HomeMy WebLinkAbout02_Roberts Residence Coastal Development Permit_PA2017-187CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
SUBJECT: Roberts Residence (PA2017-187)
SITE LOCATION: 1549 Ocean Boulevard
Coastal Development Permit No. CD2017-081
APPLICANT: Dave Eslinger, Sea Pointe Construction
OWNER: Kevin Roberts
PLANNER: Chelsea Crager, Assistant Planner
949-644-3227, ccrager(a)newportbeachca.gov
GENERAL PLAN/ZONING DISTRICT
February 27, 2018
Agenda Item No. 2
• General Plan: R-1 Single -Unit Residential
• Zoning District: R-1 Single -Unit Residential
• Coastal Land Use Category: RSD -C (Single -Unit Residential Detached — (10.0 —19.9
DU/AC))
• Coastal Zoning District: R-1 Single -Unit Residential
PROJECT SUMMARY
A coastal development permit (CDP) to allow a 342 -square -foot addition and remodel to an
existing single-family residence. The project includes a 77 -square -foot second floor addition
and 265 -square -foot third floor addition including a roof deck. The height of the structure is
proposed to be 29 feet. The project complies with all applicable development standards and
no deviations are requested.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New construction or Conversion of Small
Structures), because it has no potential to have a significant effect on the
environment; and
3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal
Development Permit No. CD2017-081 (Attachment No. ZA 1).
08/17/2017
Roberts Residence
Zoning Administrator, February 27, 2018
Page 2
DISCUSSION
Land Use and Development Standards
• The subject property is located in the R-1 Coastal Zoning District, which provides for
single -unit residential development and is consistent with the City's Coastal Land
Use Plan, General Plan, and Zoning Code. A coastal development permit is required
and the property is not eligible for a Waiver for De Minimis Development because the
property is located in the Appeal Area.
• The property currently consists of one legal lot developed with a two-story, single-
family residence. The neighborhood is predominantly developed with one- and two-
story, single-family residences. The proposed design, bulk, and scale of the
development is consistent with the existing neighborhood pattern of development
and applicable development standards.
• The proposed remodel and addition conforms to all applicable development
standards, including floor area limit, setbacks, height, and off-street parking as
evidenced by the project plans and illustrated in Table 1 below.
Hazards
• The finish floor elevation of the proposed dwelling is 11.49 feet (NAVD 88), which
complies with the minimum 9.00 feet (NAVD88) elevation standard.
• The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code
(CBC) and Building Division standards and policies. Geotechnical investigations
specifically addressing liquefaction are required to be reviewed and approved prior
to the issuance of building permits. Permit issuance is also contingent on the
inclusion of design mitigation identified in the investigations. Construction plans are
Tmplr 10/10/17
Table 1 — Development Standards
Development Standard
Standard
Proposed
Setbacks min.
Front
10 feet
10 feet
Rear
0 feet
0 foot
Sides
3 feet
3 feet
Allowable Floor Area
3,538 square feet
3,220 square feet
Allowable 3rd Floor Area
266 square feet
265 square feet
Open Space
266 square feet
270 square feet
Parkin
2 -car garage
2 -car garage
Height
24 feet flat roof
29 feet sloped roof
24 feet flat roof
29 feet sloped roof
Hazards
• The finish floor elevation of the proposed dwelling is 11.49 feet (NAVD 88), which
complies with the minimum 9.00 feet (NAVD88) elevation standard.
• The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code
(CBC) and Building Division standards and policies. Geotechnical investigations
specifically addressing liquefaction are required to be reviewed and approved prior
to the issuance of building permits. Permit issuance is also contingent on the
inclusion of design mitigation identified in the investigations. Construction plans are
Tmplr 10/10/17
Roberts Residence
Zoning Administrator, February 27, 2018
Page 3
reviewed for compliance with approved investigations and CBC prior to building
permit issuance.
Public Access
• The project site is located between the nearest public road and the sea or shoreline
on the Balboa Peninsula. Implementation Plan Section 21.30A.040 requires that the
provision of public access bear a reasonable relationship between the requirement
and the project's impact and be proportional to the impact. The project involves an
addition to an existing single-family residence. Therefore, there is no change in land
use and the proposed increases in floor area, height and bulk will not result in any
significant adverse impacts to public recreation, access or views or otherwise
diminish the public's use of the ocean, harbor, bay, channels, estuaries, salt
marshes, sloughs, beaches, coastal parks, trails, or coastal bluffs.
• Vertical and lateral access to the beach is available at street ends throughout the
Balboa Peninsula.
• The closest public viewpoint is located in West Jetty View Park, approximately 2,500
feet east of the property. The proposed residence is not located near coastal view
roads, as designated in the Coastal Land Use Plan. Due to the distance of the
proposed development from the public viewpoint and the project's compliance with
height, setbacks, the project will not impact coastal views.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code
of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect
on the environment.
Class 1 exempts additions of up to 10,000 square feet to existing structures where public
services and utilities are available and the area is not considered environmentally
sensitive. The proposed project is an addition of less than 10,000 square feet to an existing
single -unit residence in a developed neighborhood and is not within an environmentally
sensitive area.
PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners and
residential occupants 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
Tmpl[: 10/10/17
Roberts Residence
Zoning Administrator, February 27, 2018
Page 4
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:
This action shall become final and effective 14 days following the date the Resolution is
adopted unless within such time an appeal or call for review is filed with the Community
Development Director in accordance with the provisions of Title 21 (Local Coastal
Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City
may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the
City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through
13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
Prepared by:
Chelsea Crager, A7 tant Planner
MCC
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
Tmp1C. 10/10/17
.y.
Attachment No. ZA 1
Draft Resolution
08/17/2017
0 *01RIJ 9 W ki 10 NIf#_`T1S rff: fefii
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY
OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT
PERMIT NO. CD2017-081 AUTHORIZING A REMODEL AND
ADDITION TO AN EXISTING SINGLE-FAMILY RESIDENCE
LOCATED AT 1549 OCEAN BOULEVARD (PA2017-187)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
An application was filed by Dave Eslinger of Sea Pointe Construction, with respect to property
located at 1549 Ocean Boulevard, requesting approval of a Coastal Development Permit.
2. The property is legally described as Lot 33 of Tract 518.
3. The applicant proposes a coastal development permit (CDP) to allow a 342 -square -foot
addition and remodel to an existing single-family residence. The project includes a 77 -square -
foot second floor addition and 265 -square -foot third floor addition including a roof deck. The
height of the structure is proposed to be 29 feet. The project complies with all applicable
development standards and no deviations are requested.
4. The subject property is located within the R-1 (Single -Unit Residential) Zoning District and the
General Plan Land Use Element category is RS -D (Single -Unit Residential Detached).
5. The subject property is located within the coastal zone. The Coastal Land Use Plan category
is RSD -C (Single -Unit Residential Detached —10.0-19.9 DU/AC).
6. A public hearing was held on February 27, 2018, 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.
This project is categorically exempt pursuant to Title 14 of the California Code of Regulations
Section 15301, Article 19 of Chapter 3, Guidelines for Implementation of the California
Environmental Quality Act (CEQA) under Class 1 (Existing Facilities).
2. Class 1 exempts additions of up to 10,000 square feet to existing structures where public
services and utilities are available and the area is not considered environmentally sensitive.
The proposed project is an addition of less than 10,000 square feet to an existing single -unit
residence in a developed neighborhood and is not within an environmentally sensitive area.
N
Zoning Administrator Resolution No. ZA2017-###
Paqe 2 of 5
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) of
the Newport Beach Municipal Code, the following findings and facts in support of such findings
are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
The proposed development complies with applicable residential development standards
including, but not limited to, floor area limitation, setbacks, height, and parking.
a. The maximum floor area limitation is 3,538 square feet and the proposed floor area is
3,220 square feet.
b. The proposed development provides the minimum required setbacks, which are 9 feet
along the front property line, 3 feet along each side property line and 0 feet along the
rear property line abutting the alley.
The highest guardrail is no more than 24 feet from established grade and the highest
ridge is no more than 29 feet from established grade, which complies with the
maximum height requirements.
The project includes existing garage parking for two vehicles, complying with the
minimum two -car garage parking requirement.
2. The neighborhood is predominantly developed with two- and three-story single-family and
two -unit residences. The proposed design, bulk, and scale of the development is consistent
with the existing neighborhood pattern of development and expected future development.
3. The proposed development is not located on the shoreline. The proposed finished floor is
11.49 feet (NAVD 88) which is higher than the 9.00 feet (NAVD 88) minimum elevation
standard. As such, impacts from future sea level rise are not anticipated.
4. The property is located in an area known for the potential of seismic activity and liquefaction.
All projects are required to comply with the California Building Code (CBC) and Building
Division standards and policies. Geotechnical investigations specifically addressing
liquefaction are required to be reviewed and approved prior to the issuance of building
permits. Permit issuance is also contingent on the inclusion of design mitigation identified in
the investigations. Construction plans are reviewed for compliance with approved
investigations and CBC prior to building permit issuance.
5. There is no landscaping proposed as a part of this project.
os-o2-2on
Zoning Administrator Resolution No. ZA2017-###
Paqe 3 of 5
6. The property is not located near designated public view points or coastal view roads and will
not impact public coastal views.
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal
Act if the project is located between the nearest public road and the sea or shoreline of any
body of water located within the coastal zone.
Fact in Support of Finding:
The project site is located between the nearest public road and the sea or shoreline on the
Balboa Peninsula. NBMC Section 21.30A.040 requires that the provision of public access
bear a reasonable relationship between the requirement and the project's impact and be
proportional to the impact. The project involves the addition of 342 square feet to an existing
single-family residence. Therefore, there is no change in land use and the proposed increases
in floor area, height and bulk will not result in any significant adverse impacts to public
recreation, access or views or otherwise diminish the public's use of the ocean, harbor, bay,
channels, estuaries, salt marshes, sloughs, beaches, coastal parks, trails, or coastal bluffs.
2. The existing residential lot does not currently provide nor inhibit public coastal access. The
property is located less than 100 feet from the public beach; however, nearby vertical lateral
public access is provided at street ends throughout Balboa Peninsula.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2017-81, subject to the conditions set forth in Exhibit "A," which
is attached hereto and incorporated by reference.
2. This action shall become final and effective 14 days following the date this Resolution was
adopted unless within such time an appeal or call for review is filed with the Community
Development Director in accordance with the provisions of Title 21 Local Coastal
Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City
may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the
City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through
13120, and Section 30603 of the Coastal Act.
PASSED, APPROVED, AND ADOPTED THIS 27TH DAY OF FEBRUARY, 2018.
Patrick J. Alford, Zoning Administrator
06 -02 -eon
2
Zoning Administrator Resolution No. ZA2017-##1#
Page 4 of 5
EXHIBIT "A"
CONDITIONS OF APPROVAL
(project specific conditions are italicized)
1. The development shall be in substantial conformance with the approved site plan, floor plans
and building elevations stamped and dated with the date of this approval (except as modified
by applicable conditions of approval).
2. The final construction plans shall demonstrate compliance with NBMC Section 20.40.090 and
shall provide minimum clear interior garage dimensions of 18 feet 6 inches wide by 19 feet
deep.
3. Revisions to the approved plans may require an amendment to this Coastal Development
Permit or the processing of a new Coastal Development Permit.
4. Coastal Development Permit No. CD2017-081 shall expire unless exercised within 24
months from the date of approval as specified in Section 21.54.060 (Time Limits and
Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise
granted.
5. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
6. This Coastal Development Permit may be modified or revoked by the Zoning Administrator
if determined that the proposed uses or conditions under which it is being operated or
maintained is detrimental to the public health, welfare or materially injurious to property or
improvement in the vicinity or if the property is operated or maintained so as to constitute
a public nuisance.
7. Prior to the issuance of building permits, a copy of the Resolution, including conditions of
approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans.
8. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative
costs associated with the processing of this application to the Planning Division.
9. Prior to the issuance of building permits, the applicant shall submit to the Planning Division
an additional copy of the approved architectural plans for inclusion in the Coastal
Development file. The plans shall be identical to those approved by all City departments
for building permit issuance. The approved copy shall include architectural sheets only and
shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the
elements approved by this Coastal Development Permit.
10. Construction activities shall comply with NBMC Section 10.28.040, which restricts hours of
noise -generating construction activities to between the hours of 7 a.m. and 6:30 p.m., Monday
through Friday and 8 a.m. and 6 p.m. on Saturday. Noise -generating construction activities
are not allowed on Sundays or Holidays.
os-o2-2on
9
Zoning Administrator Resolution No. ZA2017-###
Paqe 5 of 5
11. Prior to the issuance of building permits, the applicant shall submit a final drainage and
grading plan. The plan shall be subject to the review and approval by the Building Division.
12. 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.
13. Debris from demolition shall be removed from work areas each day and removed from the
project site within 24 hours of the completion of the project. Stock piles and construction
materials shall be covered, enclosed on all sites, not stored in contact with the soil, and
located as far away as possible from drain inlets and any waterway.
14. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of
each construction day. Solid waste, including excess concrete, shall be disposed in
adequate disposal facilities at a legal disposal site or recycled at a recycling facility.
15. The applicant shall comply with all federal, state, and local laws. Material violation of any
of those laws in connection with the use may be cause for revocation of this Coastal
Development Permit.
16. No demolition or construction materials, equipment debris, or waste, shall be placed or
stored in a location that would enter sensitive habitat, receiving waters, or a storm drain,
or result in impacts to environmentally sensitive habitat areas, streams, wetland or their
buffers.
17. The discharge of any hazardous materials into storm sewer systems or receiving waters
shall be prohibited. Machinery and equipment shall be maintained and washed in confined
areas specifically designed to control runoff. A designated fueling and vehicle maintenance
area with appropriate berms and protection to prevent spillage shall be provided as far
away from storm drain systems or receiving waters as possible.
18. 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 Roberts Residence including, but not limited to, Coastal Development Permit No.
CD2017-081 (PA2017-187). This indemnification shall include, but not be limited to, damages
awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in
connection with such claim, action, causes of action, suit or proceeding whether incurred by
applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall
indemnify the City for all of City's costs, attorneys' fees, and damages, which City incurs in
enforcing the indemnification provisions set forth in this condition. The applicant shall pay to
the City upon demand any amount owed to the City pursuant to the indemnification
requirements prescribed in this condition.
os-oz-zon
10
Attachment No. ZA 2
Vicinity Map
08/17/2017
22
VICINITY MAP
Rt 4a
ke
"
Subject Property,
d ..
Coastal Development Permit No. CD2017-081
PA2017-187
1549 Ocean Boulevard
12
Attachment No. ZA 3
Project Plans
08/17/2017
2�
hI=F_ILTi
OWNER:
KEVIN & NOELLE ROBERTS
1549 E. OCEAN BLVD.
NEWPORT BEACH, CA 92661
TEL: 949.303.0707
GENERAL CONTRACTOR/DESIGN BUILT:
SEA POINTE CONSTRUCTION
576 WALD
IRVINE, CA 92618
ATTN: DAVE ESLINGER
TEL.: 858.201.9021
PROPOSED NEW FLOOR ADDITION FOR:
ROBERTS RESIDENCE
COASTAL REVIE
VICINITY MAP:
SHEET INDEX:
AO
COVER SHEET AND PROJECT INFORMATION
Z
TOPOGRAPHIC SURVEY
Al
SITE PLAN/ROOF PLAN
D2
LEVEL 2 DEMO PLAN
A2
EXISTING 1ST LEVEL CONSTRUCTION PLAN
A2.1
HEIGHT COMPLIANCE PLAN W/ BLDG.
M
SECTION
A2.2
OPEN AREA VOLUME CALCULATIONS
A3
2ND LEVEL DEMO/CONSTRUCTION PLAN
A4
NORTH AND EAST BUILDING EXTERIOR
ELEVATIONS
A5
SOUTH AND WEST BUILDING EXTERIOR
Project number
ELEVATIONS
A6
LONGITUDINAL AND CROSS BUILDING
O
SECTIONS
A7
LONGITUDINAL BUILDING SECTION
PROJECT
SITE
NORTH
N �91:
16 N
CITY OF NEWPORT BEACH
JANUARY 25, 2018
PROJECT INFORMATION:
PROJECT ADDRESS:
BUILDING TYPE:
LEGAL DESCRIPTION:
LOT SIZE:
BUILDING SIZE:
SIDE SETBACK:
FRONT SETBACK:
REAR SETBACK:
BUILDING HEIGHT LIMITATION
EXTERIOR GUARDRAIL HEIGHT
ROOF PITCH
1549 E. OCEAN BLVD.
NEWPORT BEACH, CA 92661
R-1 SINGLE -UNIT RESIDENTIAL
TTAL
FLOOR AREA AND ESTABLISHED
FINISH PAD CALCULATIONS
FLOOR AREA LIMIT (FAL):
LOT SIZE: (35'X70') 2,450 SQ. FT.;
LOTS 33, TRACT 518, OF BLOCK "B" IN THE CITY OF REQUIRED SETBACK:
NEWPORT BEACH, AS PER MAP RECORDED IN THE REAR = 0, SIDE = 3'-0", FRONT = 9'-0"
OFFICE OF THE COUNTY RECORDER FOR COUNTY OF BUILDABLE AREA = 1,769 SQ. FT. X 2.0 (FAR)
ORANGE.
APPROX. 2,450 +/- SQ. FT.
3,476 SQ. FT. (REFER TO FLOOR AREA CALCULATION
EACH FLOOR LEVEL BREAKDOWN)
3FT
9FT
OFT
29FT (PROVIDED)
29FT (REQUIRED)
23FT (PROVIDED)
24FT (REQUIRED)
3:12 (PROVIDED)
3:12 (REQUIRED)
PROJECT SCOPE OF WORK:
THIRD FLOOR ADDITION TO EXISTING 2 -STORY RESIDENTIAL:
ADDITION INCLUDES THE OUTDOOR DECK, OPEN/COVERED BAR -B -Q AREA,
OUTDOOR SITTING AREA, INTERIOR STAIR, POWDER ROOM AND LIVING AREA.
FLOOR AREA LIMIT = 3,538 SQ. FT.
LEVEL 3 LIMIT = 15% OF BUILDABLE
= 266 SQ. FT. MAX.
FLOOR AREAS:
LEVEL 1 - PROVIDED 1,435 SQ. FT.
LEVEL 2 - PROVIDED 1,520 SQ.FT.
LEVEL 3 - PROVIDED 265 SQ. FT
TOTAL = 3,220 SQ. FT.
BUILDING HEIGHT -
INTERPOLATION CALCULATIONS
NOTE:
EXISTING GRADE IS GREATER THAN
5%. SLOPE, 5 EVENLY SPACE POINTS
HAVE BEEN USED PER CITY OF NB
ZONING CODE 20.30.050.
FOR COMPLETE CALCULATION
REFER SHEET A2.1:
POINT -1 (PT -1) = EL. 40.542'
POINT -2 (PT -2) = EL. 40.492'
POINT -3 (PT -3) = EL. 40.26'
POINT -4 (PT -4) = EL. 35.048'
W H 0 w
j W W z Z O
W = Q W d Q Q
W w W _ = Q Q r
w
C'N
XOmF <-Q CN
W W ml=QQ
N ZO U- -0z
wQw-OZ �:D I7 0PN0
N
Q¢ l LL V W H Z E O H~ 0z
OO K W W 2F -Ow= W <0Q ❑
an
Ma 00 wm�Wz-w
Q n m❑ o>- Z❑ F d G U W
NCL W zEW -z W 2� W> -Z
N= N d❑ W a N a❑? N j O
o0Wz0zuWNzpQjWuO
U U UZ =ZEE
Q F K w Z p O "O w z O Q Q OU m
N z_ O❑ Q F 0fz❑❑¢ w it
Cz7 N U wOviww OQP W
w a O? w w W w z o ii w z tz w
❑ w `Z ¢2r d Z m�� N ceN Q N 2
� LL� K W O O w� O� O z O LL
Q O?❑ a O z a❑ U Z U Q U O
W
Z
U
0
Z
W
o0)
M
><
�
pp
U
W
wU
u
w
Project number
U
Co
O
Drawn by RMSA
uj
�
I
t
WIn
�I
Scale
m
w
O
z
ry
1 PLANNING 01-25-18
Z
0
0
Lu
W
>00
n
W
0�LL
u
K
Project number
Date
Drawn by RMSA
Checked by RMSA/DS
AO
Scale
LEGEND
I I DESCRIPTION I
=
DECK
#
BRICK
WALL
BUILDING
- -
PROPERTY LINE
FENCE
N.G.
NATURAL GRADE
P.P.
POWER POLE
WM
WATER METER
F.F.
FINISH FLOOR
G,F.
GARAGE FLOOR
C❑NC,
CONCRETE
F. S.
FINISH SURFACE
M.H.
MAN -HOLE
P
PLANTER
A.C.
ASPHALT
T.G.
TOP -GRATE
RdM SURVEYING INC
R❑N MIEDEMA L.S. 4653
23016 LAKE FOREST DR. #409
LAGUNA HILLS, CA 92653
(949) 858-2924 OFFICE
(949) 858-3438 FAX
RDMSURVEYING@C❑X.NET
• 9.09
Fs
T❑P❑GRAPHIC SURVEY
JOB (64-43)
DATE 7/20/2017
PREPARED FOR SEA POINTE CONSTRUCTION I LEGAL DESCRIPTI❑N:
LOT 33, TRACT NO. 518, BLOCK B
NORTH
0' 8' 16'
SCALE: V=8'
NOTE: RECORD EASEMENTS ARE NOT PLOTTED IF ANY.
SURVEYOR OR ENGINEER SHALL PERMANENTLY
MONUMENT PROPERTY CORNERS OR OFFSETS
BEFORE STARTING GRADING.
r0 LAND SGS\
�� RON a
MIEDEMA A
* NO. 4653
EXP. 9/30/17 Q
v\ � CSO/
BENCH MARK:
CHIS. BOX ON T.C., ELEVATION=9.52
BASED ON NAVD 88 DATUM
ADDRESS OF PROJECT:
10
SITE PLAN KEYNOTES
\
EXISTING BUILDING LINE AT 1ST FL LEVEL
O
PROPERTY LINE
O
ADJACENT RESIDENCE
O
ROOF ABOVE LEVEL 2
O
SHADED AREA REPRESENTING NEW LEVEL 3
ADDITION
O
OUTDOOR SEATING AT LEVEL 3
O7
EXISTING ROOF AT LEVEL 2
O8
NEW ROOF TOP GUARD RAIL
Og
ZERO "0" SETBACK
10
EXISTING CONCRETE HARDSCAPE BELOW
11
6' HIGH END WALL
12
EXISTING LANDSCAPE BELOW TO REMAIN
13
ROOF OVER OPEN BBQ AREA.
\ O
V
F^/ lip
\ 'Ve . v
Oc
Fm
�: , -z
r o w
c wow
^O �zMz
�> w
4 m J
coNC
CONC �
j W W z? U
W 2
o§ z
O 7FW1 <,
z~< �� w
°�<FQHo< '�¢Q
W O Z 0 0 0= Z== LL
i ~ZQUwZS�U�¢2'zU
C xmm
¢ a LL N w I- Z LL O Z U Zo W
°NC,
�" < Fina 00wa Wwz�w
¢om�xw���wa�ow
C U U UZ =Z�
CON D O Z C70Q 7Uwj�0
C� aF0fWz000W-p0<uW
„ C zzo0¢�az0o¢,l-wW
(90 p N YU W Dai WPC)
req �nawZofof�inZw=of>- rn
2 W��Qoz�-<Zwzoz�
owz3a nmg3 rn� zp,
U° CD ¢O?oaUzao O?U ¢UO
�LL��CGOOw�0�0 zOw
NC
/ 10
i
c c
°NC � SNC;
0v& 11 - Fj
L u
U
Q) CO
Z
\ % 7s \ Q 0 rn
>
/ J
cy) CO
F z
pcz� w z
a
W a
c°° L.�
W
F,qc0 CO
su
ti
o
/ W
1 m Lu
/
5 10
7 Q \
1 PLANNING 01-25-18
12
8 13
e �
ii
10
c N 8.g„ \ 8
OC \ \
C
�3=p„�
2 `IVam
Lu
J
\
Y/ Project number
N
Date
RMSA
1 SITE PLAN V Drawn d yRM
O \ Checked by RMSA/DS
SCALE: 3/16” =1' 0"
1
Scale
58'-10" +/- EXISTING
16'-7" T-8 3/8" 13'-3" 1. 21'-0 5/8"
LEVEL 2 DEMOLITION PLAN
SCALE: 1/4" =1'4'
NSTRUCTION KEYN
O REMOVE EXISTING METAL ROOF LADDER. FILL-IN
OLD OPENING WITH NEW OUTDOOR DECK FLOOR AT
LEVEL 3 FLOOR. REFER TO SHEET A3 FOR
INFORMATION.
O REMOVE EXISTING EXTERIOR FIXED WINDOW.
PROVIDE AND INSTALL NEW GYP. BD WALL WIT
HWOOD STUD TO FILL-IN OPENING. REFER TO SHEET
A2 FOR INFORMATION.
O3 REMOVE PORTION OF EXTERIOR STUCCO FINISH,
METAL LATH, WATER BARRIER. PREP AND REPLACE
WITH NEW GYP. BD. AT LEVEL 2 ALONG THIS SIDE OF
WALL. REFER TO SHEET A2 FOR INFORMATION.
O4 REMOVE EXISTING EXTERIOR FIXED WINDOWS AND
PORTION OF WALL TO ACCOMODATE NEW INTERIOR
STAIR. REFER TO SHEET A2 FOR INFORMATION.
Q HOUSE TO REMAIN.
W
W Z U
Z
W
W S Q W d Q
> W H = = ¢ N
W O
U Z F a W Z w za } 2 U
x m�aK n m�aa
w ww OzOZo_UZ W Co W
Z
O Q a l LL y W H Z ti O Z U—
wOK
N O O W m W O E W
<0 m = W r z- W d U U W
Z K W Z U-' W Z W w> Z
¢ j a> O❑ dQ¢ d O j N j
a Z w z p z U w Z 8¢ N w U U
❑uSU-' UQ 7fq C��Z�2Z�
¢W�wZOOpWZOZp¢OOv-i
NZO0 ¢�= Z0O¢�=� W W
Cz'J DO U W OWW W UQM W
m aw O �Z ifU5O w �Z}gym
w¢o?wF-W(n�Oai--ZFW
❑Wz3aZM�3_nofmarn=
LL �� O O W� O� O z O LL
¢ O? o a U z a o U? U Q U O
WALL LEGEND & BASIC
CALLOUTS
(E) =
EXISTING
ui
NEW
F.F. =
FINISHED FLOOR
U
NATURAL GRADE
EXISTING WALL TO
z
U
DEMO (U.O.N.)
W CN
o�
w
M J Q
C/^J m U
v / ^
N
LU w U
ry
w
U
C/) O
wry
ry°' O
It
LU n
m w
O z
ry
WALL LEGEND & BASIC
CALLOUTS
(E) =
EXISTING
(N) =
NEW
F.F. =
FINISHED FLOOR
N.G. =
NATURAL GRADE
EXISTING WALL TO
REMAIN (U.O.N.)
DEMO (U.O.N.)
PLANNING 01-25-18
Z
Q
J
O
UJ
M
N
J
LU
LU
J
Project number
Date
Drawn by RMSA
Checked by RMSA/DS
D2 North 4)
Scale
27
02
NSTRUCTION KEYN
O EXISTING ENTIRE 1ST FLOOR TO REMAIN. UNLESS
OTHERWISE NOTED.
( EXISTING EXTERIOR STEPS TO REMAIN.
O EXISTING INTERIOR STAIR TO REMAIN UNLESS
OTHERWISE NOTED.
O4 EXISTING ENTIRE 2ND FLOOR TO REMAIN. UNLESS
OTHERWISE NOTED.
O5 EXISTING FLOOR ABOVE.
O6 NEW INTERIOR STAIR TO MATCH EXISTING.
O FILL-IN OPENING WITH NEW GYP. BD. ON BOTH SIDES
ON WOOD STUD.
O8 NEW EXTERIOR WALL TO MATCH EXISTING
ADJACENT WALL.
W
W Z U
Z
W LU
W S Q W d Q
> W
W O
U Z F¢ W Z w 0¢ }_ 8
x mZ¢K zo m�Q
w W wOZOZo_OOTzml W
=QHS a.-�OFrOF O
a,ZQU Z2 U7��OZ
O Q a lLL y W H Z LL O Z U -
w O K W O aOB NW = W F~ p
m N 0 0 W N J O w w
QUm = W rl- wd UU W
W
¢ jam¢>O oQaQ¢a�jfaj0
0ZwzpzUW Z�¢NwUU
❑uSU_' UQ 7fq �=OUZ�2Z�
¢WWwZOOpwzOZOQOy
Nz00¢F �z�09i_ ww
(DODO U W O W W W U Q M W
maw�ZifU5OW�Z}gym
w¢o?wF-WCngo _--ZFw
❑Wz3aZM�3_ ofu) U)m
LL �� O O W� O� O z O LL
¢ O? o a U z a o U? U Q U O
W
U
Z �
16-71/2" 17'-8" w 0 pCVj
M � Q
(E) LEVEL 1 PLAN 5
_J U
SCALE: 1/4" =1'-0" m
w w U
ry U w
C/) O
rn n
02 It O
L.0 n
Lu
O z
ry
02 (E) LEVEL 2 PLAN
SCALE: 1/4" =1'-0"
WALL LEGEND & BASIC
CALLOUTS
(E) = EXISTING
(N) = NEW
F.F. = FINISHED FLOOR
N.G. = NATURAL GRADE
PLANNING 01-25-18
Z
CV
n
Z
Q
H CQ
U Z
Q
C� J
Z n
O
X OJ
W U_
Project number
Date
Drawn by RMSA
Checked by RMSA/DS
A2 North
Scale
T
n HEIGHT COMPLIANCE SECTION
V `l SCALE: 1/4" = 9' ""
EL.= 40.492' 29'-0"
T.O. ROOF
ELEV.= 38.154'
T.O.(N)PLATE
ELEV.= 35.048'(24'.0")
MAX. HT. T.O. GUARDRAIL
EL.= 31.154'
LEVEL 3
EL. 21.783'_
(E) LEVEL 2
EL. 11.492'(0.0'
(E)LEVEL 1
INTERPOLATION CALCULATIONS
POINT 1
(11.6 -11.5) / 35.33 = 0.00283 X 23.33 + 11.5 =11.566'
(11.3-11.2)/35.33= 0.00283X12+11.2=11.234'
(11.566 -11.234) / 15.34 = 0.0216
0.0216 X 14.24 + 11.234 =11.542'
SLOPED LIMIT
POINT 2
29'+ 11.542'= 40.542'
(11.6 -11.5) / 35.33 = 0.00283 X 3.25 + 11.5 =11.509'
(11.3 -11.2) / 35.33 = 0.00283 X 32.08 + 11.2 =11.29'
(11.509 -11.29) / 15.34 = 0.0142
0.0142 X 14.24 + 11.29 =11.492'
SLOPED LIMIT
POINT 3
29'+ 11.492'= 40.492'
(11.3 -11.2) / 35.33 = 0.00283 X 26.28 + 11.2 =11.274'
(11.04 -11.01) / 35.33 = 0.0008 X 26.28 + 11.01 =11.032'
(11.274 -11.032) / 15.34 = 0.0157
0.0157 X 14.43 + 11.032 =11.26
SLOPED LIMIT
POINT 4
29'+ 11.26'= 40.26'
(11.3 -11.2) / 35.42 = 0.00282 X 2.75 + 11.2 =11.208'
(11.04 -11.01) / 35.42 = 0.00056 X 2.75 + 11.01 =11.012'
(11.208-11.012)/15.34=0.0127
0.0127X2.83+11.012=11.048'
FLAT GUARDRAIL LIMIT 24'+ 11.048'= 35.048'
HEIGHT COMPLIANCE PLAN
v , J
SCALE: 1/4" =1'-0"
is
e
t
C Q Z o W
4 m J
W Z' U W
Z z U
W 2
w n
_ O� z
J W ~ = Q Q
W
O
Uz0x,U~Q~0, YH¢¢
W'Wr O Z 0 0 0= Z== LL
=a��a?��o�mo
�
m
2 Q U U� F¢ H O Z
O¢ a LL N w I- Z LL p Z p F W
LL O K W LL�� p w= w�¢❑
< M a 0 0 W a w Z LL w
Q d�
j m p= W I- Z 0 F ¢
U W
Q
1-- C>)f J�aN0
ao Ww mao=m7-
a�wzpzUwZpQj�wUU
p p=C7 pQ 7t"�U Z S Z-
Z Of
Z�LLU1
¢ F 0 W Z p O p W z 0 0< uW
Zz �W¢�azW o¢'i-,W
Cid OW CN7 F M of ON(U.�w =) A
w¢ o w- W w? o a, Z� W
C, W z3a(1) §mcfrn aW2:
� m w Q p Z F 0'¢ Z w Z m Z l-
JIL oewo Owoeo�ozoLL
O? m a U z o - o U? U¢ U O
W
T11U
z co
W CN
0 rn
J U
Fn m
W w Q
U w
Cn O co
wry
°'Ict O
W �n
m w
O Z
Of
1 PLANNING 01-25-18
Z
Q
J
Lu
U
Z
Q
J
O
U
H
2
CD
Lum
Project number
Date
Drawn by RMSA
Checked by RMSA/DS
All
l North
Scale
29
v
• rn
c
PROPERTY LINE m
Y 9 o<LL�
LU o
o¢ 3 z m z
(M m c N ¢ w
LU
c Q
I I c
I
I �
I N
I - -
I
o M W
W Z Z U
aW d 33
~ Q ¢
= Wx x a K F
I EW w ~W W° w
_ U Z r¢ W�Zak W O¢ }_ U
x nm�aa
W. Z 2 x LL
I N W a_ NOZ���1-OI_UO
N ~ Z a U W
�¢aFL
0!!= ch WOaWu-�I-pW~WF¢-¢p
W �cn a.�00Wa�w ZV>
¢�mpxWFr-NWarj taw
`��wz�w3Zz��Qa?z
- \ i g Z N
' i
i LL Z
? o
AR 7 S HWH-zs0¢o>WZ0,
ZHW zZ 2
N ¢WK200WZOpQOUn~
ZZ aaZOW
Q H W WfL
(7p00}U W O W HUa, W
naWzr� Nz �z}�-Wn
8'4" 13'91/2" WWa03 ao mZ
y _par FW
-WW"'z22 g¢zwzaz-
Foof vrx
j W rL O O w K O O z O W
� I I
¢O?Oa Uza❑U?U¢ UO
I IQ N
Imbo
ti
03 (N) LEVEL 3 PLAN
SCALE. 1/4"V-011
Lu
W
I U
z
I o >Q
CIO
SETBACK 16'-7" 20'-11 1/2" 14'-51/2" 6'-7" q m
�, LU
LU W z =
Q U
( ) - - - - - -PROPERTY LINE TOTAL AREA CALCULATION: o m
E LEVEL 2 PLAN
SCALE: 1/4" =1'-O"
W �
LEVEL 1 = 434 + 157 + 435 + 409 =1,435 SF °
LEVEL 2 = 482 + 548 + 421 + 69 =1,520 SF a-
W �
m W
PROPERTY LINE LEVEL 3 = 30 + 178 + 57 = 265 SF Q z
I
om
SETBACK LINE M N TOTAL - 31220 SF
I I
I
\ OPEN VOLUME AREA REQUIRED:
1 PLANNING 01-25-18
� I
15% OF THE BUILDABLE AREA OF THE LOT
I I
BUILDABLE AREA: 1769 S.F.
I N
M
IY N
FAD ; REQUIRED (15% OF 1769) - 266
I ICO
to
ILU
N PROVIDED AT LEVEL 1 & LEVEL 2
I
I
44 + 104 + 122 = 270
I
I
I
IZD
LEGEND
I
OPEN VOLUME AREA
I
91-011 SETBACK LINE - Y
SETBACK 16'-7" 7'-8112" 16'-7112" 17'-8" o m BUILDING AREA
cn N
(E) LEVEL 1 PLAN PROPERTY LINE
W
Q
W �
�z
0
J i -
O Q
Z �
W J
O U
Project number
Date
Drawn by RMSA
Checked by RMSAIDS
Az . 2
20
North
Scale
20
CONSTRUCTION KEYNOTES
02
A5 O 42" HIGH GLASS GUARDRAIL.
9'-8" 20'-7 3/4" O2 NOT USED. k
an m
e
O3 BAR SINK. c
12'-0" 8'-7 3/4" 12'-21 /2"IHT
m
1 O4 34" HIGH COUNTER TOP. 5 w w
W
- - - - - - - - - - - - Y - - - - - - - - - - - - O5 40" HIGH COUNTER TOP. m
U
m w I O6 BAR -B-Q GRILL.
- --
I SEATING/LANDSCAPE.
i
01 O NOT USED.
5A7 9 FIRE PIT. w H O W
O m zz
9' 0" 15'-0° 6 3 I N I n W J W
m W�WO
SETBACK SETBACK II I � - - 1 � 10 WOOD STAIR WITH HANDRAIL TO MATCH EXISTING. W
WW m a
w
OUTD00 0 38=aWZwzc '0
\ \ BAR -B -O 11 42" HI. WOOD GUARDRAIL WITH BALUSTER TO MATCH W w o o = z m = LL
J \ 103 S.F. EXISTING. =¢~~a���~~o7 W
\ za0 zx 07a v
moa¢ rw agi
�a a LL y w�Zzo LL OZV 0z
I 4 I oW w O a00W �-y
I 13 v Ll I 12 42" HIGH LOW WALL. WW }2- 0 O W L � z W>
------ I =W h W LLW
z M PO R 13 Q� 13 ROOF ABOVE. z��a�o�oQ?JQaV'z
0� �rn�maowamaZOOxO
A5 X c (3 F.) z A4 ao�woaOwzoz¢°m
H az w z O z O W z�¢NwUU
14 w 1 14 EXISTING ROOF BELOW. rn Zoo¢O—°rtZooQ°—°-° WW
z LL
I HALL \ u� l uM Q_ LuZxn WOZWwna,w
`D I 11 (30 S.F.) q \ I �W�a. CL�UW� » W
N 15 EXISTING CHIMNEY. owz�oZM�azWz0co
���Wz
woo wx O�OzOLL
\ OUTDOOR Ia0?oaOzaoo?O¢o0
\ C" LOW PROFILE METAL ROOFING.
- - \ o SEATING 1 N
DN 12 \I o (462 S.F.) I As
\ 1 17 OUTDOOR DECK AT LEVEL 3
LIVING 20
�
N - - - (204 S.F.)- . I 18 OUTDOOR SEATING.
7 1 9
J
LL
\ 19 OUTSIDE LINE OF BUILDING BELOW. ' t
\ 15'-01B CK ' 20 FOLDING GLASS DOORS.
Z
\ \ SETO C.0
I I STAT 10 \ 21 LINE OF ROOF GUTTER. N
I(77 S.F.) \ I I w
D07
- - - - - - - - - - - IJF Q
02 13 I ^ CO U
1- — — Y A6 Z T-
710-4
7' 10" 12'-11 1/4" I Q (�
— — — — 'r/
uJ
c? tm— Li W
L - - - - - - - - - - - - - 22'1" - - - - - - - 29 - - - - U W
w
`� � O m
Uj
A4 LL d- 0
LU
W
02 LEVEL 3 PLAN
O z
SCALE: 1/4" =1'-0"
T.O. ROOF AT
EL. 40.26' T.O. GUARDRAIL
EL. 34.782'
T.O. ROOF AT
EL. 40.492'
T.O. ROOF AT
3:12 EL. 40.26' 1 PLANNING 01-25-18
19 3:12
16
21
3:12'
14 16
3:12 O 19 17
� 1 s �'
T.O. ROOF AT 3:12 T.O. ROOF AT
EL. 40.492' EL. 40.492'
T.O. GUARDRAIL
EL. 34.782'
1s WALL LEGEND & BASIC
T.O. GUARDRAIL CALLOUTS
EL. 34.782'
(E) = EXISTING
02 ROOF PLAN (N) = NEW
SCALE: 1/411 -1'-0" F.F. FINISHED FLOOR
N.G. = NATURAL GRADE
Q
J
LL
O
D
Z
Q
Z
Q
J
0
0
LL
M
Project number
Date
Drawn by RMSA
Checked by RMSA/DS
A3 Nort
h®
Scale
LEVATION KEYN
1 ) METAL ROOFING.
3 -COAT, 7/8" THK. STUCCO FINISH TO MATCH EXIST'G
- USE METAL LATH ON 2 LAYERS OF GRADE D PAPER
OVER PLYWOOD.
3 ) 2x R0. SA. FASCIA BD. TO MATCH EXISTING.
TEMPERED CLEAR FIXED GLASS WINDOW TO MATCH
EXISTING.
SLIDING TEMPERED CLEAR GLASS WINDOW TO
MATCH EXISTING.
6 ) EXTERIOR WOOD FRAME GLASS DOORS.
REMOVE EXISTING EXTERIOR WINDOW. IN -FILL
OPENING WITH NEW STUCCO TO MATCH EXISTING
ADJACENT WALL.
EXTERIOR WINDOW FRAME TO MATCH EXISTING.
FIELD VERIFY.
REMOVE PORTION OF ROOF TO ACCOMODATE NEW
LEVEL 3.
EXISTING RESIDENCE. NO SCOPE OF WORK AT LEVEL
1 AND LEVEL 2 UNLESS OTHERWISE NOTED.
11) EXISTING ROOF TO REMAIN.
EXISTING GARAGE DOOR.
EXISTING GUARDRAIL TO REMAIN
14) NOT USE.
W
w Z U
Z
W
W S Q W Q
> w t- _ = ac
w❑
U Z F¢ W Z W z¢ } 2 U
X fn mI-QQ
w uw OQZo_UZ W Co W
=¢F�a73O��o� o
Z
U-
W
N O O W m W O E W
<0 m = w r h W d U U W
Z K w Z U-' W Z W W> Z
¢ jam¢>O oaQ Qa�jfaj0
aZwzpz Uul Z 8¢NwUU
❑ u S U_' U Q o �= OU Z� 2 Z�
¢W�wZOOOWWZOZpQ°m
NZO0 ¢�=�Z0O¢�=�wK
Cz'J DO U W OWW W UQM W
of a W U' K K if U5 U' W O K}gym
W QOz W F- W Nz oaf--ZF W
❑Wz3aZM�3_nofm¢rn=
w� W O O W� O� O Z O w
¢ O? o a U z a o U? U Q U O
15 42" HIGH TEMPERED CLEAR GLASS GUARDRAIL WITH
W
12 STAINLESS STEEL CAP AND POST.
fY
(/)
16 OPEN BEYOND.
Z
7 C.0
EL. 11.492' 0.0'
X
L C�
w N
(E) LEVEL 1
— —
Q
D 07
M Q
ELEV.- - 1'6"
C/)
J
CO U
SOUTH ELEVATION 1ST(LOWER)FINISHFL
Ui ZQ =
OSCALE:
06
(D
1/4" =1'-0"
Z
O/ w Q
Z
Uw
O
Cn O
m
Project
wry"
Date
ry°' O
by RMSA
Checked by RMSA/DS
�p
W 'r- �:
SHEET NOTES
CO w
A. G.C. TO INSTALL NEW EXTERIOR LIGHT FIXTURES AS
O Z
REQUIRED.
ry
B. ALL NEW EXTERIOR PAINT FINISH TO MATCH
EL.=40.T9n
— — — — Rn�F EXISTING.
��JAISCALE: 1/4" =1'-0" _ELEV.- - 1' 6"
1ST (LOWER) FINISH FLOOR
ALL FASCIA TO MATCH EXISTING.
WALL LEGEND & BASIC
CALLOUTS
(E) = EXISTING
(N) = NEW
F.F. = FINISHED FLOOR
N.G. = NATURAL GRADE
PLANNING 01-25-18
fY
O
fY
(/)
LU
Z
O
X
<
Q
C/)
LU
wJ
LU
06
(D
=
Z
Z
J
O
cn
m
Project
number
Date
Drawn
by RMSA
Checked by RMSA/DS
A4
Scale
22
LEVATION KEYN
1 ) LOW PROFILE METAL ROOFING.
3 -COAT, 7/8" THK. STUCCO FINISH TO MATCH EXIST'G
- USE METAL LATH ON 2 LAYERS OF GRADE D PAPER
OVER PLYWOOD.
3 ) 2x R0. SA. FASCIA BD.
TEMPERED CLEAR FIXED GLASS WINDOW TO MATCH
EXISTING.
5 ) EXTERIOR SOLID WOOD SINGLE DOOR.
6 ) SLIDING TEMPERED CLEAR GLASS WINDOW.
7 ) GUARDRAIL BEYOND.
EXTERIOR WINDOW FRAME TO MATCH EXISTING.
FIELD VERIFY.
REMOVE PORTION OF ROOF TO ACCOMODATE NEW
LEVEL 3.
10 EXISTING RESIDENCE. NO SCOPE OF WORK AT LEVEL
1 AND LEVEL 2 UNLESS OTHERWISE NOTED.
11) EXISTING ROOF TO REMAIN.
EXISTING GARAGE DOOR.
13) EXISTING GUARDRAIL TO REMAIN.
14) NOT USED..
15 42" HIGH TEMPERED CLEAR GLASS GUARDRAIL WITH
STAINLESS STEEL CAP AND POST.
W
W Z U
Z
W
W S Q W Q
> w t- _ _ ac
W 0
;ZF¢WZWo¢ }2�U
X U fn mI-QQ
w<w OQZo'U O7 Z1 W
=QF�W_3��F-oF- o
Z
OQ W H W F-,ZOH U—
LLOK W LL�F-OU= W F~wp
W ¢
�F-`n vLLio0Owm�,OLLw
QUm =wrF- w W UUw
Z�wz�w3z
¢ jam¢>0 oQaQ¢a�jfaj0
0ZwzpzUWZ�¢NwUU
0u=U_' UQ ofq Z =Z
a W�wz0000wzOoaom
Nz00¢F �z�09i- ww
Cz'J pm UwOvi�W=1 W
U) (L WZ�WifU50W W W}F-a)
W<0 W F -W tgz0 W F-ZF-W=
❑wzWZM
i �3-nWmQrn
W F w O O w� O� O z O W
¢ O z 0 W U z W o U z 0 0 0 0
16 OPEN BEYOND. W
17 EXISTING FIREPLACE TO REMAIN. U _
Z 0
LLJ N
O NUK I M tLLVA 11UN 1ST 0 U < SCALE: 1/4" = 1'-0" U5 CO
Z 2
LU w U
ry U w
Co O
wry
ry°' O
It
SHEET NOTES W �:
M w
A. G.C. TO INSTALL NEW EXTERIOR LIGHT FIXTURES AS O Z
REQUIRED.
ry
B. ALL NEW EXTERIOR PAINT FINISH TO MATCH
EXISTING.
ALL FASCIA TO MATCH EXISTING.
WALL LEGEND & BASIC
CALLOUTS
(E) = EXISTING
(N) = NEW
F.F. = FINISHED FLOOR
N.G. = NATURAL GRADE
PLANNING 01-25-18
W
O
Of
W
Z
O
wQ
LU
Q
J
W
W
=
Z
of
J
O
Z
m
Project
number
Date
Drawn
by RMSA
Checked by RMSA/DS
A5
Scale
23
LEVATION KEYN
METAL ROOFING ON BUILDING FELT ON 3/4" THK.
PLYWOOD SHEATHING.
3 -COAT, 7/8" THK. STUCCO FINISH TO MATCH EXIST'G
- USE METAL LATH ON 2 LAYERS OF GRADE D PAPER
ON PLYWOOD OVER 2X4 WOOD STUDS.
3 ) 2X ROOF RAFTER.
TEMPERED CLEAR FIXED GLASS WINDOW TO MATCH
EXISTING.
REMOVE EXISTING EXTERIOR WINDOW. IN -FILL
OPENING WITH NEW WALL TO MATCH EXISTING
ADJACENT WALL.
EXTERIOR WINDOW FRAME TO MATCH EXISTING.
FIELD VERIFY.
REMOVE PORTION OF EXISTING ROOF TO
ACCOMODATE NEW LEVEL 3 - NEW 3/4" THK.
PLYWOOD ON FLOOR JOIST.
EXISTING RESIDENCE. NO SCOPE OF WORK AT 1ST
AND 2ND LEVELUNLESS-OTHERWISE NOTED.
9 ) EXISTING ROOF TO REMAIN. MODIFY AS REQUIRED
,10) 36" HI. WOOD HANDRAIL TO MATCH EXISTING.
42" HIGH TEMPERED CLEAR GLASS GUARDRAIL WITH
STAINLESS STEEL CAP.
12) NEW WOOD STAIR TO MATCH EXISTING.
PLYWOOD SHEATHING ON 2X WOOD FLOOR JOIST..
W
w Z U
Z
W
W S Q W d Q
> W H = = a
w❑
U Z F a w Z w za } 2 U
x m�aK n m�aa
w uw OQZo_UZ W Co W
=¢F�a73���0� o
Z
O¢aLLyw�ZtiOZV—
W
N O O W m W O E W
<0 m = W t z W a U U W
Z K w Z U-' W
0Ww> Z
¢ j�a>0 oaQaa�jfaj0
aZwzpz Uul Z 8¢NwUU
❑ u S U_' U Q o �= OU Z� 2 Z�
a W�wz0000wzOoaom
NzO Q1-�Z0O¢�=�wK
Cz'J pm UWOfn�W=1 W
wawZ�TifU50WcMM gym
W<0 W F- W tqz Dai--Zf-w
❑wz3¢aZM�3_nWm¢rn=
�w� KwOOw�o�ozoa
¢ O z o a U z a o U z U Q U 0
\\\\ = 14 EXISTING GUARDRAIL/RAILING AT FOREGROUND.
LU
o
LU
O
U Irl -
Z
0
0
EL.
Z
O
Q
(E) LEVEL01
�
Q
m U
Z
W
Z =
1ST (LOWER) FINISH FLOOR Y
D
ry
U W
LONGITUDINAL SECTION
Z
C) O m
0 SCALE: 1/4" =1'-0"
� �
m
Project
�
Date
It
In
W �:
SHEET NOTES
Checked by RMSA/DS
CO Lu
A. G.C. TO INSTALL NEW EXTERIOR LIGHT FIXTURES AS
O Z
1 3 REQUIRED.
ry
12 - - - EL.= 40.492' 29' 0" B. ALL NEW EXTERIOR PAINT FINISH TO MATCH
3 o T.O. ROOF EXISTING.
ELEV.= - 11"
1ST (LOWER) FINISH FLOOR
02 CROSS SECTION
SCALE: 1/4" =1'-0"
ALL FASCIA TO MATCH EXISTING.
WALL LEGEND & BASIC
CALLOUTS
(E) = EXISTING
(N) = NEW
F.F. = FINISHED FLOOR
N.G. = NATURAL GRADE
PLANNING 01-25-18
U)
U)
O
U
0
Z
Z
O
Q
�
Q
U
Z
W
Cf)
D
U
CD
0
Z
J
O
m
Project
number
Date
Drawn
by RMSA
Checked by RMSA/DS
A6
Scale
24
L.= 4040
T.O. LOWEER R(
O LONGITUDINAL SECTION
SCALE: 1/4" =1'-0"
LEVATION KEYN
METAL ROOFING ON BUILDING FELT ON 3/4" THK.
PLYWOOD SHEATHING.
3 -COAT, 7/8" THK. STUCCO FINISH TO MATCH EXIST'G
- USE METAL LATH ON 2 LAYERS OF GRADE D PAPER
ON PLYWOOD OVER 2X4 WOOD STUDS.
3 ) 2X ROOF RAFTER.
TEMPERED CLEAR FIXED GLASS WINDOW TO MATCH
EXISTING.
REMOVE EXISTING EXTERIOR WINDOW. IN -FILL
OPENING WITH NEW WALL TO MATCH EXISTING
ADJACENT WALL.
EXTERIOR WINDOW FRAME TO MATCH EXISTING.
FIELD VERIFY.
REMOVE PORTION OF EXISTING ROOF TO
ACCOMODATE NEW LEVEL 3 - NEW 3/4" THK.
PLYWOOD ON FLOOR JOIST.
EXISTING RESIDENCE. NO SCOPE OF WORK AT 1ST
AND 2ND LEVEL UNLESS OTHERWISE NOTED.
9 ) EXISTING ROOF TO REMAIN. MODIFY AS REQUIRED
,10) 36" HI. WOOD HANDRAIL TO MATCH EXISTING.
42" HIGH TEMPERED CLEAR GLASS GUARDRAIL WITH
STAINLESS STEEL CAP.
12) NEW WOOD STAIR TO MATCH EXISTING.
PLYWOOD SHEATHING ON 2X WOOD FLOOR JOIST..
114) EXISTING GUARDRAIL/RAILING AT FOREGROUND.
OPEN.
(SHEET NOTES II
G.C. TO INSTALL NEW EXTERIOR LIGHT FIXTURES AS
REQUIRED.
ALL NEW EXTERIOR PAINT FINISH TO MATCH
EXISTING.
ALL FASCIA TO MATCH EXISTING.
WALL LEGEND & BASIC
CALLOUTS
(E) = EXISTING
(N) = NEW
F.F. = FINISHED FLOOR
N.G. = NATURAL GRADE
W
w Z U
Z
W
W S Q W d Q
> W H = = a
w❑
U Z F a w Z w za } 2 U
x m�aK n m�aa
w uw OQZo_UZ W Co W
=¢F�a73���0� o
Z
U-
W
N O O W m W O E W
<0 m = W t z W a U U W
Z K w Z U-' W
0Ww> Z
¢ j�a>0 oaQaa�jfaj0
aZwzpz Uul Z 8¢NwUU
❑ u S U_' U Q o �= OU Z� 2 Z�
aW�wz0000wzOoa°m
NzO Q1-�Z0O¢�=�wK
Cz'J pm UWOfn�W=1 W
wawU�TifU5Uw�M}�U
W<0 W F- W tqz Dai--Zf-w
❑wz3¢aZM�3_nWm¢rn=
�w� KwOOw�o�ozoa
¢ O z o a U z a o U z U Q U 0
W
U
Z
�
W
o0)
M
><
(J)
CO
U
LU
w
U
ry
w
U
Co
O
CO
w10�
ry°'
It
O
WIn
�I
m
w
O
z
ry
PLANNING 01-25-18
C�
Z_
J_
m
J
Q
Z
� Z
O
Z U
W
O U)
Project number
Date
Drawn by RMSA
Checked by RMSA/DS
A7
Scale
25