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HomeMy WebLinkAbout02 - 1536 Vivian Lane Modification - PA2016-017 �e�EW�Rr e COMMUNITY DEVELOPMENT DEPARTMENT V ? PLANNING DIVISION 100 Civic Center Drive,P.O. Box 1768,Newport Beach, CA 92658-8915 !q<,FoaNx� (949)644-3200 Fax: (949) 644-3229 www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT March 24, 2016 Agenda Item No. 2 SUBJECT: 1536 Vivian Modification (PA2016-017) 1536 Vivian Lane • Modification Permit No. MD2016-002 APPLICANT: Eric Aust OWNER: Grant and Heidi Bixby PLANNER: Chelsea Crager, Assistant Planner (949) 644-3227, ccrager@newportbeachca.gov ZONING DISTRICT/GENERAL PLAN • Zone: R1-6000 (Single-Unit Residential) • General Plan: RS-D (Single-Unit Residential Detached) PROJECT SUMMARY A modification permit to allow an approximately 25 percent addition (538 square feet) to an existing single family residence with nonconforming parking dimensions. The Zoning Code limits additions to 10 percent of the existing gross floor area when the required parking dimensions are not provided. The nonconforming garage provides an interior width of 19 feet 4 inches and a depth of 22 feet 3 inches. Zoning Code requires 20 feet for both dimensions. The provided garage dimensions were in compliance with the Zoning Code at the time of development. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Draft Zoning Administrator Resolution No. _ approving Modification Permit No. MD2016-002 (Attachment No. ZA 1). 1536 Vivian Modification Zoning Administrator, March 24, 2016 Page 2 DISCUSSION • The subject property is located in the Dover Shores/Mariner's neighborhood near the corner of Vivian Lane and Beryl Lane. The irregularly shaped lot has dimensions approximately 72 feet wide by 110 feet deep. The lot area is 7,937 square feet. • The property is currently developed with a 1,762 square-foot single-story single- family home with four bedrooms and 430 square-foot attached garage. It was originally constructed in 1956. The neighborhood is developed with one- and two- story single family homes. • The existing interior garage dimensions measure 19 feet four inches wide by 22 feet 3 inches deep. These dimensions were compliant with the Zoning Code at the time of construction. The garage contains a water heater in one corner. Current Zoning Code requires clear interior garage dimensions of 20 feet wide by 20 feet deep for this property; the existing garage is therefore legal nonconforming. The garage is located on the east side of the property with a legal nonconforming side setback (6 feet required; 5 feet 2 inches provided). The driveway leading to the garage measures 16 feet wide by 23 feet long. • The proposed 538 square-foot addition is an increase of approximately 25 percent of the existing structure. It is located on the west side of the property in the front and rear of the existing home. The proposed floor plan remains one story and consists of three bedrooms, including an enlarged master bedroom and the addition of a bonus room. Proposed improvements also include the demolition of a detached trellis in the rear yard. The addition will comply with all applicable development standards including height, setbacks, and site coverage. • The Zoning Code limits additions to residential structures with nonconforming parking dimensions to 10 percent of the existing floor area within a 10 year period. Larger additions may be permitted subject to approval of a modification permit (Newport Beach Municipal Code Section 20.38.060.2). The applicant proposes leaving the garage dimensions unchanged and increase available parking area by removing the existing water heater and replacing it with a wall- mounted tank-less water heater. • 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 move the west garage wall. The east garage wall cannot be moved closer to the side property line without further encroaching into the already nonconforming side setback. TmpIt:10-02-15 1536 Vivian Modification Zoning Administrator, March 24, 2016 Page 3 • The 430 square-foot garage provides two (2) usable garage spaces and the driveway provides additional parking for two vehicles. Therefore, the intent of the Zoning Code is satisfied by providing adequate parking onsite. Approval of the Modification Permit allows the applicant to continue using the existing garage as two parking spaces, which has not proven detrimental to the occupants or neighbors. 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 of up to 10,000 square feet where public services and utilities are available and the area is not considered envirommnetally sensitive. The proposed project is a 538-square-foot addition to an existing single family residence in a developed neighborhood and is not within an envionmentally 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 or call for review 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: Chelsea Crager, Ass' tant Planner GBR/M Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans TmpIt:10-02-15 Attachment No. ZA 1 Draft Resolution RESOLUTION NO. ZA2016-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING MODIFICATION PERMIT NO. MD2016-002 FOR A 25-PERCENT ADDITION TO AN EXISTING NONCONFORMING SINGLE-UNIT RESIDENCE LOCATED AT 1536 VIVIAN LANE (PA2016-017) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Eric Aust, with respect to property located at 1536 Vivian Lane, and legally described as Lot 21 in Tract 1806 requesting approval of a modification permit. 2. The applicant proposes a modification permit to allow an approximately 25-percent addition to an existing single-family residence with nonconforming parking dimensions. The Zoning Code limits additions to 10 percent of the existing gross floor area when the required parking dimensions are not provided. The nonconforming garage provides an interior width of 19 feet 4 inches and a depth of 22 feet 3 inches where a minimum 20- foot by 20-foot interior dimension is required. The garage dimensions were in compliance with the Zoning Code when the home and garage were built in 1956. 3. The subject property is located within the Single-Unit Residential Detached (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 not located within the coastal zone. 5. A public hearing was held on March 24, 2016, 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 15301, 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 proposed project is a 538-square-foot addition to an existing single-family residence in a developed neighborhood and is not within an environmentally sensitive area. Zoning Administrator Resolution No. ZA2016-### Page 2 of 6 SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.52.050.E (Modification Permits — Required Findings) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. The requested modification will be compatible with existing development in the neighborhood. Facts in Support of Finding: 1. The neighborhood is comprised of one- and two-story single-unit dwellings. The Modification Permit will allow expansion of the existing single-story, single-unit dwelling, which is compatible with other properties in the neighborhood. 2. The addition would increase the dwelling by 538 square feet, to enlarge the master bedroom and bathroom and create a bonus room. The proposed addition will comply with all applicable development standards including height, setbacks, and site coverage. The proposed addition will not intensify or alter the existing nonconforming parking or east side setback encroachment. 3. The proposed addition will result in a total floor area of approximately 2,730 square feet (including the 430-square-foot garage), which is equal or less than the bulk and scale of the other single-unit dwellings within the neighborhood. 4. The existing development on the property is a single-family dwelling. Therefore, 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 compliant with the Newport Beach Zoning Code at the time of construction in 1956. As a result of amendments to the Zoning Code, the two-car garage is now substandard in size, and is therefore legal nonconforming. 2. Moving the west garage wall that is not within the area of the proposed construction would be costly and significantly increase the scope of the project in order to gain 8 inches of garage width. 03-03-2015 Zoning Administrator Resolution No. ZA2016-### Page 3 of 6 3. Moving the east garage wall would further encroach into an already nonconforming side setback. 4. 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. Additionally, the driveway in front of the garage allows for up to two (2) open parking spaces onsite. 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 expanding the structure towards the rear and front of the property on the west side. Increasing the width of the garage to 20 feet would affect the east side of the property and result in a practical difficulty by requiring significant structural alterations to the structure and a significant expansion in the scope of work in order to increase the depth of the garage by approximately 8 inches. 2. The existing garage provides two (2) useable garage spaces only slightly less than the required width therefore fulfilling the intent of the Zoning Code by providing adequate parking on site. Additionally, the driveway leading to the garage has dimensions approximately 16 feet wide by 23 feet long and may provide two additional open parking spaces onsite. 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 width would require significant alterations to the structure well beyond the scope of the planned small addition. Expanding the width of the garage further into the side setback is not feasible without review and approval of a variance. 2. The other alternative is to reduce the size of the addition to not more than 10 percent of the existing floor area of the structure and comply with the requirements of the Zoning Code. Given the intent of the project is to provide a larger master bedroom and 03-03-2015 Zoning Administrator Resolution No. ZA2016-### Page 4 of 6 bonus room, a redesign to reduce the size of the addition will significantly impact 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, the neighborhood, or the City and is adequate in width to park two (2) vehicles. 3. The proposed addition will result in site coverage that is less than the maximum allowed by Zoning Code. 4. The approval of this Modification Permit is conditioned such that the applicant is required to obtain all necessary permits in accordance with the Building Code and other applicable Codes. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Modification Permit No. MD2016-002, 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 24`h DAY OF MARCH, 2016. BY: Patrick J. Alford, Zoning Administrator 03-03-2015 Zoning Administrator Resolution No. ZA2016-### Page 5 of 6 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Each parking space within the garage shall be permanently available and maintained for parking purposes. The interior dimensions (19 feet, 4 inches wide by minimum 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 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 1536 Vivian Lane Parking Modification including, but not limited to, MD2016-002 (PA2016-017). 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' 03-03-2015 Zoning Administrator Resolution No. ZA2016-#i# Page 6 of 6 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 VICINITY MAP Y� '410 Y ry �u 9 r W�1 p. •-' �. � r ��ie'i91 4� - .w� tao+... ry �,11 P C• t o 1�1 -awl PY IL i All STP OW ,g 1 Modification Permit No. MD2016-002 PA2016-017 1536 Vivian Lane Attachment No. ZA 3 Project Plans PA2016-017 general notes project data project data project data sheet index 1. GENERAL NOTES APPLY TO EVERY SHEET PARKING REQUIREMENTS: ZONING: ASSESSOR'S PARCEL NO.: PROJECT NAME: AO.O SITE PLAN + PROJECT DATA 2. ALL DIMENSIONS ARE ACTUAL, AND ARE FROM FINISH FACE 2 COVERED PARKING SPACES PROVIDED IN AN EXISTING, R1 A.P.N.: 117-411-16 BIXBY REMODEL AO.1 TITLE 24 CALCULATIONS OF WALLS OR BUILDING LAYOUT LINES, UNLESS NOTED OTHERWISE. ATTACHED COVERED GARAGE 1536 VIVIAN LANE AO.2 TITLE 24 CALCULATIONS + MANDATORY MEASURES SETBACKS: ALLOWABLE EXISTING PROPOSED NEWPORT BEACH, CALIFORNIA 92660 AO.3 TITLE 24 MANDATORY MEASURES 3. ARCHITECTURAL FINISH FLOOR ELEVATIONS ARE 6' 23'-0" 6'-023'-0"1 AO.4 CALIFORNIA GREEN BUILDING CODE MANDATORY MEASUREA0E0 EXISTING TO T.O. PLYWOOD OR CONCRETE SLAB ON GRADE LOT COVERAGE: NORTH PROPERTY LINE (FRONT): 3,403 S.F. UNDER ROOF (INCLUDING NEW ADDITION) EAST PROPERTY LINE (SIDE): 6' 6'-6" 6'-0 1/2" (AT ADDITION) PROJECT DESCRIPTION: 1 of 1 SURVEY (*FOR REFERENCE ONLY) 4. ALL WOOD IN CONTACT WITH CONCRETE SHALL 3,403 S.F. / 7,937 S.F. LOT = 42.9% LOT COVERAGE WEST PROPERTY LINE (SIDE): 6' 5'-3" 5'-3" (AT EXIST. GARAGE) 538 S.F. ADDITION TO AN EXISTING ONE STORY, BE TREATED. THIS INCLUDES PLATES AND PLYWOOD. 4,534 S.F. OPEN SPACE PROVIDED = 57.1% > 40% REQUIRED = O.K. SOUTH PROPERTY LINE (REAR): 6' 24'-10" 9'-10" (AT ADDITION) SINGLE FAMILY RESIDENCE (EXISTING + PROPOSED USE), D1.0 DEMOLITION PLAN PLANS ARE FROM FINISH FLOOR OF SCHEDULED ROOM. BUILDING HEIGHT: 5. CEILING HEIGHTS AS SHOWN IN REFLECTED CEILING 1,762 S.F. EXISTING HOUSE (250 S.F. TO BE REMODELED) A1.0 FLOOR PLAN DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE: 538 S.F. NEW LIVABLE AREA TO BE ADDED (2,300 S.F. TOTAL LIVABLE) ERIC AUST ARCHITECT SHALL SERVE AS THE DESIGN 461 S.F. EXISTING GARAGE TO REMAIN AS IS A2.0 REFLECTED CEILING PROFESSIONAL IN RESPONSIBLE CHARGE FOR THIS MAXIMUM ALLOWABLE BUILDING HEIGHT: 24' (29' AT PEAK OF ROOF) A3.0 EXTERIOR ELEVATIONS (T.O. PLYWOOD SUB-FLOOR OR CONCRETE SLAB) 6. THESE DRAWINGS ARE NOT TO BE SCALED PROJECT AND SHALL BE RESPONSIBLE FOR REVIEWING EXISTING BUILDING HEIGHT: 12'-2" A.F.F. (13'-2" FROM NATURAL GRADE) A3.1 EXTERIOR ELEVATIONS PROPOSED BUILDING HEIGHT: 12'-2" A.F.F. (13'-2" FROM NATURAL GRADE) APPLICABLE CODES: A4.0 INTERIOR ELEVATIONS 7. THESE PLANS HAVE BEEN DEVELOPED TO INDICATE AND COORDINATING SUBMITTAL DOCUMENTS PREPARED 2013 CALIFORNIA RESIDENTIAL CODE A GENERAL SCOPE OF WORK TO BE PERFORMED. BY OTHERS, INCLUDING PHASED AND DEFERRED LOT SQUARE FOOTAGE: 2013 CALIFORNIA BUILDING CODE A5.0 DOOR + WINDOW SCHEDULES SUBMITTAL ITEMS, FOR COMPATIBILITY WITH THE013 CALIFORNIA MECHANICAL CODE A6.0 DETAILS THE GENERAL CONTRACTOR AND SUBCONTRACTORS 7,937 S.F.sFsite plan + project information SHALL VERIFY ALL EXISTING CONDITIONS TO DETERMINE DESIGN OF THE BUILDING; 2013 CALIFORNIA PLUMBING CODE THE TOTAL SCOPE OF EXISTING CONDITIONS AND THE (CBC APPENDIX CHAPTER 1, 106.3.4) HOUSE AREA (LIVABLE): 2013 CALIFORNIA ELECTRICAL CODE SGN STRUCTURAL GENERAL NOTES 1/8"=1'-O" EXISTING LIVABLE FLOOR AREA 1,762 S.F. 2013 CALIFORNIA ENERGY CODE (TITLE-24) S-1 FOUNDATION PLAN WORK REQUIRED TO COMPLETE THE PROJECT IN PLUMBING FIXTURES (CAL GREEN): 2013 CALIFORNIA GREEN BUILDING STANDARDS CODE S-2 FRAMING PLAN ACCORDANCE WITH THE INTENT OF THE CONTRACT PER SECTION 301.1.1 CAL GREEN AND CIVIL CODE 1101.1, ALL NON-COMPLIANT PROPOSED ADDITION (AT MASTER) 419 S.F. FD1 FOUNDATION DETAILS DOCUMENTS, AND CONFORMANCE WITH ALL APPLICABLE PLUMBING FIXTURES WITHIN THIS BUILDING SHALL BE REPLACED WITH WATER- PROPOSED ADDITION (AT BONUS) 119 S.F. + CONSTRUCTION TYPE: OCCUPANCY GROUP: SD1 STRUCTURAL DETAILS b ixby CODES AND THE HIGHEST INDUSTRY STANDARDS. COSTS CONSERVING FIXTURES. BUILDINGS THAT RECEIVE A FINAL INSPECTION ON OR TOTAL HOUSE AREA (LIVABLE) 2,300 S.F. TYPE V-B R3 / U AFTER JANUARY 1, 1994 ARE EXEMPT FROM THIS REQUIREMENT. THIS REQUIREMENT P1.0 SCHEMATIC PLUMBING PLAN OF THE WORK SHALL BE INCLUDED IN THE CONTRACTOR'S APPLIES TO SINGLE-FAMILY RESIDENTIAL, MULTI-FAMILY RESIDENTIAL AND EXISTING GARAGE (TO REMAIN) 461 S.F. E1.0 SCHEMATIC ELECTRICAL PLAN BID. CHANGE ORDERS FOR OBVIOUS, VISIBLE OR _ COMMERCIAL BUILDINGS WHERE REMODEL/ALTERATIONS, GARAGE CONVERSION AND remodel FORESEEABLE CONDITIONS SHALL NOT BE ALLOWED. - - - - - - - _ ADDITION_OCCUR. /O'o- �° 8. CONTRACTOR SHALL REPORT TO THE ARCHITECT - - - - - - - - - - - - - - N 76°31'00" W 79.24' `O ANY INCONSISTENCIES OR CONFLICTS WITHIN LOT COVERAGE: THE CONTRACT DOCUMENTS PRIOR TO BID 1536 Vivian lane 3,403 S.F. UNDER ROOF (INCLUDING NEW ADDITION) a project consultants 3,403 S.F. 7,937 S.F. LOT = 42.9% LOT COVERAGE 102.80'Fs ,Q newport beach, California FOR A CLARIFICATION. IF A CLARIFICATION IS 4,534 S.F. OPEN SPACE PROVIDED = 57.1% > 40% REQUIRED = O.K. NOT MADE IN WRITING THE GREATER QUANTITY PROPERTY OWNER: ENERGY CALCULATIONS: 92660 AND HIGHER QUALITY OF WORK SHALL BE BID. GRANT + HEIDI BIXBY ALLIANCE 24 TITLE 1536 VIVIAN LANE 624 WAXWING PLACE 9. ALL ASPECTS AND ITEMS NOT SPECIFICALLY F F - RO,O�E _ RQ0 - NEWPORT BEACH, CA 92660 DAVIS, CA 95616 MENTIONED BUT WHICH ARE NECESSARY TO F� P� >o- _ -� FE k :_- _ { TEL 530.753.7510 MAKE A COMPLETE WORKING INSTALLATION QSL='OPE2512 SLOPE 2r5:f2 ARCHITECT: STRUCTURAL ENGINEER: SHALL BE INCLUDED IN THE CONTRACTORS BID. I ERIC AUST ARCHITECT ESI/FME, INC. 10. THE CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS I 62 BALBOA COVES 1800 E. 16TH STREET AND ESTABLISH QUANTITIES BASED UPON THOSE CONDITIONS \ NEWPORT BEACH, CA 92663 SANTA ANA, CA 92701 11. ALL MATERIALS FOR USE IN THIS PROJECT SHALL I \ TEL 949.637.5220 TEL 714 835.2800 BE NEW AND UNUSED UNLESS OTHERWISE NOTED. FAX 714 835.2819 12. CONTRACTOR IS RESPONSIBLE FOR REMOVAL a� "9' 7 T V AND PROPER DISPOSAL OF ALL DEBRIS GENERATED f y ,s0' ay �° ! \ I h"a�n� tf/ a` :f �' �. fir✓ l� �I BY THIS CONSTRUCTION. THE JOB SITE SHALL BE rti 0° a P" '' f1� ¢Q° r t j KEPT CLEAN AND FREE OF WASTE MATERIALS. --- 13. ALL PIPING, CONDUIT AND DUCTS SHALL BE CONCEALED WITHIN WALLS, UNDERGROUND, OR ° I ` \ \ ✓Sa,� v I �__________________� IN ARCHITECT APPROVED UTILITY SPACES. I O?>° = ROOf ROOF# ` IN ALL CASES UNLESS SPECIFICALLY NOTED OTHERWISE ON DRAWINGS. EXPOSED ITEMS MUST BE IN A LOCATION APPROVED BY ARCHITECT 14. NO ASBESTOS OR PCB CONTAINING MATERIAL Za @ z&-+= 15. NOT USED \\ �� \ \ - \ Mari s bmq SHALL BE USED ON THIS PROJECT. ` 16. ALL RATED DETAIL ASSEMBLIES SHALL BE RIDGE - \ APPROVED BY UL, ICC, FM, USG OR ANSI. \ I - ' Menntls:Perk 17. ALL INTERIOR PARTITIONS AND FLOORS TO BE INSULATED FOR ACOUSTICAL PRIVACY, WITH ACOUSTICAL BATTS. No p \ (%j S.h.1 18. ALL MATERIALS TO BE INSTALLED PER DRAWINGS, IN ACCORDANCE \\ WITH MANUFACTURER'S SPECIFICATIONS, SUBSTITUTIONS ARE \ �I I 2s: 2.5:12 \ - ALLOWED WITH OWNER AND ARCHITECT'S APPROVAL ONLY. \ \ .° ® ® w \ C0 19. PROVIDE PROTECTIVE CONSTRUCTION FENCING (BETWEEN 72" AND 84" R' ?, / V IN HEIGHT) ALONG THE PEDESTRIAN WALKWAY (SOUTH ELEVATION). \ \ f 4 \ f \\ ! C PROVIDE ADDITIONAL PROTECTIVE FENCING IN ADDITION TO THE EXISTING \ 1 5e q oasc� a _ FENCES ALONG THE REMAINING PROPERTY LINES AS REQUIRED \ o r -- �, '� � --� �` r . coM I III - , . I -l (n \ \ \ ' � -r - - * \ PROJECT SITE - G 1 vicinity map 1536 VIVIAN LANE \ \ AO.O NOT TO SCALE \ TRASH CONTAINER STORAGE ALONG m \ I I ° 110,0F ROOF \ symbols legend SIDE YARD, BEND EXISTING, SOLID fiLOPE 25x1=2 SLOPE2512 \ 6' HIGH FENCE GATE \ 1 I \ I I BUILDING ELEVATION REF. SHEET A3.0 A3.0 \ ° DETAIL MARK X A5.0 \ I I ELEVATION MARK I GLASS ELEVATION \ SES A R C REF. SHEET A4.0 O \ I \o �� Ory. ff. Ory. Cl DOOR NUMBER O ---------- REF. SHEET A4.0 O °ry ---------- - 5° ERI U. AUST A G2.+n74 17�e- '�Ij, DATE PROPERTY LINE \ L 0 T 22 L 0 T 20 i N 46°31'00" W 60.00' 20 January 2016 '�,° ©copyright 2016 PROPERTY LINE s job #1510 i et ic aunt I ! C \ EXISTING CONCRETE CURB TO REMAIN architect I EXISTING WATER METER TO REMAIN 62 balboa coves newport beach, California 92663 v i v i a n l a n e tel 949.637.5220 I r° r° client : mr. + mrs. grant bixby I 2 site/roof plan 1536 Vivian lane AO.O SCALE: 1/8" = 1'-0" newport beach, California 92660 tel 949.722.1886 PA2016-017 5' UTILITY EASEMENT o, o, PROPERTY LINE �( N7� 00 " W 7 ) . 24 ' ) (102,8OFS) ROCK e ' ROCK e w e cx # ROCK TRELLIS I PROPERTY LINE (102.7FS) AREA PROPERTY LINE # # ROCK # ROCK ROCK ROCK \ q�, �ti0 �� R 0 C K OSS N o 2� # u \ ti0 o S SF' 6) � O 2 ZOJ o2 o �x ti P 8. S�9 CAND S�� / / Q I u BUILDING I Y I 6,1 RON \ 115.8) o MIEDEMA Q I RIDGE W 11NO. 4653 f o I O U EXP. 9/30/17 - O T z FO C A Y \ 21 LL1 iZ L0 22 LLJ ��s �� ❑ T VO °�. (� I ~°� `~ �5 Io IW W \ F W I I # # 03 o o ° W iZ o I # # m Li (nq O / cu wI� i cu CONC. No CONC CONC. NORTH coNc. 0' 8' 16 CONI I tion 02. �ti o2. SCALE 1"=8' # CONC. \ CONC CONC CONC. o M cDNC I N I cu � CONC. x CONC. cDNc CONC, CONC. \ CONC. ( N700 31 / 00 // W 65 , 06 ' ) Ln OSS CONC. CD LEGEND PROPERTY LINE DESCRIPTION covc s s� CONI. s s, FS, ' CONC (123.45) MEAS. ELEVATIONS / GONE I� CONC ��F �oF covc ��F o I CONC. otiF �� coNc �o covc. 0 ( ) RFC. BRG. DIST. [INC. AC tio° ti00 CONC. 00, `00_ CONC. CONC. 00 `O CONC, OI CONC, DECK / �F I + -1 # BRICK79 WALL BUILDING / 00 �0� , I �,° O ��F O �� 9 `�00,"TC�-{' �c) F ec AC 0 �' ti0 ° AC J F 9 O � �' Pj o ��� PROPERTY LINE CONC. ti �° `�° < "' F- FENCE / I AC AC Ac N.5. NATURAL WADE I V I V IAN LANE Ac P.P. POWER POLE Ac WM WATER METER / q AC I , s, q 3 P.E. FINISH FLOOR zF G.F. GARAGE FLOOR AC oo. I o AC oo. AC oo � 0°2 CONIC CONCRETE / — — — — �P _ — — — — �P — — — — F.S. FINISH SURFACE covc. M.H. MAN—HOLE I CENTER LINE P PLANTER Ac Ac AC A.C. ASPHALT I Ac AC AC T.G. T❑P-GRATE RDIM SURVEYING INC T ❑ P ❑ URAPHIC SURVEY LEGAL DESCRIPTION:OWNER: BENCH MARK ADDRESS OF PR❑JECT GRANT AND HEIDI BIXBY LET 21 OF TRACT MAP NO. 1806 CHIS. BOX ASSUMED ELEVATI❑N- 100.00 1.536 VIV:I:AN LANE RON MIEDEMA L S. 4653 1536 VIVIAN LANE 23016 LAKE FOREST DR. #409 NEWP❑RT BEACH, CA NEWPORT BEACH, CA LAGUNA HILLS, CA 92653 (949) 858-2924 OFFICE JOB: 59-20 DATE: 11/5/15 (949) 858-3438 FAX RDMSURVEYING@C❑X.NET PA2016-017 - - N 76 °31 '00" W 79.24' ------------- existing floor area0 I I ` I ` I I ` 461 s.f. garage - --------------------_\' — — — — 1 ,762 s.f. 1 st floor I I I 2a iI I II ■ 0I A3.0 ; I TRELLIS ; ; I AREA demolition plan I II 1/4"=1'-0" b ixby I I I I I I --------------- --- 1 remodel 1536 Vivian lane newport beach, California 92660 z -----------r-------- I ` I � I � I ° I II 1- --------------s- -------------- ---- I bath #3a , I 49 I ccl� ii great room bedroom #3 bedroom #4 bedroom #2 II II 15x17 10x11 10x11 10x12 II I II C II I --n Y 1 I ii I II i u II I 'u1T Iu l I II 1 IIII / II ---------------- I closet N I hallway I O W oI --------------------------- 1 o cn Q r—� r____ CIOSet rn r I T O ABV cns i I ii i I O °Q • Jy �i Jy �,r, I T /^ Cz Q L_PB�eN,B_ entry '"_- i0 j M ¢ w y/� m I F/H bath #2 ; 1 _ `J PAMRY 5 x 9 x/CABS O aeovf —iii I O 1 0 I Lu master bath master bedroom 1 07 C/) 7 x 9 1412 12 t"J X\_/ �-A t01 dining area kitchen N I I � ,_______ � I I W 9x17 9x17 n 1 --- ---- --------------- --------- 1 `Gn front porch 5�D ARC V, I ERIC D. ALIST C-29374 IK X17 I Z5^ 7.5"P I W/H \I \`?O CA��F° IL___--_ I 1 0 11 2 4 8 i 20 january 2016 I ©copyright 2016 Icajob #1510 19x22rage wall legend I EXISTING CONSTRUCTION TO REMAIN I _ _ _ _ _ _ _ � � eric aunt EXISTING CONSTRUCTION TO BE REMOVED _ _ _ _ _ _ architect 62 balboa coves newport beach, California 92663 I tel 949.637.5220 1a A3.0 1 demolition plan D1.0 SCALE: 1/4" = 1'-0' o c l i e n t : mr. + mrs. grant bixby 1536 Vivian lane newport beach, California 92660 — tel 949.722.1886 PA2016-017 - _ _ _ - _ - _ _ _ _ N 76 °31 '00" W 79.24' project area analysis A3.0 o N m 461 s.f. garage (existing) 4'-2" 22'-3" 1 ,762 s.f. 1st floor existing) _ _ 6' 5" At 6 ? 2j 6'-9" _ 119 s.f. 1st floor great room) + 419 s.f. 3rd floor (master bedroom) OLD WATER, Ialmo 2,300 s.f. total area (total livable) I ® �� HE"`" 1st floor plan � '-6°x6'-6" SHO I oLOUNGERS N 1 1/4"=V-0" 60"00" FREESTANDING NB r I LOUNGER o \\\\\\\\\\ bixby \ master remodel I z - <V b \ WOOD PORCH bedroom ° W 2x1 master 1536 vivian lane bathroom \ newport beach, California 9x18 \ 92660 I I 7• O - HEATED FLOOR I�b I o P \ 4 4'-10"z3'-2° TOILET AREA _J______________ A a I \ I I bath 0 \ #3 s'-s ' I 4 x 9 O o 2" s' I r— great bedroom o master bedroom \ I room #2 closet #2 \ I I I I \ I 5x1 0x1 D � 7x13 0x1 -J \ Li II closet -,------- closet W � I I "/G � o W 0 I hallway I [ PRINTER \ O I 11 L.F. MILLWORK r (0 o I r \ OO I IMW CAB ABV CNTR Q • \ 2 �p L_____ entry "' w \ m N _ \ PANTRY w/CABS O Z ABOVE o O \ bathroom \ W � I -powder #2 07 \ o REF 5x5 • 7x9 bonus cY) X \\\ dining ® room :.AI \ _ Co area kitchen 2^ N I 9x17 9X17 3x1 U) \ I \ 00 - \ I o SSD ARC \ ERIC D. AUST I I patio I \ C-29374 } 3 2017 I Z5 W/H 3.5 L.F. DESK 3.5 L.F. DESK \ �iti REN- SAL I -------- 6.5 L.F. WINDOW SEAT -------- \ �J+ DATE z5 O � O I I \ 0 0 \ 0 1' 2 4' 8' 20 january 2016 wall legend \ ©copyright 2016 \\\\\\ I 2 car N EXISTING CONSTRUCTION TO REMAIN \ job #1510 garage \ NEW CONSTRUCTION - I I 9X2 x4 FRAMING AT 16" R-13 BATT I GYP. B eric aunt� I INSULATION W/ 5/e" G1P. BD. \ \ architect \ 62 balboa coves I \ newport beach, California 92663 \ tel 949.637.5220 19-4CLR. \ 5'-2° ' "� 1 1 st floor plan _ A1.0 SCALE: 1/4" = 1'-0" o c l i e n t I \ \\\\\\\\\ mr. + mrs. grant bixby I 1� 1536 vivian lane A3.0 newport beach, California 92660 tel 949.722.1886 PA2016-017 EN-7, +12'-2" PEAK OF ROOF-- -- 1-------- ----------------- 1-- — +12'-2" PEAK OF ROOF +10'-7" PEAK OF ROOF AT GARAGE-- J 3C — r +9'-3" PLATE HEIGHT AT GARAGE --�------- ----- ----------------- -- I �+8'-0" CEILING El - - o- LFIF] -0 I 1536 / exterior elevations 1 I ---- ------- -------------� �+0'-0" let FLOOR F.F. (103.58') A3 0 1/4"=V-0" GARAGE FINIS - '- - -- ------------ - ---------- --- ■ 1a existing north elevation (front) I bixby I A3.0 SCALE: 1/4" = 1'-0" remodel 1536 vivian lane newport beach, California 92660 J � 00 +12'-2" PEAK OF ROOF—+— ---1-------- ���� � - "� ------------------1-- --+12'-2" PEAK OF ROOF W - z +10'-7" PEAK OF ROOF AT GARAGE-- J Z � W �J +9'-3' PLATE HEIGHT AT GARAGE --�------- - -- -------------- - '1 - ------------ - �+8'-0" CEILING �o � I 15-36 - ---------- --- „i ;' --- --- -- ------ - --- �+0'-0" 1st FLOOR F.F. (103.58') i GARAGE FINIS (-l'-4") - - �V r lil 1 proposed north elevation (front) A3.0 SCALE: 1/4" = 1'-0" ---- — +14'-2" T.O. CHIMNEY I � I +12'-2" PEAK OF ROOF-- ----4----------------- ---- — +12'-2" PEAK OF ROOF w - w z z_ J � J al +8'-0" CEILING al I � � I 7171L,o 0 1 SSC A �C +0'-0" 1st FLOOR F.F. (103.58')— ---- ---------------------- - --- +0'-0' 1st FLOOR F.F. (103.58') T I I ERIC D. RUST a C-29374 I 2a existing south elevation (rear) I �h3 R=N- :AL \� IA3.0 SCALE: 1/4" = 1'-0" I yT� DATE C � ---- —+14'-2" T.O. CHIMNEY I mo 12 0 1 2' 4' 8' +12'-2" PEAK OF ROOFS --- ----------------- X05 ---- —+12'-2" PEAK OF ROOF — 20 January 2016 ©copyright 2016 +9'-0" CEILING ---- _-____-- 5 6 X125 --------- --- - a job #1510 I �� �, �•. � �•. \ I I I I I I I I I I I I I I I I I I I I I I I I I I I � I - - I erric aunt architect 62 balboa coves _ —' I newport beach, california 92663 /- °I� tel 949.637.5220 N IT ITVI I M N --- ---I +10'-0" 1st FLOOR F.F. (103.58') +0'-0" 1st FLOOR F.F. (103.58')—�— ---- --------------- ---- �- -- - --- - -- - -� � tt client : Mr. + Mrs. rant bixb 9 Y 1536 vivian lane 2 proposed south elevation (rear) I newport beach, california 92660 A3.0 SCALE: 1/4" = 1'-0" tel 949.722.1886 PA2016-017 �0000000i 12 »� - +12'-2" PEAK OF ROOF 1 z 2.51 r +10'-7" PEAK OF ROOF AT GARAGE-- ---- ��� � 12 I 2.5 - ------ -------- -+8'-0 CEILING I a 1 I ■ .. uPun I (occ) exterior elevations +0'-0" let FLOOR F.F. (103.58') 1/4"=1' 0" GARAGE FINISH -1'- " ----- 1 ■ 3a existing west elevation (side) bixby A3.1 SCALE: 1/4" = 1'-0" I remodel 1536 vivian lane newport beach, California 92660 kZ +12'-2" PEAK OF ROOF -fit= I w +10'-7" PEAK OF ROOF AT GARAGE-- ---- - 25 - o 2 5_� ----- --- �+9'- - � 0" CEILING - - _ - -------- --------- -+8'-0" CEILING - - I 1 unutt � I i M , 0-7T77 I ---- --- -- ---------- --------- - �+0'-0" 1st FLOOR F.F. (. GARAGE FINISH -f'= 3 proposed west elevation (side) I A3.1 SCALE: 1/4" = 1'-0" +14'-2" T.O. CHIMNEY-- �o0 0 000 zl +12'-2" PEAK OF ROOF--- -----------------12------ ==- ---------- 12 ---- - � w �000000� ------- - +10'-7" PEAK OF ROOF AT GARAGE al 2.51 0000000 _ 12— +8'-0" CEILINGS --- -----.-,. 0000000 +9'-3" PLATE HEIGHT AT GARAGE i �0000000� � t i i . �000000� i �0000000� i / 1 0000000 S�tJ A C +0'-0" 1st FLOOR F.F. (103.58')— -------- -- �000000� unury � -------------------- GARAGE FINISH ( 1'-4') � � . � ------------ -�- _ � " ERIC D. RUST a IC-29374 i 4a existing east elevation (side) 3 -20 17 h R-Nti M A3.1 SCALE: 1/4" = 1'-0" yT� DATE +14'-2" T.O. CHIMNEY-- I �0000000� 0 1' 2' 4' 8' �000000� +12'-2"nkEAK OF ROOFS _ 0000000 20 January 2016 - +10'-7" PEAK OF ROOF AT GARAGE 12— ©copyright 2016 ��I — _ �000000� - :2.5— — �0000000� - job #1510 a +8'-0" / \ �0000000� I I I I I I I I I I eric aunt I a� �000000� F EE architect / �0000000� 62 balboa coves I newport beach, California 92663 �0000000� i / tel 949.637.5220 A3 �0000000� \ �000000� +0'-0" 1st FLOOR F.F. (103.58')-- -------------- Unury \ /(cns) — ) client . ---- GARAGE FINISH -1 4 ( mr. + mrs. rant bixb 9 Y 1536 vivian lane 4 proposed east elevation (side) newport beach, California 92660 A3.1 SCALE: 1/4" = 1'-0" tel 949.722.1886 PA2016-017 +12'-2"i ,AK OF ROOF - _ F-I d 0 \ ■ I I /" ITI building sections + interior elevations j 1/4"=1'-0" 11 b ixby 1 east elevation at master bedroom remodel A4.0 SCALE: 1/4" = 1'-0" 1536 vivian lane newport beach, California 92660 ? 0.5 +12'-2" PEAK OF ROOF-�- ---Ja----------------- 12 _ 1.25 +9'-0" CEILING ---- --------- -- — IFT T .E El TFF 1 r r I +0'-0" 1st FLOOR F.F. (103.58') ---- --------------- 2 building section at master bedroom A4.0 SCALE: 1/4" = 1'-0" ASL / ERIC D. RUST a C-29374 3 -20t7 Uh RENE AL yT DATE F I 0 1' 2' 4' 8' 20 january 2016 ©copyright 2016 job #1510 eric aunt architect 62 balboa coves newport beach, California 92663 tel 949.637.5220 client : mr. + mrs. grant bixby 1536 vivian lane newport beach, california 92660 tel 949.722.1886 Zoning Administrator— March 24, 2016 Item No. 2a Additional Materials Received 1536 Vivian Lane Parking Modification (PA2016-017) Subject: Meeting Date—Zoning Administrator Staff Report and Agenda—PA2016-017 From: Bixby Grant[mailto:grant@bixbyresidential.com] Sent: Thursday, March 17, 2016 9:04 AM To: Crager, Chelsea Cc: Aust Eric; Mackinen, Traci; Garciamay, Ruby; Bixby Heidi Subject: Re: Meeting Date-Zoning Administrator Staff Report and Agenda— PA2016-017 Dear Chelsea, Thank you for your work on this. As the owners of the subject property, we have the following comments: 1. The tankless water heater has been installed. See attached photo. 2. In the paragraph where you mention the scope of work and practical difficulty, we add: • The cost to widen the garage places an undue burden on the owner with no gain for the neighborhood • Aesthetically the garage would become asymmetrical and much less attractive from the curb • Moving the west wall would restrict the approach to the front porch and also restrict views from it towards the street. We have received positive comments from our surrounding neighbors who all support our modest project. If you receive any negative comments in advance,we would appreciate you forwarding those so we can address them directly prior to the hearing. Sincerely, Grant & Heidi Bixby r a a 1 Grant Bixby BROKER ASSOCIATE C: 949 677 0111 BRE No.01364572 1 Zoning Administrator - March 24, 2016 Item No. 2b Additional Materials Received 1536 Vivian Lane Parking Modification (PA2016-017) Bernice Devries<bernice®kastellgroup.comaB 1536 VIVIAN LANE NEWPORT BEACH March 21,2016 10:58 AM To City of Newport Beach My name is Bernice Devries and I am the owner of 1806 Beryl Lane just 3 doors away from 1536 Vivian Lane. I am writing this because I am in 100%support of the Bixbys remodel project.l understand most of our garages are a few inches short in width from today's current code however,we have no parking issues what so ever in our neighborhood and specifically in our corner.We all have good size driveways and there is always plenty of open street parking too. Expanding and remodeling in our community is a good thing as these homes are small in comparison to the homes in surrounding area and if they were to be sold off in the future a remodeled home would fetch a higher price resulting in more revenue for the county in higher property taxes which in turn is good for all of us. I am excited for the Bixby's and hope you approve their project. Best regards, Bernice DeVries Real Estate Broker Kastell Real Estate Group Direct 714-488-9381 Fax 949-209-4537 Bernice@Kasteligroup.com Lic a012769s2 KASTELL Real Estate Group 1 Zoning Administrator - March 24, 2016 Item No. 2b Additional Materials Received 1536 Vivian Lane Parking Modification (PA2016-017) From: ANJANETTE EGAN•Bobinekl westegan 5.cox net Subject: Remodel Date: March 20,2018 at 12:29 PM To: Heidi Bixby hbixby,Uroadrunnercom To whom it may concern: I,Anjanette Egan-Bobinskl,the home owner of 1800 Beryl Lane Newport Beach,is In complete support of Grant and Heidi Bixby's remodel. Our neighborhood has plenty of street and driveway parking that I do not feel a need for them to have to expand their garage. Sincerely, Anjanette Egan-Bobinski 939-3383778 2 Zoning Administrator - March 24, 2016 Item No. 2b Additional Materials Received 1536 Vivian Lane Parking Modification (PA2016-017) "Schulman,Jennifer P"<jennifer.schulman(i bnymellon.com> Bixby Remodel March 21,2016 3:10 PM To City of Newport Beach: My name is Jennifer Schulman. David Schulman and I are the owners of 1542 Vivian Lane,next door to 1536 Vivian Lane. I understand the Bixbys are requesting a variance because their garage is inches away from meeting the current size requirement for their remodel. My husband, David and I are in complete support of the Bixby's remodel without the necessity of changing the current garage dimensions. We have ample street parking and driveway parking,maintaining their garage size would not have any negative impact on us or the surrounding homes/streets. Expanding and remodeling in our community is a good thing as these homes are small In comparison to the homes in surrounding area and if they were to be sold off in the future a remodeled home would fetch a higher price resulting in more revenue for the county in higher property.taxes which in turn is good for all of us. I am excited for the Bixby's and hope you approve their project. Sincerely,Jennifer Schulman Jennifer Schulman,Wealth Director BNY Mellon Wealth Management 1600 Newport Center Drive,Ste 200 Newport Beach,CA 92660 Office 949-253-5038 Cell 949-8383381 Follow us on:jly){ite j Unkedin —Named Top National Private Asset Manager and Top Private Bank Serving Family Offices by Family Wealth Report in 2015 —Ranked the 7th largest U.S.Wealth Manager by Barron's in 2015 *—Confidential—* The information contained in this e-mail,and any attachment,is confidential and is intended solely for the use of the intended recipient.Access,copying or re-use of the e-mail or any attachment,or any information contained therein,by any other person is not authorized. If you are not the intended recipient please return the e-mail to the sender and delete it from your computer.Although we attempt to sweep e-mail and attachments for viruses,we do not guarantee that either are virus-free and accept no liability for any damage sustained as a result of viruses. 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