Loading...
HomeMy WebLinkAbout04_Wortsman Residence Coastal Development Permit_PA2018-035o�"""OpoR m CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT e February 27, 2018 a r'9CFppNP Agenda Item No. 4 SUBJECT: Wortsman Residence (PA2018-035) Coastal Development Permit No. CD2018-013 SITE LOCATION: 309 33rd Street APPLICANT: John and Carol Wortsman OWNER: John and Carol Wortsman PLANNER: David S. Lee, Planning Technician 949-644-3225, dlee@newportbeachca.gov GENERAL PLAN/ZONING DISTRICT • Coastal Land Use Category: Two -Unit Residential — (30.0 - 39.9 DU/AC) (RT -E) • Coastal Zoning District: Two -Unit Residential (R-2) • General Plan Land Use Category: Two -Unit Residential (RT) • Zoning District: Two -Unit Residential (R-2) PROJECT SUMMARY A request for a coastal development permit to allow remodeling and the construction of a new roof deck and stair enclosure to an existing duplex. The height of the duplex will increase from 20 feet and 1 inch to 28 feet, which is an increase of approximately 39 percent. No additional floor area is proposed. The proposed development also includes additional appurtenances such as fences, patios, and hardscape. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 under Class 1 (Existing Facilities), 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. CD2018-013 (Attachment No. ZA 1). 1 Wortsman Residence Zoning Administrator, February 27, 2018 Page 2 Land Use and Development Standards • The property is located in the R-2 Coastal Zoning District, which provides for two -unit residential development and is consistent with the City's Coastal Land Use Plan, General Plan Land Use Category, and Zoning Code. These designations provide for two -unit residential development. The property is located within the appeal area providing the possibility for a final action to be appealed to the California Coastal Commission. Additionally, a Waiver for De Minimis development cannot be issued because the site is within the Appeal Area. • The property is currently developed with a 2,614 -square -foot duplex with an attached 400 -square -foot garage. The applicant requests to remodel the interior of the duplex, and add a new roof deck and stair enclosure. The height of the duplex will increase from 20 feet and 1 inch to 28 feet, which is an increase of approximately 39 percent. • The property is considered nonconforming due to parking because only two parking spaces in a garage are provided, where the Zoning Code and Local Coastal Program requires one space in a garage and one space covered or in a garage per dwelling unit. The Zoning Code and Local Coastal Program allows for additions up to a maximum of 10 percent of the existing floor area of the structure within a 10 year period. No increase of floor area is proposed. • The neighborhood is predominantly developed with two- and three-story single-family residences and duplexes. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. • The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, and height, as illustrated in Table 1 below: UF. MOM • 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) Tmplt: 01/17/17 2 Table 1 — Development Standards Development Standard Standard Proposed Setbacks min. Front 10'-0" 10'-0" Sides 3'-0" 3'-0" Rear 5'-0" 5'-0" Allowable Floor Area 3,040 sq. ft. 3,014 sq. ft. Height 24' flat roof 29' sloped roof 23'-9" flat roof 28' sloped roof UF. MOM • 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) Tmplt: 01/17/17 2 Wortsman Residence Zoning Administrator, February 27, 2018 Page 3 and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permit. 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. • The development is set back approximately 215 feet from the nearest bulkhead. Due to the large distance from coastal waters, a Water Quality Management Plan (WQMP) and a Construction Pollution Prevention Plan (CPPP) are not required. Public Access • The project site is not located between the nearest public road and the sea or shoreline and the proposed project will not affect public recreation, access or 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. The Class 1 exemption includes the additions to existing structures. The proposed project is the addition a new roof deck and stair enclosure to an existing duplex located in the R-2 Coastal Zoning District. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners of property and residential occupants 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 that 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. TmpIC 01/17/17 3 Prepared by: David S. Lee, fanning Technician JM/dl Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans T.pl[: 01/12/17 Wortsman Residence Zoning Administrator, February 27, 2018 Page 4 0 Attachment No. ZA 1 Draft Resolution 5 RESOLUTION NO. ZA2018-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2018-013 FOR REMODELING AND THE CONSTRUCTION OF A NEW ROOF DECK AND STAIR ENCLOSURE TO AN EXISTING DUPLEX LOCATED AT 309 33RD STREET (PA2018-035) 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 and Carol Wortsman, with respect to property located at 309 33rd Street, and legally described as Lot 20 of Block 233, requesting approval of a Coastal Development Permit. 2. The applicant proposes remodeling and construction a new roof deck and stair enclosure for an existing duplex. The proposed development also includes additional appurtenances such as fences, patios, and hardscape. 3. The subject property is located within the Two -Unit Residential (R-2) Zoning District and the General Plan Land Use Element category is Two -Unit Residential (RT). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Two Unit Residential — (30.0 - 39.9 DU/AC) (RT -E) and the Coastal Zoning District is Single -Unit Residential (R-2). 5. A public hearing was held on February 27, 2018, in the Corona del Mar Conference Room (Bay E-1 st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place, and purpose of the hearing 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 hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. 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 Existing Facilities), because it has no potential to have a significant effect on the environment. 2. Class 1 includes additions to existing structures. The proposed project is the addition of a new roof deck and stair enclosure to an existing duplex located in the R-2 Coastal Zoning District. N Zoning Administrator Resolution No. ZA2018-### Paqe 2 of 5 SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (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: 1. The property is currently developed with a 2,614 -square -foot duplex with an attached 400 -square -foot garage. The applicant requests to remodel the interior of the duplex, and add a new roof deck and stair enclosure. The height of the duplex will increase from 20 feet and 1 inch to 28 feet, which is an increase of approximately 39 percent. 2. The property is considered nonconforming due to parking because only two parking spaces in a garage are provided, where the Zoning Code and Local Coastal Program requires one space in a garage and one space covered or in a garage per dwelling unit. The Zoning Code and Local Coastal Program allows for additions up to a maximum of 10 percent of the existing floor area of the structure within a 10 year period. No increase of floor area is proposed. 3. The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, and height. a. The maximum floor area limitation is 3,040 square feet and the existing floor area is 3,014 square feet. No additional floor area is proposed. b. The proposed development complies with the required setbacks, which are 10 feet along the property line abutting 33rd Street, 3 feet along each side property line, and 5 feet along the rear property line. c. The highest guardrail/parapet is 23 feet 9 inches from established grade and the highest ridge is 28 feet from established grade. The proposed development complies with all height requirements. 4. The neighborhood is predominantly developed with two- and three-story single-family residences and duplexes. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. 5. The development is set back approximately 215 feet from the nearest bulkhead. Due to the large distance from coastal waters, a Water Quality Management Plan (WQMP) and a Construction Pollution Prevention Plan (CPPP) are not required. 6. 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 01-03-17 Zoning Administrator Resolution No. ZA20184t## Paqe 3 of 5 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. 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: 1. The project site is not located between the nearest public road and the sea or shoreline and the proposed project will not affect public recreation, access or views. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2018-013, 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 01-03-17 g Zoning Administrator Resolution No. ZA2018-### Paqe 4 of 5 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. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new Coastal Development Permit. 3. Coastal Development Permit No. CD2018-013 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. 4. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 5. 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. 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 improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 7. Prior to issuance of the 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 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. 9. Prior to the issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 10. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 01-03-17 9 Zoning Administrator Resolution No. ZA2018-### Paqe 5 of 5 11. 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. 12. This approval shall expire and become void unless exercised within 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 21 Planning and Zoning of the Newport Beach Municipal Code. 13. 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 Wortsman Residence Coastal Development Permit including, but not limited to, Coastal Development Permit No. CD2018-013 (PA2018-035). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attomeys' 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. 01-03-17 10 Attachment No. ZA 2 Vicinity Map 11 Wortsman Residence Zoning Administrator, February 27, 2018 Page 7 VICINITY MAP Coastal Development No. CD2018-013 PA2018-035 309 331 Street TmpIC 01/17217 12 Attachment No. ZA 3 Project Plans 13 EXISTING 2 STORY / 2 FAMILY RESIDENTIAL REMODEL 309 33RD. STREET, NEWPORT BEACH, CALIFORNIA 92627 1 (E) 6' HIGH WOOD FENCE 5-0" 80'-0" 10'-0" 5-0" 16 12'-6" REAR NEW 3" DIA. DOWNSPOUT NEW 6' HIGH WOOD GATE FRONT SETBACK SETBACK PROPERTY LINE (95.0') FROM ROOF GUTTER ABOVE - Z C) wQ E FINISHED GRADE �(E) ONC. (E)PITCH @ 1% (E)PITCH Q 1% e U o (E) CONC. 9 0 w n m WALKWAY-,,, LANDING, 6"H w - - - - - - - - -- - - _ _ _ _ _ _ _ _ - - ----- ----- --- - 3" DIAMETER Z I O o O I PERFORATED PIPE � nu srn ua 9 2 IN DRAIN BASIN Ed STORAGE sE.® MAIN it Ed w/10°r. 3 w WIC M.BA ROOM STACKABLE () ~ BATHROO DRYERR/ ENTRY 3' N W HIGH SIDEWALK N 0 3 W O A E 0 ui � w � ./ Tri W =r= HALLWAY ;, o Iv i3e } I w 2 CAR pnNTRv w N o z LIVING ROOM H P O z �I M Q N GARAGE REF. N j' M Ed MASTER a.CL ELI 01 BEDROOM 0 3" DIAMETER BEDROOM 2 BEDROOM 3 a PERFORATED PIPE KITCHEN E HI H IN DRAIN BASIN ODFN E I CL SINK [NEW CURB OUTLET NISHED G A E (PER STD -184-L) - - - - - - - - - - w ROOF AREA: 1520 SF (E)PITCH @ 1% (E)PITCH @ 1% (E) CONC. FRENCH DRAIN: (2)X9' = 18' 0 0'l E FINISHED GRADE: WALKWAY " w _ +99.71' _ PROPERTY LINE (95.0') NEW 3" DIA. DOWNSPOUT (E) HIGH (ROOF/DEFROM OCK GUTTER AREA:1 20 SF) T�--WOOD FENCE 1 ROOF /SITE PLAN PROJECT DESCRIPTION: THE PROJECT CONSISTS OF THE RENOVATION OF AN EXISITNG TWO STORY, TWO FAMILY RESIDENCE AND THE ADDITION OF A ROOF DECK. ADDRESS: 309 33RD STREET NEWPORT BEACH, CA 92663 OCCUPANCY GROUP: R-3, DWELLINGS CONSTRUCTION TYPE: V -B, NON-SPRINKLERED NUMBER OF EXISTING STORIES: 2 LOT DESCRIPTION: EXISTING LOT: 25X 95'= 2,375 SF MAXIMUM BUILDING HEIGHT: 29'-0" PARKING SPACES PROVIDED: (1)GARAGE SPACES PER UNIT=(2) ALLOWABLE BUILDABLE AREA: 19'X 80'= 1,520 SF X 2= 3,040 SF ALLOWABLE FLOOR AREA SCHEDULE: RESIDENCE DESCRIPTION LIVING AREA(SF) GARAGE TOTAL FIRST FLOOR 3BR / 2 BATH 1,244 SF 400 SF 1,644 SF SECOND FLOOR 3BR / 2 BATH 1,370 SF 1,370 SF TOTAL LIVING FLOOR AREA: 2,614 SF 3,014 SF ROOF DECK 723 SF 2 1 PROJECT DESCRIPTION APPLICANT / OWNER: JOHN & CAROL WORTSMAN 309 33rd STREET NEWPORT BEACH, CA 92663 CONTACT: JOHN & CAROL WORTSMAN T: (714) 267-6067 E: JOHN@GMMLA.COM APPLICABLE CODES: 1.2016 CALIFORNIA BUILDING CODE W/ LOCAL AMENDMENTS 2.2016 CALIFORNIA MECHANICAL CODE 3. 2016 CALIFORNIA ELECTRICAL CODE 4. 2016 CALIFORNIA FIRE CODE 5.2016 CALIFORNIA GREEN CODE 6.2016 CALIFORNIA ENERGY CODE 7.2016 CALIFORNIA RESIDENTIAL CODE 8.2016 CALIFORNIA ENERGY STANDARDS 9.2016 CALIFORNIA RESIDENTIAL CODE DEFERRED SUBMITTALS: DEFERRED SUBMITTLAS TO BE REVIEWED BY PROJECT ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL FOR PLAN CHECK OR APPROVAL BY THE CITY" 1. HVAC SOUND ATTENUATION DESIGN ARCHITECT: PACE ARCHITECTURE, INC. 27071 CABOT ROAD, SUITE 128 LAGUNA HILLS, CA 92653 T: (949) 716-8258 CONTACT: BRYAN PRICE E: bryan.price@capdesign.us STRUCTURAL ENGINEER: PAUL ROHRER STRUCTURAL ENGINEERINGS, INC. 1729 IRVINE BLVD. #152 TUSTIN, CA 92780 T: (714) 486-2537 CONTACT: PAUL ROHRER ARCHITECTURAL: A-0.0 TITLE SHEET A-0.1 GENERAL NOTES A-0.2 RESIDENTIAL CONSTRUCTION REQUIREMENTS A-0.3 CALGREEN REQUIREMENTS / COST ESTIMATE A-1.0 EXISTING/DEMOLITION PLANS A-1.1 FLOOR PLANS A-1.2 CEILING / ELECTRICAL PLANS A-2.1 EXTERIOR ELEVATIONS A-3.1 INTERIOR ELEVATIONS A4.1 WINDOW & DOOR DETAILS A4.2 ROOF DETAILS & STAIR DETAILS 3 1 DRAWING INDEX GENERAL CONTRACTOR: HOLDEN CONSTRUCTION SERVICES 28892 EL APAJO LAGUNA NIGUEL, CA 92677 T: (949) 279-7488 CONTACT: PAUL ROHRER E; DONHOLDEN@COX.NET STRUCTURAL: S 0.1 GENERAL NOTES S 0.2 GENERAL NOTES S 0.3 GENERAL NOTES S2.0 FOUNDATION PLAN S2.1 SECOND FLOOR FRAMING PLAN S2.2 LOW ROOF / DECK FRAMING PLAN S2.3 HIGH ROOF FRAMING PLAN S4.1 STRUCTURAL DETAILS S4.2 STRUCTURAL DETAILS S4.3 STRUCTURAL DETAILS S5.1 STRUCTURAL DETAILS S5.2 STRUCTURAL DETAILS S5.3 STRUCTURAL DETAILS S5.4 STRUCTURAL DETAILS S5.5 STRUCTURAL DETAILS S5.6 STRUCTURAL DETAILS STRUCTURAL: T -24-1A LOWER UNIT ENERGY CALCULATIONS T -24-2A LOWER UNIT ENERGY CALCULATIONS T -24-1B UPPER UNIT ENERGY CALCULATIONS T-24-213 UPPER UNIT ENERGY CALCULATIONS BUILDING DEPARTMENT: CITY OF NEWPORT BEACH 77 FAIR DRIVE COSTA MESA, CA 92628-120 BUILDING DIVISION: (714) 754-5273 PLANNING DIVISION: (714) 754-5245 www.costamesaca.gov NOTES: 1.THE EXISTING STRUCTURE IS NONCONFORMING DUE TO PARKING 2.NO ADDITIONAL FLOOR AREA IS PROPOSED. AVERAGE OF EXISTING FINISHED CORNER GRADES: NE CORNER ELEV:=+99.28' NW CORNER ELEV:=+99.81' SE CORNER ELEV: =+99.25' SW CORNER ELEV:=+99.71' 398.05/4 = 99.51 AVERAGE (E)FINISHED GRADE ELEV: =+99.51' 4 VICINITY MAP I` SCALE: 3/16" = V -0 -- N ' -0" N (T SCALE: NTS Pace Architecture, Inc. SEAL: 27071 Cabot Road Suite 128 Laguna Hills, CA 92653 Tel 949-716-8258 Fax 949-716-8259 rC-30 A,'�696 E 7-31-19 NOTE: ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. ISSUE / REVISION DATE BLDG. DEPT. FILING SET 12.12.2017 BLDG. DEPT. RESUBMITTAL 01.30.18 COASTAL SUBMITTAL 02.07.18 WORTSMAN RESIDENCE 309 33RD STREET NEWPORT BEACH, CA RESIDENTIAL REMODEL SITE PLAN / ROOF PLAN PROJECT DESCRIPTION PROJECT NO: 1708 SCALE: AS NOTED COPYRIGHT 2017 PACE ARCHITECTURE, INC. /DWG. FILE: WORTSMAN-DRAWINGS 14 W J J 0 PRnPFRTY I INF 195119 C) N w I I I 0 I a I I I I I I I I VV -✓v- BELOW OF EXISTING ALUMINUM SLIDING WINDOWS TO BE REMOVED ROOF ABOVE AND REPLACED -TYPICAL L --LINE - - - - - - - - - - - - - - - - - - - - - - I- VVIX2� . E CIL \ �� / w I I I I \ ) (E) FAU E CL E STaR QN. I i CL 1SR.07 3/8-EAMI W/irr. D (E) BATHROOM 5'-6" 5'-5" 1 I I I 9'-6" �'------------ I J I (E) MASTER NOTE: EXISTING LIGHTWEIGHT REMOVE EXISTING BATHROOM CONCRETE FLOOR TO REMAIN CLOSET DOORS & 1 REMOVE EXISTING THROUGH OUT ADJOINING WALLS 10 Ln (E) HALLWAY _ _ cLosEr (E) LINEN CL (E)PANTRY - - (E) MASTER (E)�EF. (E) LIVING ROOM "00 (E) FRONT DECK BEDROOM in ECL NOTE: EXISTING LIGHTWEIGHT / I (E) KITCHEN CONCRETE FLOOR TO REMAIN REMOVE EXISTING GN`GE THROUGH OUT ; (E) BEDROOM 2 (E) BEDROOM 3 1 y CAB NETSEX& 15'-8 3/4" 0)11'-9 3/4" 11'-8 3/4" 0) LIQ 11'-4 1/2" APPLIANCES 17'-7 1/2" E CL ( — E SINK I 1- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -I EXISTING ALUMINUM SLIDING 'XIS SECOND FLOOR PLAN WINDOWS TO DV REMOVED - - - - - - - - - - AND REPLACEDV-VTYPICAL PROPERTY LINE (95.0') EXISTING LOT LINE FENCE PROPERTY UNE (95.0') 10'-0" Pace Architecture, Inc. SEAL: 27071 Cabot Road Suite 128 Laguna Hills, CA 92653 Tel 949-716-8258 Fax 949-716-8259 �D ARcy\ yAIVARr` * IS C-30696 =1 * EXP. 7-31-19 EXISTING WALL WALL/WINDOW TO BE DEMOLISHED ISSUE /REVISION DATE w Z i I NEW 2X4 STUD WALL FILING SET 11.27.2017 O BLDG. DEPT. RESUBMISSION 01.30.2018 COASTAL SUBMISSION 02.07.18 b n W W H 102 N M W J J D EXISTING WALL WALL/WINDOW TO BE DEMOLISHED WORTSMAN RESIDENCE 309 33RD STREET NEWPORT BEACH, CA RESIDENTIAL REMODEL EXISTING/DEMOLITION PLANS PROJECT NO: 1708 SCALE: 1/4" = 1'-0" /_. _.-_ ...... .....- - ._... - - M LL/ W/ SILL ® 3'-0"H. AND REPLACEDV-VTYPICAL NEW 2X4 STUD WALL - - - PROPERTY UNE 95.0' lO EXISTING FIRST FLOOR PLAN * 0 COPYRIGHT 2DIS PACE ARCKEMRE.INC. /DWG. FILE: WORTSMAN-DRAWINGS 115 PROPERTY LINE (95.0') — NEW ASPHALT ROOF SHINGLES: © q A R ENCLOSURE OF LINE OF GAF 'TIMBERLAND' COOL SERIES, 42" HIGH SOLID PROVIDE 3"HX30" OPNG. NEW PACKAGE AC/HEATING NEW STAIR & FULL 42" HIGH PARAPET/ FNEWLINE ROOF EDGE BUILDING BELOW p 3X3 GUTTER COOL ANTIQUE SLATE, CLASS 'B' PARAPET WALL ® BASE OF PARAPET UNIT FOR UNIT 2 (CRC R303.9) HEIGHT IHR RATED GUARD RAIL - RIMS I N RATING, ICC ESR -3267 W 10,. FOR DRAINAGE (TYP.) ENCLOSURE MEN ■ mmi -8'-_ - PATCHED AS REQUIRED 15R.07EA. -_ �_______ - _17R.®7.5"EA. F I � I � —� F 1 � � —� I � —� I � —� I � I � —� I � —�11 i 5'-0" m LINE OF BUILDING BELOW — _ © q A R ENCLOSURE N ° O LAVND PANTRY N I T D �_ NEW STAIR UP ■ RIMS I� III�,'rD W 10,. ■�■ MEN ■ mmi LINE OF BUILDING BELOW O � \�� PROPERTY LINE (95.0') LINE OF PROVIDE 3"HX30" OPNG 42" HIGH PARAPET/ ROOF EDGE LINE OF BUILDING NEW 3X3 GUTTER NEW AC CONDENSER 8"X48" PORCELAIN TILES 9) BASE OF PARAPET GUARD RAIL 3O PROPOSED ROOF PLAN BELOW UNIT FOR UNIT 1 FOR DRAINAGE (TYP.) PROPERTY LINE (95.0') _ LINE OF EXISTING 1 HR NET AREA OF LINE A 01 A ROOF ABOVE RATED WALL SHOWER: 17.55F 4'-9" 2'-8" ROOF ABOVE A -----v'-- —-------OD------------OD----- ---- —OD------ G A -----!---------------------------------------- --------- I I 5'-0" I — _ © q A R ENCLOSURE N ° O LAVND PANTRY N D 11T.N STAIR N. N R T D �_ NEW STAIR UP OF 48" ABOVE GARAGE �w -STAIR-DN W 10,. 1' 8' 2'-6" -8'-_ - PATCHED AS REQUIRED 15R.07EA. -_ �_______ - _17R.®7.5"EA. W.I.C. M. BATH 2 �— TB B THROOM 2 GARAGE HR RATED i-) �_-�► W/10"r. I M w/1D r. IL 0 0- �PPLY (2) LAYERS 5/8" IL TYPE 'X' GYP. BD. 11'-7 3/4" 3'-8"5 12'-8" 8'-2". 19 N b (f) ` L'1J I IT- — pp NEW ALL ROQF_D 'CK N I C7 OPEN STAIR W/ 4X12 TREADS; FILL IN EXISTING WINDOW O ® v 42" HIGH I N 04 GUARD RAIL METAL RAILING W/ WOOD CAP OPENING TO PROVIDE CENTERED o= 71 I I N WINDOW IN ROOM (LVT FLOOR) O � \�� PROPERTY LINE (95.0') LINE OF PROVIDE 3"HX30" OPNG 42" HIGH PARAPET/ ROOF EDGE LINE OF BUILDING NEW 3X3 GUTTER NEW AC CONDENSER 8"X48" PORCELAIN TILES 9) BASE OF PARAPET GUARD RAIL 3O PROPOSED ROOF PLAN BELOW UNIT FOR UNIT 1 FOR DRAINAGE (TYP.) PROPERTY LINE (95.0') _ LINE OF EXISTING 1 HR NET AREA OF LINE A 01 A ROOF ABOVE RATED WALL SHOWER: 17.55F 4'-9" 2'-8" ROOF ABOVE A -----v'-- —-------OD------------OD----- ---- —OD------ G A -----!---------------------------------------- --------- I I 5'-0" I 10'-0" NEW 42"H. WOOD RAILING 10'-0" -- � I 10 I I NEW 12'W. BI=FOLD DOORS I FRONT DEC -K I PI1CH0 9% SI 4E (TIL -E FL-OOR) NEW BOARD& BATTON SIDING(FI R CEMENT PANELS a I I I- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -EXISTING 1 - - - 1 HR R - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -I © © I © © OF OA � RATED WALL PROPERTY LINE (95.0') HEATING/FORCED AIR UNIT 2 PROPOSED SECOND FLOOR PLAN FOR UNIT 1 (PER CRC R303.9) 1 HR RATED CEILING EXISTING LOT PROVIDE ADEQUATE VENTILATION, UNDER STAIR _.. _ . _... ___ ..__..... _.. ALINE FENCE EXISTING CONCRETE � SIDEYARD I v 5, —0 _ © q ° O ° O LAVND PANTRY N D 11T.N STAIR N. N R T D �_ NEW STAIR UP OF 48" ABOVE GARAGE �w 2-11" ,- 2'-6" -8'-_ CL PATCHED AS REQUIRED 15R.07EA. -_ �_______ - _17R.®7.5"EA. W.I.C. M. BATH 2 �— TB B THROOM 2 GARAGE HR RATED i-) �_-�► W/10"r. I M w/1D r. IL 0 0- �PPLY (2) LAYERS 5/8" IL TYPE 'X' GYP. BD. 11'-7 3/4" 3'-8"5 5 _ '-6" 6 6'-9' I 8'-2". 19 18 T ` L'1J I NEW STAIR TO ROOF DECK; OPEN STAIR W/ 4X12 TREADS; FILL IN EXISTING WINDOW O ® HALLWAY I N _ METAL RAILING W/ WOOD CAP OPENING TO PROVIDE CENTERED WINDOW IN ROOM (LVT FLOOR) i d — V� - REF. i � I I-- _ - —VENTED EXHAUST HOOD SHALL BE \ TO-OUTOORS-W/ MINIMUM 100 CFM 16 O — In ® ® ^RANGE I 0 Ib LIVING ROOM 2 cL� MASTER BEDROOM 2j ! KITCHEN 2 NEW KITCHEN CABINETS, i BEDROOM 5 BEDROOM 4 APPLIANCES & PLUMBING 15'-8 3/4" O1 11'-9 3/4"2'_1" 11'-8 3/4" 11'-4 1/2" a 1 FIXTURES 17'-7 1/2" (LVT FLOOR) (LVT FLOOR) CL (LVT FLOOR) (LVT FLOOR) o ®` I I SINK DW 1 10'-0" NEW 42"H. WOOD RAILING 10'-0" -- � I 10 I I NEW 12'W. BI=FOLD DOORS I FRONT DEC -K I PI1CH0 9% SI 4E (TIL -E FL-OOR) NEW BOARD& BATTON SIDING(FI R CEMENT PANELS a I I I- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -EXISTING 1 - - - 1 HR R - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -I © © I © © OF OA � RATED WALL PROPERTY LINE (95.0') HEATING/FORCED AIR UNIT 2 PROPOSED SECOND FLOOR PLAN FOR UNIT 1 (PER CRC R303.9) 1 HR RATED CEILING EXISTING LOT PROVIDE ADEQUATE VENTILATION, UNDER STAIR _.. _ . _... ___ ..__..... _.. ALINE FENCE EXISTING CONCRETE � SIDEYARD I O I i� 10 PROPOSED FIRST FLOOR PLAN EXISTING 1 HR RATED WALL EXTENDS FROM FOUNDATION TO ROOF wicO u 3/4"_ I 7 I I 3'-3" u MASTER BEDROOM (TILE FLOOR) 13'-7 3/4" BELOW WINDOW 10 NET AREA OF RELOCATE WINDOW EXISTING SHOWER: 14.85SF OPENING RAISED STEP A 0 13 -s" -s Q O N FAU � x15 • $ AI 2'-6" —8' STORAGE c T IR P 5 .R 15R.07 3/8 Ek STACKABLE r7 W 10"T. 1 - E BATHROO $ DRYER / O O El - _j I HR RATED (E) HALLWAY PARTITION ^ (TILE FLOOR) PAxIRY © ® REF E .i CL 2,10., 3,-7„ 3,-3„ —I_ BEDROOM 2 BEDROOM 3 °' (TILE FLOOR) KITCHE (TILE FLOOR) 10'-5 3/4" 10'-2" 8'-10" O CLLD I SINK +6' O UP 2 R. MAIN ENTRY NEW 12'W. BI -FOLD DOORS LIVING ROOM (TILE FLOOR) �I O 0 N of -EXHAUST HOOD SHALL BE VENTED TO OUTOORS W/ MINIMUM 100 CFM -NEW KITCHEN CABINETS, APPLIANCES & PLUMBING FIXTURES 12'-6 1/2" EXISTING 1 HR 14 WALL EXTENDS FOUNDATION TO v 5, —0 © © EXISTING CONCRETE A SIDEYARD © q N Y WATER HEATERS SHALL �F¢ PROPERTY LINE (95.17) NOTE: EXISTING 1 HR. RATED CEILING BE MOUNTED A MINIMUM 3 OF 48" ABOVE GARAGE �w FINISHED FLOOR =�w UPSTAIRS UNITS TO REMAIN AND BE PATCHED AS REQUIRED cW (E) 2 CAR 1 � N GARAGE HR RATED PARTITION IL 0 �PPLY (2) LAYERS 5/8" IL TYPE 'X' GYP. BD. FOR IHR. RATED CEILING � 19'-6 1/4" O I i� 10 PROPOSED FIRST FLOOR PLAN EXISTING 1 HR RATED WALL EXTENDS FROM FOUNDATION TO ROOF wicO u 3/4"_ I 7 I I 3'-3" u MASTER BEDROOM (TILE FLOOR) 13'-7 3/4" BELOW WINDOW 10 NET AREA OF RELOCATE WINDOW EXISTING SHOWER: 14.85SF OPENING RAISED STEP A 0 13 -s" -s Q O N FAU � x15 • $ AI 2'-6" —8' STORAGE c T IR P 5 .R 15R.07 3/8 Ek STACKABLE r7 W 10"T. 1 - E BATHROO $ DRYER / O O El - _j I HR RATED (E) HALLWAY PARTITION ^ (TILE FLOOR) PAxIRY © ® REF E .i CL 2,10., 3,-7„ 3,-3„ —I_ BEDROOM 2 BEDROOM 3 °' (TILE FLOOR) KITCHE (TILE FLOOR) 10'-5 3/4" 10'-2" 8'-10" O CLLD I SINK +6' O UP 2 R. MAIN ENTRY NEW 12'W. BI -FOLD DOORS LIVING ROOM (TILE FLOOR) �I O 0 N of -EXHAUST HOOD SHALL BE VENTED TO OUTOORS W/ MINIMUM 100 CFM -NEW KITCHEN CABINETS, APPLIANCES & PLUMBING FIXTURES 12'-6 1/2" EXISTING 1 HR 14 WALL EXTENDS FOUNDATION TO U RATED FROM ROOF © © EXISTING CONCRETE A SIDEYARD © q O PROPERTY LINE (95.17) NOTE: EXISTING 1 HR. RATED CEILING ASSEMBLY BETWEEN DOWNSTAIRS & UPSTAIRS UNITS TO REMAIN AND BE PATCHED AS REQUIRED 1 N Z J 0 N Z J NEW 36" HIGH FENCE PER ELEVATIONS SYMBOL LEGEND DOOR NUMBER (SEE SCHEDULE FOR SIZES) WINDOW TYPE (SEE SCHEDULE FOR SIZES) AJ 1 ELEVATION / SECTION SYMBOL EXISTING WALL TO REMAIN EXISTING 1 HR RATED WALL TO REMAIN WALL/PARTITION TO BE DEMOLISHED �j NEW 2X4 STUD WALL LU N PARTITION TYPES EXTERIOR PARTITION, 1 HOUR RATED: M /� EXISTING 2X4 WOOD STUDS TRUC O.C., <�A/>-- EXTERIOR SHEATHING PER STRUCT. DWGS. LOPE SEE ELEVATIONS FOR EXTERIOR FINISH MATERIALS. EXTERIOR PARTITION, 1 HOUR RATED: �NEW 2X4 WOOD STUDS @ 16" O.C.,W/ 5/8"GYP. BD. INTERIOR — FINISH, R13 BATT INSULATION, EXTERIOR PLYWOOD SHEATHING PER STRUCT. DWGS. SEE ELEVATIONS FOR EXTERIOR FINISH MATERIALS. _ NON RATED INTERIOR PARTITION: �? 2X4 WOOD STUDS @ 16" O.C. W/ J" GYPSUM BOARD B BOTH SIDES. NOMINAL THICKNESS: 5" w (PROVIDE WATER RESISTANT GYP. BD. IN BATHROOMS) Z = RATED INTERIOR PARTITION: U 2X4 WOOD STUDS @ 16" O.C. W/ J" TYPE 'X' GYPSUM a BOARD BOTH SIDES, R-19 INSULATION. NOMINAL THICKNESS: 5" l Pace � Architecture, Inc. SEAL: 27071 Cabot Road Suite 128 Laguna Hills, CA 92653 Tel 949-716-8258 Fax 949-716-8259 AN r� om * Q C-30696 EXP. 7,31-19 Of ISSUE / REVISION DATE FILING SET 11.27.2017 BLDG. DEPT. RESUBMISSION 01.30.2017 COASTAL SUBMITTAL 02.07.18 WORTSMAN RESIDENCE 309 33RD STREET NEWPORT BEACH, CA RESIDENTIAL REMODEL NEW FLOOR PLANS PROJECT NO: 1708 SCALE: 1/4" = 1'-0" A� I • COPYRIGHT 2DIS PACE ARCHREMRE.INC. /DWG. FILE: WORTSMAN-DRAWINGS 10 NEW 42" HIGH PARAPET WITH FIBER CEMENT BOARD & BATTEN CLADDING EXISTING ROOF, 2 IN 12 SLOPE NEW ROOF 4X4 ROOF BRACKET 2'-8" NEW 42" HIGH PARAPET WITH FIBER CEMENT BOARD & BATTEN CLADDING PAINTED 4X6 POST I ''] PAINTED 6X10 CORBEL - NEW BOARD & BATTEN SIDING (HARDI FIBER— CEMENT BOARD) NEW WOOD RAILING RAISED OUTDOOR PATIO (MIN. 40% OPEN) NEW BOARD & BATTEN SIDING ROOF OF DECK ENCLOSURE, 3 IN 12 SLOPE 3"X20" DRAINAGE OPENING © BASE OF PARAPET (TYP,) REPLACEMENT WINDOW PER SCHEDULE EXISTING ROOF, 2 IN 12 SLOPE METAL ROOF GUTTER PER ROCS METAL DRAIN LEADER CONNECTED TO NEW "FRENCH DRAIN" PER DRAINAGE PLAN Ol PROPOSED NORTH ELEVATION ALLOWABLE OPENINGS IN WEST EXTERIOR WALL NOT TO EXCEED 25% OF WALL AREA PER FLOOR - TABLE R302.1: WALL AREA AT GROUND FLOOR: 548 SF OPENINGS AT GROUND FLOOR: 95.6 SF (17.5%) WALL AREA AT UPPER FLOOR: 428.4 SF OPENINGS AT UPPER FLOOR: 45.6 SF (10.67a) TOP OF STAIR ENCLOSURE + 127.49' TOP OF ROOF o PARAPET/RAILI� +123.26' DOF DECK LEVEL +119.76' E ROOF RIDGE +119.59, I 00 I 00 N +109.51 Nl I m +100.26' ' AVG. FI N. GRADEo +99.51 EXISTING ROOF, 2 IN 12 SLOPE OBSCURE LOWER PART OF WINDOW METAL ROOF GUTTER I PER ROOF PLAN --I NEW BOARD & BATTEN SIDING ROOF OF DECK ENCLOSURE, 3 IN 12 SLOPE 3"X20" DRAINAGE OPENING @ BASE OF PARAPET (TYP,) FILL WALL FOR NEW WINDOW OPENING (1 HR RATED ASSEMBLY) 2'-8" TOP OF STAIR ENCLOSURE + 127.49' TOP OF ROOF PARAPET, RAILI + 123.26' ROOF DECK LEVEL +119.76' EXISTING ROOF RIDGE +119.59' +109.51 +100.2( AVG.FIN. +99.51' 03 PR NEW WOOD RA AT +42", WITH BALUSTERS 04 NEW 42" HIGH WITH FIBER CE & BATTEN CLAI EXISTING ROOF 2 IN 12 SLOP NEW ROOF 4X ROOF BRACKEI NEW WOOD RA AT +42", WITH BALUSTERS @4 PAINTED 4X6 F NEW BOARD & SIDING (HARDI CEMENT BOAR[ PAINTED 6X10 NEW 12' WIDE BI -FOLD DOOR NEW WOOD RA RAISED OUTDO( (MIN. 40% OPE I 0 N ROOF OF STAIR ENCLOSURE, 3 IN 12 SLOPE NEW BOARD & SIDING OPOSED ALLEY ELEVATION I 0 TOP OF STAIR ENCLOSURE +127.49' TOP OF ROOF PARAPETRAILING +123.26' ROOF DECK LEVEL +119.76' (E) ROOF RIDGE + 119,59' SEC OND FLOOR +109.51' -+100.00' &AVG. FIN. GRADE +99.51 2 PROPOSED SOUTH SIDE ELEVATION 4 PROPOSED STREET ELEVATION ALLOWABLE OPENINGS IN EAST EXTERIOR WALL NOT TO EXCEED 257a OF WALL AREA PER FLOOR - TABLE R302.1: WALL AREA AT GROUND FLOOR: 548 SF OPENINGS AT GROUND FLOOR: 130 SF (23.7%) WALL AREA AT UPPER FLOOR: 428.4 SF OPENINGS AT UPPER FLOOR: 102.3 SF (23.8%) l Pace 1 Architecture, Inc. SEAL: 27071 Cabot Road Suite 128 Laguna Hills, CA 92653 Tel 949-716-8258 Fax 949-716-8259 D AR chi SIN * G30696 1-19 STq� 3 OFCP� / ISSUE / REVISION DATE FILING SET 11.27.17 BLDG. DEPT. RESUBMITTAL 01.30.18 COASTAL SUBMITTAL 02.07.18 WORTSMAN RESIDENCE 309 33RD STREET NEWPORT BEACH, CA RESIDENTIAL REMODEL EXTERIOR ELEVATIONS: PROJECT NO: 1708 SCALE: 114"=1'-U' COPYRIGHT SIB PACE ARCHRECNRE INC./DWG. FILE WORfSMAN.pRAWINGS EXI 2 1 TING 12 ROG SL0 1— E OPOSED ALLEY ELEVATION I 0 TOP OF STAIR ENCLOSURE +127.49' TOP OF ROOF PARAPETRAILING +123.26' ROOF DECK LEVEL +119.76' (E) ROOF RIDGE + 119,59' SEC OND FLOOR +109.51' -+100.00' &AVG. FIN. GRADE +99.51 2 PROPOSED SOUTH SIDE ELEVATION 4 PROPOSED STREET ELEVATION ALLOWABLE OPENINGS IN EAST EXTERIOR WALL NOT TO EXCEED 257a OF WALL AREA PER FLOOR - TABLE R302.1: WALL AREA AT GROUND FLOOR: 548 SF OPENINGS AT GROUND FLOOR: 130 SF (23.7%) WALL AREA AT UPPER FLOOR: 428.4 SF OPENINGS AT UPPER FLOOR: 102.3 SF (23.8%) l Pace 1 Architecture, Inc. SEAL: 27071 Cabot Road Suite 128 Laguna Hills, CA 92653 Tel 949-716-8258 Fax 949-716-8259 D AR chi SIN * G30696 1-19 STq� 3 OFCP� / ISSUE / REVISION DATE FILING SET 11.27.17 BLDG. DEPT. RESUBMITTAL 01.30.18 COASTAL SUBMITTAL 02.07.18 WORTSMAN RESIDENCE 309 33RD STREET NEWPORT BEACH, CA RESIDENTIAL REMODEL EXTERIOR ELEVATIONS: PROJECT NO: 1708 SCALE: 114"=1'-U' COPYRIGHT SIB PACE ARCHRECNRE INC./DWG. FILE WORfSMAN.pRAWINGS