, PENETRATIONS AND TERMINATIONS OF EXTERIOR WALL ASSEMBLIES, EXTERIOR WALL INTERSECTIONS WITH ROOFS, CHIMNEY, PORCHES, DEGK5, BALCONIES, AND 51MILAR PROJECTIONS AND AT BUILT-IN GUTTERS AND 51MILAP LOCATIONS WHERE MOISTURE COULD ENTER THE WALL. FLASHING WITH PROJECTING FLANGES SHALL BE INSTALLED ON BOTH SIDES AND AT THE ENDS OF COPIN65, UNDER SILLS AND CONTINUOUSLY ABOVE PROJEGTIN6 TRIM PER GBG z `O r (E) RIDGE \ (E) RIDGE - � > (E)(E) RID6E 12 \_ (E) STONE W bs� 12 J 6.5 W _ (E) 4:12 ROOF 0 (N) m = 2 tp WALL AND ROOF L T 54 5T. F- N TO BE IDS [L REMOVED p 45" O O w O LL STONE VENEER - ------- - TO ---=- -�-- R TO BE SELECTED i IL u1 BY OWNERLL / i 42" HIGH MTL. GUARDRAIL (N) (N) / O J 7 WITH T.S. PICKETS SPACED a _ CID O S 4.. O r F�REMOV -------- l 11 ~ 0 - ------=- -' L- -, '� - - _ CANNOT PASS THRU E. O A DIA SPHERE p WINDOW AND �- E�- L- IN FILL-IN ~ -_E-_-I 7 U1 W �-L- N . . IL - _ �T- ter' - - - T 1 - .. - IL a " PRECAST 2x4'TRIM O FOR PROTECTION i H ry H Ul to These drawings / plans and related specifications are in RELOCATED general conformance with local building code requirements DRAWN W.J.STOFFREGEN - (E) GATE . . o DUTCH DOOR' UJ a - as well as the 2013 California Building Standards Code: _ o FROMFNTRY , A@ © 2013 California Building Code, 2013 California Residential Code, DATE 4/8/15 2013 California Electrical Code, 2013 California Mechanical Code, _ 2013 California Plumbing Code, 2013 California Energy Code, PROJECT N0. 2013 California Fire Code, 2013 California Green Building SCALE (E) (E) Standards Code. AS NOTED N\ FES \ (`I .5. SH SET Signed: (E) F.S. WILLIAM J. STOFFREGEN - PLAN PREPARER DATE RIGHT (WEST) ELEVATION FRONT (NORTH) ELEVATION Firm Name CAD Works Firm Address: 24972 Southport St. SCALE: 1/4" = 1'-0" SCALE: 1/4" = 1'-0" Laguna Hills, CA 92653 OF 949-230-8042 L 42 Attachment No. PC 6 - Project Plans r v1 M ul N � N C9M a y N a U INSULATION NOTES SEE TITLE 24 5HEET5 FOR MINIMUM PERFORMANCE FRAMING NOTE FIRE BLOCK STUD WALLS ( AT 10' INTERVALS [ HORIZ. B VERT.] ), ENCLOSED AND CONGEALED SPACES, AND AT OPENIN65 AROUND VENTS, PIPES, DUCTS, CHIMNEYS, BETWEEN ATTIC AND CHIMNEY CHASE, AT STAIR STRINGERS, AND 51MILAR PLACES AT CEILING AND FLOOR LEVELS. EXTERIOR FINISH NOTES ALL EXPOSED WOOD TO BE 545 PROVIDE 2 LAYERS OF GRADE D PAPER (FELT) OVER PLYWOOD SHEAR WALLS ALL EXTERIOR WALL FINISHES SHALL BE IN ACCORDANCE WITH GBG AND TITLE 24 ALL TRIM 4'-0" OR LESS FROM IST FLOOR LINE TO BE WOOD W/ STUCCO U.N.O. TRIM ABOVE 4'-0" CAN BE FOAM ig-1 � ALL DOOR AND WINDOW TRIM TO BE STUCCOED OVER U.N.O. STUCCO LATH AND DRYWALL r SHALL BE NAILED TO TOP AND BOTTOM PLATES ALL EXPOSED WOOD PENETRATING STUCCO TO BE 6.1. FLASHED AT p� PENETRATION PROVIDE 2" CLR. FROM STUCCOED MM TRIM TO WINDOW FRAMES .0 F+-1 FLASHING NOTE .8 0 O FLA5HIN6 AT VALLEY AND VERTICAL �.I CONFI6URATION5 WILL BE IN >> I� ACCORDANCE WITH GBG FLASHING NOTE 2 Z FLASHING SHALL BE INSTALLED IN SUCH A MANNER 50 AS TO PREVENT MOISTURE P FROM ENTERING THE WALL OR TO REDIRECT IT TO THE EXTERIOR. FLASHING SHALL BE INSTALLED AT THE PERIMETERS OF EXTERIOR DOOR AND WINDOW ASSEMBLIES, PENETRATIONS AND TERMINATIONS OF EXTERIOR WALL ASSEMBLIES, EXTERIOR WALL INTERSECTIONS WITH ROOFS, CHIMNEY, PORCHES, DECKS, BALCONIES, AND 51MILAR PROJECTIONS AND AT BUILT-IN 6UTTER5 AND 51MILAR LOCATIONS WHERE MOISTURE COULD ENTER THE WALL. FLASHING WITH PROJECTING FLANGES SHALL BE INSTALLED ON BOTH SIDES AND AT THE ENDS OF 0OPIN65, UNDER SILLS AND CONTINUOUSLY ABOVE PROJECTING TRIM PER GBG EXISTING RIDGE EXISTING RIGIDx ITBG CEILING INSULATION 12 12 1/2" GDX ROOFG / SHT'6 6.5 3y FJ�XB 6.5 (E) CALIF. (E) ROOF 5HT'6 (E) 4x8 R/R FRM'G (4:12 ROOF) AT 52" O.G. 2x10 FASCIA 0 DEMO. ROOF EXI5TIG 4x16 C I� o RIDGE BEAM (E) ATTIC COPPER I/2" GYPSUM BOARD is) RAIN GUTTER( INTERIOR FINISH LL �F Y EXTERIOR NEW CRIPPLE O p FINISH _ Q WALL O I II NEW FRENCH H LL — = 0 NEW BI-PASS LL DOORS 1V DOORS NEW STUDiu— ` (� DEMO WALLS w O OFFICE 5T)gR. WALL W LU BATH 1 HALL BATH 2 (N) REMOVE REMOVE p I BECK 42" HIGH T.S. WALLS WALL I i Q ~ GUARDRAIL WITH I I � K i i I I i i PICKETS SPACED 5'-0" O W W Z NEEXPOSED 0.SOA 4" DIA. _ - 4x12 AT 32" O.C. LL SPHERE CANNOT 2'-0" B'-O" 1NEW EXPOSED [NEN DUCTING o `� ' NEW PLYWOOD 4x12 AT 32" O.G. PA55 THROUGH ADD I (REMOVE 2x12 AT 11 4x12 EMP. P/-1 FLOOR SHT G (V 32",0C BLKIG I6" O.G. ) -4 LJ -4 1 NI 1 2x8 OVER — — — N - 2x10 FASCIA - -- — HANGER PER \ N STRUCTURAL (N) DRYWALL RF-615TFR EXISTING "i/8" STUCCO PLANS 2 — UNDER DECK LINE OF FURRED (E) 6x12 LINE OF FURRED 2x12 FLOOR I� DECORATIVE DOWN DRYWALL BEAM DOWN DRYWALL JOISTS AT I6" O.G. I/2" GYPSUM BOAR WOOD GAP TO CEILING LEAVE CEILING LEAVE N INTERIOR FINISH CONGEAL HANGER APROX 4" OF BEAM NEW MECH. APROX 4" OF BEAM EXISTING 2x4 NAILER EXPOSED SOFFIT EXPOSED STORY STUD WALL Z NEW WINDOW STEEL BEAM PER BREAKFAST RM. KITCHEN BATH 2 STRUCTURAL o l(1 PLANS PENINSULA X (E) EXT. (E) PORCH SLAB DOOR These drawings / plans and related specifications are in general conformance with local building code requirements DRAWN yy J,5TOFFREGEN as well as the 2013 California Building Standards Code: (E) HOUSE SLAB 2013 California Building Code, 2013 California Residential Code, DATE 4/8/15 SLAB PORCH 2013 California Electrical Code, 2013 California Mechanical Code, SL2013 California Plumbing Code, 2013 California Energy Code, PROJECT NO. /�� 2013 California Fire Code, 2013 California Green Building lF.S. SCALE Standards Code. AS NOTED FOOTING PER \\ �\�\ \�� Signed PLANSHEET �\ \ / Firm NamI eLIAM J. AD Wo ksEN — PLAN PREPARER DATE A4 i SECTION A-A `r,���\\�� r ///r\� / Firm Address: 24972 Southport St. SCALE: 3/8" = I'—O" Laguna Hills, CA 92653 OF 949—230—8042 L 4S ............. ........ ......... ......... I ...I...... ... ..... ..... .. ........ . . .. ..... ._ .. . ...... 1111 .. Attachment No. PC 6 - Project Plans` 11 11 I ! .. " I . . I y __.. 1�- 11 `" }E - I _ ,- 11 { . . - . 1111." - ." .__ p,....-.�..... _w._...-. __1_111_.._. .. ., _ v_,-- .r :� I p _sc::...._I,r.,,,sxx_ r( __ ".._>.�_._...:r. ._.. �.. .- _-.�s...r_.....p, a;f'.Ey j >� i� �; i 4 . . • _ �`'-�. f I ; �i ; i ti j I, I . I i �. ( Ij .. h�� _._ -� Z.�� �i { I,Ir----.-------I--. 4 p -51'' ._c- :� ' j. 1 I .�11 ✓' I .1 � _ i I 11 ' I _ 4s i ' .. ..„ ,o . r' P. 1 _ _ __ )1_111- ..- --...4 . .._,._ i . .:: 1 !� S .. (� A .. i }^ t_... . V E . . ". . f/' '� 1 j . ; ( E ; 11 ..' ja i. _ I 1, II t k I I 1,111:_.. �.: { ( 1 . . i { I .1 '1� „ + . m ^_ .,m__.�._ �.,__ _ _, ._N._ . . '" . . .. ,� :,i. i a:'li;, ". . -,',. { ..µ .. . ,nt$.5"T f`,4.ice-4`'. 1e,-`.d-f ..-. ,.. . I I I. ....._._.._� _�__-a .._ .,.-.j_.._._a._.._ w...._,..t, +, v."._.._.... ... 1111. ... __ _ _ .. M —,, . ... . . . . . .. t j } + 1 - : " .. 4 r' .. .. 11_11 . - . . . . - t -1-., .....__.,.... .._._- I - :. _.-1_11_1 1111__ _._...._....__, . __:_ ..._.r._ '�...,._ 1111 ._........._ _ ..". —.-I- ___ 1111 ._____._ .., 1111 ,. _._. _. ._ - , r ._:._._-- __ _.,. r , -.�„_: 1111 ... .. _ '_ __._ _1111__. ` ... 11 .. 1.,.--_�._.._.__.__.. ..c. - i- I. ' tis. 1: I .. E . -. �._.__ ..._a..._ .._ .._._ ..y._...:: i t. . } }_ _..v i f ___. _ :__ .r.P _ _� - tI, r IL /. „_„_. _-. .1._111 r it .1..:: ' 1111, _ f � ) - P I 1 .. \ 1111 .. 1 I . ( r-..":.1� 1111_.._..,.. �. ... .-_ �— ! 1111... ._ ,. .. .-_. .., , 1111_ 1j F i 1., r - .�`Y f�71N S t".v3,Z�m.C_ �.,1 {11 11 � .. i { I i T t .. I i { \ I f..i I c I . i .. ,7� t_ ._ .�:/-,\s 4s. 1 I i I I - �' � , ' ' - , a - 1 i L F � _.c>:_.. ,S GA:. .G,3%Sh^3 N J - a i 1 ;i �-- `.'�`!' —:� "' r ✓. ?uU - r�L. , ; 's y Ya„- .�� I , : ('tui j .. .a.. _ .s f ) ,. 1' . _.. I '� I ; { `` 41~ I , ���_ � la 12s i i � I N I \ j, I , 2 lac I V 1 _' _. _11_11._.. __1111 __ . . ... ._...... - i I , t .. i i 4 .i' [. ! s "Y .. . 4i f ..{TjfJ v"'. 2.'..rs-1,.. .. x ,� Z < a s V -_. Ii j .2 y_ zx,. _ _ - -- — p g. }� t 4 �6 . . 1 ) I E (. 1: / 1 f i;•� r } fz^ N }t — _, , ' / .._. n. on� � xr�/ -o . _T / Xf z. { e C `n' P��..Jm. ,f'�. .f,"%C. I r y.... v � s .i .. _. E�Fvh�T C1i' „ K; -)II ri - 'F'1155 '.17" i F K .: i L—. ! t ! .. �;•'"�� _'i9. 1• .,` I :_. _ C+ . � ""'�i V.,� ;r) �,� I .,..."d n FP ST�f,' " '-' Y r i.a--r.�.... i i I G ' r ,..., ..-v"r,4• i "'(l' 1. ."_ \.,\ I ,i .. I .. .. 1111_... .. _ .. -.. ......_..... 1111., .." .. . .. 1111 ... i ._11__11. ...".__.._ 1111. .. _.._ ,1111_ . ! I :_l li f ' L_fas.-.h! (- ... t - E'�L,Hs y^F !'r{rAsr 1 I r. 111_1-- q_.L_. _ - -j . .t. I } j i - } ' jI , t j ( :;LT -". ��� V2Ji N�hl/) ..:"` . 1 i ; , I ; j w. TI 1111.. L 1 Y. . .. S . i ( I -� . , .. 9 �. / I j _ 111 . . ... 11- .. . ._ . .._........ ............. _ ......_.... .. _.-.... ; _ ._ . . I 4 I S ( 1 1�, f.,,, , ' .! ` 6x:A6 Z . : ., i ; i 1 I 1 i. U , i� .__.. �' �/ � I ,; n t { 1�1 a TC zI", \. I r - d _ vy _ t , - i n;` i .. .......1 11 .. .. ._.. .. .. . - .. _11 11 �I ` I ` I . .. .._ . .. .._ ... _._ 5✓ . �..---..,_. . ...............n . .. ... , _ - . .. , - .1 ..,. ... ��'. P i L..� ,_ -, - ``y.. - iI 11 I <% Z A �f _ !, ' .l>v' r'� f'�f.(�e.r i l .. ..�...�--_.__. ..- »...»...._ J. ... __.---w--t,.. 1111.._.. _..-. _.._.....__. '...s._4._ 1111 ._.._ _..�.-,. v.. 1111�..__.....1 : 1. t 11 1 I _.. '.,-__.__.___ {_1111__.._ .. " . - ,' g .. t I7 _� i.._ _.;. . . 1111 Ii , _. .._... _' _._ 1 1_1.1 ..: , 1111.. C. >s x a 1 ,1 a1 . _.. . . :..� I E"r::: .:. . ...::.:: ..": _ _._::, ._ ..... _ I I 11a_ 4 .. . ... 1111..._ . . _ 1111... —. 11 @. 1111 .. .. 11 11. . . ... . . it, 1 . ''�' . .. .. .. 1 11 1. ... I - , w - - , : .. ._�_ ,.. _.._ 1111._. 1 111_...- 1111. 11,11 _111_1._1111...1111. .. _.- __ ...11__11. _ 111.1_... _. r - ::F:: .. , ,,. _1.,, ,^ - - _F 44 Subject: ADDITIONAL MATERIALS RECEIVED - PC MEETING - APRIL 23, 2015 PLANNING COMMISSION —APRIL 23, 2015 ITEM NO. 3a: ADDITIONAL MATERIALS RECEIVED DREWRY DECK VARIANCE (PA2015-040) From: jxfurn [mailto:jxfurn yahoo.coml Sent: Friday, April 17, 2015 10:58 AM To: Ramirez, Gregg Subject: Mr. Ramirez. My name is Joe Exner I live at 915 W.Bay Ave next door to 917 W. Bay. I looked at the plans for the deck that Terry would like to have built. I approve of the deck if there is only a T encroachment. That would be in line with decks on other homes on W. Bay between 9th& 10th. Thank You Joe and Sharon Exner 949-675 7694. Sent from Samsung tablet i 04/22/2015 10:42 9494994796 TERRY DRE141Plannln9 Commissioi-P ApMT/23, 2015.. Item No. 3b: Additional Materials Received Drewry Deck Variance (PA2015-040) Theresa"Terry" Drewry,owner 917 West Ray Avenue,Balboa,CA 92661 REQUEST FOR VARIANCE FOR SECOND STORY DECK TO ENCROACH Z INTO FRONT SETBACK There is precedent for such a build, This variance is necessary to bring the right of privacy and quiet enjoyment of my property Into parity with the similar houses on the street. The build is supported by adjacent and nearby neighbors In Zang time owner occupied homes. Those neighbors have suggested that my deck plans will transform an architecturally non-cpnfarming house into cohesiveness with the neighborhood, They want me to succeed. Here are some other neighbors who think 1 should be allowed to build with the requested variance: I J144L UoA,�-Po/)- Qr'GcR Ir� 1'r^•a.c.� �Qc:. �l �q!ba� Planning Commission - April 23, 2015 Item No. 3c: Additional Materials Received Drewry Deck Variance (PA2015-040) ,�-CEIVED BY April 19, 2015 COMMUNITY Mr.Gregg Ramirez,Senior Planner APR 2 2 2015 City of Newport Beach,CA By email p DEVELOPMENT Vd' RE:Application for Variance, No.VA2015-001(PA2015-040) �y OF NEwPOP�0�P 917 West Bay Avenue Neighbors representing four long-time owner occupied residences adjacent to or with a view to my property viewed my plans on 5/17, 2015. All four have written to you in support of my project. The Exners sent their supportive comments directly to you. The Tonas,Abrahams and Babcocks left their letters of support with me to mail to you. I have put those letters in the mail, but just in case, I am attaching to this email copies of their letters. They refer to me as"Terry," because that is the name 1 use on just about everything except property deeds. Because I do not live at the property, I was not able to"blanket the neighborhood" and so, rely on the city s mailer.I put a note in my window with my contact information offering to show my plans to anyone who contacted me. I have heard positive support from others, but they are outside the 300'area. of course, I would appreciate it if you would pass the letters of support along to the Planning Commission. Thank you. Sincerely, Theresa "Terry" Drewry 1 4 pages attached Planning Commission - April 23, 2015 Item No, 3c: Additional Materials Received Drewry Dec ,_(f�cjl�-040) c Planning Commission - April 23, 2015 Item No. 3c: Additional Materials Received Drewry Deck Variance (PA2015-040) Planning Commission - April 23, 2015 Item No. 3c: Additional Materials Received all Drewry Deck Variance (PA2015-040) �- Planning Commission - April 23, 2015 Item No. 3c;; AdditigwaWlaterials Received fO W uxwr"n,i�;•Mr rn,r qA pCk V Ira ance (PA2015-040) rj4'?t6'� R At 4A MMt M, An+IA01 rN.\n1A. POR• L7 „w noon a+,. ,p sirup'1"".,n"1Mn A"H",iN is17 ,1060 423-27 rJT 423-28 d 4 SO h MNfA RM[ 101-13t 1j.A4il'.w jaA4 ryww" 1T.T TR CT 1 '(D lkN U04 (r♦' M uaY r�r. .� O 4 BAY r,Pr ^; t P,1UAxr1 1t2 A.s La QY ®'; R Na t061 1'^ Ix Y �I � �� rd w 2 Ea 2! ..+ z. 2;y 24.. ;9 , x nn 7 e i B A gALLEY g �� 39 � ALLEY 'y O to is fa tw fl ! 1 .113 12i g° SE p Ufa, 27 i i , 1 •3 PACE N MAP " zi ~� O /� i 1 IZ. k. µ1, MRt Al.51b gy�,s'Ct'u6'J9 I A 1 37 ..BY w (to,BUY O 18 016 bi N 3b1 • 2 qY i�® •a®^t, 14 7 ® . 26 11 g A 1 N0, 884 , - +� P' oe :.• i Y' ..� n' v� N ,r ai• lu' .n•47 122 7 1 i n LBALBOA ` BOULEVARDS •••6 0 S -•� - Y g ASSESSOR'S NAP ASSESSO.P'S BLOCK BOOR 041 PA GE , M.M. 2T NOtE ' PARCEL NBMBEPS fOONrY OT ORANGE 4 IN CIRCLES 3 sEC. 8 NEW BEACN M.M. 30-11 sxawN o TRACT ND 884�� M.M. 34-26 166-38 8 TRACT N0. 106! P M. -23,!22.35, 8 MARCH 1949 PARCEL MAP ` P M. 193-34 Drewr DeckVariance ♦ • Marr W1�� ` R Ilk'.j�9{W�Qn„�� {{ �•-r- � _} I Planning Commission Public Hearing April 23, 2015 , Planning Commission - April 23, 2015 Item No. 3d: Additional Materials Presented at Meeting 040) a�EwPORr Vicinity Map O r n U 1 a cqC/FOfiN�P 4w4** �eW1dr . `ir ^I h 44W IL =•1 � .'� ���'+4 � ", ,`. r`�lf- rel. ^� / -'A� _ b �•� NAy ¢�i ti JOSAf /W4� I �/� � • � �+'-fid t d I '��;°�,.r� l� Planning Commission - April 23, 2015 Item No. 3d: Additional Materials Presented at Meeting 040) Proposed Project - Site Plan n I rD 'p�D D � In � � A� r Ei 90.AD' q to L�jl n I 1 I p 11 I I HrTw1 > ( °M ii N zg Ivl 10_0" ^=r 622x 7 . 1�x==__ � _ I w II 1� II li p � � 1 22'-O RQ " Z a U a L °I Q y it rn I � ��iti ly N 0 III-Y 'I�.Ic KT. w f11® 90.00' y� N �j Planning Commission - April 23, 2015 Item No. 3d: Additional Materials Presented at Meeting v� 040) rr Variance Request Deck Detail 6 m _ n u - -- ,•' 11 HIBER CRO55-HATCH PATTERN INIDCATE5 LIVABLE 3' AT 2ND FLOOR TO (EJ 6.5 2 ROOF BE REMOVED (E) RIDGE (2 1/2 ABOVE F.5� v (E) 6.5:12 ROOF RELOCATED GATE -,I 2ND FLOOR 5HADED AREA REMOVE BE INIDCATE5 NEW 4 DECK ADDITION __L v (E) 2'-e" NEW DECK (E) 2'-S" HIGH WALL HIGH WALL O PORCH LINE OF IST (N) P.A. (N) PA FLOOR BELOW (D) PA RELOCATED (D) P.A. GATE CENTER PILASTER Z FA 35.00' (EJ FA (N) PILASTERSURVEY GONG. WALK MARKER ►" CURB WEST_ BA Y 07/13/2012 Community Development Department- Planning Division 4 Front Elevation y11�A■ASA■ASA■ASA■ASA■ASA■ASA■A�A�A�iI�A�A�A■A�il�/1�A■A�A�A� r•�A"AmA•AvA�A�A�A�A�A�A�A•A�A�A�A�A�A�A�AaA`A�A�A�A�A�A�.- gAVAVAaA�A�A�A�A0VAVI•VlVQ�A�A�A�A�A _ •■A■A■A■A■A■A■A■A■A■A■A■A■A■A■A■A■ASA■A■!�■A■A■A■A■A■A■A - r+�■A■AfIA■A■A■A■AIIA■AII^IIA■A■A■A■A■A■Ay/1■A■A■A■A■A■A�A■A■�■- *■ ■IA■A■A■A■A■�■ ■A■A■A■A■A■A■A■A■A■A0A■A■A■MOVE AAA■�■A■A■A■ u i ►►iiiiil♦♦1 Ui��¢II•Me C Ind�. d ►i� ♦ 1 _ _ d ►iN�1i ♦►I�.oi�C►I�`;� Ir ��iroUi♦1♦ ►iii►1 /•iiii�iN I! /1 11 l ►i� ♦►A �l 1 !�6 C !Q ►ii4�i ♦•1 iS+/l �� I� I� Ilgi/i ►iii'�� ` � ►•iiil•►i•t Ulir�i�►�'� �� '111 s��i►i� ♦►iiiiA I� rf F �►1•�i�i�i���►����1•li�i i i�O� � � 11� i�11�►i�Iii►�►i�i�il�1�1 7777 .n\�/�►���i�i����ii11:.r.�.711 �n�Ca60��p'�11� r��:�►��� iD����i�l�!�. _—� ---� MOM s- a.:• �_ -- - II IIIIII ��� � Planning Commission - April Item No. 3d: AdditionalMaterials Presentedat Meeting .Lv a J040) Left � East� Elevation . I (F) RIPOE o.,,a ,I .. REMOVE ROOF AND AALL .-- a (to" _1 a 1 • ♦11,x11 1N11H __1 1111111 II Hf11, ■I �I 111'1111111111 •1NN� 1 1111111 �11111� 1111111, ■1 �,1,11i1�1�_ � 1 ATE AND r OLD ; E.fYORKXTERIOR , 1 - r L—J Planning Commission - April 23, 2015 Item No. 3d: Additional Materials Presented at Meeting 040) Neighboring Deck Exhibit T- -F -1 1 —Tm—m-F---T 0 EXIST NG EXISTING EXISTING EXISTINGEXISTING EXISTING FOOTPRINT EXISTING EXISTING i FOOTPRINT ; FOOTPRINT ; FOOTPRINT ; FOOTPRINT ; FOGTPRINT ' i FOOTPRINT i FOOTPRINT ; EXISTQ DECK iMONK 3x6 TIN WDEGK EXISTING D$ -- - K EXISTING DEGK DECK --� 90q qll 1 ql5 ql5 ql� q21 q25 C1201PROPOSED W. $,4Y ,n,Viff. DECK 2' INTO 5E-MACK 10' FRONT 5ETBAOK TYR EXISTING FRONT DECK EXHIBIT AT WEST BAY AVE. St-.AI F. 1.9n 0j 07/13/2012 Community Development Department- Planning Division 7 Planning Commission - April 23, 2015 Item No. 3d: Additional Materials Presented at Meeting 040) Floor Plan — 2nd Floor �cr 9(i MEAT u t — ----- g _� alI,,v� QQQ TTT ox iiiiii� u + _ II �•_ J II u fff EIIII'� 4] H 0 a g O —_ __ gI u S a � _ d I a F— .S 9 I IdJ �g Imp. s r a = __— -�F—\— O GRID E if I D / g _ I P O 0 �o-ll > II a9 II I � II II II Q � ,❑ � o�$ II I� II II II * LAW ❑ lii n n I u ii _ + u O LLj 07/13/2012 Community Development Department- Planning Division 8 Planning Commission - April 23, 2015 Item No. 3d: Additional Materials Presented at Meeting 040) Recommendation _I m U P Conduct a public hearing; and Adopt Resolution denying Variance No . VA20i4-oo6 . • • • � • 1 • • � • • • r r � �• • NI `e a ti 4 M I _ For more information contact: - Gregg Ramirez, Senior Planner 949-644-3219 — gramirezQa newportbeachca.gov www.newportbeachca.gov Planning Commission - April 23, 2015 Item No. 3d: Additional Materials Presented at Meeting 040) Photos 91'1 WEST BAY AVENUE - ADJACENT NEIGHBOR DECK EXHIBIT �1 ■Ml -- Ii diOq dill 913 .p ir 07/13/2012 915 din 11 Planning Commission - April 23, 2015 Item No. 3d: Additional Materials Presented at Meeting 040) Photos 91l HEST BAY AVENUE - ADJACENT NEIGHBOR DECK EXHIBIT l 3 t � _ i C121 925 07/13/2012 Community Development Department- Planning Division 12 Planning Commission - April 23, 2015 Item No. 3d: Additional Materials Presented at Meeting 040) Ph • • r ■ is � � l 929 ail O ST FROM 917 WEST BAY AVE. 07/13/2012 Community Development Department- Planning Division i3 Planning Commission - April 23, 2015 Item No. 3d: Additional Materials Presented at Meeting 040) Section Ex15TIW5 Rlo r IXIlRM MCP �Nll,wtipl TiP WWIN I] � I—J1 rxrls awrauw �"d b E4h0.POtlF WSTU5E6BE6 U 5 ' A C S [[ffFP�PB#! VJ'dTP§!Y4 FHSH {�_BONdJ _ �} 1rAN 1uTIkR� I � MIFNtIR "" 6aT6N9R � N��E I I I I _ rmrow 1@II PIF:NfH " }$ Na'1 pl+wn! II ii ii L bocR� I I Ppgq 11 INN 911A i i Q III 2 �•�iF II SII NiLL ii LCHp H4�4L�i i � � K BATH 1 II HALL BATH 2 p fN? pECz� I�.e II I. r 1 ~ ■ ll�Lm IIYO `� Wl�'� II �i �� ]O w3'CIA Zb. II Yg - AMU wT AT O/n �� II 11 NYV Rg1�2P ILH Lll I I W c Y.4b MI '�y 4 4 !9A Fl.YY{'Y.P I I I I h1]+�T fl]•OL. i i Mj1.Ir�.�yMJ T PICI�R BXT6 i i gwLkq 16'GG:SJ]IT CI n ��xw rW mm14 � � cxrorrw�'/ — In«JY ule or riwwen au rLaole IN e+TY�H rev urwio uw�a�u rxi csl°Pins°awn .owls wr m•oc. S M NIWCR MNYI GOMCCK HwNNP Q Rw}1 �IMx14 �f R'MY ilak� Panb H�Ll - ?H 1WL6P :M E HPea BREAKFAST RBL KITCHEN BATH 2 o a —OUT. Y ,T�It1cH�Lbl PT's 1 T NacK 94w9 YN�M tTl Fes. rmrw rer .-_ M1wM SECTION A-A 07/13/2012 Community Development Department- Planning Division sq Planning Commission - April Item No. 3d: AdditionalMaterials Presentedat Meeting .Lv a J040) Right �West� Elevation Z STONE +AALL ANP �; 12 ..TO DE I STONE VEI ---- ---BY OYNER - 1 � Oi�i�i�i ----• r RIGHT (WEST) �� �� Planning Commission - April Item No. 3d: AdditionalMaterials Presentedat Meeting 1 1 Photos CHI TI cis 20 Firr 07/13/2012 16 �1 l I Planning Commission - April 23, 2015 Item No. 3d: Additional Materials Presented at Meeting 040) Photos r "ONES move NRO 07/13/2 17 Planning Commission - April 23, 2015 Item No. 3d: Additional Materials Presented at Meeting 040) Photos Ill 4 07/13/2012 Community Development Department- Planning Division 18 • • • • 1 9 1111 ' 1 � 1 r MEN= GrNn 9i rjRp0 Ohzi3O 1011.1- u `% c►��49"Ov0°� fiM9 Avl ill! v ���i:��� h r' ®�''D�►v+vGv���?� -! �., ' y P 900@ ►® ®/•Ie�o�3•► I i■�i�nuu4tr►�is';�►i/►►�i�l���•b9aA9AAd®d�40OA6AG�A0AA48�A������6�A�b9y®,G�®QA�, �1AG4AiiIpl�11►�.����:.�V�..w.rsCer:.a^>�s:wGfw�',,.�►i��i'I�. �.�c.� RliIiIl���•c*ei?...w.:...wiv►c^.:a��.►l��'.��iy:���ldIi1ijC�►►0G jGGG®1jO,� ��®''e®®1:A.;'�►�4 C►P)®♦®®G®AAAG®GGA®AG®G�9�J�►��P��/���1� aG■! l■u�o �— IGOi 110,01,1✓11 II•�dAG���Vv1►�A� �G►AsA�A��e� �_ e •' a __� �_______Of�__ _�- ��_�_ � _■ --Y�ii FAL'+ �- � 1 0 ilk s' ' Planning Commission - April 23, 2015 Item No. 3d: Additional Materials Presented at Meeting u - rr r u- r . - J 040 .. 0� (K)� 601 _ �•,•,o❖.•i� ... ..... �►�._te. ..� • ■ r o _ y�jil��•{• Iv{�{t�t{{ 1{{11{I{tYt 1{1{I{i1t1{1 ■�■ 1 Itttlt{{1{1� rtttttt�{{�t �■ 1 I 1{{�t�it{�11� tt1{t{/�; ■�I / - - ■ 1 • REMOVE I • ; EXTERIOR VII! •• - , ■ ___ r7� Planning Commission - April 23, 2015 Item No. 3d: Additional Materials Presented at Meeting 31 8• LJ L J Drewry De 040) GL•b/ --__ , I I �T ewsnns II II I III BEDR �M 3I 4,12 Q- /TILE - D 5 HALL I ' Wr 4' 3'-4•v906H B'GL'bTLE F _,Y�II J F T 11 T - Ill 66 :m m m. — _-� I^`•: 12 SII '-4' 5 146b 31-PAPS 3'-T I r \� 20M 81 M-dx�r 4 3668 Tew IQ ���; \ (5 � __ I m d 4:13 cL•6/TILE 4 - ir _ - - _ _ - - - _ — — _ I `/1' 4X8 Wit 4 CASE BATH — I4 Is _ _ IL O5 AT b'04. IT � O — — .HALL T4 6068 BI-PASS 19 b'GL16/YO �^' '04 epw O �1 I I9 1 MA TE BEDROOI dI I. i 65:12 G1.'6 71LE_ . r O 15424 w o4./s�T. I f s4 51 — 5424 5 i 5 5 1 EXISTIN Y1ALL - V I h�. ]6iq�A �.e[ y•� Nwv1t✓I �d� � �,XSy GUT BACK 3'-0' 30 lb z � r 07/13/2012 21 REMODELED FLOOR PLAN KEY