administrative permit - City of Ventura

APPLfCANT:

Arketype Architects 275 San Clemente Street Ventura CA 93001

ADMINISTRATIVE PERMIT STAFF ANALYSIS

CASE NO:

V-9-18-47145

1. PROJECT LOCATION: 681 Buena Vista Drive (APN 072-0-101-110) (AttachmentA)

2. PROJECT: 12901

3. PROJECT SUMMARY AND APPROVALS REQUESTED: Request for a Variance(V-9-18-47145) to allow a new 621 square-foot Accessory Dwelling Unit (ADU) ontop of an existing 794 square-foot detached three-car garage to have a zero (0) footfront yard setback and a three (3) foot side yard setback. The project also includesa 281 square-foot entry patio/terrace to the west of the new ADU, a new 66 squarefoot front porch/entry for the primary residence, a new 366 square-foot deck to thefirst floor, and a 115 square foot extension/addition to the existing 990 square footsecond story deck. The existing two-story 2,923 square-foot single family residenceremains unchanged. The proposed Variance is only applicable to the proposed 621square-foot ADU and does not apply to the existing single-family residence or otherimprovements on the site. The property is located on a 12,904 square foot parcel inthe Urban General 1 (T 4.1) Zone, in the Hillside Area, with a land use designationof Downtown Specific Plan.

4. LOT SIZE: 12,904 square feet (0.29 acres)

5. GENERAL PLAN/ZONING: Specific Plan/Urban General 1 (T4.1)/ Hillside Area

6. PREVIOUS CASES: In 1985, the existing single-family residence and detachedthree-car garage was constructed. A Modification (M-2953) was approved by theModification Committee via Resolution No. M-2266 to reduce the required front yardsetback for the detached garage on a sloping lot from 5 feet to O feet, and to reducethe side yard setback from 5 feet to 3 feet.

In 1986, a Minor Change was approved at staff-level to accommodate an outdoorstaircase and deck within the side yard setback immediately behind the garage as itwas found to be substantially in conformance with the original approval.

In 1991, an Amendment to the Modification (M-2953A) was submitted to modify the front and side yard setbacks to accommodate a remodel and an elevator addition to

PROJ-12901 AH0/5/07/19/MC

the single-family residence. This application was withdrawn by the former property owner.

In 2006, a Deck Repair/Replacement and Elevator Enclosure were permitted within the previously permitted staircase and deck behind the existing garage. No additional encroachment into the setbacks were required as the proposed location was consistent with the previously approved Modification (M-2953).

In 2007, the City of Ventura City Council adopted the Downtown Specific Plan (DTSP) effectively rezoning the property from its former R-1-7 (Single Family Residential) designation to T 4.1 Urban General 1, with a land use designation of Downtown Specific Plan.

Since 2007, additional ministerial work has occurred including ornamental landscaping, bocce ball court, outdoor living space improvements, retaining walls, as well as electrical, plumbing, and mechanical permits typical of ongoing home repair and maintenance.

7. ADDITIONAL ACTIONS REQUIRED: Plan Check/Building Permits.

8. DATE COMPLETE FOR FILING: October 19, 2018

9. ENVIRONMENTAL DETERMINATION: Staff has determined the proposed projectis Categorically Exempt from the California Environmental Quality Act (CEQA)pursuant to 15303 New Construction or Conversion of Small Structures (Class 3) ofthe CEQA Guidelines as the project consists of the construction of an accessorystructure and is not located in an environmentally sensitive area. No exceptionsapply to defeat the exemption.

10. STAFF ANALYSIS: Project analysis is based upon staff's review of the project casefile on record with Community Development and consistency review with applicableGeneral Plan and zoning requirements.

Staff. has analyzed the proposed project based upon review of the contents of theapplication and associated materials, historic· case files on record with CommunityDevelopment, applicable General Plan, DTSP policies, and ADU developmentstandards contained in Sec. 24.430 of the Municipal Code. The project site'sunderlying zone designation is the Urban General 1 (T 4.1) Zone. Pursuant to DTSPSec. 2.10.010 (Land Use and Permit Requirements) of Article II (Urban Standards),Allowed Use No. 21 - Single Family/Accessory Dwelling Unit, Footnote 4, "allAccessory Dwelling Unit developments are subject to Municipal Code Chapter24.430." As the proposed Variance is strictly for amended Front Yard and Side YardSetbacks for the 621 square-foot Accessory Dwelling Unit, staff's developmentalregulatory analysis is based on Sec. 24.430 (Accessory Dwelling Unit Regulations)and Sec.24.535 (Variance Procedure) of the Municipal Code. Staff's analysis first

PROJ-12901 AH0/5/07 /19/MC

highlights the project's consistency with policy documents and, secondly, identifies components of _the project· that are not consistent with the development standards or benefit from additional explanation, along with any department technical advisories. The applicant has prepared a letter dated September 11, 2018, that explains the project's design intent and justification for the Variance to authorize reduce front and side-yard setbacks to accommodate the proposed ADU (Attachment C).

Downtown Specific Plan Consistency

The project site is located within the Downtown community which is described as a unique community due to its historic significance and geographical location between the Pacific Ocean and the foothills of the Coastal Range with the opportunity to grow economically stronger by enhancing the area's already strong cultural climate and creating an "around-the-clock activity" center.

The subject site has a General Plan Land Use designation of Specific Plan which is defined as comprehensive policy and regulatory for development in the Downtown Community that contains development standards and design guidelines which are needed to help realize the community's vision. While the majority of Downtown is within the Coastal Zone, this portion of Downtown is not within the Coastal Zone and not subject to the Local Coastal Program (LCP).

The Downtown Specific Plan area is identified within the 2005 General Plan as the most intensely developed area of the City. Maximum density of residential units per acre is not designated geographically within the DTSP by parcel, but the allowed density is based on the predicted level of development of the DTSP land area and assigns a conceptual range of 21 to 54 units per acre. In practice, this density is applied based on the entire land area within the DTSP and not down to the individual project. The premise behind the Form Based Code of the DTSP is that density is not regulated by the zone and a project's compliance with the form as intended by the DTSP code standards would regulate the project density. The proposed project density is 6.8 dwelling units per acre. The 2005 General Plan Development Intensity & Pattern Table 3.2 predicted 1,650 residential units within the Downtown Specific Plan, and this project would add 1 unit to the 7 48 already entitled or constructed units for a total of 7 49 units that have been entitled since the adoption of the 2005 General Plan, and an additional 451 units are being processed for a total of 1,200 units. Consequently, the project does fit within the DTSP predicted development, and a total of 450 additional units could be entitled and constructed in the DTSP area.

The proposed project would be consistent with the General Plan as it is a continuation of an existing residential use, providing an additional living unit an area designated for residential development. The proposed ADU would be located at the front of the property along Buena Vista Drive and will complement the existing single

PROJ-12901 AH0/5/07/19/MC

family residence byway of this remodeling project, thereby enhancing the existing streetscape. It will also be consistent with the existing design of the single-family residence as it will match the single-family residence according to the project plans. This custom home with proposed ADU further sustains and complements the community characteristics of the hillside area, which is primarily comprised of older custom homes varying in architectural style and massing.

Historic Context

The project site does not contain an existing or potential landmark, point of interest, or historic resource, and it is not located within an existing, proposed, or potential Historic District. The residence was originally constructed in 1985. As the structure is not over 40 years old, the proposed project was not subject to the five-day posting

· to the Historic Preservation Committee (HPC). Therefore, a historic evaluation forthe scope of work was not required.

T4.1 Urban General 1 -Zone Consistency and Analysis

The project site is located in the T4.1 Zone which allows for multiple land uses including single family residences and ADUs per Sec. 2.10.010, Table 111-1, Allowed Use No. 21. Other types of uses permitted by right within the subject zone are Bed and Breakfasts, Multi Family, Civic, Parks and Recreation, and Home Occupations. The proposed project would be consistent with the T 4.1 Zone uses because it allows ADUs and is a continuation of a residential use within a zone that allows such use by right.

The ADU is required to comply with the ADU Development Standards required per Sec. 24.430 of the City's Municipal Code which are explained below in. the ADU Development Standards section. Since ADUs are governed by the Municipal Code, the DTSP's standard Zoning, Building Type and Frontage Type matrices are not included in this Staff Report.

Hillside Overlay

The project site also is subject to the Hillside Overlay which contains provisions that supersede the maximum height regulations of the underlying zone. While no hillside height calculations were submitted with the project, the archived plans demonstrate a height of 25 feet from finished floor to the top of roof.

According to the City's ADU regulations (Sec. 24.430), "a detached ADU may be up to 22 feet on a second floor if either (i) It is not located within the rear setback area or (ii) it is constructed above and within the existing footprint of an existing garage and/or existing building" (emphasis added). As proposed, the ADU is 21 feet 5 inches at its tallest point, which is below the maximum height standards for an ADU on top of a garage, as well as below the floor to ceiling height of the primary

PROJ-12901 AH0/5/07 /19/MC

residence of 25 feet. Further, as the existing garage is built into a down sloping hillside, only 6.5 feet of the ADU's rear fa9ade is exposed.

Accessory Dwelling Unit (ADU) Development Standards

The 621 square-foot ADU, proposed above the existing detached garage, meets all Development Standards required per Sec. 24.430 of the City's Municipal Code with the exception for the required 5-foot setback from all property lines as well as g·lazing requirements for second story ADUs (discussed further below). The proposed ADU would be atop the existing garage with has an approved 0-foot front yard setback and an approved 3-foot side yard setback via Modification Resolution M-2266.

Pu·rsuant to Sec. 24.450.041.G.5 of the City's ADU regulations, any second-story ADU, including any ADU proposed above a garage, all exterior windows that face the rear or side yard areas of an adjacent property, are not separated by an alley, and are closer than ten feet from the property line shall be fitted with translucent glazing and be either fixed (i.e. inoperable) or of an awning style with a maximum opening angle of 25 degrees. As such, Condition of Approval No. 27 has been added into the proposed Administrative Order mandating the proposed ADU's compliance with the aforementioned glazing standards for second story ADUs. Sheet A2.A has been updated with a note to reflect this requirement.

The project requests a Variance to allow the proposed 621 square.:.foot ADU to be located above the existing garage and to have a 0-foot front yard setback and a 3-foot side yard setback in lieu of the 5-foot property line setback as required by ADU development standards (Attachment B). The City's Municipal Code establishes a Variance procedure for applicants to request relief from applicable standards or regulations where special circumstances related to development of a site might deprive the property of privileges enjoyed by other properties in the vicinity. Pursuant to Sec. 24.535.070.1, the director may approve administrative variances pertaining to height, setback, yard, or lot coverage reductions. The Administrative Hearing Officer is appointed by the Community Development Director to approve such Administrative Variances.

The proposed project reflects the property owner's desire to modernize the residence and add one net new dwelling unit (ADU) to contribute additional units to the local housing stock. In order to accomplish these objectives, the applicant has two Variances:

Requested Front Yard and Side Yard Setback Variance

The existing detached garage has an existing front yard setback of 0-feet and a side yard setback of 3-feet. In order to accommodate the proposed ADU atop the existing d�tached garage, the project proposes a 0-foot front yard setback and a 3-foot side yard setback for the ADU. This will achieve the property owner's desire to provide

PROJ-12901 AH0/5/07 /19/MC

an additional living unit to the City's housing stock while also modernizing and remodeling the existing single-family dwelling to be consistent with the proposed ADU. Being that the existing detached garage was approved to have a 0-foot front yard setback and a 3-foot side yard setback by the Modification Committee via Resolution No. M-2266, this additional encroachment is a continuation of an existing approved development that staff supports.

Variance Analysis

Staff reviewed those properties within a 300-foof radius of the subject property to quantify and assess the number of variance applications requested, approved and denied in this area (Attachment D). In addition to the previously approved front yard and side yard setback modifications (i.e. Variance) for the subject property, there have been two (2) additional Variances that have been granted within the 300-foot radius from the subject property. These two Variances were both for Hillside Height Modifications and to exceed the maximum number of stories allowed in accordance to the former R-1-7 Zone designation and were approved prior to the adoption of the DTSP. Neither of these two (2) approved Variances requested a front yard setback reduction. Table 1 below details these two Variances cases.

Table 1 - Variances within 300' of Subject Property

Variance Number Address Request Approved AM-4083 643 Buena Vista Hillside Height and 2.5 stories to 3 stories

Drive Number of Stories Exceed height by 10.5. feet for 25.5 feet height.

AM-4082 611 Buena Vista Hillside Height and 2.5 stories to 3 stories Drive Number of Stories

Exceed height by 5 feet for 15 feet height.

Staff can support the proposed front and side yard setback reductions as they are consistent with the previously approved Modification (M-2953), approved by the Modification Committee via Resolution M-2266 in 1985. Please see the Variance Map and Spreadsheet included in Attachment D.

Conclusion

As elaborated in the Administrative Order, the proposed ADU to be constructed on top of the existing detached garage would continue to be compatible with the existing neighborhood characteristics and would not result in development that is substantially different or unique with regard to bulk, mass, and height than that which exists in the area (Attachment A). As note in the applicant narra�ive in Attachment

PROJ-12901 AH0/5/07 /19/MC

C, the proposed project is modest in scale with a low 21.5-foot height above the sidewalk level and will add life and activity to this portion of the Buena Vista Drive. The proposed project would not adversely impact the light, air, privacy and open areas of the adjacent residential development along Buena Vista Drive, and will further the DTSP's goals of providing a variety of housing options and uses within the Downtown area.

RECOMMENDATION:

CASE PLANNER:

HEARING OFFICER:

Attachments

Approve, subject to conditions

Maruja Clensay, Senior Planner

lain Holt, AICP, Principal Planner

A. Site Location & ContextB. Zoning Consistency Analysis -Accessory Dwelling Unit RegulationsC. Applicant Narrative - Findings for VarianceD. Variance Map and SpreadsheetE. Administrative Order with Exhibits

PROJ-12901 AH0/5/07 /19/MC

Attachment A

Site Location & Context

072-0-101-110 KEARNEY WILLIAM J•ELISE O TR

KEARNEY JOHN BA-PATRICIA A 681 BUENA VISTA ST

VENTURA CA 93001

Sb Jld:J,~t,.

681 BUENA VISTA ST Yur,ult Sq ft .01111:

1987 12,904 0.290 L;ind Wh1t. ·«,1o••m~ir. vuie:

1,098,516 443,630 Ste Uf" C1>s:11· 1011i,~·

1110 T4.1

A<IOK 072 PAGE 10 •

N F.e:ET

BUENA VISTA ST.

PROJ -12901

Buena Vista ADU

Front Yard Setback Variance

z

Attachment A - Site Location and Context

PROJ-12901

Buena Vista ADU


Attachment A- Site Location and Context

. .

•

T4.1 Urban General 1 Zoning

PROJ -12901

Buena Vista ADU



B •

•

Land Use Designation - Downtown Specific Plan

PROJ-12901

Buena Vista ADU



-..

PROJ-12901

Buena Vista ADU



PROJ -12901

Buena Vista ADU



Attachment B Zoning Consistency Analysis - Accessory Dwelling Unit Regulations

ADU Standards For full standards see !Existing !Proposed with ADU

SBMC Sec. 24.430

Size Attached: Total floor area shall not exceed lesser of

[ 621 SF ADU on top of 750 sf or 50% of primary [ 794 SF Detached residence's living area Garage]

existing detached

Detached: May not garage]

exceed 750 sf

Attached: Comply with height reqs of primary residence Detached: 14'; OR

With ADU on top, new 22' on a 2nd floor if it is [ Existing Garage -not located in the rear 16.5']

height of existing

setback OR it is garage would be 21.5'

constructed above an existing garagef existing buildingi within the footprint

Attached: Comply with primary residence. Rear setback may be 15'. Detached: At least 3'

[O' Front Yard Setback [O' Front Yard setback,

from all property lines, and 3' Side Yard

3' Side yard setback; unless converted from an

Setback (Permitted via consistent with

existing garage, in which Detached Garage] case existing setbacks

M-2953)] VARIANCE REQUIRED

apply. Above Garage: At least 5' from all property lines

Sepa~atien Detached: Minimum 10' separation from other [14'] [14'] buildings

(+5%) 40% of lot area 33% 33%

(+10%) 55% of rear yard N/A N/A

area

No additional parking space is required for an ADU that satisfies any of the following: Three car garage J Three car garage J

ADU is located within one half of public

transit.

1 Property is in the Hillside Overlay of DTSP (See Sec. 2.50.030.1) and is consistent with applicable Hillside Height Overlay and ADU regulations.

Attachment C Applicant Narrative - Findings for Variance

Findings for Variance

arketype architects inc

Septll,2018

Project: Accessory Dwelling Unit 681 Buena Vista Drive, Ventura CA 93001

(a) The project authorized by the variance is consistent with the policies and provisions of the comprehensive plan and with the purposes and requirements of this zoning ordinance;

The DTSP and the Comprehensive Plan call for infill development rather than expanding the city outwardly. The proposed project adds a modestly-sized dwelling trn.it to the city in the downtown area. Both documents have goals encouraging h1fill living spaces in and around downtown. The proposed building is of high quality design and materials. The second story ADU is proposed to be constructed above the existing garage, is modest in scale, and has a low 21.5 foot height above sidewalk level. Other feahtres that enhance the neighborhood include an outdoor patio space fronting the street; a bi-folding window that opens the living area to the outdoors1 having the effect of a balcony; a planter balcony that provides a buffer between the interior living space and the streetscape; and a low slung planted roof that both minimizes the mass from the street and provides a landscaped surface when viewed from the adjacent homes and yards on the uphill slope.

(b) The project authorized by the variance is compatible with existing improvements and consistent with the scale and character of existing development iri the same vicinity or zone;

The north side of Buena Vista Drive has a steep upslope. Due to the steep slope, the adjacent homes, including the subject site, have garages embed in the earth directly fronting the street with little or no setback. This grouping of homes is sited on the upslope above the garage to take advantage of the views. As a result, these homes don't activate the street very well because they are far removed from the streetscape. Other homes down the street to the east, includh1g multifamily, are built two to three st01ies tall and close to the· street because the sites aren't as steep at the front of the property but have significant incline behind the buildings. These living spaces activate the street, some on the ground level and1 similar to the proposed ADU above the garage1 some above the first level. Directly across the street from the subject property on the downslope, is city Landmark 19, the Elizabeth Bard Memorial Hospital, now beh1g used as office space. Occupyh1g the end of a block bounded by three streets1 the building is significant in size for the steep site it occupies. It is three to four stories on the Poli and Fir Street frontages and has a one story profile of significant stature

275 san clernente street, ventura , ca 930 01 re 805 .653.5088 / f 805. 653. 6139 / df@arketypearchi tee ts. com

2 arketype architects inc

facing the subject site on Buena Vista Drive. Other residential properties surround the general area described above.

Due to the terrain, its proximity to the oldest part of town, and changing development patterns over the years, the area is very eclectic. Since a variety of uses and development configurations occur in the neighborhood, the proposed modestly-sized ADU proposal fits into the neighborhood and provides a good model for other similar properties nearby to follow. This is especially true considering the recent state housing laws that intend to add affordably-priced housing, including making it more difficult for agencies to deny such projects without concrete justification.

(c) The project authorized by the variance will not be detrimental to or adversely impact adjacent properties;

The proposed project can't advers.ely impact adjacent properties because it is farremoved from any neighboring use or imaginable future use to cause an impact. The adjacent homes are several stories up the hillside from the proposed ADU. There are no adjacent living spaces to the proposed ADU or its outdoor living · space that would impact the privacy or hinder the use of a yard or living space of any current or future use on another property. The proposed windows facing the east side-yard are above eye level. If the adjacent property were to propose a similar project to this above .their existing garage, privacy between the two properties would be maintained. Compliance with the five foot front yard setback would reduce the size of the ADU too much to have a feasible living space, cause the structure to be misaligned with the garage foundations, and create an awkward design compared to the harmonious design currently proposed. The existing garage already features a habitable roof deck with full height guard rails. The proposed ADU and existing garage is modest in scale and has a low 21.5 foot height above sidewalk level making it only six feet taller than the existing building. The proposed project would have a positive effect in that it would activate a portion of the street that is currently bound by several properties with only tall retaining walls and garages fronting the street. The new living unit will add life and activity to a portion of Buena Vista Drive that currently has little.

(d) Approval of the variance does not grant a special privilege inconsistent with the limitations on other properties in the same vicinity or zone; and

The nearby properties on the north side of Buena Vista Drive are on a steep upslope, and as a result, the homes are unable to have driveway access onto the property. The parking for these properties are garages that are imbedded into the

275 san clemente street , ventura , ca 93001 re 805.653.5088 / f 805. 653. 6139 / dferrin@arketypearchi tects . com


hillside directly fronting the street with little or no setback. This grouping of homes are sited on the upslope to take advantage of the views with long stairways to the front entries. Building an ADU at the rear of the property is infeasible because the steepness of the site would require an extreme amount of grading, limit acc~ss of materials and equipment, and require long stairways to reach the unit from Buena Vista Drive. Recent state housing laws are intended to add affordably-priced housing, and limit agencies to deny such projects without substantial justification. These properties are no exception. With the necessity of having the garage on the street, a modestly-sized ADU on top of the garage is a prime location that lends itself to many benefits. Such benefits include having a more connected and cohesive neighborhood; living spaces that have a view of the street are safer; the affordability of building over a garage makes having an ADU feasible; reducing administrative barriers in conformity with state law to encourage the constrnction of new ADU' s.

(e) Approval of the variance is not based on economic hardship.

Approval of the front and side yard variance has many benefits not related to economics. Building an ADU at the rear of the property is infeasible because the steepness of the site would require an extreme amount of grading, limit access of materials and equipment, and require long stairways to reach the unit from Buena Vista Drive. Such a unit would be difficult to access for a tenant. It is beneficial and neighborhood-enhancing to add a small dwelling unit to a streetscape where the current housing is far removed. The safety of the neighborhood benefits from having indoor and outdoor living spaces that front the street (eyes on the street). The city and the neighborhood benefit from having a variety of housing types and mix of uses in close proximity, especially in the downtown area, as called-for in the Comprehensive Plan and the DTSP. It benefits the city and the neighborhood to have affordable housing for people who are employed in lower-paying, community-serving jobs. It benefits the city to reduce administrative barriers to the construction of new ADU' s as required by the state of California. The proposed ADU with the existing garage are modest in scale, having a low 21.5 foot height above sidewalk level, only six feet taller than the existing garage building.

~ fully,

David Ferrin arketype architects inc

275 san clemente street , ventura , ca 93001

n: 805.653.5088 / f . 805. 653. 6139 / dferrin@arketypearchitects . com

Attachment D Variance Map and Spreadsheet

PROJ-12901

300' Radius Variance

Neighborhood Compatibility

Analysis

* •

0

re/)

I::, z I-rr\

e -

i PROJ-12901

- :su~;V~ADU Front Yard Variance Ana! 'i.sis i300" Buffer from 681 Buena Vista Street -- -- - .. ~ -· - -

Case No. !Address '! v_pe

llAM-4083 642 Buena Vista St. Number of stories and height limit

2IAM-4082 611 Buena Vista St. Number of stories and height limit

'Total Front Yard Setback Variances - O of 2

• *

BUENA ISTA ST .

• * T

ST.

~L!J •

~

.... Cl)

I '"

Attachment E Administrative Order with Exhibits

CITY OF SAN BUENAVENTURA

ADMINISTRATIVE ORDER AH0-2019---

APPROVING FRONT AND SIDE YARD VARIANCES FOR AN ACCESSORY

DWELLING UNIT LOCATED AT 681 BUENA VISTA DRIVE

PROJ-12901

CASE NO. V-9-18-47145

IT IS HEREBY ORDERED by the Administrative Hearing Officer, designated by and acting on behalf of, the Community Development Director of the City of San Buenaventura as follows:

SECTION 1: an application has been filed by Arketype Architects, Inc., pursuant to San Buenaventura Municipal Code ("SBMC") Chapter 24.535, for a Variance (V-9-18-47145) to allow a new 621 square-foot Accessory Dwelling Unit (ADU) proposed atop an existing 794 square-foot detached three-car garage to have a zero (0) foot front yard setback and a three (3) foot side yard setback. The project also includes a 281 squarefoot entry patio/terrace to the west of the new ADU, a new 66 square-foot front porch/entry for the primary residence, a new 366 square-foot deck to the first floor, and a 115 square foot extension/addition to the existing 990 square foot second story deck. The existing two-story 2,923 square-foot single family residence remains unchanged. The Variance is only applicable to the 621 square-foot ADU and does not apply to the

existing single family residence or other improvements on the site.

SECTION 2: All proceedings having been duly taken as required by law, and upon review of the information provided in the application file, consideration of the testimony given at the hearing, as well as other pertinent information, the Administrative Hearing Officer hereby finds the following:

Administrative Variance

1. Required Finding: "The project authorized by the variance is consistent with thepolicies and provisions of the 2005 General Plan and with the purposes andrequirements of this zoning ordinance" as per Municipal Code Section24.535.120(1)(a).

The project authorized by the Variance is consistent with the policies and provisions of the General Plan and zoning ordinance because the proposed project would provide an Accessory Dwelling Unit (ADU), as permitted in the T4.1 Zone and the Specific Plan land use designation. The proposal to construct an

PROJ-12901 AH0/5/07 /19/MC

Page 1

ADU on top of an existing detached garage supports the Downtown Specific Plan's and the General Plan's goal of utilizing infill development as well as providing a variety of housing options and uses within the Downtown Community.

The subject site has a General Plan Land Use designation of Specific Plan which is defined as comprehensive policy and regulatory for development in the Downtown Community that contains development standards and design guidelines which are needed to help realize the community's vision. While the majority of Downtown is within the Coastal Zone, this portion of Downtown is not within the Local Coastal Program (LCP).

The Downtown Specific Plan area is identified within the 2005 General Plan as the most intensely developed area of the City. Maximum density of residential units per acre is not designated geographically within the DTSP by parcel, but the allowed density is based on the predicted level of development of the DTSP land area and assigns a conceptual range of 21 to 54 units per acre. In practice, this density is applied based on the entire land area within the DTSP and not down to the individual project. The premise behind the Form Based Code of the DTSP is that density is not regulated by the zone and a project's compliance with the form as intended by the DTSP code standards would regulate the project density. The proposed project density is 6.8 dwelling units per acre. The 2005 General Plan Development Intensity & Pattern Table 3.2 predicted 1,650 residential units within the Downtown Specific Plan, and this project would add 1 unit to the 748 already entitled or constructed units for a total of 749 units that have been entitled since the adoption of the 2005 General Plan, and an additional 451 units are being processed for a total of 1,200 units. Consequently, the project does fit within the DTSP predicted development, and a total of 450 additional units could be entitled and constructed in the DTSP area.

The project site is not identified in the General Plan 2014-2021 Housing Element "Sites Inventory" list. However, the project does meet the following 2014-2021 Housing Element Goals and Policies:

HE Goal 2: Facilitate the provision of a range of housing types to meet the diverse needs of the community.

HE Policy 2. 1 - Provide high quality housing for current and future residents with a diverse range of income levels. Promote housing that is developed under modem sustainable community standards.

HE Goal 3: Provide adequate housing sites through appropriate land use and zoning designations to accommodate the City's share of the regional housing needs.

PROJ-12901

AH0/5/07 /19/MC

Page 2

-

HE Policy 3. 3: Encourage efficient utilization of the City's limited land resources by encouraging development at the upper end of the permitted Zoning Code/Comprehensive Plan density.

The proposed building and site improvements would contribute to a development that is consistent with the following goals, policies and actions of the Downtown Specific Plan:

Goal 1: Preserve Ventura's special sense of place by insisting on high standards of architecture, urban design and landscaping so that new development complements the eclectic architecture and historic richness of our Downtown.

Policy 1 B: New development and the substantial remodel of existing development in the Downtown shall be consistent with the purpose and intent of this Specific Plan and the Development Code.

Action 1. 12: Ensure all development, including substantial remodels, adheres to Development Code standards.

The project has been conditioned to pay the Transportation· Demand Management (TOM) fee which will be used along with TOM fee collected from other Downtown projects to fund City program reducing air pollutant emissions.

Policy 6A Provide access to and around the Downtown through a variety of options, emphasizing rail, buses, bikes and walking.

Action 6.9 Require all new development contribute toward a Transportation Demand Management (TOM) fund to be used to develop regional programs to offset air pollutant emissions associated with growth anticipated under the DTSP. The TOM fund shall be used to finance City programs to reduce regional air pollutant emissions.

The proposed project would be consistent with the DTSP and the Housing Element's goals, policies and actions as noted above.

The proposed ADU would contribute to a development that is consistent with the following goal and policy of the General Plan:

Goal 3: Our goal is to protect our hillsides, farmlands and open spaces; enhance Ventura's historic and cultural resources; respect our diverse neighborhoods; reinvest in older areas of dur community; and make great places by insisting on the highest standards of quality in architecture, landscaping and urban design.

PROJ-12901 AH0/5/07/19/MC

Page 3

Policy 3A: Sustain and complement cherished community characteristics.

The proposed project would be consistent with· the General Plan as it is a continuation of an existing residential use, providing an additional living unit in an area designated for residential development. The proposed ADU would be

· located at the front of the property along Buena Vista Drive and will complementthe existing single family residence byway of this remodeling project, therebyenhancing the existing streetscape. It will also be consistent with the existingdesign of the single-family residence as it will match the single-family residenceaccording to the project plans. This custom home with the ADU further sustainsand complements the community characteristics of the hillside area, which isprimarily comprised of older custom homes varying in architectural style andmassing ..

2. Required Finding: "The project authorized by the variance is compatible withexisting improvements and consistent with the scale and character of existing

. development in the same vicinity or zone" as per Municipal Code Section24.535.120(1)(b).

The project authorized by the Variance is compatible with existing improvementsand is consistent with the scale and character of existing development in thevicinity because the proposed ADU would not result in development that issubstantially different or unique with regard to bulk, mass, and height than thatwhich exists in the area. Further, the reduced front and side yard setbacksauthorized by this Variance is consistent with and a continuation of the previouslyapproved front and side yard setback modification for the existing detachedgarage, approved by the Modification Committee via Resolution M-2266 in 1985.

Existing. development within the area consists primarily of two-story, customsingl·e-family homes varying in architectural style and massing. The subjectproperty contains a steep upslope causing adjacent homes, including the subjectsite, to have garages embedded into the hillside directly fronting the street withlittle or no setback. Due to the terrain, its proximity to the oldest part of town, andchanging development patterns over the years, the area is very eclectic. Since avariety of uses and development configurations occur in the neighborhood, theproposed modestly-sized ADU is consistent with the neighborhood and providesa good model for other similar properties nearby to follow.

With the exception of the subject property, there have been two additionVariances granted within the 300-foot radius of the project site. These twoVariances were for increases in hillside height and additional stories. Theproposed project is requesting to mirror the existing configuration of the detachedgarage byway of footprint and existing permitted reduced setbacks.

PROJ-12901 AH0/5/07 /19/MC

Page4

The proposed front and side yard reduction Variance accommodates a new ADU of modest scale and is compatible with the surrounding neighborhood as it would not result in a structure that is substantially larger in bulk, mass and height than that which exists on other properties in the vicinity and is consistent with the previous Variance (Modification) approve for the subject property.

3. Required Finding: "The project authorized by the variance will not be detrimentalto or adversely impact adjacent properties" as per Municipal Code Section24.535.120(1)(c).

The project authorized by the Variance will not be detrimental to or adversely impact adjacent properties. Pursuant to Sec. 24.450.041.G.5 of the City's ADU regulations, any second story ADU, including any ADU proposed above a garage, all exterior windows that face rear or side yard areas of an adjacent property, are not separated by an alley, and are closer than ten feet from the property line shall be fitted with translucent glazing and be either fixed (i.e. inoperable) or of an awning style with a maximum opening angle of 25 degrees. Condition of Approval No. 27 has been added to mandate this requirement for the 621 square foot ADU.

Further, as the Variance is a continuation of an existing approved setback reduction, there should not be any additional adverse impact to adjacent properties. The ADU and existing detached garage are both modest in scale and has a low 21.5-foot height above sidewalk level effectively making it six feet taller than the existing garage at the south elevation. The project reflects the property owner's desire to provide affordable housing within the Downtown· Community and to modernize the existing two-story residence. As conditioned, the project will not significantly impose upon or adver�ely impact on neighbors' access to light, air and privacy.

4. Required Finding: "Approval of the variance does not grant a special privilegeinconsistent with the limitations on other properties in the same vicinity or zone"as per Municipal Code Section 24.535.120(1)(d).

The adjacent properties along the north side of Buena Vista Drive are located ona steep upslope. Consequently, the homes are unable to have long drivewaysinto the property without significant grading in the hillside area. Hence, parkingfor these residences is accommodated via garages that are imbedded into thehillside, directly fronting the street with minimal if not zero setback. This groupingof residences are sited on the upslope of the properties; taking advantage ofocean views, with long stairways and front entries from the right of way. Buildinga detached ADU at the rear of the subject property would require excessivegrading within the hillside area due to the existing topography. The modestly

PROJ-12901 AH0/5/07 /19/MC

Page 5

sized ADU on top of the existing garag_e is the most desired as it activates the street, does not require excessive grading in the Hillside Area, and provides a reasonable approach to accommodating an additional living unit within the Downtown Community.

Approval of the Variance to permit an ADU to have a less than 5 foot setback from all property lines as required by SBMC Sec. 24.430, would not grant a special privilege because the subject property already contains an approved · modification (Variance) to permit the reduced setbacks that currently exist for the detached garage on the subject property. The subject property, along with adjacent properties on the north side of Buena Vista Drive, contains significant slopes in the rear half of the property which would merit extensive grading in the hillside area for any structural development proposed on the rear portion of the property. Therefore, approval of the reduced front and side yard setback Variances for the 621 square-foot ADU does not grant a special privilege inconsistent with the limitations on other properties in the same vicinity or zone and will result in a development that is consistent with other properties in the vicinity.

5. Required Finding: ''Approval of the variance is not based on economic hardship"

as per Municipal Code Section 24.535.120(1)(e).

Approval of the variance is not based on economic hardship. Rather, it wouldrequire the applicant to make an ample economic investment in permitting andconstructing the Accessory Dwelling Unit (ADU).

6. Required Finding: "Evaluating the proposed project in light of reasonable useand development of the property on which the proposed structure or expansion isto occur, the project authorized by the variance will not unreasonably orunnecessarily interfere with the scenic view from any other public or privateproperty; including, but not limited to, public streets and other public areas" asper Municipal Code Section 24.535.120(2)(a).

The project authorized by the Variance will not unreasonably or unnecessarily interfere with the scenic view from any other public or private property. As noted above in Finding 3, the adjacent property to the East has a similar configuration of the subject property, with the primary dwelling being located substantially away from the front property line. The project will not affect any public views from the right of way as the project is consistent with the existing structural development on site and will only be an increase of 6 feet above the garage's roofline at the sidewalk level. Rather, the project would enhance the existing streetscape by activating the public realm with bringing residential development closer to the street. The immediate property to the west will not be affected by

PROJ-12901 AH0/5/07 /19/MC

Page 6

I I I

the project as proposed as the site is currently vacant, and the ADU is setback approximately 40 feet from the western property line. The neighboring property to the north is the Ventura Botanical Gardens and the property to the south is the Bard Memorial Building, a multi-story structure. In summary, the project will not

· infringe, impede or detrimentally affect any existing view from any of the adjacentproperties.

CALIFORNIA ENVIRONMENTAL QUALITY ACT. The proposed project is Categorically Exempt from CEQA under Section 15303(a) (Class 3, New Construction or Conversion of Small Structures) of the CEQA Guidelines since it consists of construction and location of an accessory dwelling unit in a residential zone. Further, the project would not trigger any of the exceptions to the exemptions listed under CEQA Guidelines Section 1.5300.2. Therefore, no further environmental review is required. The exceptions to the categorical exemptions pursuant to Section 15300.2 of the CEQA Guidelines are:

(a) Location. Classes 3, 4, 5, 6, and 11 are qualified by consideration ofwhere the project is to be located -- a project that is ordinarily insignificantin its impact on the environment may in a particularly sensitiveenvironment be significant. Therefore, these classes are considered · toapply all instances, except where the project may impact on anenvironmental resource of hazardous or critical concern wheredesignated, precisely mapped, and officially adopted pursuant to law byfederal, state, or local agencies.

The project site is located within the Downtown community with a Specific Plan land use designation and an Urban General 1 (T 4.1) zone, Hillside Area, and is adjacent to residential development to the East, South and West and public park to the North. The project site is a developed parcel containing an existing residence and neither it nor adjacent sites do not contain any known environmental resource of hazardous or critical concern. Therefore, the project will have no impact on an environmental resource of hazardous or critical concern.

(b) Cumulative Impact. All exemptions for these classes are inapplicablewhen the cumulative impact of successive projects of the same type in thesame place, over time is significant.

The Accessory Dwelling Unit is consistent with the General Plan and Municipal Code, as the required Variance Findings can be made. The project is compatible with the physical scale and character of other residential development to the East, South and West and public park to the North in the project area. Any projects requiring discretionary approval

PROJ-12901 AH0/5/07 /19/MC

Page 7

would be analyzed with the General Plan and the Municipal Code for consistency and .CEQA for any _potential impacts. Therefore the project will have no significant cumulative impact.

(c) Significant Effect. A categorical exemption shall not be used for an activitywhere there is a reasonable possibility that the activity will have asignificant effect on the environment due to unusual circumstances.

The Accessory Dwelling Unit will not result in an unusual circumstancethat would cause the project to have a significant effect on theenvironment. The project does not alter the residential character of theneighborhood and the property does not contain any unusualenvironmental characteristics as . it is already developed and is in anurbanized. setting. Therefore, the project will not have a significant effecton the environment due to unusual circumstances.

(d) Scenic Highways. A categorical exemption shall not be used for a projectwhich may result in damage to scenic resources, including but not limitedto, trees, historic buildings, rock outcroppings, or similar resources, withina highway officially designated as a state scenic highway. This does notapply to improvements, which are required as mitigation by an adoptednegative declaration or certified EIR.

The project is not located in or adjacent to a state designated scenichighway.

( e) Hazardous Waste Sites. A categorical exemption shall not be used for aproject located on a site, which is included on any list compiled pursuantto Section 65962.5 of the Government Code.

The proposed project site is not included on any list compiled pursuant toSection 65962.5 of the Government Code.

(f) Historical Resources. A categorical exemption shall not be used for aproject, which may cause a substantial adverse change in the significanceof a historical resource.

The project site does not contain an existing or potential landmark, point ofinterest, or historic resource, and it is not located within an existing,proposed, or potential Historic District.

As the structure is not over 40 years-old, the project was not subject to the"5-day Posting" to the Historical Preservation Committee for potentialHistoric Resource Assessment. Therefore, the proposed project will not

PROJ-12901 AH0/5/07 /19/MC

Page 8

cause a substantial adverse change in the significance of a historical resource.

SECTION 3: Based on the above findings, the Planned Development Amendment are HEREBY APPROVED for Case No. V-9-18-47145 as described in Sections 1 and 2 above, subject to the following conditions:

Planning Division - Standard

1. This approval is granted for the land or land use described in the application andany attachments thereto, and as shown on the site plan, floor plan and elevationslabeled Case No. V-9-18-47145 and dated May 8, 2019 Exhibit "A" through "K",attached hereto and incorporated herein.

2. The location of all buildings, fences, parking areas, and other facilities or featuresshall be located and maintained substantially as shown on the plot plan labeledCase No. V-9-18-47145 and dated May 8, 2019 Exhibit "A" through "K", attachedhereto and incorporated herein.

3. Prior to obtaining building permits and within 15 days hereof, the applicant andproperty owner shall file with the Planning Division written Acknowledgment of theConditions stated herein on forms provided by the Planning Division, and all publicnotices posted onsite are to be removed.

4. Concurrent with submitting applications for building permits, the applicant andproperty owner shall file with the Planning Division written Discretionary ApprovalCompliance Affidavit on forms provided by the Planning Division, confirming that theplans which are submitted for Plan Check are consistent with the plans, materialsand colors as approved by the Planning Commission.

5. An approval granted by the Planning Commission does not constitute a buildingpermit or authorization to begin any construction or to demolish an existingstructure. An appropriate p_ermit issued by the Building and Safety Division must beobtained prior to constructing, enlarging, moving, converting, or demolishing anybuilding or structure within the City.

6. Once permits have been issued to commence work on the improvements, it is theapplicant/owners responsibility to diligently pursue completion per all conditions,requirements and as represented on the approved plans. Reasonable progressshall occur on a continual basis until completion to the satisfaction of theCommunity Development Director. Work shall not be discontinued for a periodexceeding 30 days, without acceptable cause. The intent is to have the projectcompleted in a timely fashion so as to prevent a potential blight from partiallycompleted construction.

PROJ-12901 AH0/5/07 /19/MC

Page 9

7. Compliance with and execution of all conditions listed herein shall be necessaryprior to obtaining final building inspection clearance and/or prior to obtaining anyoccupancy clearance, unless stated otherwise herein. Deviation from thisrequirement shall be permitted only by written consent of the CommunityDevelopment Director or designee.

8. This Planning Commission Resolution in its entirety as adopted, shall be included inthe initial plan check submittal that is submitted to the Inspection Services Division.The Resolution, Acknowledgment of the Conditions, and Discretionary ApprovalCompliance Affidavit shall be copied directly onto a sheet of the plans, which aresubmitted for plan check� The Resolution shall remain a part of the plans throughoutthe plan check process and shall be part of the plans for which building permits areissued.

9. Unless the use is inaugurated no later than 12 months after this approval is grantedand is diligently pursued thereafter, this approval shall expire by operation of lawwithout any further action by the decision-making authority if the use authorized bysuch use permit is not commenced on or before the time limit specified in theconditions of approval of &uch planned development permit amendment, or if notime is specified, on or before one year after the date such amendment wasapproved. The Community Development Director may, pursuant to Chapter 24.505,grant no more than one administrative extension of such time limit if the approvedplans have not changed and if there has been no substantial change in thecircumstances of the surrounding vicinity, provided the initial 12-month period hasnot already expired. Additionally, the Planning Commission may extend such timelimit, for a good cause, before its expiration, pursuant to section 24.525.140.

10. Unless construction is commenced no later than 12 months after this approval isgranted and is diligently pursued thereafter, this approval shall be null and voidpursuant to the City's Zoning Regulations. However, if the approved plot plan,elevation plans, and adjacent areas are unchanged ( except as allowed underZoning Regulations Chapter 24.505), the Community Development Director maygrant one additional 12-month extension of time for start of construction, provided

· the initial 12 month period has not already expired. Start of construction is definedas:

A. All zoning and related approvals are effective; and8. All required building and grading permits for the project have been issued;

andC. The "foundation inspection" and "concrete slab or underfloor inspection" as

defined in the California Residential Code, Section R 109 have been madeand received approval from the Inspection Services Division, i.e., all trenchesmust be excavated, forms erected, and all materials for the foundationdelivered on the job and all in-slab or underfloor building service equipment,

PROJ-12901 AH0/5/07 /19/MC

Page 10

conduit, piping accessories and other ancillary equipment items must be in place. The California Residential Code is the currently adopted edition commencing with Section 12.110.010 of the City of San Buenaventura Municipal Code. Nothing in this definition shall be construed to alter the applicable legal standards for determining when vested property rights to complete the project have arisen.

11. The construction superintendent shall notify all crews of construction work hours onthe project site. In accordance with the City's adopted Noise Ordinance, no workshall take place between the hours of 8:00 p.m. and 7:00 a.m. The constructionwork hours shall be n'oted on the improvement plans and are generally accepted as7:00 a.m. to 5:00 p.m. Monday through Friday. Saturday work requires priorconcurrence by City. No work shall take place on Sunday or any legal or Cityobserved holiday. The definition of "work" shall include running or idling ofequipment.

12. No final inspection or occupancy permit shall be granted until all construction andlandscaping is complete in accordance with the plans approved and the conditionsrequired herein.

13. All materials and colors used in construction and all landscape materials shall be asrepresented to or as specified by the Planning Commission and any deviation willrequire the express approval of the Community Development Director. Onceconstructed or installed, all improvements shall be maintained in accordance withthe approved plans and in a manner acceptable to the Director. This includeslandscape materials being maintained in a healthy and weed-free manner at alltimes.

14. Wherever a condition requires that something be initially "built," "constructed,""equipped," "installed," "provided" or the like in a certain fashion or per certainrequirements or approvals, it also requires that the same shall at all times be"maintained" in accordance with the condition, requirement or approval.

15. Minor Changes may be approved by the Community Development Director, asprovided for under Municipal Code Chapter 24.570. Substantial change will requirethe filing of an Application for Amendment.

16. The developer shall provide mailboxes in locations to be approved by the US PostalService.

17. All requirements of any law, ordinance, or regulation of the State, City of SanBuenaventura, and any other governmental entity shall be complied with at alltimes.

PROJ-12901 AH0/5/07 /19/MC

Page 11

18. Approval is subject to the applicant paying all fees and assessments to the City ofSan Buenaventura, as required by the Municipal Code.

19. The City of San Buenaventura is implementing a Water Rights Dedication andWater Resource Net Zero Policy per Municipal Code Chapter 22.180. All projectsare subject to compliance with the Policy, which includes implementation ofconservation offsets, dedication of water rights, and/or payment of a WaterResource Net Zero Fee.

20. All approvals are subject to and dependent upon the applicant complying with allapplicable Ordinances, Codes, regulations, or adopted policies. In the event theCity determines that it is necessary to take legal action to enforce any of theprovisions of these conditions, and such legal action is taken, the applicant shall berequired to pay any and all costs of such legal action, including reasonableattorney's fees, incurred by the City, even. if the matter is not prosecuted to a finaljudgment or is amicably resolved, unless the City should otherwise agree withapplicant to waive said fees or any part thereof. The foregoing shall not apply if thepermittee prevails in the enforcement proceeding.

21. In accepting the benefits of the conditional approval of this discretionary permit andapprovals issued in conjunction with this discretionary permit, and as a condition ofapproval of this permit, the applicant agrees to defend, indemnify, and holdharmless the City of San Buenaventura and its officers, employees, and agentsfrom any claim, action, or proceeding against the City or its officers, employees, oragents brought to attack, set aside, void, or annul, the approval of the permit by anyadvisory agency, appeal board, or legislative body of the City.

A. Applicant's obligations set forth in this condition are based on the mutualunderstanding of the City and the applicant that the City shall promptlynotify the applicant of any such claim, action, or proceeding and cooperatefully in the defense. If the City fails to promptly notify the applicant of anyclaim, action, or proceeding, or fails to cooperate fully in the defense, theapplicant shall not thereafter be responsible to defend, indemnify, or holdharmless the City. In any event, the applicant shall not be required to payor perform any settlement of any such claim, action, or proceeding unlessthe settlement is approved by the applicant.

PLANNING DIVISION - SPECIAL

22. Downtown Specific Plan area developers shall contribute toward a TransportationDemand Management (TDM) Fund to be used to develop regional programs tooffset air pollutant emissions associated with growth anticipated under ·the DTSP.The total amount that would be contributed to an off-site TOM Fund, based uponthe methodology described in Ordinance 93-37, is $512,445. The amount providedby residential development would be about 74% of this total, or $379,209. The

PROJ-12901 AH0/5/07 /19/MC

Page 12

amount provided by commercial development would be 26% of the total, or $133,236. Applicants for residential developments that would generate a net increase in units would pay $237/unit (assuming 1,600 residential units). Applicants for commercial. development that would generate a net increase in building area would pay $0.30/square foot (assuming a total of 450,000 square feet). These fee estimates include an adjustment for inflation, but may be further adjusted by the City over time if development totals or emission factors change.

The TOM funds shall be used to finance City programs to reduce regional air pollutant emissions. Specific mitigation measures that could be undertaken using the TOM fund include, but are not limited to, enhanced public transit service, vanpool programs/ subsidies, rideshare assistance programs, clean fuel programs, improved pedestrian and bicycle facilities, and park-and-ride facilities.

23. Any curb, gutter, or sidewalk improvements adjacent to the project boundary that isdamaged or defaced as a result of the operation of the impound yard shall beremoved and replaced in conformance with City standards.

PLANNING DIVISION - DESIGN

24. All lighting is to be designed to confine the light within the site boundaries and toprovide safety and security. All building entrances and pedestrian ways are to beadequately lighted. Lighting is to be shielded from neighboring properties anddirected at a specific task or target. Exposed bulbs are prohibited, unless theCommunity Development Director determines exposed bulbs are integral to thearchitectural design.

25. All utility structures visible from a right-of-way shall be screened consistent with the· 2008 City-Wide Design Guidelines.

26. Roof equipment shall be screened so as to not be visible from public rights-of-way.This includes adjacent freeways or other elevated roads in some cases. Methods ofscreening equipment shall be shown on plans at plan check. This may includeraising the parapet to screen roof equipment.

27. As per Sec. 24.430.041.5, all exterior windows that face rear or side yard areas ofan adjacent property shall be fitted with translucent glazing and either fixed (i.e.inoperable) or of an awning style with a maximum opening angle of 25 degrees.Planning staff shall inspect in the field prior to Certificate of Occupancy.

PROJ-12901 AH0/5/07 /19/MC

Page 13

VENTURA CITY FIRE DEPARTMENT CONDITIONS

28. The structure shall be equipped with an automatic fire sprinkler system, per City ofVentura Municipal Code, in accordance with the California Fire Code and the NFPA130 Standard.

29. Approved address numbers, building numbers or approved building identificationshall be placed in a position that is plainly legible and visible from the street, road,alley, and walkways giving access to and within the property. These numbers shallcontrast with their background. Address numbers shall be Arabic numerals oralphabet letters. Numbers shall be a minimum of 4 inches (102 mm) high with aminimum stroke width of 0.5 inch (12. 7 mm) and shall be illuminated in an approvedmanner (if numbers are on the exterior). Number height and stroke width shall beincreased as needed for legibility based on visibility distance.

30. Exterior doors and opening; including all emergency escape and rescue windows,shall be readily accessible for emergency access by the fire department. Anapproved access walkway leading from the fire apparatus access roads to theexterior doors and openings shall be provided.

31. Where emergency escape and rescue windows are present above or below theground floor, exterior access must be able to accommodate the travel and use offire department ground ladders within the fire department access.

BUILDING AND SAFETY CONDITIONS

32. Complete architectural plans and appropriate engineering calculations shall beprepared by a California Licensed Architect or Engineer and be submitted toBuilding and Safety for plan check and plan approval.

33. All building construction shall be designed in accordance with the City's currentlyadopted California Building Code, California Green Building Code, CaliforniaElectric Code, California Plumbing and Mechanical Codes, California Energy Codeand all other appropriate sections of the City Ordinance Code.

34. The applicant shall submit a geotechnical investigation report prepared by aCalifornia Certified Geotechnical Engineer.

35. Structural observation shall be required in accordance with California Building CodeChapter 17. The design professional shall provide the required observation, whichshall be clearly specified on the approved plans.

SECTION 4: This Administrative Variance approval is granted for the abovespecified period of time, but shall be subject to revocation according to the provisions of Section 24.570.100 if the applicant fails to comply with the conditions listed herein at

PROJ-12901 AH0/5/07 /19/MC

Page 14

any time. If, at any time, the Community Development Director, Administrative Hearing Officer and/or Planning Commission determine that there has been, or may be a violation of the findings or conditions of this action, or of the Municipal Code, a public hearing may be held before the Planning Commission or Administrative Hearing Officer to review this permit. At said hearing, the Planning Commission or Administrative Hearing Officer may add conditions, or recommend enforcement actions, or revoke the permit entirely, as necessary to ensure compliance with the Municipal Code, and to provide for the health, safety, and general welfare of the community.

PASSED AND ADOPTED this 7th day of May, 2019.

Attachments: Exhibits A-K (Reduced Plan Set)

Administrative Hearing Officer lain Holt, AICP

PROJ-12901 AH0/5/07 /19/MC

Page 15

NORTHEAST STREET VIEW NORTHWEST STREET VIEW

ADJACENT EAST PROPERTY ADJACENT WEST PROPERTY

SOUTHEAST STREET VIEW SOUTHWEST STREET VIEW

:j _J_ __ _ ::1·

~ ' .

AERIAL PHOTO KEY

arketype architects inc 275 sa n clemente street ventura , ca 93001 p 805.653 . 5088 www . arketypearchi tee ts . com

ACCESSORY DWELLING UNIT

------. i

681 BUENA VISTA DRIVE, VENTU RA, CA 93001

Administration Owner

John Kearney & Patty Abou Samra 681 Buena Vista Drive Ventura, CA 93001 805.889.4429

Scope Of Work

Architect

arketype architects inc David Ferrin, Lie C28599 275 San Clemente Street Ventura, CA 93001 805.653.5088

New 621 square foot Accessory Dwelling Unit over the footprint of an existing 794 square foot subterrainean 3-Car Garage with an existing attached elevator tower and a roof deck. The existing roof deck floor will be removed and lowered. A new 281 square foot entry patio/terrace is proposed to the west of the ADU. A new 66 square foot front porch/stairs to first fioor. A new 366 square foot deck to first fioor and ·a new 115 square foot extension to second floor deck.

The existing 2,923 square foot two story Single Family Residence remains unchanged.

Statistics Property Data:

A.P.N: 072-0-101-110 Zone: DTSP T4.1 Use of Build ing: Single Family Residence; R-3 Building Type: V-8 Number of Stories: SFR- 2 Stories, ADU· 1 Story over Daylight Basement Fire Sprinkler System Rq'd: None

Site Data : Existing: Site [gross] : 12,904 Sf Footprint: 2,934 Sf Drive Surfaces: 26 Sf 2nd Floor Deck: 990 Sf

Landscape/Terrace: 8,954 Sf

Building Data: Existing: Existing House Living Space: 2,923 Sf

New ADU Living Space:

Garage:

Parking : Existing:

0 Sf

794 Sf

3 Garaged

100% 22.7%

0.2% 8%

69.1%

Demo: 0 Sf

0 Sf

0 Sf

Proposed: 3 Garaged NO CHANGE

Sheet Index aO Project Data, Vicinity Map, Context Photos, Notes aOa On-Site Photographs aOb Site Plan al ala al b a2 a2a a2b a3 a3a

Exterior Elevations

Exterior Elevations Exterior Elevations and Materials Existing Garage Floor Plan, Roof Deck Demolition ADU Floor and Roof Plans Deck Plans Sections Sections

Proposed : 12,904 Sf 100% 2,934 Sf 22.7%

26 Sf 0.2% 1,105 Sf 8.5%

8,839 Sf 68.6%

New: Proposed: 0 Sf 2,923 Sf

621 Sf

0 Sf

621 Sf

794 Sf

Project Data, Vicinity Map, Context Photos, Notes ~ o PLANNING COMMISSION SIGN SUBMITIAIT_

0 0

"' "'

FRONT STREET VIEW

FIRST FLOOR WALKWAYVIEW GARAGE ROOF VIEW

EXHIBIT t) -----.,;;,___

FIRST FLOOR WALKWAY VIEW GARAGE ROOF & FIRST FLOOR WALK WAY VIEW SITE AERIAL PHOTO KEY On-Site Photographs aoa

arketype architects inc 275 san clemente street ventura , ca 93001 p 805.653.5088 www .arketypearchitects.com

PLANNING COMMISSION PROJECT DESIGN SUBMITIAL

inc arketype architects 27 5 s a n clemente street ventura , ca 93001 p 805 . 6 5 3 . 5088 www. arket ypearchi tee ts . c o m

SITE PLAN KEYNOTES §] EXISTING STONE WALL

Ola NEW STONE VENEER WALL

02 EXISTING FENCE, TYPICAL

03 EXISTING WALK/PATIO/ DRIVEWAY

03a NEW STONE VENEER PATIO

04 UNDERGROUND UTILITY LINE

05 NEW WOOD DECK

06 NEW CONCRETE SLAB

07 NEW WOOD STEPS

07a NEW CONCRETE STEPS

08 EXISTING STAIRS

09 EXISTING STONE VENEER TO REMAIN

\ INDICATES DIRECTION OF DRAINAGE. DRIAN GRADES MIN 2% AWAY FRDM BUILDING FOR 5 FEET, 1 % AT PAVED AREAS

SITE PLAN 118" = 1'-0"

l!XHIBIT_c_ __ _

Site Plan


aOb

t:; z :::, 1:1 =5 ..I ..I w ~ C

~ 0 Ill Ill w u ~

- _ +2r:.o·Q.Eo::""

SOUTH 1/4" = 1'-0"

arketype architects . inc www . arketypea rchi t ee ts. com 275 san clemente street ventura , ca 9300 1 p 805. 653. 5088

ELEVATION KEYNOTES @:!] ROOFJNG: CLASS A GAF EVERGARD FREEDOM 60 MlL TPO

SELF ADHERING SINGLE PLY MEMBRANE ROOFJNG (ESR· 1597, UL ER 1306-01) WlTH HEAT WELD JOJNTS o/ CLEAN/SMOOTH PLYWOOD SHEATHJNG. EARTH TONE TAN.

Ola PLANTED ROOF: LJVEROOF MODULAR 4.25" STANDARD SYSTEM WITH CALIFORNJA NATIVE PLANTING (REGJONAL}.

02 EAVES & SOFFITS, HORIZONTAL: EXTERIOR PLASTER PER NOTE 04.

03 FASCJA, EXTERIOR PLASTER: MATCH 02 EAVES & SOFFJTS.

04 EXTERIOR PLASTER: 7/8" THJCK WITH INTEGRAL METAL LATH o/ 2-LAYERS GRADE "D" PAPER. 20/30 FINE SAND OMEGA COLORTEK FINISH WlTH INTEGRAL COLOR TO MATCH SHERWIN WILLIAMS SW-9096 BEIGE INTENSO. PROVIDE SAMPLE FOR ARCHITECT APPROVAL BEFORE ORDERING.

05

06

07

08

09

10

11

12

13

13a

13b

14

15

16

ALUMINUM ACCENT CLADDING; SHEET ALUMINUM MECHANICALLY FASTENED OVER BENJAMIN OBDYKE SLICKER HP 6mm RAINSCREEN AND MOJSTURE BARRJER. MARINE GRADE POWDER COAT TO MATCH WINDOW FRAMES.

STONE: NATURAL STONE WALL OR PATIO VENEER. MATCH COLOR/PATIERN/FlNISH OF EXISTING.

GARAGE DOOR: PAINT TO MATCH EXISTING GATE.

CONVENTIONAL WINDOWS AND EXTERIOR GLASS DOORS: FRAMES MATCH ANDERSEN SERIES 100 COLOR COCOA BEAN. SEE WINDOW/ DOOR SCHEDULES AND DETAJLS.

PREFAB PLANTER: 46"x20"x20" 'NICE PLANTER' WITH DRAINAGE, WEATHERED STEEL.

FASCIA EDGE FLASHING: ALUMINUM FASCIA AND DRIP REVEAL WITH MARINE GRADE POWDER COAT FINISH TO MATCH WINDOW FRAME COLOR.

SHEET METAL: MlN 24 GA 304 STAJNLESS STEEL OR .022" ALUMIMUM GRADE 6061 FLASHINGS AND LEADER BOXES.

PATIO GUARDS: 304 STAINLESS STEEL TUBE OR BAR BRUSHED FlNISH. 316 NATURAL STAINLESS STEEL CABLES WITH POLISHED HARDWARE BY TOP HAT OR EQUAL.

!PE PLANKS

DECK GUARDS; 4X2 TUBE STEEL, PAINT TO MATCH WINDOW FRAMES. 1X6 !PE PLANK RAILING CAP, 316 NATURAL STAINLESS STEEL CABLES WITH POLISHED HARDWARE BY TOP HAT OR EQUAL.

HANDRAILS: 1.5" SQ TUBES STEEL, PAINT TO MATCH WINDOW FRAMES.

EXPOSED BEAM, PAINT TO MATCH WINDOW FRAME COLOR.

CONRETE STAIRS, MATCH EXISTING

CONCRETE RETAINING WALL, PAINT TO MATCH EXISTING.

EXHIBIT _ _,,})-'---_

Exterior Elevations


al

I:; z ::, ~ z :l ..., w 3: Q

~ 0 Ill Ill w u ~

13ot-------,I

0"",M'~ :_gfCK_ _ _______ __ ___ ___ __ _ _ - - - - - -l~c--=-- -=--=-~~ 141-- ---~

EAST WEST 114" = 1'-0" 114" = 1'-0"

***FIELD VERIFY ALL DI MENSI ONS* **

ELEVATION KEYNOTES ~ ROOFING: CLASS A GAF EVERGARD FREEDOM 60 MIL TPO

SELF ADHERING SINGLE PLY MEMBRANE ROOFING (ESR-1S97, UL ER 1306-01) WITH HEAT WELD JOINTS o/ CLEAN/SMOOTH PLYWOOD SHEATHING. EARTH TONE TAN.

Ola PLANTED ROOF: L!VEROOF MODULAR 4.25" STANDARD SYSTEM WITH CALIFORNIA NATIVE PLANTING (REGIONAL),


03 FASCIA, EXTERIOR PLASTER: MATCH 02 EAVES & SOFF!TS.

04 EXTERIOR PLASTER: 7/8" THICK WITH INTEGRAL METAL LATH o/ 2-LAYERS GRADE "D" PAPER. 20/30 FINE SAND OMEGA COLORTEK FINISH WITH INTEGRAL COLOR TO MATCH SHERWIN WILLIAMS SW-9096 BEIGE INTENSO. PROVIDE SAMPLE FOR ARCHITECT APPROVAL BEFORE ORDERING,

05 ALUMINUM ACCENT CLADDING: SHEET ALUMINUM MECHANICALLY FASTENED OVER BENJAMIN OBDYKE SLICKER HP 6mm RAINSCREEN AND MOISTURE BARRIER. MARINE GRADE POWDER COAT TO MATCH WINDOW FRAMES.

06 STONE: NATURAL STONE WALL OR PATIO VENEER. MATCH COLOR/PATTERN/FINISH OF EXISTING.

07 GARAGE DOOR: PAINT TO MATCH EXISTING GATE.

08 CONVENTIONAL WINDOWS AND EXTERIOR GLASS DOORS:

09

FRAMES MATCH ANDERSEN SERIES 100 COLOR COCOA BEAN. SEE WINDOW/ DOOR SCHEDULES AND DETAILS.

PREFAB PLANTER: 46"x2D"x20" 'NICE PLANTER' WITH DRAINAGE, WEA THE RED STEEL.

10 FASCIA EDGE FLASHING: ALUMINUM FASCIA AND DRIP REVEAL WITH MARINE GRADE POWDER COAT FINISH TO MATCH WINDOW FRAME COLOR.

11 SHEET METAL: MIN 24 GA 304 STAINLESS STEEL OR .022" ALUMTMUM GRADE 6061 FLASHINGS AND LEADER BOXES.

12 PATIO GUARDS: 304 STAINLESS STEEL TUBE OR BAR BRUSHED FINISH. 316 NATURAL STAINLESS STEEL CABLES WITH POLISHED HARDWARE BY TOP HAT OR EQUAL.

13 !PE PLANKS

13a DECK GUARDS: 4X2 TUBE STEEL, PAINT TO MATCH WINDOW FRAMES. 1X6 !PE PLANK RAILING CAP, 316 NATURAL STAINLESS STEEL CABLES WITH POLISHED HARDWARE BY TOP HAT OR EQUAL.

13b HANDRAILS: 1.5" SQ TUBES STEEL, PAINT TO MATCH WINDOW FRAMES.

14 EXPOSED BEAM, PAINT TO MATCH WINDOW FRAME COLOR.

15 CONRETE STAIRS, MATCH EXISTING

16 CONCRETE RETAINING WALL, PAINT TO MATCH EXISTING.

l!XHlart __ c_'/ __

0 0 M

"'

~ z ::::, I:!)

~ ..I ..I II.I

3:: C

~ 0 Ill Ill II.I u u <

"' M rl

"' M

"' "' "' 0 co

'H

ro co 0

"' M

"' "' rl 0 "' 0 0 M a,

"' <U A. 0

e B C: <lJ :,

_,_, (1)

<lJ

u ~ 2 e C: <lJ

-rl E

~ 0

C:

U) ~

"' .µ r--N

u (I) .µ ·r-1 ..c: u M RS Cl)

~ ~

-W E

Cl) 0

~

~ (/J _,_, 0 Cl)

M ~ .c

RS ~ <U Cl)

A.

t Cl)

-"' " ~

April 14, 2019

ala ! he cte s Jgn idea s an ct p l ans represe nt ed by 1. he s e doC'l.iment s a.re the prop e r ty of a. rl:e t ~'Pe a rC't, 11.e ::t s 1nc . Use or rcpy is pe rro1t:~e d b}' r or,tr an: on! r. The use o r re v 1slons of the se iclea s o r r, l ans 1s p:·ohib1tecl v 1t !iout t ile written pe rr.nss 1cn o f a rl:et ype arC"h1teC"t S 1r.c. Al l ccr.:r.on l aw C"OP)'righ l an d o t her prope rt~· r ights ar e ~e s e rvect.

# ~~--------- --- - --- --

SW 9096 BEIGE IN'TENSO

.....

-,

~28.'.:Q"D_gK_ _ _ _ _ _ _ _ _ _ _ _ _ ____ _

arketype architects inc 275 san clemente street ventura , ca 93001 p 805 . 653 .5 088

PERSON STANDI NG ON DECK f--AT FIRST FLOOR OF THE MAI N

HOUSE

NORTH 1/4" a 1'-0"

NORTH SECTION/ELEVATION AT DECK 1/4" a 1'-0"

www. arketypea rch i tee ts. com

ELEVATION KEYNOTES @:I] ROOFING: CLASS A GAF EVERGARD FREEDOM 60 MIL TPO

SELF ADHERING SINGLE PLY MEMBRANE ROOFING (ESR· 1597, UL ER 1306·01) WITH HEAT WELD JOINTS o/ CLEAN/SMOOTH PLYWOOD SHEATHING. EARTH TONE TAN.

Ola PLANTED ROOF: LJVEROOF MODULAR 4.25" STANDARD SYSTEM WITH CALIFORNIA NATIVE PLANTING (REGIONAL).


03 FASCIA, EXTERIOR PLASTER: MATCH 02 EAVES & SOFFITS.

04

05

06

07

08

09

10

11

12

13

13a

13b

14

15

16

EXTERIOR PLASTER: 7/8" THICK WITH INTEGRAL METAL LATH o/ 2·LAYERS GRADE "D" PAPER. 20/30 FINE SAND OMEGA COLORTEK FINISH WITH INTEGRAL COLOR TO MATCH SHERWIN WILLIAMS SW·9096 BEIGE INTENSO. PROVIDE SAM PLE FOR ARCHITECT APPROVAL BEFORE ORDERING.

ALUMINUM ACCENT CLADDING: SHEET ALUMINUM MECHANICALLY FASTENED OVER BENJAMIN OBDYKE SLICKER HP 6mm RAINSCREEN AND MOISTURE BARRIER. MARINE GRADE POWDER COAT TO MATCH WINDOW FRAMES.

STONE: NATURAL STONE WALL OR PATIO VENEER. MATCH COLOR/PATIERN/F!NISH OF EXISTING.

GARAGE DOOR: PAINT TO MATCH EXISTING GATE.

CONVENTIONAL WINDOWS AND EXTERIOR GLASS DOORS: FRAMES MATCH ANDERSEN SERIES 100 COLOR COCOA BEAN. SEE WINDOW/ DOOR SCHEDULES AND DETAJLS.

PREFAB PLANTER: 46"x20"x20" 'NICE PLANTER' WITH DRAINAGE, WEATHERED STEEL.

FASCIA EDGE FLASHING: ALUMINUM FASCIA AND DRIP REVEAL WITH MARINE GRADE POWDER COAT FINISH TO MATCH WINDOW FRAME COLOR.

SHEET METAL: MIN 24 GA 304 STAINLESS STEEL OR .022" ALUMIMUM GRADE 6061 FLASHINGS AND LEADER BOXES.

PATIO GUARDS: 304 STAINLESS STEEL TUBE OR BAR BRUSHED FINISH. 316 NATURAL STAINLESS STEEL CABLES WITH POLISHED HARDWARE BY TOP HAT OR EQUAL.

!PE PLANKS

DECK GUARDS: 4X2 TUBE STEEL, PAJNT TO MATCH WINDOW FRAMES. 1X6 !PE PLANK RAILING CAP, 316 NATURAL STAINLESS STEEL CABLES WITH POLISHED HARDWARE BY TOP HAT OR EQUAL.

HANDRAILS: 1.5" SQ TUBES STEEL, PAJNT TO MATCH WINDOW FRAMES.

EXPOSED BEAM, PAINT TO MATCH WINDOW FRAME COLOR.

CONRETE STAIRS, MATCH EXISTING

CONCRETE RETAINING WALL, PAINT TO MATCH EXISTING.

EXHIBIT ___ f~-----Exterior Elevations and Materials alb


co w

arketype architects

,.. ' I -

I I

I I I I I -----,~~ I 11::1 I I 11111 I

I 11 : : I --0----=i -----~ -:ll_=~= ------------~;;_~1- - -= IL----- ----------------

L------ -- ------- - -~ -,--~

I

I

~

_ I

I

I

I

+ I

I

------- - /~

/ I

I

I

0 '' ,J

' PLAN KEYNOTES

~ r @!) ROOFING PER ELEVATION NOTES

02 LEADER BOX INTEGRAL TO ROOF PER ELEVATION NOTES

03 PLANTED ROOF

04 DECK/PA TIO/STAIRS ABOVE

- -@ 05 VENT OR CHIMNEY

06 STONE VENEER FINISH PER ELEVATION NOTES

06b HARDWOOD DECK OR STAIR TREADS

; ~ C

06c CONCRETE FINISH PER ELEVATION NOTES

07 PREFABRICATED PLANTER PER ELEVATION NOTES

08 GUARD PER ELEVATION NOTES

08a HANDRAIL PER ELEVATION NOTES

09 EXISTING ELEVATOR

10 CMU WALL PER ELEVATION NOTES

--4

EXISTING SUBGRADE GARAGE FLOOR PLAN

inc

DEMOLITION KEYNOTES ~ EXISTING WALL TO REMAIN, TYP

02 EXISTING ELECTRICAL WIRING, OUTLETS, CONDUITS AND COVER PLATES IN AREAS OF REMODELING SHALL BE REMOVED AND REWIRED AS NECESSARY FOR NEW LAYOUT per SYSTEMS PLANS.

03 REMOVE EXISTNG ROOFING, SHEATHING AND JOISTS

04 REMOVE WALL

04a REMOVE WALL ABOVE SECOND FLOOR LINE

-

/ /

/

~

I / ' I / ~ ' I / '

//

> ' -~ /

~~' 04a /

' / I I ' / I I ' / I I ' / I I ' / I r-El ' / I I ' / I

I ' ; / &--,

I 3

I / ' I I / ' I I / ' I I / ' b / ~ ~ / ' __ / ______________ ------~--__ r--------------~ ---------, t~ EXISTING ROOF DECK DEMOLITION PLAN

1/4" = 1'-0"

2 75 san clemente street ventura , ca 93001 p 80 5, 653 .5088 ww~.,r . arketypearch i tee ts. com

I I I I I I I I I I I I

1/4" = 1'-0"

EXHIBIT __ ~_,__, __

BUILDING ELEMENT KEY - NEW STUD WALLS, RAffiRS AND CEILING FRAM ING, INSULATE per

SECTION NOTES

- EXISTING STUD WALLS, RAFTERS ANO CEI LING FRAMING, INSULATE per secnoN NOTES

NEW CONCRETE OR MASONRY WALLS

~ EXJSTIHG CONCRETE OR MASONRY WALLS

I 0 STRUCTURAL MEMBER

NEW REINFORCED CONOlETE SL.AB AND/OR RJOTING

EXISTING CONCRITT SLAB & FOOTINGS

~ Existing Garage Floor Plan, Roof Deck Demolition a 2 (]~LANNING COMMISSION PROJECT DESIGN SUBMITIAL

"' "'

arketype

0

0

~ ~

0

.:::.:::-,, 11

11

11

r- -------=-,= i= 'r =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

,,:,,:,,::,,', . /~--=-',_ ..;,_-,!_-,!.-=.! =-L=- .:::.:::.::: ~.:::.:::.:::.:::.::: 1 =.:::.:::.:::.:::.:::.:::.:::

', ', D I dJ ' I

6°-s·

4'·8"

&---

w--

®-~

I

I

~

I

~ 0.2511 2 SLOPE

---

4 architects

~ inc

275 sa n clemente street ventura , ca 93001 p 805 . 653 . 5088

I _I_

I

0.25111 SLOPE .... I

I I

~ ~ 4 www. arketypea rchi tee ts. com

I

I

~

I

I I

T I

I

I

I

I

~

- -@

- ---®

---w ~ ~

-©

---w

-@

---®

--4

-©

- - ~

ADU FLOOR PLAN 1/4 .. = 1'-0 ..

N

PLAN KEYNOTES @TI ROOFING PER ELEVATION NOTES


03 PLANTED ROOF

04 DECK/PATIO/STAIRS ABOVE

05 VENT OR CHIMNEY

06 STONE VENEER FlNISH PER ELEVATION NOTES



07 PREFABRJCATED PLANTER PER ELEVATION NOTES



09 EXISTING ELEVATOR


EXHIBIT ---------BUILDING ELEMENT KEY --

=u r

NEW STUD WALLS, RAFTERS AND CEILING FRAMING, INSULATE per SECTION NOTES

EXISTING STUD WALLS, RAFTERS AND CEILING FRAMING, INSULATE per SECTION NOTES


EXISTING CONCRITT OR MASONRY WALLS

STRUCTURAL MEMBER

NEW REINFORCED CONCRETE SL.AB AND/OR FOOTING

EXISTING CONCRETE SLAB & FOOTINGS

ADU Floor and Roof Plans a2a ~ ROOF PLAN PLANNING COMMISSION PROJECT DESI GN SUBMITIAL

1/4 .. = 1'-0"

I:; z ::, I." z :; ... w 3: Q

~ 0 ~ w u ~

08


275 san clemente street ventura , ca 93001 p 805 . 653 . 5088

0

EXISTING GUARD TO REMAIN

EXISTING ST AIRS TO REMA.I N

EXISTING GUARD TO REMAIN

SECOND FLOOR DECK PLAN

T, 111111 ~ I I I I I I I I I D I I I I I I I I I 03

' I I I I I I I I I I

J__L_L _l_...L....L...L....L

114" = 1'-0"

EXISTING STAIRS AND GUARD TO REMAIN

FIRST FLOOR DECK PLAN 1/4" = 1'-0"

arke typea rch i tects. com

PLAN KEYNOTES

~ ROOFING PER ELEVATION NOTES


03 PLANTED ROOF

04 DECK/PATIO/STAIRS ABOVE

05 VENT OR CHIMNEY

06 STONE VENEER ANISH PER ELEVATION NOTES



07 PREFABRJCATED PLANTER PER ELEVATION NOTES



09 EXISTfNG ELEVATOR


l!XHtBfT l BUILDING ELEMENT KEY - NEW STUD WALLS, RAFTERS ANO CEILING FRAMING, INSULATE per

SECTION NOTES

H

=o r

EXISTING 5TlJD WALLS, RAFTERS ANO CTILJNG FRAMING, INSULATE per SECTlON NOTES


EXISTING CONCRETE OR MASONRY WALLS

NEW REINFORCED CONCRETE SLAB AND/OR FOOTIN G

EXISTING CONCRETE SLAB 8. FOOTINGS

Deck Plans a2b PLANNING COMMISSION PROJECT DESIGN SUBMITIAL

co v:,

!::; z ::::,

" !; ..I ..I IU s: C

~ 0 U) U) IU u ~

114" = 1'-0"

/

8 SECTION 1/4" = 1'-0"

arketype architects inc www. arketypearch i tee t s . c om 2 7 5 san c l emente street ventur a , ca 930 0 1 p 80 5. 653 . 5088

SECTION KEYNOTES ~ HEADER OR BEAM per STRUCTURAL PLANS

02 MIN 2x4 @ 16" 0/C DOUG FIR #2 STUDS {MAX 10' HEIGHD w/ 2x MIN DOUGLAS FIR BOTIOM PLATE & DBL 2x TOP PLATES. LAP ALL TOP PLATE SPLICES 12" min & NAIL 6-16d EACH SIDE. NAIL 4-16d EACH SIDE@ CORNERS & INTERSECTIONS. USE PRESSURE TREATED BOTIOM PLATES IN CONTACT w/ CONCRETE or MASONRY.

03 PROVIDE ICYNENE CLASSIC ECO LD-R-50 LOW DENSITY OPEN CELL SPRAY IN FOAM INSULATION (R 3.7/ln) BETWEEN FRAMING PER ESR 1826. AVERAGE R-VALUE AND THICKNESS AS FOLLOWS:

R-26 (7" THK) BETWEEN RAFTERS UNDER SHEATHING R-21 (6" THK) BETWEEN JOISTS UNDER SUBFLOOR R-19 (5.5" THK) EXTERIOR WALLS BETWEEN FRAMING R-13 (3.5" THK) INTERIOR WALLS BETWEEN FRAMING

04 5/8" PAPERLESS (TYPE X) GYPSUM BOARD OVER INTERIOR WALLS AND CEILINGS. INSTALL LEVEL 5 FINISH AT CONDmONED SPACE AND LEVEL 4 AT UNCONDmONED SPACE.

OS PROVIDE 2x FIRE STOP BLOCKJNG @ THE FOLLOWING LOCATIONS:

AT ALL INTERCONNECTIONS BETWEEN CONCEALED VERT & HORIZ SPACES SUCH AS SOFFITS, DROPPED CLGS , & COVE CLGS

IN CONCEALED SPACES OF STUD WALLS & PARTITIONS, INCL FURRED SPACES, AT CLG & FLOOR LEVELS, & AT 10' INTERVALS, BOTH VERT & HORIZ

IN OPENINGS AROUND VENTS, PIPES, DUCTS, CHIMNEYS, FIREPLACES & SIMILAR OPENINGS WHICH AFFORD A PASSAGE FOR FIRE AT CLG & FLR LEVELS, WITH NONCOMBUSTIBLE MATERIALS

06 SOFFIT

07 !PE DECK

08 GUARD

BUILDING ELEMENT KEY - NEW STUD WALLS, RAFTERS AND CEILING FRAMING, lNSULATE pe1

SECTION NOTES

EXISTING STUD WALLS, RAFTERS AND CEILING FRAM ING, INSULATE per SECTION NOTES

NEW CONCRETE OR Mi\SONRY WALLS

EXISTING CONCRETE OR MASONRY WALLS

STRUCTURAL MEMBER

NEW REINFORCED (QrKRFTE SLAB AND/OR FOOTING


0 0 M C,

4 4 KEY PLAN SECTI BtT ~ ; ----------1;;;-~

~

Sections a3 PLANNING COMMISSION PROJECT DESIGN SUBMITIAL

C SECTION 1/4" = 1'-0"

D SECTION 1/4" = 1·-0·

arketype architects inc 27 5 sa n clemente street ventura , ca 930 0 1 p 805.653 . 5088 www. arketypearchi t ee ts . com

SECTION KEYNOTES ~ HEADER OR BEAM per STRUCTURAL PLANS

02 MIN 2x4 @ 16" 0/C DOUG FIR #2 STUDS (MAX 10' HEIGHD w/ 2x MIN DOUGLAS FIR BOTIOM PLATE & DBL 2x TOP PLATES. LAP ALL TOP PLATE SPLJCES 12" min & NA[L 6-16d EACH SIDE. NAIL 4-16d EACH SIDE@ CORNERS & INTERSECTIONS. USE PRESSURE TREATED BOTIOM PLATES IN CONTACT w/ CONCRETE or MASONRY.

03 PROVIDE ICYNENE CLASSIC ECO LD-R-50 LOW DENSITY OPEN CELL SPRAY IN FOAM INSULATION (R 3.7/in) BETWEEN FRAMING PER ESR 1826. AVERAGE R·VALUE AND THICKNESS AS FOLLOWS:

R-26 (7" THK) BETWEEN RAFTERS UNDER SHEATHING R·21 (6" THK) BETWEEN JOISTS UNDER SUBFLOOR R-19 (5.5" THK) EXTERJOR WALLS BETWEEN FRAMING R·l3 (3.5" THK) INTERJOR WALLS BETWEEN FRAMING

04 5/8" PAPERLESS (TYPE X) GYPSUM BOARD OVER INTERJOR WALLS AND CEILINGS. INSTALL LEVEL 5 FINISH AT COND!T!ONED SPACE AND LEVEL 4 AT UNCOND!T!ONED SPACE.

05 PROVIDE 2x FIRE STOP BLOCKING @ THE FOLLOWING LOCATIONS:

AT ALL INTERCONNECTIONS BETWEEN CONCEALED VERT & HORIZ SPACES SUCH AS SOFFITS, DROPPED CLGS , & COVE CLGS

IN CONCEALED SPACES OF STUD WALLS & PART!T!ONS, INCL FURRED SPACES, AT CLG & FLOOR LEVELS, & AT 10' INTERVALS, BOTH VERT & HORIZ

IN OPENINGS AROUND VENTS, PIPES, DUCTS, CHIMNEYS, FIREPLACES & SIMILAR OPENINGS WHICH AFFORD A PASSAGE FOR FIRE AT CLG & FLR LEVELS, WITH NONCOMBUSTIBLE MATERIALS

06 SOFFIT

07 !PE DECK

08 GUARD

BUILDING ELEMENT KEY - NEW STUD WALLS, RAFTERS AND CEILING FRAMING, INSULATE per

SECTION NOTES

i!2Bl!ml EXISTING STUD WALLS, RAFTERS AND CE ILING FRAMING, INSULATE per SECTION NOTES


~ EXISTING CONCRETE OR MASONRY WALLS

I ~ STRUCTURAL MEMBER

NEW REINFORCED CONCRETE SLAB AND/OR FOOTING


%}--I

0 0 M

"'

t:; z ::, (.:,

i:5 ..I ..I II.I ;: 0

~ 0 Ill Ill II.I u ~

KEY PLAN SECTIONS !XHIBIT __ .:-~~ ~l--'--

Sections a3a PLANNING COMMISSION PROJECT DESIGN SUBMITI AL

administrative permit - City of Ventura

Documents

Transcript of administrative permit - City of Ventura