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2117 N. Victoria Drive, Santa Ana, California
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<br /> Page 11
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<br />The new half bathroom will be added at the first floor, entirely contained within an existing closet,
<br />approximately 6’-2”x7’-3” in size, located south of the main entrance (for existing conditions, see
<br />Attachment C, Figures 11-13). No new penetrations will be made in the west façade. The existing closet
<br />is a non-descript utilitarian space with no decorative or character-defining features, and is described as a
<br />coat closet on the original plans. The new mechanical, electrical, and plumbing for the new bathroom will
<br />be concealed behind existing walls and will vent to the to the rear side of the second floor roof. The
<br />restroom will include a new toilet and pedestal sink, but no bathtub or shower. Flooring will consist of
<br />terra cotta floor tile to match existing in the foyer. Finishes will be contemporary.
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<br />The new elevator and second floor addition will be added in the southeast corner of the house, which is
<br />the portion of the house furthest from the street (i.e., at the rear of the building). At the first floor, the
<br />elevator will be located at the northeast corner of the existing sun room where there is an existing
<br />contemporary cabinet and an existing closet, both of which will be demolished (for photographs of
<br />existing conditions, see Attachment C, Figures 14-17). The north wall of the sun room will be replaced
<br />with a new wall finished to match existing, incorporating a new door. The location of the existing
<br />doorway in the north wall must be moved in order to accommodate the door swing for the elevator (see
<br />Sheet A-2.1). The south, east, and west walls of the sun room, which are exterior walls, will all remain
<br />intact. There will be no other changes to the first floor or sun room. The new elevator will have a 36’x60’
<br />cab and will have contemporary finishes and hardware.
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<br />At the second floor, the new elevator will be located in the south end of the existing master bedroom,
<br />within a new 315 square foot addition, extending the master bedroom south over the roof deck on top of
<br />the existing sun room (for photographs of existing conditions, see Attachment C, Figures 18-19). The
<br />portion of the addition extending over the roof deck will be approximately 13’x17’. Similar to an
<br />enclosed sleeping porch with walls lined with windows, the new addition will be contained within the
<br />footprint of the roof deck, with new walls set back from the existing parapet edge in order to distinguish
<br />new from existing walls. A portion of the south wall of the master bedroom, which contains three
<br />windows, and the southernmost portion of the east wall of the master bedroom, which contains a door,
<br />will be demolished in order to accommodate the addition. The south, east, and west walls of the addition
<br />will contain wood casement windows with a pattern of lights designed to be a similar, yet simplified
<br />version of existing windows on the house, with sash painted to match the color of other existing windows.
<br />A small portion of the southwest corner of the existing roof will be demolished in order to accommodate a
<br />new roof for the addition. The new roof will be hipped, will sit at a lower height than that of the existing
<br />roof, and the pitch will also be lower than that of existing roof, in order to appear subordinate and
<br />diminish visibility. The roof will be clad in red clay tile matching the existing red clay tile as closely as
<br />possible. Exposed rafter tails will have a similar profile to existing nearby rafter tails, though they will be
<br />simplified in profile in order to appear contemporary. Exterior walls will have a smooth stucco finish with
<br />color matching that of existing stucco. At the interior, the new addition will include a wood floor and base
<br />to match existing.
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<br />The proposed second floor addition is located in the rear of the existing house. The project architect
<br />prepared several line of sight studies (see Attachment D, Sheet A-1.0), as well as photo mock-ups in order
<br />to ensure the addition would not generally be visible from the public-right-of-way (see Attachment D,
<br />photo mock-ups, Photos 1-5). Studies clearly show the addition is not visible from the majority of
<br />positions standing across Victoria Drive and/or on the sidewalk adjacent to the property. There are two
<br />locations where the addition will be minimally visible. The first is above the one-story portion of the
<br />existing roof in the south bay over the living room, when standing directly across the street (looking
<br />west), though it is an almost imperceptibly slim portion of the new roof that will be visible (see Photo 3).
<br />The second location is near the southwest corner of the property when standing across the street (looking
<br />northeast), though that view will be partially shrouded by trees (see Photo 5).
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