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HomeMy WebLinkAbout05 - Dannelley Modification Permit - PA2015-067 o4�Ewr°Q COMMUNITY DEVELOPMENT DEPARTMENT y PLANNING DIVISION u 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 (949) 644-3200 Fax: (949) 644-3229 c`�LfFOR�,P www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT June 11 , 2015 Agenda Item No. 5: SUBJECT: Dannelley Modification Permit - (PA2015-067) 4630 Dorchester Road • Modification Permit No. MD2015-003 APPLICANT: John Dannelley OWNER: John Dannelley PLANNER: Melinda Whelan, Assistant Planner (949) 644-3221, mwhelan@newportbeachca.gov ZONING DISTRICT/GENERAL PLAN • Zone: R-1-6000 (Single-Unit Residential) • General Plan: RS-D (Single-Unit Residential Detached) PROJECT SUMMARY A modification permit to allow an approximately 24-percent addition to an existing non- conforming single-family residence where the Zoning Code limits additions to 10 percent of the existing gross floor area when the required parking dimensions are not provided. The non-conforming garage currently provides 19 feet 6 inches in width by 20 feet in depth, where a minimum 20-foot by 20-foot dimension is required. The garage dimensions were in compliance with the Zoning Code when it was originally constructed. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Draft Zoning Administrator Resolution No. _ approving Modification Permit No. MD2015-003 (Attachment No. ZA 1). 1 V� QP �P Dannelly Modification Permit Zoning Administrator, June 11, 2015 Page 2 DISCUSSION • The property is located within the Cameo Highlands neighborhood off of East Coast Highway and measures approximately 12,677 square feet in area and has a lot width of approximately 60 feet along Dorchester. The neighborhood is developed with single-story single-unit dwellings. • A 2,675-square-foot single-unit dwelling with an attached 420-square-foot garage is currently developed on the property, which was originally constructed in 1961 with additions in 1965 and 1989. • The applicant is proposing a one-story addition to expand existing bedrooms, add a new walk-in closet and storage area, and add a new dining room area. The total addition proposed is 733 square feet and equates to an increase of approximately 24 percent of the existing structure. • The existing interior garage dimensions of 19 feet 6 inches wide by 20 feet 8 inches deep were compliant with the Zoning Code at the time of construction, where a minimum 20-foot by 20-foot interior dimension is required on lots wider than 40 feet. • Due to the change in the development standards related to minimum size of garage parking spaces required for lots 40 feet wide or more, the existing two-car garage is legal nonconforming. Additions to the existing residence are limited to 10 percent of the existing structure (Section 20.38.060.2.a and b: Nonconforming Parking — Dimensions or Type of Parking Spaces). A larger addition can be permitted with approval of a Modification Permit (Section 20.52.050). • Given the scope of work, increasing the width of the garage to 20 feet would result in a practical difficulty by requiring significant structural alterations to the garage and entrance to the dwelling, including relocation of a load-bearing wall, and a significant expansion in the scope of work. • The existing garage provides two (2) useable garage spaces; therefore fulfilling the intent of the Zoning Code by providing adequate parking on site. Approval of the Modification Permit allows the applicant to continue the use of the existing two-car garage, which has not proven detrimental to the occupants or neighbors of the dwelling. • The proposed addition would extend the existing one-story areas toward the rear yard and the existing swimming pool. The addition would comply with all of the required setback areas and the maximum 60 percent lot coverage for the R-1- 6,000 Zoning District. The addition would result in a dwelling that is consistent in scale with other dwellings in the neighborhood. TmpIt:04-17-14 Dannelly Modification Permit Zoning Administrator, June 11, 2015 Page 3 ENVIRONMENTAL REVIEW The project is categorically exempt under Section 15301, of the State CEQA (California Environmental Quality Act) Guidelines - Class 1 (Existing Facilities). This exemption includes additions up to 10,000 square feet where public services and utilities are available and the area is not considered environmentally sensitive. The proposed project is a 733-square-foot addition to an existing single-family residence in a developed neighborhood and is not within an environmentally sensitive area. PUBLIC NOTICE Notice of this application was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of- way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: An appeal may be filed with the Director of Community Development within 14 days following the date of action. For additional information on filing an appeal, contact the Planning Division at (949) 644-3200. Prepared by: Melinda Whelan Assistant Planner GR/msw Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans TmpIt:04-17-14 J Attachment No. ZA 1 Draft Resolution 5 V� QP �P RESOLUTION NO. ZA2015-0 A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING MODIFICATION PERMIT NO. MD2015-003 FOR A 24-PERCENT ADDITION TO AN EXISTING NONCONFORMING SINGLE-UNIT RESIDENCE LOCATED AT 4630 DORCHESTER ROAD (PA2015-067) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by John Dannelley, with respect to property located at 4630 Dorchester Road, and legally described as Lot 84, Tract 3519 requesting approval of a Modification Permit. 2. The applicant proposes a modification permit to allow an approximately 24-percent addition to an existing non-conforming single-family residence where the Zoning Code limits additions to 10 percent of the existing gross floor area when the required parking dimensions are not provided. The non-conforming garage currently provides 19 feet 6 inches in width by 20 feet in depth, where a minimum 20-foot by 20-foot dimension is required. The garage dimensions were in compliance with the Zoning Code when it was originally constructed. 3. The subject property is located within the Single-Unit Residential (R-1-6000) Zoning District and the General Plan Land Use Element category is Single-Unit Residential Detached (RS-D). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Single-Unit Residential Detached (RSD-A). 5. A public hearing was held on June 11, 2015 in the Corona del Mar Conference Room (Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project has been determined to be categorically exempt pursuant to Title 14 of the California Code of Regulations (Section 15315, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act) under Class 1 (Existing Facilities) of the Guidelines for CEQA. 2. This exemption includes additions up to 10,000 square feet where public services and utilities are available and the area is not considered environmentally sensitive. The 7 Zoning Administrator Resolution No. ZA2015-0## Page 2 of 6 proposed project is a 733-square-foot addition to an existing single-unit residence in a developed neighborhood and is not within an environmentally sensitive area. SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.52.050.E (Modification Permits — Required Findings) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. The requested modification will be compatible with existing development in the neighborhood. Facts in Support of Finding: 1. The neighborhood is comprised of single-story single-unit dwellings. The Modification Permit will allow expansion of the one-story single-unit dwelling, which is compatible with other properties in the neighborhood. 2. The addition would increase the one-story dwelling by 733 square feet, expanding existing bedrooms, and adding a new walk-in closet, storage area, and dining room. The proposed alterations will comply with all applicable development standards, including lot coverage, height, and setbacks, and will not intensify or alter the existing nonconformity. 3. The proposed addition will result in a total floor area of 3,828 square feet (including the 420-square-foot garage) with 27.7 percent lot coverage, which is substantially less than the maximum allowable lot coverage of 60 percent for the property. The resulting dwelling will be similar in bulk and scale to others within the neighborhood. 4. The existing development on the property is a single-family dwelling. As such, there is no change to the density or intensity as a result of the proposed remodel and addition. Finding: B. The granting of the modification is necessary due to the unique physical characteristic(s) of the property and/or structure, and/or characteristics of the use. Facts in Support of Finding: 1. The interior dimensions of the existing two-car garage were in compliance with the Zoning Code at the time of construction in 1961 and additions in 1965 and 1989. However, as a result of amendments to the Zoning Code, the two-car garage is now substandard in size, and is therefore legal nonconforming. 03-03-2015 g Zoning Administrator Resolution No. ZA2015-0## Page 3 of 6 2. The garage currently maintains the required 6-foot side yard setback and relocating the westerly wall 6 inches would result in an encroachment into the setback. Relocating the easterly wall would result in significant structural alterations to the existing structure only for a nominal 6-inch increase. The easterly wall of the garage is a load-bearing wall that separates the garage from living space. Bringing the existing two-car garage into conformance with the clear 20-foot width required by the current Zoning Code would result in a significant increase in the scope of the project. 3. The granting of the Modification Permit is necessary to allow a reasonable addition to an existing dwelling that was constructed in compliance with garage standards in effect at the time of original construction, and that are adequate in width for the parking of two (2) vehicles. Finding: C. The granting of the modification is necessary due to practical difficulties associated with the property and that the strict application of the Zoning Code results in physical hardships that are inconsistent with the purpose and intent of the Zoning Code. Facts in Support of Finding: 1. The addition is extending existing rooms toward the rear of the property and toward the pool area. Increasing the width of the garage to twenty (20) feet would result in a practical difficulty by requiring significant structural alterations to the structure and a significant expansion in the scope of work for only 6 inches. 2. The existing garage provides two (2) useable garage spaces only 6 inches less than the required width, therefore fulfilling the intent of the Zoning Code by providing adequate parking on site. Approval of the Modification Permit allows the applicant to continue using the existing two-car garage, which has not proven detrimental to the occupants or neighbors of the dwelling. Finding: D. There are no alternatives to the modification permit that could provide similar benefits to the applicant with less potential detriment to surrounding owners and occupants, the neighborhood, or to the general public. Facts in Support of Finding: 1. The alternative would require that the applicant bring the existing two-car garage into conformance by expanding the garage width. Expanding the garage toward the interior of the property would require significant alterations to the structure. Expanding the width of the garage into the 6-foot side setback required by the Zoning Code is not feasible without a variance. 03-03-2015 9 Zoning Administrator Resolution No. ZA2015-0## Page 4 of 6 2. The other alternative is to reduce the size of the addition to not more than ten (10) percent of the existing floor area of the structure and comply with the requirements of the Zoning Code. Given the proposal is to add to existing rooms and to add a new dining room, a redesign to reduce the size of the addition will significantly impact the intent of the project and not meet the objectives of the applicant. Finding: E. The granting of the modification would not be detrimental to public health, safety, or welfare, to the occupants of the property, nearby properties, the neighborhood, or the City, or result in a change in density or intensity that would be inconsistent with the provisions of this Zoning Code. Facts in Support of Finding: 1. The proposed one-story addition would maintain all required setbacks and will provide adequate protection for light, air, and privacy. The addition will not preclude access to the dwelling and will be consistent in scale with other dwellings in the neighborhood. 2. The existing nonconforming garage has not proven to be detrimental to the occupants of the property, nearby properties, neighborhood, or City and is adequate in width to park two (2) vehicles. 3. The approval of this Modification Permit is conditioned such that the applicant is required to obtain all necessary permits, including for the as-built improvements, in accordance with the Building Code and other applicable Codes. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Modification Permit No. MD2015-003, subject to the conditions set forth in "Exhibit A," which is attached hereto and incorporated by reference. 2. This action shall become final and effective fourteen (14) days following the date this Resolution was adopted unless within such time an appeal is filed with the Community Development Director in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 111h DAY OF JUNE, 2015. Brenda Wisneski, AICP, Zoning Administrator 03-03-2015 2� Zoning Administrator Resolution No. ZA2015-0## Page 5 of 6 EXHIBIT "A" CONDITIONS OF APPROVAL PLANNING 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. Each parking space within the garage shall be permanently available and maintained for parking purposes. The interior dimensions (19 feet 6 inches wide by 20 feet deep) shall be kept clear of obstructions including cabinets, shelving, or similar that may impact the ability to adequately park two (2) vehicles. 3. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 4. A copy of the Resolution, including conditions of approval (Exhibit "A") shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 5. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department, including for the existing improvements that were constructed without the benefit of building permits. The construction plans must comply with the most recent, City-adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. 6. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 7. This approval shall expire and become void unless exercised within twenty-four (24) months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 20 (Planning and Zoning) of the Newport Beach Municipal Code. 8. 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 Dannelly Residence Modification including, but not limited to, MD2015-003 (PA2015-067). 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 03-03-2015 22 Zoning Administrator Resolution No. ZA2015-0## Page 6 of 6 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. 03-03-2015 Attachment No. ZA 2 Vicinity Map 13 V� QP �P 2� VICINITY MAP ALF YV{ �o '4 S ^T Modification Permit No. MD2015-003 PA2015-067 4630 Dorchester Road 2� V� QP �P 2� Attachment No. ZA 3 Project Plans 17 V� QP �P sg PA2015-067 Attachment No . ZA 3 - Project Plans SHEET INDEX DANNELLEY RESIDENCE ARCHITECTURAL C1 COVER SHEET 1♦ 4630 DORCHESTER ROAD A1.0 IMPROVEMENT SITE PLAN /) A1.1 EXISTING/IMPROVEMENT FLOOR PLAN NEWPORT BEACHCA 92625 A1.2 IMPROVEMENT ELECTRICAL/UTILITY PLAN A1.3 EXISTING/IMPROVEMENT ROOF PLAN A1.4 EXISTING/IMPROVEMENT EXTERIOR ELEVATIONS A1.5 EXISTING IMPROVEMENT EXTERIOR ELEVATIONS RD1.0 RECORD SITE PLAN PLAN RIGGS�ARCHITECTURE RD1.1 RECORD/DEMOLITION FLOOR PLAN RD1.2 RECORD/DEMOLITION ROOF PLAN RD1.3 RECORD/DEMOLION EXTERIOR ELEVATIONS 25 PECOS RANCHO SANTA MARGARITA, CA 92688 RD1.4 RECORD/DEMOLION EXTERIOR ELEVATIONS 949 2331553 Ej6ggsO9@cox.net D1.1 ARCHITECTURAL DETAILS D2.1 ARCHITECTURAL DETAILS T-24 ENERGY COMPLIANCE T-24.1 ENERGY COMPLIANCE ED ARCyT� *NOTE: THIS PROJECT IS NOT EQUIPPED WITH AN AUTOMATIC SPRINKLER SYSTEM T-24.2 ENERGY COMPLIANCE CG.1 CAL GREEN BUILDING STANDARDS CODE GN CONSULTANTS CG.2 CAL GREEN BUILDING STANDARDS CODE 0 21317 ee. ABBREVIATIONS PROJECT INFORMATION N9r3 SPS STRUCTURAL �OPCA��F ARCHITECT: A/C AIR CONDITIONING MAS. MASONRY A. BUILDING OCCUPANCY GROUP: R-3/U S1.1 FOUNDATION PLAN, ROOF FRAMING JEFFREY V. RIGGS ABV. ABOVE MAT. MATERIAL ADJ. ADJUSTABLE MAX. MAXIMUM A.F.F.F. ABOVE FINISH FLOOR MECH. MECHANICAL B. TYPE OF CONSTRUCTION: TYPE VB SID.1 STRUCTURAL DETAILS 25 PECOS, RANCHO SANTA MARGARITA, CA. 92688 SD.2 STRUCTURAL DETAILS PHONE: (949) 233-1553 - FAX (949) 713-5117 ALT. ALTERNATE MFR. MANUFACTURER C. FIRE SPRINKLERS: N/A ARCH. ARCHITECT/ARCHED MIN. MINIMUM SNA STRUCTURAL NOTES & SCHEDULES ASEM. ASSEMBLY MIR. MIRROR D. ZONING DISTRICT: R-1-6000 AUTO. AUTOMATIC MISC. MISCELLANEOUS MTD. MOUNTED E. GENERAL PLAN LAND USE: RS-D uJ 00 STRUCTURAL ENGINEER: BD. BOARD MT. METAL THRESHOLD / STRUCTURES DESIGN GROUP BLDG. BEDROOM MTL MEAL V O BLDG. BUILDING J 17780 FITCH, SUITE 185, IRVINE, CA 92614 BILK. BLOCK FLOOR PLAN (SQ FT.) PHONE: (949) 252-7660 / FAX: (949) 252-7661 / MOBILE: (714) 313-4747 BLKG. BLOCKING z BM. BEAM cr N.I.C. NOT IN CONTRACT EXISTING ONE-STORY "r- CRT. CRT. CARPET N.T.S. NOT TO SCALE SINGLE-FAMILY DETACHED RESIDENCE uJ Ln C.J. CONTROL JOINT N/A NOT APPLICABLE Q co TITLE 24 CONSULTANT: CAB. CABINET NAT. NATURAL CEM. CEMENT NO. NUMBER EXISTING LIVABLE 2,675 RICK MAURER T- 24 CALCULATIONS, INC. CER. CERAMIC CCHANGE O.C. ON CENTER PROPOSED LIVABLE ADDITION 733 V 7544 E. SADDLETREE TRAIL, ORANGE, CA 92869 CL.L. CENTER LINE O.D. OUTSIDE DIAMETER v J PHONE: (714) 771-1507 CLG. CEILING 0/ OVER CUR. CLEAR OBS. OBSCURE TOTAL LIVABLE 3,408 Q COL. COLUMN OFF. OFFICE W COMP. COMPOSITION OPNG. OPENING CONC. CONCRETE OPP. OPPOSITE EXISTING 2-CAR GARAGE 420 CONSTR. CONSTRUCTION Ln CONT. CONTINUOUS P. PANTRY/POLE CV CTR. CENTER P.LAM. PLASTIC LAMINATE 0 C.O. CASED OPENING P.T. PRESSURE TREATED (� Q C.B.C. CALIFORNIA BUILDING CODE PERIM. PERIMETER C.E.C. CALIFORNIA ELECTRICAL CODE PERP. PERPENDICULAR CD C.F.C. CAUFORNIA FIRE CODE PH. PHONE W Q C.M.C. CALIFORNIA MECHANICAL CODE PL. PLATE/PROPERTY LINE V C.P.C. CALIFORNIA PLUMING CODE PLUMB. PLUMBING D. DRYER RSD PLYWOOD PAIR u J ARCHITECTURAL SYMBOL LEGEND DBL. DOUBESFIR R. RISER DET. DETAIL RAD. RADIUS U) Q DIA. DIAMETER R.A.G. RETURN AIR GRILL UJ u J DIAG. DIAGONAL R.D. ROOF DRAIN M DIM. DIMENSION R.O. ROUGH OPENING P z v a LOW WALL � 1` Z SOFFIT LIMITS DISP. DISPOSAL RAD. RADIUS DN. DOWN RECPT. RECEPTACLE 2 x 4 STUD WALL DR. DOOR REG. REGISTER C)z O O DS. DOWNSPOUT REINF. REINFORCEMENT SLOPE TO DRAIN DW. DISHWASHER nSL 1/4" PER FOOT MIN. DWG. DRAWING REQ. REQUIRED O ® 2 x 6 STUD WALL RM. ROOM CYC E.J. EXPANSION JOINT Qto UJ FLOOR EA. EACH MATERIAL ELEC. ELECTRIC z TRANSITION SECT BUILDILNG ELEV. ELEVATION S.A. SUPPLY AIR SECTION ENCL. ENCLOSURE S.C. SOLID CORE SHEET MARKER EQ. EQUAL S.D. SMOKE DETECTOR ELEVATION EQUIP. EQUIPMENT S.H. SINGLE HUNG ® RIGGS ARCHITECTURE CHANGE - DEPTH EX. EXHAUST SECT. SECTION PER PLAN EXP. EXPOSED SH. SHELF RIGGS ARCHITECTURE EIPflESSLYRESERVES ITS COMMON LAW COPYRIGHT EXIST. EXISTING SHT, SHEET AND OTHER PROPERTY RIGHTS N THESE PLANS. THESE PLANS ARE WT70 A EXT. EXTERIOR SHTG. SHEATHING SHWR. SHOWER BEREPROOUCED,CHANGED,ORCOPED NANY FORM ORMgNtEA INTERIOR ELEVATION KEY F.A.U. FORCED AIR UNIT SIM. SIMILAR WHATSOEVER,NOR ARE THEY TOBEASSIGEDTOATHIRD PARTY WITHOUT GAS METER H1STOBTANiGTHE WRITTEN PERMISSION AND CONSENT OFRIGGS (VERIFY LOCATION) D SHEET B (SEE SHEET INDEX FOR F.F. FINISH FLOOR SL. SLIDER ALL CONSULTANT DRAWINGS ACCOMPANYING THESE ARCHITECTURAL DRAWINGS HAVE NOT BEEN PREPARED BY OR UNDER ARCHRECNRENTHEEVENTOFUIIAUTHOH�DREUSEOFTHESEPLANSBY SHEET NUMBERS F.G. FINISH GRADE SPEC. SPECIFICATION THE DIRECTION OF JEFFREY V. RIGGS, ARCHITECT. JEFFREY V. RIGGS, ARCHITECT THEREFORE ASSUMES NO LIABILITY SQ. SQUARE ATHIRD PARTY,THE THIRD PARTY SHALL HOLD RIGGS� TEL./ CABLE F.G. FUEL GAS FOR THE COMPLETENESS OR CORRECTNESS OF THE CONSULTANT DRAWINGS. (VERIFY LOCATION) C FGL FIBERGLASS STD. STANDARD DO NOT SCALE PLANS F.O.C. FACE OF CONCRETE STO STEEL ELEC. METER F.O.F. FACE OF FINISH STOR. STORAGE VICINITY MAP REVISION / DRAWING LOG (VERIFY LOCATION) F.O.M. FACE OF MASONRY STRUCT. STRUCTURAL REVISIONS F.O.S. FACE OF STUD _171 FIN. FINISH FIX. FIXTURE DATE DESCRIPTION NO. DATE DESCRIPTION +16" SEAT - WHERE OCCURS FL. FLUORESCENT T. TREAD FLASH. FLASHING T.&G. TONGUE & GROOVE SLOPE TO DRAIN 1/4" PER FT. FLR. FLOOR T.B. TOWEL BAR 07/21/14 1ST H.O.A. SUBMITTAL T.O.C. TOP OF CURB 12/23/14 2ND H.O.A. SUBMITTAL TILE SHOWER STALL WITH FFOUNDATION T.O.M. TOP OF MASONRY METAL HOT MOP SHOWER PAN - FT. FOOT OR FEET THRESHOLD SIZE PER PLANS FTG. FOOTING T.O.P. TOP OF PLATE 02/17/15 1ST BLDG. DEPT. SUBMITTAL FX. FIXED T.SHTG. TOP OF SHEATHING SHATTERPROOF DOOR/ENCLOSURE T.W. TOP OF WALL G.F.I. GROUND FAULT INTERRUPTER TEMP. TEMPERED +6" HIGH X 4" WIDE CURB G.I. GALVANIZED IRON THK. THICK J G.L.B. GLU-LAM BEAM TR. TRANSOM GA. GAUGE TRANS. TRANSFORMER 30" MIN. CUR. GALV. GALVANIZED TYR TYPICAL GL. GLASS DUCT CHASE WATER GRD. GROUND CLOSET GR. GRADE GYP. BD. GYPSUM BOARD U.L. UNDERWRITERS LABORATORY LINE OF H.B. HOSE BIB U.N.O. UNLESS NOTED OTHERWISE _____r - OBSTRUCTION ;- H.C. HOLLOW CORE - PROJECT MANAGER: JVR U �D' K —AIR CONDITIONER = HDR. HEADER DESIGNER: JVR CONDENSER UNIT - TYP. " HGT. HEIGHT PAD\\ i N � HI. HIGH V.T.R. VENT THROUGH ROOF DRAWN BY: JVR HOR. HORIZONTAL VENT. VENTILATION _ H.S. HARD SURFACE VERT. VERTICAL REVIEWED BY: JVR HVAC HEATING VENTILATION & AIR VEST. VESTIBULE CONDITIONING LUME `a,. 1ST BLDG.DEPT.SUBMITTAL: W VOL.. BASE CABINET „ Q WITH LAVATORY I.D. INSIDE DIAMETER °d., ISSUED FOR CONSTRUCTION: IN. INCH W WEST/WIDE/WIDTH/WASHER y` JOB NUMBER: 2014027 INSUL. INSULATION ceow c�y.,Map aaeezo,ac�r- SHELF AND W.H. WATER HEATER - POLE INT. INTERIOR W.I. WROUGHT IRON CAD FILE NAME: OCI.DWG 0 W.I.C. WALK IN CLOSET DATE: SHEET: m II RECESSED JT. JOINT W.R. WITH RESISTANT SITE BI-PASS DOOR i'-6" MEDICINE WD. WOOD l SIZE PER PLAN MIN. CABINET KIT. KITCHEN WP. WATERPROOF I LAV. LAVATORY WT. WEIGHT 4630 DORCHESTER ROAD a D 02/17/15 C1 UD NEWPORT BEACH, CA 92625 T— 1� PA2015-067 Attachment No . ZA 3 - Project Plans 89.98' 6' DRAINAGE EASEMENT /1 X ID O = X x x ALLOWABLE LOT COVERAGE = 60% < Li- EXISTING LOT COVERAGE = 25.8% O < PROPOSED LOT COVERAGE = 27.7% F21GGS1AFRCHITECTUF2E LOT AREA: 12,676.61 SQ. FT. 00, PECOS RANCHO SANTA MARGARITA, CA 92688 1 x X - - - X 0, 949 233 1553 E jriggs09@cox.net 0.H. X X �s X X , Y T7T - •0 SEfBAC - - - tJ5�0 ARCH�� id------------------------------------------------------- ----------a--------------------- -X---------------=--i :. O Q �U� - Z A\ I O c0 D N j 412 *. L 317 NEW RIDGE In o621 eaJ 9� © FOpOpUFOP 412 0'' w� I X o p u x - O x �------------------J X I IIX C 'x 1L Q __ 6.. 6. q.fi. I Z 1 I � I I 1 X I � MV W W I I I n 'I x 02 I U 1 I I Il II wo wo x X z LL _�" XIX W ) L 1 i r AL M 1 ji NEW FLAT ROOF �,� a x x01'-i 11 1 } V/ Q U I ® c�1 X W I1. co SE BA K I > / 1 `l SFj�10„ L C) x o x 11 Q LO 0 LOC) N 1 , V 7 � T i CNJ II wm , dl W K II �m ., I � r 1 I � U I 1 0 LAL I N J w _ 4:12 412 U W w Q X^ 'x wo x ---- 11 �\ w O i 4'12 wo 412 Ix U 3' < =1 Q �� C O 1 Ul X C �� �� Q �' co I z z / x °- ,moo , O �dP o x x iX v x O W 1 I x 1 - ------ -- ---I 110S x X I x 1 ®� x X O X "- CL x - _ - RIGGS ARCHITECTURE > W i x IT Q �- - __ _ x X RIGGS ARCHITECTURE EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT J AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO U O � O _ _ _ BE REPRODUCED,CHANGED,OR COPIED IN ANY FORM OR MANNER O F 0 _ _ - WHATSOEVER,NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT w w z U p LL, O O FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF RIGGS x z w N O m U = rl_ O - v ARCHITECTURE IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY m O C7 X a O - I. o v n_ G A THIRD PARTY,THE THIRD PARTY SHALL HOLD RIGGS ARCHITECTURE m m Gua Uz Nm w F HZ O Z = DO NOT SCALE PLANS an U Qc W W -F-- WaW Q REVISIONS II II II 11 II II II 1 nnO 0 lP ® Q 0®® w ���CCCCL X N0. DATE DESCRIPTION KwwF- z x x x X x J w W W v, p Q X a w w � S ry Oy Z w a �' a � X Z w w r J W EL x 1 21' O X W3: >a a J N N T ~ A^„ F 0 > LL u U In6O Q u II u u u u u 11 11 o l .00, x Q7 0J0 w= K J X J o � CO D ~ oW Y w w W �CC a z w a o Z O G DNES lED DE x m � ZwLL � � � � 0 � D/� U w Z o o w o Z 'D PROJECT MANAGER : J`✓F Y ~ a N a LOT AREA : 13 , 725 SQ . FT . LEGEND a Q a O a > 2 Z a 0 V J m d d O LL ? 7 DESIGNER: F II II II II II II II II II II II Z m � aa ~ wZFwLLLu DRAWN BY: J, F REVIEWED BY: F 3JN3d 1tl13W INDICATES AREA OF ADDITION 1 ST BLDG. DEPT.SUBMITTAL: 02 17/15 uJ 3NIlMOnd O Q ------—- - --- - p ISSUED FOR CONSTRUCTION: A'dV(1Nnoa 'XO2IddV Z CJN3B3"""""`1 JOB NUMBER AlOO.D7CD W CAD FILE NAME : 100.DW0 0 I I I I I I MENEM o DATE: SHEET: m IMPROVEMENT ARCHITECTURAL SITE PLAN SCALE : 1 /8" = 1 '- 0" 02/17/15 A1 . 0Cn T 20 PA2015-067 70'-3" Attachment No . ZA 3 - Project Plans ,.. 21'-6" 12'-1" 6'-0" 5'-9" 6'-1„ 6'-42" 6'-42„ 11'-1" 10'-5" II �� N5M�_" Z :. :::::.: .......::.................. •. :.•:.::::::::.:•::. :::.•....:::.•:.I :::: .::::::::.::::::::::::::.:: ... ...... .......... .... ..... ...... ... . ... ........ ::.: ......::::::::...:::::. . :::::. ................ ... ................................................... .................. .410 .......... ......NEW....................... 4#Q ............. ..._. .,. .,�_. _. _. ... ................ ..�....................... ................................................... ........ ........................... ........:::. ::::::::::::. :.:::::...::::::..1.:::. 404 ....................... .... ................................................... . ....................................4.............. ......................................... ,.. .. .................................... v 8.-0..GL.G:...................................... ................. 0 CaNG: ........: ...... .. .. ... ...... ....... 0 :. o: o r...' ::.�.... 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X 6.......................................................... ........... ............. .... ..... .. .......... ....................... .................... . .... ........ .......................... ............. ......... .. ............ ... .... ........t ...2668 •:::. 25 PECOS RANCHO SANTA MARGARITA CA 92688 ::. :. :::: R M4q l .:.:.:::::.:::.::.:::: . . . . . . .. �vld l ........... ...........::::..: :: : :::... ::.::. ::::. :.:::.::::: '................................. .... ... 410 ................................. ............. M.................................. ..... ............. .............................................. .... ......: ..... : A64 ::.:::::. ::..... I 949 2331553 E ri s09 cox.net : _::.... ....: ...... ......BDRM :.3:. ::::::::::::::::. . ::._:::::. :::::. ::. :SflRM:::.4::::.: :::::: ::::::. :::::. ....... ...... ................ �.. .............}.� 1 ss @------------- — -------- ------- ----8'-0" CLG. 8'-0" CLG. ----- —r---- — REMODEL CARPET CARPET N BDRM. 2 12'X,2'-6" 12'X,2'-6" II CARPET LG. NEW ® I NEW II 493 W.I.C.11'X15'-10' , BATH 3 I B'-o" CLG. II 8'-0" CLG. CARPET m H.S. w 62 �' N USED ARCy�T LINEN X44' Z FOS C HS F—_7 * 0 21317 C Hs 391 391 HS G I MASTER \ / O �,ew m PR. 3068 BATH NEW ®� (N)2468 (N)2468 (N)2468 (N)2468 I NEW I�® MASTER H.So" ac. / \ rF0FCAI�F°Q ® W.I.C. I' (N)2468 PKT. BDRM. 2466 / I 18'-0" CLG. I I® W.I.C. I VOL. CLG. `<r CARPET N D N 8'-0" CLG. CARPET A/C IL-------JI --- °° 462 - fi 2666 NEW = _ 412 HALL HS C 401 8'-0" '- "C•G a'-o" CLG. �� O OHO 391 382 CARPET H.S. 2668 a 3 Y 7 m 2468 414 413 1668 CSMT. 1668 CSMT. 20210 CSMT. GLASS BLOCK U O . J W 385 N .:...:..::.::::::..: :.:: :. :: :::::::: :.:: :: ---- W Ln REMODEL .....i :I::::::::::::::::::::'::.:...: BATH 2 493 591 :. ::. :: = ?I: :: : .::: :::::::::'::::::::::':: :::' H.S. II I::::::::: :::::::::::::: ::::::.::::::::.:::::. :::.::...: U --- I:. . :. ::::::.. :: .:::..: FLOOR PLAN KEY NOTESCn N MORNING I � \ N0. NOTE W o 8'-0" CLG.CLG. I ————— ::. ::'A01'' 382 NEW SHATTERPROOF SHOWER DOOR/ENCLOSURE NLW..................... . .:•::•:.. 385 NEW TRE SHOWER w/TILE SURROUND II I N I I I I.::::::•:::::• ::::•.{}I{V�I{VG::•R1iA•::•�:::�::�::�::::::.�.::.�. ::: 366 +18•CERAMIC TILE SEAT (N) I [........................... .'rfi':.GtG;..:::::::::: 391 LAVATORY SINK AS SELECTED BY OWNER-TV.OF(2) Q N PR. 3068 I: :::: :::: :::::::::::::::::::: :: :. 393 TOILET-PROVIDE MINIMUM 24'X30"CLEAR FLOOR AREA IN FRONT OF TOILET Q { i .: 401 INTERIOR SOFFR TEMP.GL. 1430 '::'72 "::.': '::....y K::.':.': .. 3............ lS)/DROPPED CEILING(S):HEIGHT PER PLAN V cslnr. .....�:::]::::::::: ::::::::::':: :: 0 403 EXISTING WALL-SEE WALL LEGEND o -- _ J _ 404 NEW EXTERIOR WALL-SEE WALL LEGEND ... Lu 410 RYE(5)SHELVES-EQUALLY SPACED J _ ISLAND II I 412 NEW INTERIOR WALL-SEE WALL LEGEND U 48" COOKTOP I L u Q 413 NEW LOWER CABINETS-FINISH AS SELECTED BY OWNER = Lu 414 NEW UPPER CABINETS-FINISH AS SELECTED BY OWNER7 m o 0 z i 482 SHELF&POLE L x N�� KITCHEN pC N JI y 8'-0" CLG. 463 SHELF&DOUBLE POLE C) IC N O o�____ STONE I I 484 +36'H.ISLAND-CONFIGURATION&FINISHES AS SELECTED BY OWNER Q 501 NEW PLATFORM MOUNTED FAU.AS SELECTED BY OWNER.REFER TO TITLE 24 x' DOCUMENTATION AND/OR MECHANICAL DRAWINGS BY OTHERS FOR < M REMODEL ADDITIONAL REQUIRED INFORMATION NOT SHOWN HERE to LU ----EVEN REF. FRZR. DEN I � rc,---------� 723 NEW LOW PROFILE 24'X48'FIXED SKYLIGHT BY'VELID@,CURB MOUNT,DOME, � Z 9'-6" CLG. LAMINATED GLASS H.S. I I 9 •-------rF-------- DN. 3R.%��`� %I ® FRIGGS ARCHITEC 2468 TURE PWDR. o i i RIGGS ARCHITECTURE E�RESSLY RESERVES ITS COMMON LAW COPYRIGHT N I i/ - ill-/ �� I 8'-G CLG. y r W _`, STONE AND OTHER PROPERTY R16HIS N THESE PLANS. THESE PLANS ARE WT70 �1 � "---- - ---- BE RIPRODUCED,CHANGED.OR COPIED N ANY FORM OR MANNER N LAUNDRY 3068 FIRST��WR�� TO OF 2668 SC 10'-0" CLG. 6668 FX. TEMP. GL ARCHITECTURE NTHE EVENT OFUNAUTHORIZEDREIMOFTHEM PIANBBY STONE Q A ,THE THIRD PARTY SHALL HOLD RKMARWWWRE --———————————————— DO NOT SCALE PLANS ENTRY 15'-1" 7'-5" REVISIONS (N) TANKLESS WATER HEATER 6'_0" CLG. LEGEND WALL LEGEND REMOVE EXISTING STONE N0. DATE DESCRIPTION WATER HEATER AND PIPE BOLLARD EXISTING RE X4 STUD WALL a S C LIVING INDICATES AREA OF ADDITION VOL. CLG. w O EXISTING 2X4 STUD WALL Z 2--1 CARPET TO REMAIN NEW 2X4 STUD WALL J d N ® NEW 2X6 STUD WALL Li El 2 -- RAG GAE °° ~ CONC. N 19'-6" W. X 20'-8" D. I I I I 19._6 0 0 0 o PROJECT MANAGER: JVR ❑ ❑ I I I DESIGNER: JVR Cn COVERED i DRAWN BY: JVR PORCH I REVIEWED BY: JVR 8'-0" CLG. STONE I 1ST BLDG.DEPT.SUBMITTAL: 02/17/15 w ISSUED FOR CONSTRUCTION: 0 I I JOB NUMBER: 2014027 I CAD FILE NAME: A 101 .DWG --------------- _ 16070 SECT. ROLL-UP ---------------------- DATE: SHEET: m 02/17/15 A1 . 1 c IMPROVEMENT FLOOR PLAN SCALE : 1 /4' = 1 '-0" I I I I PA2015-067 Attachment No . ZA 3 - Project Plans ELECTRICAL NOTES `\ FL WP \\ FL \ FL WP FL WP 1. GROUND-FAULT CIRCUIT-INTERRUPTER PROTECTION FOR PERSONNEL PER 2013 C.E.C.ARTICLE 210.8. \ +72" GFI \ +72" ` i +72" GFI +72�, GFI 2. ARC-FAULT CIRCUIT-INTERRUPTER PROTECTION PER 2013 C.E.C. ARTICLE 210.12. 3. MEMBRANE PENETRATIONS PER 2013 C.R.C.SECTION 302.4.2 DWELLING GARAGE OPENING PENETRATIONS PER 2010 C.R.C.SECTION 302.5 I ...t.... ....\.... .. 1 ............................ ... .... ..................................... ..... ...... ....... .................... .. ..'.'::.'.' .':. '::.'.':.'.'::.'.':.'.'::.'.'::.'::.'.'::.'.':.'.':. :: '.11 nn rr:.'.'::.'.':.'.'::.'.':.'.'::.'.':.'.'::.'.'::.'.':.'.'::.'.':.'.' .'.':.'.'::.'.'::.'.':.'.'::.'.':.'.'::.'.':.'.'::.'.':.'.'::.'.'::::..'::. 4. ELECTRICAL BRANCH-CIRCUIT FEEDER AND SERVICE CALCULATIONS.PER 2013 C.E.C.ARTICLE 220 ................................ ... .... .... .................................. .. ..... ....... ........ .......................... .... .V.V............ .................................. .......... ................................................... ................................................... .................................. 3 . _ _ .............................................. .................................................... ................................................... - - - - - - - - - - - - - - ......'i::: 5. GROUNDING ELECTRODE SYSTEM. PER 2013 C.E.C.ARTICLES 250.52 ................................................. .................................................... .............-............................. ................................................... ................................................... ........ ........................ ................................ ............................................1 ... 6. AUTOMATIC FIRE SPRINKLER SYSTEMS AND SMOKE ALARMS PER 2013 C.R.C. 313 R 14 .............................................. .................................................... .................................................... .................................... ................................................. .................................................. 0 C S S S S 0 P C R C R 3 ................................................. ................................................... ......................................_._....... ........ ............................tT.-.. ......................................... ..,,................��.-.��.............. ... ................................................. .� ....................................... ............................... ........................... .....n.: �........ .. .................. .......... 7. FIXTURES IN CLOTHES CLOSETS. PER 2073 C.E.C.ARTICLE 410.2 "' ......" ' """""""' ::::'.'.'...::: :=..::. i.':::..:::. 8. DWELLING UNIT RECEPTACLE OUTLETS. PER 2013 C.E.C.ARTICLE 210.52 .. :'.....:................:' .':. -:.'.::::'::.':':::: :':: "::."::.:':'::::: ........................ ........... .............. ........... .............. ........... ...PL................4....t�r........4................4....�_,.......1............... ................�.��......t.... .'.'.......'......::.':::::::::::::::::.':.':::.'.':. """""""""""`""""""""""""""' """"""""""""'"""""""""""""" """"" ... 9. HEATING AIR-CONDITIONING AND REFRIGERATION EQUIPMENT OUTLETS PER 2013 C.E.C. _ ,........................... ........ .......................................................................................... .................................... k ................. ........................... ........................ ........................... ....................... ............................ .................................................................................................. ...':�......................... ..}�..: ARTICLE 210.63 10. CARBON MONOXIDE ALARMS COMPLYING WITH UL 2034 WITH CARBON MONOXIDE DETECTORS .':':J.'.:'.' .................... ...........'........ ............... p� .I.�....I............... ........ ........................................................................................... ..................... .... .................... ..::::'::.::':h F E M J .�:::'.:::':::::':::'.:... . :::':::':' I'\E1VI�Li E L-:::'.::::::::' :::::':::'.::'.:'::::'.:::'::::::':::::::::'.'::::::':::::::::::::'.:::'::'.:::.:••.'::: :'.'::'::'.'::•::' COMPLYING WITH UL2075 SHALL BE INSTALLED PER NFPA 720 OUTSIDE EACH SEPARATE .................... "'�'•"""•'•""•" "' �' '•""""" "" "."""I'.' �"' SLEEPING ARE IN THE IMMEDIATE VICINITY OF PER RC R315.3 BD1� C ..3.. . BDRI� 4 . }.... A 0 C �_ ............................................................................ ............. .... .� __ _ ____� 11 ER THAT \ --- ----- I- ----- -r - - SMOKE AND CARBON MONOXIDE ALARMS SHALL BE INTERCONNECTED IN SUCHAMANN REMODEL 7 THE ACTIVATION OF ONE ALARM WILL ACTIVATE ALL ALARMS WITHIN THE DWELLING R 1 G G S j A R C H I T E C T U RE IR p Z 11 12. EXTERNAL ACCESSIBLE FOR INSPECTION INTERSYSTEM BONDING TERMINATION REQUIRED AT B D \TVI. \x k 1 1 SERVICE EQUIPMENT. INTERSYSTEM BONDING BAR SHALL HAVE NOT LESS THAN 3 CONNECTION ' NEW } - 25 PECOS RANCHO SANTA MARGARITA, CA 92688 NEW TERMINATION CAPACITY,BONDING BAR SHALL BE CONNECTED TO GROUNDING ELECTRODE AT OR W.I.C.I HL 1 A I FL NEAR MAIN ELECTRICAL PANEL,MINIMUM#6 AWG COPPER PER CEC 250.94(1)(2)&(3) 949 2331553 E jrigg509@cox.net BATH 3 x // 11 13. PLACE THIS NOTE AT THE MAIN ELECTRICAL PANEL LOCATION. "200 AMP MAIN ELECTRICAL \ , I PANEL 40 CIRCUIT MAX.,GROUNDING AND BONDING SHALL BE#4 AWG COPPER PER NEC 250 11 14. ALL REQUIRED 125-VOLT,15&20-AMPERE RECEPTACLES SHALL BE LISTED TAMPER-RESISTANT I s1 RECEPTACLES PER CEC 405.11 15. KITCHEN COUNTERS SHALL BE EQUIPPED WITH TWO OR MORE 20-AMP CIRCUITS FOR SMALL let m _ _ APPLIANCES PER CEC 210.11 (C)(1)&CEC 210.52(B) -- IF- \ �'+ + / �I 16. LAUNDRY ROOMS SHALL BE EQUIPPED WITH AT LEAST ONE 20-AMP BRANCH CIRCUIT. THIS CIRCUIT -V SHALL HAVE NO OTHER OUTLETS PER CEC 110.26(C)(2)&CEC 210.11 (C)(2) m m MASTER 1\ /1 O 17. BATHROOM RECEPTACLES ARE TO BE SUPPLIED BY AT LEAST ONE 20-AMP BRANCH CIRCUIT. ARC -- ------ --- - - -- - - - -- --------- -- I I BATH \ / THIS CIRCUIT SHALL HAVE NO OTHER OUTLETS PER CEC 210.11(CJ(3)&210.52(B) ,yE 7yjP� NEW F- X���� I NEW MASTER " MECHANICAL NOTES N �� WJ.C. �I 1 BDRM. // `\ * p 21317 -- DWELLING/GARAGE OPENING/PENETRATIONS AND FIRE SEPARATION PER 2073 C.R.C. G�6GJ i L - --- - -J I L -- - - -- �_ SECTION 302.5,SECTION 302.6E4 VP 2. INSTALLATION OF SPECIFIC APPLIANCES PER 2013 C.M.C.CHAPTER 9 7�OF CALYFQP 3. LIGHT AND VENTILATION AND HEATING PER 2013 C.R.C.R303 NEW 4. SERVICE AND ACCESS TO EQUIPMENT AND APPLIANCES PER 2013 C.M.C.SECTION 304 > 1 EN GARAGE AND W.1.C• HALL T+� " 5 DWELLING SPACEDUCTS IONS SHALI BE MINIMUM 26 GA SHER SEPARATING WALLS OR CEILINGS ET STEEL, AND HAVE NO OPEN NGS INTO GARAGE PER C.R.C.SECTION R302.5.2 6. OTHER PENETRATIONS OF GARAGE/DWELLING CEILINGS AND WALLS ARE TO BE PROTECTED L - - - - AS REQUIRED BY SECTION R302.11,ITEM 4(R302.5.3). :GFI ..:"..:'.'.' :. � �..::. a- .::" ..... ...... ......::: PLUMBING NOTES 00w FL LL+ 1. WATER HEATER INSTALLATION AND PROTECTION FROM DAMAGE PER 2013 C.P.C.SECTION 508 w - - 2. BACKFLOW PREVENTION ASSEMBLIES OR DEVICES PER 2013 C.P.C.SECTION 603.1,603.2 O - - -- �:•: •- .-T. .`......-: :-: •.•.'.'.:-• -:.m 3. GRADE,SUPPORT AND PROTECTION OF BUILDING SEWERS PER 2013 C.P.C.SECTION 718.0 . 'd '.......... ..�.�..�.4.Y.�................. .. REMODEL 1 "' . "''''" '"''''"' 4. INDIRECT WASTE PIPING PER 2013 C.P.C.SECTION 803.0 ... ...... ..... ...�......�.... BATH 2 5. INDIRECT WASTE RECEPTORS PER 2013 C.P.C.SECTION 804.0 6. WATER PRESSURE,PRESSURE REGULATORS,PRESSURE RELIEF VALVES AND VACUUM RELIEF I...:.....:: •:.":::.... "' \ VALVES PER 2013 C.P.C.SECTION 608.0uJ :. '.' ....':.•... 7. SEWER CLEANOUTS PER 2013 C.P.C.SECTION 719.0 MORNING 1 . . . .': '. . :::'....:'.'T'.'.:'.'.... 8. GAS PIPING INSTALLATION PER 2013 C.P.G.SECTION 1211.0 Q M / I;.'.'.':.' ' """"""""" """""""""""""" '"' '. \ 9. BONDING OF PIPING SYSTEMS AND EXPOSED STRUCTURAL STEEL PER 2013 C.E.C.ARTICLE 250.104 . .' .....'......:.':::.' .:::. ::::.._: :. 10. APPLIANCE PLUMBING PER 2013 C.P.C.SECTION 807.0 1•. ••.•.. I 1 11. PLUMBING CONTROL VALVES PER 2013 C.P.C.SECTION 605.0 I. ;;;•` „•..........••••••••••••••••{_,; ;••;, SHOWER AND TUB-SHOWER COMBINATION CONTROL VALVES PER SECTION 418.0 V I:• �I'•r l v N•• •M` 12. BATHROOM FAUCETS SHALL BE FITTED WITH AN AERATOR RESTRICTING FLOW TO 2.2 GPM. Q REFER TO CALIFORNIA GREEN CODE COMPLIANCE FORMS AND WORKSHEETS FOR ADDITIONAL I I I .::::: FLOW RATE RESTRICTIONS uJ I I �-�-------�-�--- �-------�---.�-�. --.- 13. KITCHEN FAUCETS SHALL BE FITTED WITH AN AERATOR RESTRICTING FLOW T02.2GPM. �::.:::.:::'::..�......�.... --���-- --y : I REFER TO CALIFORNIA GREEN CODE COMPLIANCE FORMS AND WORKSHEETS FOR ADDITIONAL LO Tc FLOW RATE RESTRICTIONS ...........::..:..:.:. . CV - -- -- - - -- - - -- "! "" J4.r:T:::.C::-;-Wil':::::::.':.".':::.':.'::.. . ':: 14. SHOWER AND TUB/SHOWER HEADS SHALL BE LOW-FLOW AND LIMITED TO 2.5 GPM. " ".--""...... """"'"...... """"""'""'"'.4... "' REFER TO CALIFORNIA GREEN CODE COMPLIANCE FORMS AND WORKSHEETS FOR ADDITIONAL ` Q L 1 ® ® ....... ............................................ VOLUME I FLOW RATE RESTRICTIONS = �f (�I 15. WATER VOLUME FOR WATER CLOSETS SHALL BE PER CPC SECTION 402.2. / �L .................................................... .. REFER TO CALIFORNIA GREEN CODE COMPLIANCE FORMS AND WORKSHEETS FOR ADDITIONAL Q FLOW RATE RESTRICTIONS L` II 16. BATHTUB AND SHOWER FLOORS AND WALLS ABOVE BATHTUBS WITH INSTALLED SHOWER HEADS U AND IN SHOWER COMPARTMENTS SHALL BE FINISHED WITH A NONABSORBENT SURFACE.SUCH WALLS SHALL EXTEND TO A HEIGHT OF NOT LESS THAN 6'-0"(1829mm)ABOVE THE FLOOR cc PER 2013 C.R.C.SECTION R307.0 ui TT^ 17. ANTI-SCALDING SHOWER AND TUB/SHOWER VALVES ARE REQUIRED. KITCHEN � 1 x\ C 18. SAFETY GLAZING IS REQUIRED IN DOORS AND ENCLOSURES FOR HOT TUBS,WHIRLPOOLS,SAUNAS C/) V STEAM ROOMS,BATHTUBS AND SHOWERS. GLAZING IN ANY PORTION OF A BUILDING WALL uJ w Q ENCLOSING THESE COMPARTMENTS WHERE THE BOTTOM EXPOSED EDGE OF THE GLAZING IS LESS w THAN 60 INCHES(1524 mm)ABOVE A STANDING SURFACE IS REQUIRED TO BE SAFETY GLAZING 1 i 1 1 PER 2013 C.R.C.SECTION R308.4.5 7 C.D m \x / 19. THE WATER HEATER SHALL HAVE A WATER TIGHT PAN OF CORROSION RESISTANT MATERIALS / \E M O D E E INSTALLED BENEATH IT WITH A MINIMUM 3/4-INCH DRAIN TO AN APPROVED LOCATION BECAUSE 0 x THE WATER HEATER IS LOCATED ON AN FLOOR-SUBFLOOR ASSEMBLY WHERE A LEAK MAY RESULT LL ---- / DEN I / IN DAMAGE PER CPC 508.4 z O L 20. ANTI-SIPHON DEVICES SHALL BE INSTALLED ON ALL HOSE BIBS,BOTH INTERIOR AND EXTERIOR WITH THE DEVICE LOCATED NOT LESS THAN 6-INCHES ABOVE THE HIGHEST POINT OF HOSE USAGE, 1 I _ EXCEPT THE CLOTHES WASHER CONNECTION, THIS IS TO PREVENT THE POSSIBLE BACKFLOW OF CONTAMINATED WATER INTO THE POTABLE WATER SYSTEM PER CPC 603.4.7 Q co -------- _____- co W PWDR, ELECTRICAL LEGEND z .'i RECESS RECESSED WATER BOX BOX LOCATION 3 0 CEILING FAN LAUNDRYEXHAUST FAN CABLE TV © RGGS R IACTECTRE HIU ^1\'` 13D LL wrn". � LOCATION PPMOWGMYP MMMI6FSRP TELEPHONE PENDANT RIGGS ARCHITECTURE EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT � �} AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO DOOR BELL PENDANT LIGHT FIXTURE m BUTTON/ � ELECT SWITCH BE REPRODUCED,CHANGED,OR COPIED IN ANY FORM OR MANNER GARAGE DOOR ELECT SWITCH RECESSED WHATSOEVER,NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT OPENER BUTTON _69' THREE WAYt,P DOWNLIGHT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF RIGGS VAPOR PROOF ARCHITECTURE IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY ENTRY O ELECTRICAL {R FELECT OUR SWATCH RECESSED A THIRD PARTY,THE THIRD PARTY SHALL HOLD RIGGS ARCHITECTURE JUNCTION BOX DOWNLIGHT HARMLESS. O DUPLEX OUTLET fA ELECT SWITCH RECESSED DO NOT SCALE PLANS HALF HOT OCCUPANCY SENSOR .PI1 FLUORESCENT LIGHT FIXTURE L DOWNLIGHT DUPLEX OUTLET osDuu REVISIONS N DUPLEX OUTLET FLUORESCENTED X _ 220 VOLTS LIGHT FIXTURE GAB VALVE KEY LIVING FUEL GAS NO. DATE DESCRIPTION '��� WALL MOUNTED n DUPLEX WATERPROOF tea, WATER HOSE BIB - EXHAUST FAN& GROUND FAULT x INTERRUPTER LIGHT COMBO. + COLD WATER SMOKE DETECTOR/ v STUB OUT DUPLEX OUTLET O' ALARM HOT WATER GROUND FAULT (WITH BATTERY BACK-UP) +� STUB OUT 2 CAR INTERRUPTER o CARBON MONOXIDE � HOSE BIB WITH FLOOR OUTLET GARAGE O DETECTORIALARM +mo GARAGE s y SHUT OFF VALVE FOUR WAY OUTLET CHIME DOOR BELL LIGHT FIXTURE J CHIME o UNDER CABINET FLUORESCENT LIGH 0 0 0 o LIGHT FIXTURE DEDICATED 110V OUTLET FOR 5'-0" 1'x4'FLUORESCENT MAX.LENGTH"PIG TAIL"CONNECTION SURFACE MOUNT LIGHT TO F.A.U.-FINAL HOOKUP BY HVAC CONTRACTOR COVERED PORCH I I m SLEEVE AND+42" t PROJECT MANAGER: JVR G.F.I.OUTLET FOR IRRIGATION TIMER FORCED AIR UNIT LIGHT,SWITCH,FUEL GAS,AND DESIGNER: JVR �•/J (VERIFY LOCATION) UNIT(FAU) DEDICATED 110V OUTLET IN ATTIC-WHERE FAU OCCURS DRAWN BY: JVR LEGEND WALL LEGEND -_ (VERIFY 00 GAS METER REVIEWED BY: VR OUTLET FOR +o LOCATION) UNIT 1 ST BLDG.DEPT.SUBMITTAL: 02/17/15 uJ IRRIGATION TIMER TEL./CABLE DEDICATED POWER Q ❑ ❑ (VERIFY SINGLE PHASE FUSEABLE ISSUED FOR CONSTRUCTION D C----71 EXISTING 2X4 STUD WALL LOCATION) DISCONNECT FOR A/C TO BE REMOVED CONNECTION FINAL HOOK UP JOB NUMBER: 2014027 INDICATES AREA OF ADDITION 200 AMP. BY MECH.SUBCONTRACTOR CD O EXISTING 2X4 STUD WALL ELEC.METER CAD FILE NAME: Al02.DWG Q TO REMAIN / o (VERIFY NEW 2X4 STUD WALL LOCATION) J DATE: SHEET: m NEW 2X6 STUD WALL I I I I I 02/17/15 Al . 2 Cn IMPROVEMENT ELECTRICAL/UTILITY PLAN ----- - - - SCALE : 1 /4 = 1 - 0 T 22 PA2015-067 Attachment No . ZA 3 - Project Plans I .. ... .. . . .. . . . . . : . :: . . ... . . ... . . . ... . .. . ♦ i I I I I I _ I . . .. _ _ _ _. __. . _. . - : .. .......... . . . . . .. . . .. . . . . . .. . .. . . .. . . . . . .. . . .. . .. . . .. . .. . . .. . . .. . . . . . .. . .. . . .. . .. . . .. . .. . . .. . . .. . .. . . .. . .. . . . . . .. . . .. . . .. . .. . . .. . .. . . .. . . . . . .. . . .. . .. . . . . . . . . . .. . .. . . .. . . .. . .. . . .. . . . . . .. . .. . . .. . . . . . .. . . .. . .. . . .. . .. . . .. . . .. . . . . . .. . .. . . .. . .. . . .. . . .. . .. . . .. . .. . . .. . .. . . . . . .. . . .. . . .. . .. . . .. . .. . . .. . . . . . .. . . .. . .. . . . . . . . . . .. . .. . . . .. .. . . .. . . . . .. . .. . ... . .. . . .. . . .. .. . .. . .. . . . . .. . .. . . .. . .. . . .. . . . .. . . .. . .. . . . .. . . . . . . .. . . .. . .. . . .. . . . . .. . .I. _ _ . _ :.:: RIGGS ARCHITECTURE I 1 25 PECOS RANCHO SANTA MARGARITA, CA 92688 I4: 2 . } : 949 2331553 E j6ggs09@cox.net L . .. . . .. . .. . .. . . . . . .. . . . { ... . . .. . . .. . . ... .. . .. . . .. . . . .... . . .. . .. . . .. ... . . .. . . .. . . ... .. . .. . . .. . .. .... . .. . . .. . . ... .. . . .. . .. . . . .... . . .. . . .. . .. .... . .. . . .. . . ... .. . . .. . .. . . . .... . . .. . .. . . .. .... . .. . . .. . . ... .. . .. . . .. . . . .... . . .. . .. . . .. ... . . .. . . .. . . ... .. . .. . . .. . .. ... . . . .. . .. . . ... .. . . .. . .. . . . ... . . . .. . . .. . .. ... . . .. . . .. . . ... .. . . .. . .. . . . ... . . . .. . .. . . I I. f. 1 . . - - - - I — -- -- -- -- --- --- -- -- ==----- -- --- ——————— --- -- -- --- --- -- — ----'- 1- - USED ARCHipF �eu1 qQl@ D087N9 P1p.1®fl0� Nr 81EI11Hi910RBMN-TYP. 9'FoFCA1�FgP . . . .. RBgYE EIM11 GAY SAIM 11WRIV ND IND-M AT IEMI L .. . . . . . . . . . . . . . 10ROt�DRAM A 0Y9ROM110 I I � 0010EAL®DOIN�1Ri � W 00 . I I p . . . . J (2) NEW LOW PROFILE z 24148" FIXED SKYLIGHTS, r j CURB MOUNT, MFR. "VELUX", W LO I I DOME, LAMINATED GLASSQ M 3 rte^ V . U D1.1 Q W I I � I I N riLO ` N CV W < MFIMN V J Lu I Jam _ I � LD Lu W Lu I - Lu = m 7 V I � Z I 7 p DC Z � p I I O � �J Q M . : LU ROOF DRAIN &OVERFLOW TO z CONCEALED DOWNSPOUTS ® FtIGGS AF10"ITE0TLJFztE — ROSS ARCWi-MRE EIPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS N HESE PLANS. THESE PLANS ARE NOTTO / .. . BE REPRODINM,CHANGED,OR COPED N ANY FORM OR MANNER /. . WHATSOEVER,NOR ARE THEY TO BE MUM TO ATHIRD PARTY WITHOUT FIRST OBTMriG THE WRITTEN PERMISSION AND CONSENT OF RIGGS ARMTEMRE N THE EVENT OF UNAUTHORIZED REUSE OF THESE PIANS BY A THIRD PARTY,THE THIRD PARTY SHALL HOLD RKM ARWW IRE /.. HARMLESS I _- --- - ---- -_-.� ------ '.-. -.-- -.�. ------ -.-- DO NOT SCALE PLANS 4:12 4:12 REVISIONS I NO. DATE DESCRIPTION I I 4:12 4:12 I 0 I II I I I I J I Q I J I I I li m I I PROJECT MANAGER: JVR I I DESIGNER: JVR DRAWN BY: JVR REVIEWED BY: JVR I ___ LEGEND 1ST BLDG.DEPT.SUBMITTAL: 02/17/15 Q ISSUED FOR CONSTRUCTION: L - - - -- - - - - - - - - - - - - - - - - - -- - JOB NUMBER: 2014027 INDICATES AREA OF NEW ROOF CAD FILE NAME: A103.DWGQ I J DATE: SHEET: m 02/17/15 A1 , 3 c IMPROVEMENT ROOF PLAN - - - -- - -- - - - SCALE : 1 /4" = V-01' PA2015-067 Attachment No . ZA 3 - Project Plans ELEVATION KEY NOTES NO. NOTE 301 STUCCO, MATCH EXISTING TEXTURE AND COLOR 302 2X BARGE BOARD, MATCH EXISTING TEXTURE AND COLOR 303 2X FASCIA BOARD, MATCH EXISTING TEXTURE AND COLOR ' 304 NEW LIFT&SLIDE ALUMINUM CLAD/WOOD DOOR ASSEMBLY, MATCH 1� EXISTING COLOR OF EXISTING DOORS &WINDOWS I 305 NEW COACH LIGHT, MATCH EXISTING 306 NEW CLAY BARREL TILE ROOF, MATCH EXISTING 307 NEW 24"DIA. GABLE END VENT, MATCH EXISTING 308 NEW BUILT-UP ROOF, SLOPE 1/4":12 W/ROOF DRAIN AND OVERFLOW DRAIN. CONNECT TO CONCEALED DOWNSPOUTS, DAYLIGHT AT6"ABOVE RIGGSIARCHITEC-FU RE FINISH FLOOR TO SPLASH BLOCKS. 3-PLY BUILT-UP ROOF, MATCH EXISTING COLOR. COLOR TO BLEND WITH EXISTING CLAY BARREL ROOF 25 PECOS RANCHO SANTA MARGARITA, CA 92688 TILE 949 2331553 E jriggs09@cox.net `c�yEV ARC'y�TC� °A �N * 0 21317 e_17akd 9TH OF C ALYFQP 7- - T 7--T- C) M MUM HEIGHT LIMIT PER H.O.A.DESIGN GUIDELINES 00 TOP F ROOF SHEATHING AT PROPOSED ADDITION LuT.O.P. // .sit•' / - - - ' - - - - - - - - - - - - - - - - - - - - o HEAD : d 2640 M II r n U II wI II ZD LC ❑❑❑ C\J E1=1 I CV EJEEI F.G. - - - - - - - - - - - - - - - - - - - - - - - - - 7 Q d7 II L W rr Q L--7 F.F./T.O.0 L_ Lu = ADDITION JCn U WEST Lu = w zCDrr CD Q o � � � z © FtIGGS ARCHITECTURE RIGGS ARCHITECTURE EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO MAXIMUM HEIGHT LIMIT PER H.O.A.DESIGN GUIDELINES BE REPRODUCED,CHANGED,OR COPIED IN ANY FORM OR MANNER i —— WHATSOEVER,NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF RIGGS - - - -- - - - - -- -- -- --- - - - -- -- -- - - - , - - - - -- - ARCHITECTURE IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY,THE THIRD PARTY SHALL HOLD RIGGS ARCHITECTURE T.O.FLAT ROOF HARMLESS. ------------------------------------- -� I� DO NOT SCALE PLANS PROPOSED FLAT ROOF REVISIONS - - - - - - - -" - - - - - - - - - - T.O.P. - - - - --- --- --- --- --- - N0. DATE DESCRIPTION T.O.P. ❑❑❑ , " ❑❑❑ —— —_——————— _ ———————_——_ ———_ Q EIELIE ❑❑L _ rn V HHH Q I I - - - - - - - - - - F.F/ .O. . F.G./PRIMARY BUILDING PAD - F.G. F.F./T.O.C. F.G. - - - - - SOUTH m PROJECT MANAGER: JVR DESIGNER: JVR DRAWN BY: JVR REVIEWED BY: JVR ISTBLDG.DEPT.SUBMITTAL: 02/17/15 w LEGENDISSUED FOR CONSTRUCTION: 0 JOB NUMBER: 2014027 CAD FILE NAME: Al03.DWG 0 INDICATES AREA OF ADDITION/ NEW DOORS & WINDOWS DATE: SHEET: m IMPROVEMENT EXTERIOR ELEVATIONS SCALE : 1 /4" = 1 p02/17/15 A1 . 4 T 7.LF PA2015-067 Attachment No . ZA 3 - Project Plans ELEVATION KEY NOTES NO. NOTE 301 STUCCO, MATCH EXISTING TEXTURE AND COLOR 302 2X BARGE BOARD, MATCH EXISTING TEXTURE AND COLOR 303 2X FASCIA BOARD, MATCH EXISTING TEXTURE AND COLOR ' 304 NEW LIFT&SLIDE ALUMINUM CLAD/WOOD DOOR ASSEMBLY, MATCH 1� EXISTING COLOR OF EXISTING DOORS &WINDOWS I 305 NEW COACH LIGHT, MATCH EXISTING 306 NEW CLAY BARREL TILE ROOF, MATCH EXISTING 307 NEW 24"DIA. GABLE END VENT, MATCH EXISTING 308 NEW BUILT-UP ROOF, SLOPE 1/4":12 W/ROOF DRAIN AND OVERFLOW DRAIN. CONNECT TO CONCEALED DOWNSPOUTS, DAYLIGHT AT6"ABOVE RIGGSARCHITECTURE FINISH FLOOR TO SPLASH BLOCKS. 3-PLY BUILT-UP ROOF, MATCH EXISTING COLOR. COLOR TO BLEND WITH EXISTING CLAY BARREL ROOF 25 PECOS RANCHO SANTA MARGARITA, CA 92688 TILE 949 2331553 E jriggsO9@cox.net `c�yEV ARCy�TC� °A �N * 0 21317 e_17akd 9TH OF C ALYFQP 305 301 3D8 304 305 307 306 302 301 00 �. W - ___ ____ __________ MAXIMUM HEIGHT LIMIT PER H.O.A.DESIGN GUIDELINES ---- ---- - --- LINE OF ROOF TILE---,,,,,- TOP OF ROOF SHEATHING AT PROPOSED ADDITION LO -� �55 . .I:. . . _ uJ T.O.P. `�-_- ---- ;rte.�.4.:.•.•. co • � �o - :'r"°F.• - - T.O.P. o , \ �. [.: :1: o "o :: } � ^^ U ❑❑ V , ❑ Q 1:G. :•:•i•:• :::::::::: : : : . E . . . W �ixl : : kl: j l: . E . . :::I ::1:1:: : . - . . . . . - . . - . . . . N : : il: l::� III_ •: : : : : : : : :�:�:�:�: : : : :�:�:�:�:��`��� �����`�������'� �������:�:�:��� �`:�:���:�:�: : :�:�� � ' Cfl ............................. Q N F.F. F.F. F.F. ::::::::::::: ._: ... ---.. .�.�.-:�:-:�:�:�:�:-:�:-:�: .�:-:�:-:�:-:-: .:.—:.:—_- -:.�.-.-. F.G. O :.. . . . ..: . . . . : :-:- : . . : . .-:- w pC Q � cam_ --J EXISTING REMODEL / ADDITION EXISTING ADDITION EAST w ~ U w = w zCD CIDF- CD zo Q � � `r z 0 © RIGGS ARCHITECTURE RIGGS ARCHITECTURE EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO 301 306 305 304 303 BE REPRODUCED,CHANGED,OR COPIED IN ANY FORM OR MANNER MAXIMUM HEIGHT LIMIT PER H.O.A.DESIGN GUIDELINES WHATSOEVER,NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT --- ------- --- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- ----- - - - - --- -- - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - ----- - - - - -- -- - - -- - - - - - - - - -- ---- - FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF RIGGS TOP OF ROOF SHEATHING AT PROPOSED ADDITION ARCHITECTURE IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY ....................................................................................................................................................... ................................................................................................................................................................ A THIRD PARTY,THE THIRD PARTY SHALL HOLD RIGGS ARCHITECTURE HARMLESS. - - - - - - - - - - - - - - - - - - - - - - - - - - DO NOT SCALE PLANS I I I REVISIONS I T.O.P. I DATE DE RIPTI N _ _ N0. SC 0 ............................................................................... .........................................:....................... ...................................................I.i...................................................y..�............................. .........�... ....................................................................................................�...i....................LI..............7......{..._...........-.........l..r...:....:.......:.......................:..:... ..:........:...:'...:...:.............Y.:..:/........1...1.1.E......:.:.... ......i.J.1...:.....:.\.Y.:...... .'- ..:...:........'...:...:....'.:.....:......:...:. . :: ' ' ................................................. - :::::: :::::::::x. ... . ... :::::::.. 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".:':':" ':'. ' ' ' :::.'::::::.':::::::::. :::::. : ::......::. ' ::::. ::::::.':::. :.':::. :::::.':::::::::::::.'.'::.'."..':..':::.: :: :. '. '. . :::. :::::.'::::::.':::.'.:'.'.' '.::: ::: . ::.'::::::. . ......................................................................................... ....... ...... ....................................................... .. .. ..... ... ............................... ..�.. .. ..�.. ............................ .... ... ... .. . .............. . .............................. .......... ........ F.F. F.G. _ _ _. _.�._ ................ NORTHPROJECT MANAGER: JVR DESIGNER: JVR DRAWN BY: JVR REVIEWED BY: JVR ISTBLDG.DEPT.SUBMITTAL: 02/17/15 w LEGEND ISSUED FOR CONSTRUCTION CD JOB NUMBER: 2014027 CD CAD FILE NAME: Al04.DWG Q INDICATES AREA OF ADDITION/ J NEW DOORS & WINDOWS DATE: SHEET: m IMPROVEMENT EXTERIOR ELEVATIONS SCALE : 1 /4' = 1 '- 0II 02/17/15 A1 . 5 T 25 PA2015-067 Attachment No . ZA 3 - Project Plans x x 1� X X Q p a x RIGGS1^RCH ITEC—FU RE x x 25 PECOS RANCHO SANTA MARGARITA, CA 92688 x x 949 2331553 E jriggsO9@cox.net x x x W Ld _ W � U � z z O U U W U x � F x x Ep ARC i CN * 0 21317 �yO x F C A`YFQ ® 9 x x 0 x x x x d .9 .9 .9 .9 .9 At x X X x Q o x OD W d- x 00 ao U ZU Z 0 0 U a U O U U x U X Q x xNggx x x OL f •y 11 1 T x e Tj�...f� W In x : .> co 9 .9 .9a a (Z x x a � � ® x a U x x x w8;x x Q Lu Q N o x d Ln x Na- Q x x " �a 9 JccC-') 8 J W = x Wo x x x C/) �"� U �9 O w W_ LLu x 0�) O O ZCID Z .f -� O O' U Q x o x o z o ICC a x U Z `-'a x o a wP z o z d x x x x x p < O x Q co W 110S x x Z 6© x x O X Q x 11 LU X ® < x X x © RIGGS ARCHITECTURE > > Q x U JO O RIGGS ARCHITECTURE EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT s � �` U [�^w,' AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO z tu- w O 1z BE REPRODUCED,CHANGED,OR COPIED IN ANY FORM OR MANNER w w M z U 0 W a U p WHATSOEVER,NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT m x0 z W g Z) . Z = _ U x X d FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF RIGGS m in N U U a U OF Q ARCHITECTURE IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY z elf m \ z0 Z ¢ x x a A THIRD PARTY,THE THIRD PARTY SHALL HOLD RIGGS ARCHITECTURE w0 � ~O � < � -- HADRMOLESS. NOT SCALE PLANS x O (n w a w a O W u u 9 n It u n n n G O p � oo1 ® �o®® w x x REVISIONS w NO. DATE DESCRIPTION x x x Oww0Os `� u~i0 a a 2 a 0 w w O d x z a x LL W 3 W N N 3 = O a s u x 033 LLL9 (Dm x x J J K J_ O LL CO w LU Ob0 x ~ C7 �LLJ �� S�N� EE x Da oNp \J M ~ a z O Z Z Y H a p Z p p = (7 z v a O W a 5 a o o z o z a p PROJECT MANAGER: JVR ZD m a w I- w � F- Ci u U) n n II n n n n n n II n Z DESIGNER: JVR m3adlU- LL3 � 0LLu Q DRAWN BY: JVR 33N3j IV13W REVIEWED BY: JVR 3NnMOIA O - - 1ST BLDG.DEPT.SUBMITTAL: 02/17/15 W .k'dVONnos 'XObddV ZQ ISSUED FOR CONSTRUCTION: . JOB NUMBER: 2014027 CD CJN393-I6i — I " " , ,..■■ Z CAD FILE NAME: RD100.DWG Q J DATE: SHEET: m 02/17/15 R D 1 . 0 n RECORD ARCHITECTURAL SITE PLAN SCALE : 1 /8" = 1 '- 0" r-- 20 20 PA2015-067 Attachment No . ZA 3 - Project Plans --- -- - - - - - - --- -- -- - -- -- - - - - - - - - �- - I- - - - = - = - J- -==1r-I�� ===----=+_- -I- -1- - -- -------- --- , � II 11 SH & P ; . N r- --- - ---------�� �. a �i W"LC. i� a CARPET LG. I v=i w N II N 1 BDRM. 2 BDRM. 3L ILS BDRM. 4 o LINEN SH & P 8'-0" CLG. 8'-0" CLG 8'-0" CLG. Z CARPET CARPET F- -1 -1 CARPET MASTER 11 II C S F--� O RIGGSjARCHITECTURE BDRM. MASTERI\ it II m m 8'-0" LG. PR. 3068 BATH 25 PECOS RANCHO SANTA MARGARITA, CA 92688 M 11 0 8'-0" CLG. I �� I 949 2331553 E jriggs09@cox.net Io STONE I I __- - - NII \ 2468 I/ A O � i SII I II II IIS � � - - - - --� A c ----------- � / SII I I II II IIS A SH & P IIS \ O O N �I LINEN HALL 72668 t, a 8'-0" CLG. � @S, ARC&�T BATH 2 HALL STONE a v� �cF�A 8'-0" CLG. 8'-0" CLG. �j&�0 STONE 2468 STONE k Jo�21317 LINEN F'A.u7 � I �OFCALYFO � r � � I x i � I II ----- - II _ F\/ice PR.�668� DINING �'--��' w °O 8'-0" CLG. 1 STONE x G� PR. 3068 I E-- _� ----- -\� I Lu � ------------- IIII T +F II � IIII Q Ck _ OEMISLAND \ ; 48" COOKTOP U Q _ I I IIII w � KITCHEN 4- M ~ 8'-0" CLG. L.L STONE �� I S I C PR. 2ss6I 1 C� N 01 DENw O Q I�� •� I I I I I � ————EVEN REF. FRZR. I 8'-0" CLG. rc�--------�'I CARPET L------ Lu T DN. 3R. H u:) U 2466 w 8'-0" CLG. m I: -D_-`:'' W. \`, STONE IIII C- 2ss8 LAUNDRY I 3068 Z p CC 10'-0" CLG. I m -----_ STONEco N I 0 Z ----- 0 ------- 0 I O J Q w W/H % ENTRY m z O 8'-0" CLG. STONE I 1 © FtIGGS ARCHITECTURE S I C LIVING RIGGS ARCHITECTURE EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT i AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO I /i \ I CARPETE REPRODUCED,CHANGED,OR COPIED IN ANY FORM OR MANNER L WHATSOEVER,NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF RIGGS d ARCHITECTURE IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY o A THIRD PARTY,THE THIRD PARTY SHALL HOLD RIGGS ARCHITECTURE 2 CAR n HARMLESS. a DO NOT SCALE PLANS GARAGE CONC. REVISIONS r yl; NO. DATE DESCRIPTION 0 0 0 0 I I I I COVERED PORCH I 8'-0" CLG. I STONE I I I J I I Q I I �I I ❑ ❑ ❑ I I I I I I PROJECT MANAGER: JVR I I DESIGNER: JVR I I I I I I DRAWN BY: JVR ❑ ❑ REVIEWED BY: JVR -_-------_ `n' r ISTBLDG.DEPT.SUBMITTAL: 0217/15 U--11 V V A L L L EGE N D ISSUED FOR CONSTRUCTION: 0 JOB NUMBER: 2014027 EXISTING 2X4 STUD WALL CAD FILE NAME: R D 101 .DWG Q TO BE REMOVED J — —— — — — — D EXISTING 2X4 STUD WALL TO REMAIN DATE: SHEET: m - II I I I 02/17/15 R D 1 . 1 RECORD / DEMOLITION FLOOR PLAN SCALE . 1 /4 = 1 - 0 T PA2015-067 Attachment No . ZA 3 - Project Plans ------- ---- ---- ---- -------- -------- ---- ---- --------- ----------- -------------------- - ---------------------------- I I • I I I I I I I I I I I I I I I I RIGGSIARCHITECTURE I I 25 PECOS RANCHO SANTA MARGARITA, CA 92688 949 233 1553 E jriggs09@cox.net I I I I I I I I I I I I _J I I I I I USED ARCy7T ------------ ----------------- - cN * 0 21317 I �F OF O ALXF0 I I I x I I I I I I I Lu 00 I C) I I I I I 1..I '1..1I r Ln 00I L _ V, A f— I U Q W cc y� I CV p C0 Q GV CD Irr Q Lu I I Ir J i J C~1) U Ww w z = I U O pI L � p c::)M UJ I I I © RIGGS ARCHITECTURE RIGGS ARCHITECTURE EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED,CHANGED,OR COPIED IN ANY FORM OR MANNER WHATSOEVER,NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF RIGGS ARCHITECTURE IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY,THE THIRD PARTY SHALL HOLD RIGGS ARCHITECTURE HARMLESS. DO NOT SCALE PLANS I REVISIONS NO. DATE DESCRIPTION -- I I I I I I I I I I I I I I II J I Q I I L PROJECT MANAGER: JVR DESIGNER : JVR DRAWN BY: JVR REVIEWED BY: JVR 1ST BLDG. DEPT.SUBMITTAL: 02/17/15 LL� ROOFLEGEND ISSUED FOR CONSTRUCTION 0 JOB NUMBER : 2014027 � rt EXISTING ROOF TO BE REMOVED CAD FILE NAME : RDI02.DWG p EXISTING ROOF TO REMAIN DATE: SHEET: 02/17/15 R D 1 . 2 c~ RECORD / DEMOLITION ROOF PLAN SCALE : 1 /4" = 1 '- 0 " T PA2015-067 Attachment No . ZA 3 - Project Plans 1� RIGGSIARCH ITECTURE 25 PECOS RANCHO SANTA MARGARITA, CA 92688 949 2331553 E jriggs09@cox.net D ARC y7TF °A �N MAXIMUM HEIGHT LIMITPER H.O.A.DESIGN GUIDELINES _ ---- -------- ------------------ ---------------- ------------------------- -_------------------- ----- --- - - --- -- -- ---- - --- - --- - --- - --_ * 0 21317 �j/eu1 9TH OF C A`YFQP T.O.P. _ _ _ _ _ _ _ _ _ _ _ - _ _ _ _ O - - - TA_P. Lu F- U o \ \ Z ai T F.F. -------- ------ Lu F.G. co -- L- ---- - --p _ _ F.FJF.O.0 1'I� LW WEST p[ N � o0J Q N CD U oc Q J r-y- U Lu J �j U Lu W Q = W z - - - --- -- - --- - - --- -- --- --- - ---- --- - - -- - -- - - -- - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - --- --- _ MAXIMUM HEIGHT LIMIT PER H.O.A.DESIGN GUIDELINES O rr -- - - - - - - - - - - - - - - - - - - - - - - - - - _ _ _ _ _ _ _ _ _ _ _ _ _ _ O Qco � z --— - - - - - - - - - - - - _ - - - - - - - - - - - _—- _ - - - T.O.P. �_________I © FtIGGS ARCHITECTURE T.O.P. RIGGS ARCHITECTURE EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT - - _ AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO -- --------- -- ------------ ———— c� BE REPRODUCED,CHANGED,OR COPIED IN ANY FORM OR MANNER / \ \ WHATSOEVER,NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF RIGGS ARCHITECTURE IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY,THE THIRD PARTY SHALL HOLD RIGGS ARCHITECTURE HARMLESS. T �� �� �� DO NOT SCALE PLANS F.F./T.D.C. REVISIONS - - - - - - - - - - - - - - F.G. NO. DATE DESCRIPTION F.F./T.O.C. F.G. - - - - - - - SOUTH J Q m PROJECT MANAGER: JVR DESIGNER: JVR DRAWN BY: JVR REVIEWED BY: JVR ISTBLDG.DEPT.SUBMITTAL: 02/17/15 Lu WALLLEGEND ISSUED FOR CONSTRUCTION: 0 JOB NUMBER: 2014027 EXISTING 2X4 STUD WALL CAD FILE NAME: RDI03.DWG Q TO BE REMOVED J O EXISTING 2X4 STUD WALL TO REMAIN DATE: SHEET: m RECORD / DEMOLITION EXTERIOR ELEVATIONS SCALE : 1 /4" = 1 p 02/17/15 RD1 . 3CIO T PA2015-067 Attachment No . ZA 3 - Project Plans 1� FZIlIAFZCHITEIIRE 25 PECOS RANCHO SANTA MARGARITA, CA 92688 949 2331553 E jriggs09@cox.net `c�yED AROy7TC� °A �N - - - -- - - -- - - -- - - --------------------- -------------------------------- ------------ MAXIMUM HEIGHT LIMIT PER H.O.A.DESIGN GUIDELINES * 0 21317 G//2Gd 9TH OF C A�NFQP l= ` T.O.P. T.O.P. 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LM.C') ---__-_ --____---- F.G. 170 EAST C/) Q Lu rrN 0J Q N CD W oc Q J r-y- U Lu J C/) U w W Q = W z � rr MAXIMUM HEIGHT LIMIT PER H.O.A.DESIGN GUIDELINES z O O -- - - - - - - - - - - - ---- ---- --- - - -- - - - - - - - -- - - --- - -- -- --- -- ----- ---- -- --- ----------- -- --- ---- - --- --- - - --- -- -- ---- ----- --- ----- --- --- - Q TOP OF ROOF SHEATHING AT PROPOSED ADDITION coc I I I T.O.P. - — -— — -— - — -— -—- —-—-—-—-—-—-—-— -—-—- — - —- —-—-—-—-—-—-—-— -—- —-— - —- —-—-—-—-—-—-—-—-—- —-— -—- —-—-— — - - —-— - © FtIl ARCHITECTURE 0 --- ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- d. 1 InI IIII rIIII 1I1I I1 1 IIII IIII I II III III 1 I I I I RIGGS ARCHITECTURE EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT II 1I II III III II AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO M I I I I 0 I 111 111 11 I 111 111 11 11 111 111 11 n n u II III 111 11 II 111 111 11 11 III 111 II BE REPRODUCED,CHANGED,OR COPIED IN ANY FORM OR MANNER II II II II II 111 111 11 11 111 111 11 11 111 111 11 u u u u 11 111 111 11 11 111 111 11 11 111 111 11 WHATSOEVER,NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT li ili it li ili ii FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF RIGGS °D ii ii ii ii LL====JJLJLL====JJ LL=_=JJL====JLL====JJ LL=_=JJL===_JLL===_JI ARCHITECTURE IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY 11 11 II II A THIRD PARTY,THE THIRD PARTY SHALL HOLD RIGGS ARCHITECTURE L=====J =====J HARMLESS. DO NOT SCALE PLANS F.F. REVISIONS NO. DATE DESCRIPTION NORTH J Q m PROJECT MANAGER: JVR DESIGNER: JVR DRAWN BY: JVR REVIEWED BY: JVR I ST BLDG.DEPT.SUBMITTAL: 02/17/15 11 -11-1 WALLLEGEND ISSUED FOR CONSTRUCTION: 0 JOB NUMBER: 2014027 - ::1 EXISTING 2X4 STUD WALL CAD FILE NAME: RDI04.DWG Q TO BE REMOVED J D EXISTING 2X4 STUD WALL TO REMAIN DATE: SHEET: RECORD / DEMOLITION EXTERIOR ELEVATIONS SCALE : 1 /4" = 1 p 02/17/15 RD1 . 4CIO T .�J