07-01-20 1065 N. Granada Drive - Nixon Residence (DRC 5010-20)AGENDA ITEM
DESIGN REVIEW COMMITTEE
July 1, 2020
TO:
THRU:
FROM:
CHAIR SKORPANICH AND MEMBERS OF THE DESIGN REVIEW
COMMITTEE
Anna Pehoushek, Assistant Community Development Director�
I
Marissa Moshier, Historic Preservation Planner�
1. SUBJECT
2. SUMMARY
3. BACKGROUND INFORMATION
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DRCITEM 1 07/01/2020
5. EXISTING SITE
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7. ANALYSIS AND STATEMENT OF THE ISSUES
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DRCITEM 2 07/01/2020
9. PUBLIC NOTICE
10. ENVIRONMENTAL REVIEW
Categorical Exemption:
Secretary of the Interior's Standards for the Treatment of Historic Properties ( SOI
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11. STAFF RECOMMENDATION AND REQUIRED FINDINGS
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12. CONDITIONS
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N:\CDD\PLNG\Applications\Design Review\DRC 5010-20 Nixon Residence\DRC Staff Report - DRC 5010-20 - Nixon Residence.docx
DRCITEM 5 07/01/2020
Vicinity Map
1065 N. Granada Drive
DRC No. 5010-20
N
s
City of Orange
Community Development Department
ATTACHMENT NO. 1
DRC NO. 5010-20; NIXON RESIDENCE
VICINITY MAP
July 1, 2020 DRC Meeting
State of California - The Resources Agency
DEPARTMENT OF PARKS AND RECREATION
PRIMARY RECORD
Page 1 of
Date:T R 1/4 of 1/4 of Sec B.M.
d. UTM:mE/mN
e. Other Locational Data:
P1. Other Identifier:Fairhills Tract
*P2. Location:
c. Address:1065 Zip:92869
(Give more than one for large and/or linear resources)
(Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boudnaries. Continues on Pg.3.)
;;;
Zone '
and (P2b and P2c or P2d. Attach a location map as necessary.)
City:-N GRANADA Orange
*P3a. Description:
*P3b. Resource Attributes:
(List attributes and codes)
Reconnaissance
(Describe)
(Cite survey report and other sources, or enter "none.")
*Attachments:Continuation Sheet(s)Building, Structure, and Object Record
(Name, affiliation, and address)
(View, date, accession #)
*P6. Date Constructed/ Age and Source:
Marissa Moshier, Historic
Preservation Planner
*P7. Owner and Address:
*P8: Recorded by:
*P10. Survey Type:
*P11. Report Citation:
DPR 523A (1/95)*Required Information
*Resource Name or #:GRANADA_N_1065__APN_379-032-29
(Assigned by Recorder)
*P9. Date Recorded:
June 2015
1962 c
Primary #
HRI #
Date:
NRHP Status Code 3D
Trinomial ORA
Other Listings:
Review Code:Reviewer:
(HP2)--Single family property
Orange *a. County:
P5b. Description of Photo:
Unrestricted
3
Site*P4. Resources Present:Building Object Element of District Other (Isolates, etc.)DistrictStructure
Not for Publication
District Record
Photograph Record
Location Map
Artifact Record
Archaeological Record
NONE
Linear Feature Record Rock Art RecordMilling Station Record
Other (List):
Materials:
DR
City of Orange
300 E. Chapman Ave.
Orange, CA 92866
PrehistoricHistoric Both
Model OC-574; With detached garage and recessed entry.
,#
2014
Orange County Assessor Records (2005). Chattel Architecture (2005)
Historic Resources Survey.
*b. USGS 7.5' Quad:
ATTACHMENT NO. 1
DRC NO. 5010-20; NIXON RESIDENCE
VICINITY MAP
July 1, 2020 DRC Meeting
ATTACHMENT NO. 2
DRC NO. 5010-20; NIXON RESIDENCE
HISTORIC RESOURCE SURVEY FORM FOR
1065 N. GRANADA DRIVE
July 1, 2020 DRC Meeting
B1. Historic Name:Unknown
B3. Original Use:RES B4. Present Use:RES
*B5. Architectural Style:Mid-Century Modern
*B6. Construction History:(Construction date, atlerations, and date of alterations)Date of Construction:1962
*B9. Architect or Builder:Eichler Homes
Period of Significance:Eichler Tract (c. 1959 - 1965)
*B10. Significance:Property Type:Residence
(Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity. Continues on Pg.4.)
*B8. Related Features:Free-standing two-bay garage
Date:Original Location:*B7. Moved?
ArchitectureTheme:Area:City of Orange
Structural Integrity:Excellent Condition - High level of alteration as of 2005.
(List attributes and codes)
*Date of Evaluation:June 2015
B11. Additional Resource Attributes:
(This space reserved for official comments.)
*B14. Evaluator:Marissa Moshier, City of Orange
B13. Remarks:
State of California - The Resources Agency
DEPARTMENT OF PARKS AND RECREATION
BUILDING, STRUCTURE, AND OBJECT RECORD
*B12. References:
*NRHP Status Code 3D
Original garage bays have been infilled, front door has been replaced. New detached garage located to east
of house.
Primary #
HRI #
YesNo Unknown
Page 2 of 3 *Resource Name or #:GRANADA_N_1065__APN_379-032-29
(Assigned by Recorder)
PrehistoricHistoric Both
B2. Common Name:
Applicable Criteria:C
Orange Daily News. Eichler Tract Brochures and miscellaneous Eichler materials from the Orange Public
Library.
(Sketch Map with North arrow required.)
DPR 523B (1/95)*Required Information
Opportunities
Status change since 1991 Survey: Not previously surveyed.
Site Integrity:
(Continues on Pg.3.)
State of California - The Resources Agency
DEPARTMENT OF PARKS AND RECREATION
CONTINUATION SHEET
Primary #
HRI #
Trinomial ORA
Recorded by:
Date Recorded:June 2015
P3a. Description (Continued from Pg.1):
DPR 523L (11/98)*Required Information
UpdateContinuation
Page 3 of 3
B6. Construction History (Continued from Pg.2):
Lot Acre:0.2462
Principal Building Sqft:2405
Planning Zone:R-1-8 # of Stories:1
Years Surveyed:2005, 2015
General Plan:LDR
# of Units:1
B13. Remarks (Continued from Pg.2):
2005
Marissa Moshier, Historic Preservation Planner
City of Orange
300 E. Chapman Ave.
Orange, CA 92866
*Resource Name or #:GRANADA_N_1065__APN_379-032-29
(Assigned by Recorder)
Listed in National Register:
# of Buildings:2
Description of Photo:
17 April 2020
To: City of Orange | Community Development Department
Re: Letter of Justification
Rehabilitation Plan | 1065 N. Granada Drive
We recently purchased this property following the sale of our previous Eichler home in the Fairhaven
tract. We were drawn to the property largely because of its generous lot size and favorable views.
Although the home has received a number of unsympathetic “improvements” over the past decade, we
saw this as an opportunity to reverse many of those changes, while also updating the home to be more
in line with today’s living standards. Realizing the amount of work required, we applied for a Mills
Act contract with the City of Orange and engaged the services of a professional historic preservation
consultant.
The home is located along the eastern edge of the Fairhills development, and backs up to the Linda
Vista Elementary School playground and a later single-family tract development. Other Eichler homes
flank both sides of the property, and also make up those of our neighbors across the street. The property
is a five-sided, reverse corner lot and is somewhat unusual – early in the home’s history, the attached
garage was converted to living space and a detached garage was constructed near the rear of the
property. The detached garage has been modified several times in the past and is in rather poor physical
condition. The home has also suffered from unsympathetic changes over the years, including
conversion of the original atrium into enclosed living space, and the installation of incompatible
replacement doors and windows. The home’s exterior siding and trim have also been replaced with
similar, but inauthentic materials. Much of the home’s front façade is currently obscured from the
public view, as a wood fence was placed in front of the home to provide privacy for a sliding glass
door installed facing the street.
Together with our consultant, we have prepared a rehabilitation plan to reverse many of those changes:
• Remove the existing sliding glass door and privacy fence from the home’s front façade.
• Restore the appearance of the original attached garage doors.
• Remove and replace all of the home’s non-original siding and trim boards with custom milled
materials that match the original specifications.
• Return the relocated entry door, sidelight and transom to its original location and appearance.
• Remove the existing, non-compatible entry steps and replace them with descending concrete
platforms at the location of the original driveway.
• Remove the existing atrium enclosure, and replace the missing glazed doors and panels around
the atrium space.
• Remove existing incompatible exterior light fixtures and replace them with period appropriate
models.
• Remove/replace inappropriate replacement doors and windows throughout the home, replacing
the existing single-pane, non-tempered glazing for both improved safety and thermal
efficiency.
• Remove and replace the existing concrete driveway and other hardscape throughout, replacing
it in a manner more complementary to the home’s original design.
• Remove the existing Canary Island pine trees while preserving the Italian Stone pine, which is
contemporary to the development of the tract.
ATTACHMENT NO. 3
DRC NO. 5010-20; NIXON RESIDENCE
APPLICANT LETTER AND MATERIAL
SPECIFICATIONS
July 1, 2020 DRC Meeting
• Remove existing wood fencing and replace it with a style more appropriate to the home’s
original design.
• Remove and replace the existing roof.
• Replace the home’s outdated mechanical systems (heating/cooling/electrical and plumbing
services).
The proposed rehabilitation plan also includes the following changes to the property:
• A 306 square-foot addition is proposed to provide additional living space for the existing
bedrooms and bathrooms.
• Demolish the existing detached garage structure, and construct a new garage building which
includes amenities to accompany a swimming pool planned for the rear yard area.
Both the proposed addition and new detached garage structure have been sensitively designed in
conformance with both the local and federal historic preservation standards, so as to not compromise
the home’s historic character. The proposed work also complies with the existing residential zoning
requirements.
Both the height and area of the proposed addition are modest in scale. The addition has been situated
at the side of the home, preserving both the distinctive front and rear Eichler facades. Both the addition
and new garage building continue the use of Eichler’s trademark post and beam construction, and will
be finished in grooved plywood siding. The addition will include concrete block to distinguish it from
the original house. To preserve the home’s front façade, the addition has also been set back. A full-
height glass panel will also “separate” the addition from the house. The new garage building has been
situated at the rear of the property behind a privacy fence and gate, preserving the existing streetscape.
We also plan to salvage any original sliding glass door assemblies and hardware, making them
available to other Eichler homeowners for purposes of repair/restoration.
We hope you find our proposal to be a good balance between preserving historic character and
continuing the home’s livability; that it is based both on the spirit of preserving this property and in
response to the historic significance of the property.
We look forward to discussing our project in further detail. Should you have any questions, or wish to
visit the property, please feel free to contact us.
Sincerely,
James and Bethany Nixon
JN: 562-889-1758 jamesrnixon@gmail.com
BN: 949-274-5872 bethanyrnixon@gmail.com
DRC No. 5010-20Nixon Residence | 1065 North Granada DriveBCDEAFGH
A: Primary (body)B: Concrete BlockC: Operable aluminum doors/windowsD: Accent (front entry door)E: Secondary (eaves/ceilings)F: BeamsG: Accent pavingH: Primary paving
J A N U S
research | planning | design
page 1 of 1
1120 n. granada drive, orange, california 92869 | 714 . 299 . 0330
robert@janusconsultants.com |www.janusconsultants.com
LIGHT FIXTURES
(EXTERIOR)
J A N U S
research | planning | design
page 1 of 1
1120 n. granada drive, orange, california 92869 | 714 . 299 . 0330
robert@janusconsultants.com |www.janusconsultants.com
CONCRETE BLOCK
Orco block: 6” x 6” stacked bond precision block
J A N U S
research | planning | design
page 1 of 1
1120 n. granada drive, orange, california 92869 | 714 . 299 . 0330
robert@janusconsultants.com |www.janusconsultants.com
DOOR/WINDOW
SPECIFICATIONS
Sliding Window: 530-T-01 (clear aluminum finish)
Hopper Window: 450-T-04 (clear aluminum finish)
Sliding Door: 3000-T-01 (clear aluminum finish)
Bristol AcrylicProduct Data Sheet
Industry Standard
Light + Air
North America
2 Product Data SheetBristol
Acrylic
Application
Bristol skylight shall be model No. _____ as manufactured by Kingspan Light + Air, Santa Ana, CA. The skylight
shall be fully factory assembled consisting of an acrylic dome with a CC-2 classification that is sealed by
interior and exterior gaskets. The skylight frame is fabricated from 6063-T5 heliarc welded aluminum which
has an integral condensate channel to carry moisture to the exterior. The aluminum retaining cap fasteners
are corrosion resistant. An AAMA Compliant polyurethane thermal break material is utilized in the thermally
broken curb frame to prevent thermal losses through the frame and the formation of condensation on its
interior surfaces. The thermally broken self flashing frame is fabricated from aluminum with a 2-3/4” roof
nailing flange and 1” of insulation inside a PVC frame with a white aluminum liner on the interior. The insulated
aluminum self flashing curb has a 2-3/4” roof nailing flange and varying heights from 4” to 18”.
AL - Aluminum framed skylight.
Available as curb mounted or self
flashing.
ALB - Aluminum framed skylight
with UL/FM Compliant Polyvinyl
Chloride (PVC) thermal barrier
break. Available as curb mounted
only. (Shown with optional curb
seal tape)
ALT - AAMA Compliant thermally
broken aluminum framed skylight.
Available as curb mounted or
self flashing. (Self flashing model
shown)
ALI - Aluminum framed skylight
with insulated base. Available
as self flashing only. (Shown
with optional wood nailer and
aluminum double wall)
ALIB - Aluminum framed skylight
with UL/FM Compliant Polyvinyl
Chloride (PVC) thermal barrier
break and insulated base. Available
as self flashing only. (Shown
with optional curb seal tape and
aluminum double wall)
ALIT - AAMA Compliant thermally
broken aluminum framed skylight
with insulated base. Available
as self flashing only. (Shown
with optional curb seal tape and
aluminum welded double wall)
3Product Data Sheet Bristol
Acrylic
Inside Frame Dimensions
Outside Curb Dimensions
Rough Opening Dimensions
Curb Mounted
Model
Size
Inside Curb /
Rough Opening
Dimensions
Outside Curb
Dimensions
Model
Size
Inside Curb /
Rough Opening
Dimensions
Outside Curb
Dimensions
Model
Size
Inside Curb /
Rough Opening
Dimensions
Outside Curb
Dimensions
1414 14 1/4” x 14 1/4”17 1/4” x 17 1/4”1422 14 1/4” x 22 1/4”17 1/4” x 25 1/4”3672 36” x 72”39” x 75”
1919 19” x 19”22” x 22”1446 14 1/4” x 46 1/4”17 1/4” x 49 1/4”3696 36” x 96”39” x 99”
2222 22 1/4” x 22 1/4”25 1/4” x 25 1/4”2230 22 1/4” x 30 1/4”25 1/4” x 33 1/4”36120¹36” x 120”39” x 123”
2424 24” x 24”27” x 27”2237 22 1/4” x 37”25 1/4” x 40”3746 37” x 46 1/4”40” x 49 1/4”
3030 30 1/4” x 30 1/4”33 1/4” x 33 1/4”2246 22 1/4” x 46 1/4”25 1/4” x 49 1/4”3775 37” x 75”40” x 78”
3636 36” x 36”39” x 39”2272 22 1/4” x 72”25 1/4” x 75”3859 38” x 59”41” x 62”
3737 37” x 37”40” x 40”2296 22 1/4” x 96”25 1/4” x 99”4669 46 1/4” x 69 1/2”49 1/4” x 72 1/2”
4242 42” x 42”45” x 45”2448 24” x 48”27” x 51”4689 46 1/4” x 89 1/2”49 1/4” x 92 1/2”
4646 46 1/4” x 46 1/4”49 1/4” x 49 1/4”2496 24” x 96”27” x 99”4860 48” x 60”51” x 63”
4848 48” x 48”51” x 51”24120¹24” x 120”27” x 123”4872 48” x 72”51” x 75”
5555 55” x 55”58” x 58”3037 30 1/4” x 37”33 1/4” x 40”4884 48” x 84”51” x 87”
6060 60” x 60”63” x 63”3046 30 1/4” x 46 1/4”33 1/4” x 49 1/4”4896 48” x 96”51” x 99”
7070¹70 1/4” x 70 1/4”73 1/4” x 73 1/4”3069 30 1/4” x 69 1/2”33 1/4” x 72 1/2”48120¹48” x 120”51” x 123”
7575¹75” x 75”78” x 78”3096 30 1/4” x 96”33 1/4” x 99”6072 60” x 72”63” x 75”
8484¹84” x 84”87” x 87”3496 34” x 96”37” x 99”6096¹60” x 96”63” x 99”
9292¹92 1/2” x 92 1/2”95 1/2” x 95 1/2”3660 36” x 60”39” x 63”60120¹60” x 120”63” x 123”
Note: Call for additional sizes.
¹ Only available in heavy duty “ALHD” frame.
Inside Curb Dimensions
Self Flashing
Dimensions
4 Product Data SheetBristol
Acrylic
Example Model Number4896-ALI-SF-2-WTM-CC-12-INS-WN-MF
Features1. Extruded 6063-T5 aluminum frame2. Curb mounted (CM) or Self flashing (SF) 3. Monolithic acrylic glazing4. Bubble shaped glazing, as standard5. 2-3/4” nailing flange (self flashing models only) 6. UL Listed santoprene thermoplastic gaskets7. Black butyl retainer cap sealant8. Polyurethane glazing sealants
Skylight Options1. Three skylight frame designs:a. Extruded aluminum frame (AL)b. Extruded aluminum frame with thermal barrier break material (ALB) c. AAMA Compliant poured & debridged thermally broken extruded aluminum frame (ALT) 2. EPDM curb seal tape (T) 3. Single (1) or double (2) glazed 4. Standard glazing options*:a. Bronze monolithic acrylic (BT)b. Clear monolithic acrylic (CC)c. Grey monolithic acrylic (GT)d. White monolithic acrylic (WTM)
*Other colors available upon request5. Pyramid (P) or double hip (DH) shaped dome6. Low profile (LP) dome7. Mill finish frame (MF), as standard (Custom, or specialized paint available upon request)
Self Flashing Curb Options1. Curb heights*:a. 9”b. 12”c. 18”*Custom heights available upon request 2. Insulated curb (INS) 3. Wood nailer (WN)4. Non-welded double wall (DW)5. Welded double wall (WDW)6. Aluminum termination bar (TB)
Technical Specifications
WarrantyFor a period of ten (10) years from the date of purchase, Kingspan Light + Air warrants that Bristol Acrylic skylights will be free from defects in material and workmanship and that no water will leak through the commercial curb top or self flashed skylight. Exceptions apply, see 10-year warranty document.
AAMA WDMA/CSA 101/I.S.2/A440-08 & WDMA/CSA 101/I.S.2/A440-05
IECC 2015 Meets without controls climate zone 1, meets with controls climate zones 2-8 (standard
double dome skylight)
Fire Rating (ASTM D635)CC2 Rated / Class A Plastic Performance
NFRC Certified
OSHA Meets CFR load values
Accessories1. Gladiatora. External safety cages (SCAGE)b. Safety screens (SSCRN)c. Security grills (SG)d. Structural curbs (SC)2. Quickkit (Installation Kits)a. Stainless steel (QKSS)b. Zinc plated (QKZP)
Light Transmittance & Thermal Properties*
Glazing Makeup VLT SHGC U-Factor
Single Glazed - CC
Clear Acrylic 95%0.97 1.02
Single Glazed - WTM
Medium White Acrylic 53%0.68 1.02
Single Glazed - GT
Grey Tint Acrylic 27%0.50 1.02
Single Glazed - BT
Bronze Tint Acrylic 27%0.53 1.02
Double Glazed - CC/CC
Clear Acrylic/Clear Acrylic 92%0.89 0.56
Double Glazed - WTM/CC
Medium White Acrylic/Clear Acrylic 49%0.63 0.56
Double Glazed - BT/CC
Bronze Tint Acrylic/Clear Acrylic 25%0.43 0.56
Double Glazed - GT/CC
Grey Tint Acrylic/Clear Acrylic 25%0.44 0.56
*Values may vary slightly depending on unit size and specification
Kingspan_Bristol_Acrylic_US_Product_Data_Sheet_US_EN_R3
Kingspan Light + Air
North America - California Operation
401 East Goetz Avenue,
Santa Ana, California 92707
Toll Free: +1 (800) 854 8618
T: +1 (714) 540 8950
F: +1 (714) 540 5415
E: info@kingspanlightandair.us.com
www.kingspan.com/us
For the product offering in other markets please
contact your local sales representative or visit
www.kingspan.com/us
Notes
Most Kingspan Light + Air skylights are available with either zinc plated steel
or architectural grade 6063-T5 aluminum frames. Frame types include, curb
mount, self flashing (curb mount with an integral curb), or curb mount with a
separate structural curb. All frames are designed with condensation gutters
and non-clog weep holes. Frame options include: AAMA compliant thermal
breaks, 1” polyisocyanurate insulation, double wall, wood nailer, louvers, rain
guards, and custom outside/inside curb, curb height and flange dimensions.
Most glazings are available in alternative dome shapes including; bubble,
radial triarch, pyramid and double hip except Energy Star Fiberlite.
Performance information obtained by testing glazing materials, dome sets
and skylights to NFRC, NAFS, ICC, AAMA, UL, FM, IES and ASTM standards
by Kingspan Light + Air, material suppliers and independent third party
laboratories.
OSHA compliance and other test results are for specific outer dome
thicknesses.
For additional technical information and/or daylighting systems design
consultation, contact Kingspan Light + Air for your specific needs. Care has
been taken to ensure that the contents of this publication are accurate, but
Kingspan Limited and its subsidiary companies do not accept responsibility
for errors or for information that is found to be misleading. Suggestions for, or
description of, the end use or application of products or methods of working
are for information only and Kingspan Limited and its subsidiaries accept no
liability in respect thereof.
REHABILITATION PLAN1065 North Granada DriveOrange, Californiapreservation | design | planningJ A N U SATTACHMENT NO. 4DRC NO. 5010-20; NIXON RESIDENCEPROJECT PLANS (DATE STAMPED 06/23/20) July 1, 2020 DRC Meeting
REHABILITATION PLAN1065 North Granada DriveOrange, CaliforniaGP Land Use Designation: (existing/proposed):Low-density ResidentialZoning Designation: (existing/proposed):R1-8Land Use: (existing/proposed):Single-family ResidentialExisting Development existing residence 2,740 sf existing detached garage 447 sf 3,187 sf lot area10,304 sf existing floor area ratio 30.93Proposed Development existing residence (- 346 sf atrium demo) 2,394 sf proposed addition 306 sf 2,700 sf existing garage (demolish) - 447 sf proposed garage 810 sf 810 sf total 3,510 sf lot area 10,304 sf proposed floor area ratio 34.06Classifications: construction typeIV-B (wood) occupancySingle-family ResidentialPrepared by:J A N U S | Robert Imboden, Associate AIA1120 North Granada DriveOrange, California 92869714 | 299 . 0330robert@janusconsultants.comPROJECT DATA |preservation | design | planningJ A N U S5417 East Cerritos Drive1131 North Encanto Drive1114 North Encanto Drive1110 North Encanto Drive1069 North Granada Drive1065 North Granada Drive (subject property)1069 North Granada Drive54171131111410671065106911101067 North Granada Drive00
H I S T O R I C C O N T E X TThe subject property (1069 North Granada Drive) wasconstructed in 1964, and is a contributing resource to theFairhills Eichler Tract. Built by the renowned merchantdeveloper Joseph Eichler, the home was designed by thearchitectural firm of Claude Oakland & Associates. As iscommon in residential subdivisions developed by EichlerHomes, Inc., the tract includes both orthogonal andcurvilinear streets. This irregular layout of streets andcul-de-sacs results in lots with varying widths, depths andgeometry. Front-yard areas were developed by theindividual homeowners, and were commonly planted withconventional suburban landscapes materials such as turflawns, shrubs and trees. When initially constructed, the tractincluded wooden privacy fences delineating the front-andside-yards.Eichler Homes, Inc. Model OC-574 represents 15 of the 80homes built in the Fairhills development. Similar with most ofEichler's Orange county homes, the residence includes fourbedrooms and two bathrooms. While this model was popularwith Eichler's developments in the San Francisco Bay Area, itsuse within the Orange Eichler tracts is limited to the FairhillsTract. The original design characteristics and details of thismodel are relatively well known through other existingexamples, archival drawings, original marketing materialsand photographs.The property's original design included many of thecharacter defining features commonly found in the FairhillsEichler development;·single-story floor plan with minimal fenestration of thefront façade·expressed post and beam construction utilizing alimited pallet of materials·expansive use of glazed panels and sliding doors atatrium and rear of house, connecting indoor andoutdoor spaces·flat and/or low-pitch roof lines, exposed beam ends,contrasting deep cantilevered over-hangs / no eave·simple slab entry doors, commonly set into surrounds ofobscured glazing·metal sash operable windows, primary at side facades·vertical-grooved plywood siding·masonry-clad fireplaces·prominent carports and garage openings fronting thestreetH I S T O R I C C O N T E X T | 01HISTORIC CONTEXT | 01Plan OC - 574 Marketing Brochure: Eichler Homes, Inc. (1964)1069 N. Granada Drive, Orange, California (circa 1966) Photo credit: Phillip Allen CollectionTract Map for Fairhills Development (detail): Jones & Emmons and Associates, 1964 (subject property dellinieated by author)CONTEXT | 01 (1065 North Granada Drive)1069 North Granada Drive (circa 1966) Photo credit: Phillip Allen personal collectionFairhills Model OC-574, Marketing Brochure: Eichler Homes, Inc. (1964)Tract Map for Fairhills Development (detail): Jones & Emmons and Associates, 1964 (subject property delineated by author)HISTORIC CONTEXTHISTORIC CONTEXT | 01
REHABILITATION PLANOver the past decades, the property has received a numberof modifications. The current owners have recentlypurchased the property, following the sale of their Eichlerhome in the Fairhaven tract. A rehabilitation plan has beendeveloped to reverse many of those changes, as well as toupdate the home to better accommodate contemporaryliving patterns.Site DevelopmentShortly after the property was developed, the home'sattached garage was converted into living space, and asingle-car garage was constructed near the southernmostcorner of the property. The original driveway and apron werealso removed and relocated along the southern edge of theproperty. The detached garage was later enlarged toprovide an additional enclosed parking space. As thedetached garage is not affiliated with the tract's originaldevelopment by Eichler Homes, Inc., it's not considered acontributing resource to the historic district. The originalEichler hardscape elements have been replaced with anumber of concrete patios, steps, walkways and anin-ground spa. Several mature trees are also present,including five Canary Island pines, and one Italian Stone pine.The rehabilitation plan for the property includes demolitionand replacement of the existing detached garage buildingand the removal of the existing (non-historic) hardscapefeatures and privacy fencing. The plan also includes removalof the existing Canary Island pines.The plan also includes the replacement of many of theexisting, non-historic site features. New hardscape featuresincluding concrete patios, walkways, and a swimming pool.In some instances, the new hardscape elements willreference those included as part of the original Eichlerdevelopment. Additional features are also proposed toenhance the home's outdoor livability.A new, detached two-car garage with pool amenities(bathroom and shower) will replace the existing,non-contributing detached garage. The architecturallanguage of the new garage borrows from the post andbeam construction used in the existing home.Although a professional landscape architect will be retainedto design the property's exterior spaces, a conceptuallandscape/hardscape with representative materials plan hasbeen included for illustrative purposes.REHABILITATION PLAN |Existing DevelopmentExisting residence 2,740 sfExisting detached garage 447 sf 3,187 sfLot area 10,304 sfExisting Floor Area Ratio 30.93Front (south) facade with existing incompatible hardscape, paved patio and wooden privacy fence.Southeast corner of existing home and detached garage.Proposed DevelopmentExisting residence (- 346 sf atrium) 2,394 sfProposed addition 306 sf 2,700 sfExisting garage (demolish) - 447 sfProposed garage 810 sf 810 sf total 3,510 sfLot area 10,304 sfProposed Floor Area Ratio 34.06One of two original fence styles used in the Fairhills tract.Conceptual design for turf block drive/patio at side yard.Conceptual design for front entry steps.Original concrete block used in the Fairhills tract.preservation | design | planningJ A N U SExisting detached two-car garage, retaining wall and privacy fence.East facade of existing home, driveway and detached garage.Existing front yard area with fenced patio.Existing rear yard area.02
REHABILITATION PLAN cont'd.Exterior CladdingThe home's original, vertical-groove plywood siding has beenreplaced. At the time of its replacment, the trim elementswere also replaced utilizing larger profile replacements, voidof the fine and minimal nature of the originals. The originalchimney with its distinctive clay-brick cladding has beenpainted, no longer conveying the natural qualities of thematerials.The rehabilitation plan includes replacement of the existingexterior cladding with custom-milled plywood matching theoriginal Eichler specifications.FenetrationThe home's expansive glazed panels and sliding doors wereoriginally outfitted with single-pane, non-tempered glass.Decades of use have diminished the doors' operability andsome replacement parts no longer commercially available.The home's original operable, steel-sash windows have beenexchanged with vinyl-sash replacements.The plan includes the removal and replacement of thoseglazed panels and sliding doors to more energy-efficientunits. The use of tempered glazing will also improve thehome's safety. The replacement doors will have aluminumframes, similar in design and appearance to the originals. Thefixed units will utilize the original installation details, with onlythe depths of the wood stops being modified to accept thewider profile of the thicker glazing units. The replacementoperable windows will also have aluminum frames, similar indesign and appearance to the originals.EntryWhen first constructed, the entry door, sidelight and glazedtransom were flush with the front facade of the home. Thedoor and sidelight have since been recessed to provide asheltered entryway. The original, slab-style door has also beenreplaced with a raised panel type featuring a glazedfanlight. The original house numbers are no longer extent,and the original light fixture has been replaced with a largeCraftsman-style sconce.The proposed scope of work includes restoration/relocationof the home's entry door to its original location andconfiguration. The restoration of this feature will also includereproductions of the original Eichler "Saturn" handset andhouse numbers. A period appropriate/compatible light fixturewill also be installed.EXISTING CONDITIONS - GENERAL |preservation | design | planningJ A N U SAttached GarageAt the time the attached garage was converted to livingspace, one bay of the garage door was enclosed withexterior siding, and the other outfitted with a sliding glazeddoor. A paved patio with a wooden privacy fence wasplaced outside the glazed doors, obscuring much of thehomes front facade.The rehabilitation plan of the home includes removal of theexisting enclosure, glazed doors, paved patio and privacyfence. The proposed changes include reversal of thosechanges, and modifications to restore the appearance ofthe original garage doors. A series of broad concrete stepswill descend the front lawn, making reference to the originaldriveway.AtriumOften considered a hallmark of the Eichler home, the originalopen-air atrium was enclosed through the installation ofskylights. Most of the atrium's original glazed panels andsliding doors were removed through the conversion to interiorliving space. The original planter areas inside the atrium werefilled with concrete.The rehabilitation plan includes reversal of the changes to theatrium space through the removal of the skylights,reintroduction of the perimeter glazing ands doors, and theremoval/replacement of the concrete paving.Proposed AdditionThe rehabilitation plan includes an addition at east side ofthe house. The addition will provide additional squarefootage to three bedrooms and two bathrooms. The additionwill continue the use of the exposed post and beamconstruction found in the existing home. The addition hasbeen set back from the south facade in order to preserve thefront facade of the home. The corners of the new additionwill be constructed using stacked-bond concrete block todifferentiate it from the original home. (Although concreteblock is a material commonly found in Eichler homes, use ofthe material reserved in the Fairhills tract only for claddingchimneys and in retaining walls throughout thedevelopment.) Where the addition meets the existing home,full-height glass panels will provide a clear line ofdemarcation, visually separating the old and new.The fenestration of the addition is mirrors with that of theexisting facade, but has been modified in size andorientation to improve egress, afford more natural light andto increase the connection between indoor and out.Replacement plywood siding and trim.Former atrium later converted to interior living space.Relocated (recessed) entry with incompatible door style.Existing vinyl windows and pvc downspouts (to be removed).Incompatible door and window at west facade.Glazed slider and privacy fencing at south facade.03Fenestration
KEYNOTES1.Existing one-story, (2,740 sf) single-family residenceto remain (designated historic resource).2.Existing detached, 447 s.f. two-car garage (to bedemolished).3.Existing concrete/brick steps (to be demolished).4.Existing concrete paving (to be demolished).5.Existing concrete drive apron and sidewalk toremain.6.Existing built-in barbecue (to be demolished).7.Existing in-ground spa (to be demolished).8.Existing wooden privacy fence (to be demolished).9.Existing canary island pine/Pinus canariensis trees.10.Existing Italian stone pine/Pinus pinea tree.11.Existing concrete block retaining wall (to bedemolished).12.Existing concrete block retaining wall (to remain).13.Existing lot line (recorded).14.Pending lot line adjustment.15.Existing wooden privacy fence.16.Existing AT+T utility service box.required setbacksultility easementproperty linefeature to bedemolished/removed1 SITE PLAN (EXISTING)148SITE PLAN (EXISTING) |preservation | design | planningJ A N U Sexistingprivacy fence/gatedemolish07040404040404040503080208121006090801110909091515121215080416151413
KEYNOTES1.Existing single family residence (2,394 sf).2.Restored atrium (346 s.f.).3.Proposed addition (306 s.f.).4.Proposed two-car garage ( 810 s.f.).5.Concrete entry steps.6.Concrete paving where indicated.Primary: Topcast 3Accent: Topcast with exposed pebble agregate7.Concrete apron and sidewalk (existing toremain).8.Built-in barbeque.9.Swimming pool (future).10.Existing wooden privacy fence/gate.11.Italian stone pine/Pinus pinea (existing to remain).12.Concrete block retaining wall (existing toremain).13.Concrete block retaining wall (48" h.).14.Existing AT+T utility service box.15.Turf-block drive.16.Water treatment system/gas meter.17.Tankless water heater.18.Wood/concrete privacy fence/gate.1 SITE PLAN (PROPOSED)148required setbacksultility easementproperty linefeature to bedemolished/removedretaining wallpreservation | design | planningJ A N U SSITE PLAN (PROPOSED) |existingproposedprivacy fence/gate120809110301050606060712061806020604101010101213161512141705
7'-9"16'-612"10'-8"(v.i.f.)6'-4"
(v.i.f.)
3'-10"
(v.i.f.)
3'-9"
(v.i.f.)
7'-4"
(v.i.f.)
6'-3"
(v.i.f.)
6'-5"
(v.i.f.)
9'-7"
(v.i.f.)
5'-3"
(v.i.f.)
3'-3"
(v.i.f.)52'-5 12"(v.i.f.)12'-1012"align
21'-212"(v.i.f.)4'-8"(v.i.f.)11'-312"(v.i.f.)2'-312"(v.i.f.)12'-7"(v.i.f.)5'-0"4'-3"3'-6"align with52'-5"9"1 EXISTING FLOOR PLANKEYNOTES1.Extent of eave (above).2.Existing, non-original plywood siding to be removed/ disposed/replaced.3.Create opening for glazed sliding door. See ProposedFloor Plan.4.Existing utility closet door to be removed/disposed.Salvage vents and hardware for reuse, See DoorSchedule.5.Existing, non-historic bay-style window to be removed/disposed.6.Existing glazed raised-panel door to be removed/disposed.7.Existing glazed sliding door to be removed. Salvagehardware. See Door Schedule.8.Existing fixed glazed panel top be removed/disposed/replaced. See Window Schedule.9.Existing masonry fireplace (painted clay brink finish toremain).10.Portion of existing 2X roof decking to be removed/replaced for modification of canopy. See Roof Plans.11.Existing exterior wall to be removed/disposed forproposed addition.12.Existing, non-historic vinyl window to be removed/disposed. See Window Schedule.13.Existing canopy (above) to be removed/disposed forproposed addition. See Roof Plans.14.Existing slab-style door to be removed/disposed. SeeDoor Schedule.15.Existing non-historic concrete paving at atrium area tobe removed/replaced.16.Existing (non-historic) skylights to be removed/disposed).17.Create opening for fixed glazed panel. See ProposedFloor Plan.18.Expose existing post.19.Remove/dispose of existing wall (non-historic) to restoreappearance of original garage doors.20.Existing skylight to remain (above). Protect duringconstruction.FLOOR PLAN (EXISTING) |070302LAUNDRY0203(typ.)040101020501060803(above)0404(above)0609070807051011120812091210GUESTBATHROOM141211MASTERBATHROOMMASTERBEDROOM0613CLOSETBEDROOM#02HALLBEDROOM#03HALLBEDROOM#04LIVING ROOMDINING ROOMKITCHENFAMILY ROOM081207092208(above)0816(above)171708(above)08080705080808210813(above)0814(above)0815(above)0818(above)07081918148preservation | design | planningJ A N U Sfeature to bedemolished/removedexisting wall to remainfeature above15(typ.)(typ.)0819(above)0820(above)0816(above)060720202306
2'7'-9"16'-612"10'-8"(v.i.f.)6'-4"
(v.i.f.)
3'-10"
(v.i.f.)
3'-9"
(v.i.f.)
7'-4"
(v.i.f.)
6'-3"
(v.i.f.)
6'-5"
(v.i.f.)
9'-7"
(v.i.f.)
5'-3"
(v.i.f.)
3'-3"
(v.i.f.)52'-5 12"(v.i.f.)12'-1012"align
12'-4"(v.i.f.)8'-2"10'-1"(v.i.f.)10'-5"(v.i.f.)3'-3"(v.i.f.)52'-6"21'-212"(v.i.f.)4'-8"(v.i.f.)11'-312"(v.i.f.)2'-312"(v.i.f.)12'-7"(v.i.f.)6'-0"58'-8"
6'-0"2'-112"5'-8"(v.i.f.)1'-3"3'-4"(eq.)(eq.)(eq.)(eq.)3'-7"(eq.)(eq.)5'-0"6'-4"4'-3"3'-6"align with52'-5"9"FLOOR PLAN (PROPOSED) |KEYNOTES1.Extent of eave (above).2.Custom-milled vertical groove replacement siding tomatch original (typical throughout).3.Aluminum-sash glazed sliding door. | See DoorSchedule.4.Wood door. | See Door Schedule.5.Aluminum-sash, clear-glazed sliding window. | SeeWindow Schedule and Exterior Elevations.6.Fixed, clear-glazed panel. | See Window Schedulenotes.7.Wood door (glazed). | See Door Schedule.8.Aluminum sash glazed sliding door (replacement). |See Door Schedule.9.Fixed, clear-glazed panel (replacement). | SeeWindow Schedule notes.10.Existing masonry fireplace (painted clay brink finish toremain).11.Extend existing overhang (match original - 2X deckingwith 2X6 edge curb). See Roof Plan and Elevations.12.Cantilevered eave (match original - 2X decking with2X6 edge curb). Details See Roof Plan and Elevations.13.Aluminum sash, clear-glazed, hopper-style window. Trimdetails to match original design.14.Fixed, obscure-glazed panel (replacement). SeeWindow Schedule.15.Concrete paving to restore atrium.16.Restore opening above atrium. See roof plan.17.Exposed post.18.Restore appearance of original garage doors. SeeDetails.19.Existing skylight (to remain).20.Proposed skylight (match existing).21.Fixed, obscure-glazed panel. | See Window Schedule.080402OFFICE0203(typ.)0401020305010709(above)0405(above)06100709080606091310MASTERBATHROOMMASTERBEDROOMCLOSETBEDROOM#02HALLBEDROOM#03HALLBEDROOM#04LIVING ROOMDINING ROOMKITCHENFAMILY ROOM141204101508112109(above)(typ.)0916(above)16(above)090805090921170913(above)14(above)15(above)18(above)181701LAUNDRY030903121107030921110909090906220623062425062706(above)03031206132719(above)0920(above)09preservation | design | planningJ A N U S1 PROPOSED FLOOR PLAN148feature to bedemolished/removedexisting wall to remainnew wallexisting addition070808 201920192020ATRIUM311207
2'-0"2'-0"2.5 / 12 slope (v.i.f.)2.5 / 12 slope (v.i.f.)ridgeridge.25 / 12 slope (v.i.f.)1 EXISTING ROOF PLANKEYNOTES1.Remove/dispose of existing foam roof (typicalthroughout).2.Remove/dispose of existing skylights/curb enclosingatrium (non-historic).3.Existing exposed 4X beam (to remain).4.Existing 2X6 edge curb at eaves (to remain).5.Existing masonry chimney (to remain).6.Existing skylight to remain (historic). Protect duringconstruction.7.Remove area of existing roof decking for installation of20" x 20" skylight(s).8.Remove portion of existing roof decking atcantilevered eave to extend overhang.9.Remove/dispose of existing cantilevered eave foraddition.10.Existing/new roof decking interface.11.Remove area of existing roof for kitchen exhaust fan.12.Downspout.13.Location of existing heating/cooling unit ( to remain).14.Remove/replace existing (twisted) ridge beam.15.Remove portion of roof for installation of cantileveredeave.(typ.)010302(typ.)01(typ.)010506070707061107101209120804(typ.)121213131212ROOF PLAN (EXISTING) |1481415preservation | design | planningJ A N U SPortion of existing roof canopy to be removed/replacedin-kind (shown from below). See Keynote 8.Existing skylight enclosing original atrium to be removed.Existing ridge beam (twisted) to be removed/replacedin-kind.08
1'-10"1'-6"2'-6"6"39'-4"2'-2"9'-6"
6'-0"
2.5 / 12 slope (v.i.f.)2.5 / 12 slope (v.i.f.)ridgeridge.25 / 12 slope (v.i.f.)ROOF PLAN (PROPOSED) |(typ.)0101(typ.)01KEYNOTES1.Foam roof (typical throughout).2.Atrium (open to sky) restored to original design.3.Existing exposed 4X beam (to remain).4.2X6 edge curb at eaves (match original design).5.Existing masonry chimney.6.Existing skylight to remain (historic). Protect duringconstruction.7.20" x 20" skylight (match existing/original).8.2X roof decking (match existing).9.Cantilevered eave.10.extent of addition (below).11.Downspout.12.Kitchen exhaust fan.13.Location of heating/cooling unit.04(typ.)03020506060707070904(typ.)(typ.)0104(typ.)04(typ.)04(typ.)(typ.)(typ.)0908101207111111111111091313preservation | design | planningJ A N U S1 PROPOSED ROOF PLAN14809Eichler model OC-574 atrium as originally constructed.Custom metal downspouts to match original design.Detailed view of 2X8 roof decking and 2x6 curb edging.09
1 ORIGINAL FRONT FACADE (EICHLER MODEL OC - 574)2 EXISTING SOUTH FACADE(typ.)01KEYNOTES1.Existing exterior plywood siding (non-original) to beremoved/disposed (typical throughout).2.Existing wooden privacy fence to beremoved/disposed.3.Existing wall/aluminum-sash sliding door to beremoved/disposed to restore appearance of originalgarage doors. | See Door Schedule.4.Existing raised-panel door, sidelite and transom (behind)to be removed/disposed. | See Door Schedule.5.Existing fixed glazed panel to be removed/disposed.6.Remove/retain/reinstall original metal downspout.Protect during construction.7.Remove/dispose of existing (non-original) woodcornice and base trims (typical throughout).9.Custom-milled vertical groove siding to match original(typical throughout).10.Expose post and restore appearance of original bypassgarage doors.11.Omitted.12.Fixed glazed panel. Wood stops/trim/sill details tomatch original design. | See Window Schedule.16.Restore (relocate/reconstruct) original entry door/sidelight. Details to match original design. | See Door/Window Schedule.17.6" x 6" concrete block (stacked bond).18.Cantilevered eave/fascia. Details to match originaldesign.19.Wooden/concrete block privacy fence. Wood portionsto reference original Eichler design.050505050505050412120606(typ.)(typ.)09121212121207t.o.r. ±10'-3"t.o.p. ±7'-8"t.o.s. 0'-0"f.g. ±0'-4"t.o.r. ±8'-5"t.o.p. ±8'-0"t.o.s. 0'-0"f.g. ±0'-4"additionexistingt.o.r. ±8'-5"t.o.p. ±8'-0"t.o.s. 0'-0"f.g. ±0'-4"additionexistingaddition without fencet.o.r. ±10'-3"t.o.p. ±7'-8"t.o.s. 0'-0"f.g. ±0'-4"182'-6"1'-6"1810t.o.r. ±8'-5"t.o.p. ±8'-0"t.o.s. 0'-0"f.g. ±0'-4"17SOUTH FACADE |1481481483 PROPOSED SOUTH FACADE13120514151718192003041608070215161819201214131619191710121202preservation | design | planningJ A N U S10
1 ORIGINAL LEFT FACADE (MODEL OC - 574)2 EXISTING WEST FACADEKEYNOTES1.Remove/dispose of existing PVC downspout.2.Remove/dispose/replace existing (non-historic)plywood siding (typical throughout).3.Remove/dispose/replace existing wood cornice, baseand edge trims (non-historic). Replacement materialsto match originals in design and location. (typicalthroughout).4.Remove/dispose of existing glazed raised-panel door.5.Remove/dispose of existing bay-style window(non-historic).6.Remove and dispose of existing utility closet door.Salvage vents and hardware for reuse.7.Existing gas meter - to remain.8.Remove/dispose of existing wooden privacy fence/gate (non-historic).9.Omitted.10.Omitted.11.Rectangular metal downspout (to match original).12.Wood slab-style door (sill and trim to match originaldesign details). | See Door Schedule.13.Exposed wood header (trim details to match originaldesign details).14.Aluminum-sash glazed sliding window. | See WindowSchedule.15.Single-lite wood door. Stops/trim/sill details to matchoriginal design. | See Door Schedule.16.Aluminum-sash glazed sliding door. | See DoorSchedule.17.Wood/concrete privacy fence/gate (wood portions toreference original Eichler design).18.Water treatment system.19.Tankless water heater.0405(typ.)03WEST FACADE |3 PROPOSED WEST FACADEt.o.s. 0'-0"f.g. ±0'-4"t.o.r. ±10'-3"t.o.r. ±10'-3"t.o.p. ±7'-8"t.o.s. 0'-0"f.g. ±0'-4"0102(typ.)06070108t.o.p. ±7'-8"t.o.s. 0'-0"f.g. ±0'-4"t.o.r. ±10'-3"t.o.r. ±10'-3"t.o.p. ±7'-8"t.o.s. 0'-0"f.g. ±0'-4"t.o.p. ±7'-8"151112071117(typ.)02(typ.)0313141618148148148preservation | design | planningJ A N U S010102020103011911
1 ORIGINAL REAR FACADE (MODEL OC - 574)2 EXISTING NORTH FACADE03KEYNOTES1.Clay brick chimney (painted).2.Remove/replace existing aluminum-sash glazed slider(original). Salvage hardware.3.Original rectangular metal downspout to remain.Protect during construction.4.Remove/dispose/replace existing fixed glazed (clear)panel (original). Wood stops/trim/sill details to matchoriginal design.5.Remove/dispose/replace existing plywood siding(non-original).6.Remove/dispose of existing (non-original) woodcornice and base trims (typical throughout).7.6" x 6" concrete block (stacked bond).8.Custom-milled, vertical-groove plywood siding (typicalthroughout) to match original.9.Fixed glazed panel. Wood stops/trim/sill details tomatch original design. | See Window Schedule.10.Canopy (26" d.). fascia/details to match original.11.Aluminum-sash glazed sliding door. | See DoorSchedule.02040401(typ.)0602020404040405NORTH FACADE |preservation | design | planningJ A N U S3 PROPOSED NORTH FACADE031109090111110909090909t.o. roof ±8'-5"t.o.p. ±8'-0"t.o.s. 0'-0"f.g. ±0'-4"t.o. ridge ±10'-3"t.o.r. ±8'-5"t.o.p. ±8'-0"t.o.s. 0'-0"f.g. ±0'-4"t.o.r. ±10'-3"t.o.r. ±10'-3"t.o.p. ±7'-8"t.o.s. 0'-0"f.g. ±0'-4"2'-6"additionexisting(typ.)148148148t.o.p. ±7'-8"t.o.s. 0'-0"f.g. ±0'-4"1010(typ.)080703020304050607040504020304050607050608121 4 8
1 ORIGINAL RIGHT FACADE (EICHLER MODEL OC - 574)KEYNOTES1.Existing exterior wall and non-original plywood siding tobe removed/disposed.2.Custom-milled vertical groove replacement siding tomatch original (typical throughout).3.Existing cantilevered roof canopy to be removed/disposed.4.Existing vinyl-sash windows and non-original wood trimto be removed/disposed.5.Existing wood slab-type door to be removed/disposed.6.Existing electrical service panel to be removed/disposed.7.Existing (non-original) wood cornice and base trims tobe removed/disposed (typical throughout).8.Existing pvc downspout (non-original) to be removed/disposed.9.6" x 6" concrete block (stacked bond).10.Cantilevered canopy. Details to match original design.11.Aluminum sash, glazed sliding door. Trim/sill to matchoriginal design. | See Door Schedule.12.Glazed wood door. Sill/trim details to match originaldesign. | See Door Schedule.13.Aluminum sash, hopper-style window. Trim/sill details tomatch original design. | See Window Schedule.14.Fixed glazed panel. Wood stops/trim/sill details tomatch original design. | See Window Schedule.15.Rectangular metal downspout (match original).16.Location of electrical service panel.17.Existing exterior wall to be removed to allow foraddition.18.Wood/concrete privacy fence/gate (wood portions toreference original Eichler design).3 PROPOSED EAST FACADE2 EXISTING EAST FACADE060405040404030106080915161112021118141013140707t.o.r. ±8'-5"t.o.p. ±8'-0"t.o.s. 0'-0"f.g. ±0'-4"EAST FACADE |preservation | design | planningJ A N U S15t.o.r. ±11'-3"t.o.r. ±10'-3"t.o.r. ±8'-5"t.o.p. ±8'-0"t.o.s. 0'-0"f.g. ±0'-4"t.o.r. ±10'-3"t.o.r. ±8'-5"t.o.p. ±8'-0"t.o.s. 0'-0"f.g. ±0'-4"t.o.r. ±11'-3"t.o.r. ±10'-3"t.o.r. ±8'-5"t.o.p. ±8'-0"t.o.s. 0'-0"f.g. ±0'-4"t.o.r. ±10'-3"10existingadditionexistingaddition2'-6"1481481481106100908(typ.)(typ.)17(typ.)10090911090807(typ.)13
26'-812"22'-4"35'-4"4'6'3'11'-812"5'-2"2'-6"KEYNOTES1.Canopy (20"d. typical u.n.o.). All details to matchoriginal Eichler construction.2.Aluminum-sash, glazed sliding door.3.Fixed glazed panel. Wood trim/sill/stops detailed tomatch original Eichler construction.4.Exposed post (4x4).5.Slab-style wood door. Trim to match original Eichlerconstruction.6.Vented door (exterior siding finish). Match originalEichler utility closet door.7.Canopy (3'-8"d.).8.Sliding garage door (exterior siding finish). Matchoriginal Eichler construction.9.Roof curb fascia (2"x6") typical at overhanging eaves.10.Extent of building (below).11.Skylight.12.Foam roof (slope to downspout 1/4":12" slope).MEDIA
CABINET POOLBATHROOMPOOLSHOWERPOOLROOMGARAGESTORAGE 05DSDS0311(above)14801(above)02030403DSDS07(above)060311(above)11(above)05DS(above)08010403081 FLOOR PLAN (PROPOSED)1482 ROOF PLAN (PROPOSED)DSDSDSDSDS(above)(above)1210(above)11(above)(above)010701GARAGE PLANS (PROPOSED) |14321819151716(above)(above)33(above)2930033431preservation | design | planningJ A N U S11111111(typ.)09(typ.)14
KEYNOTES1.Canopy above (20"d. typical u.n.o.). All details tomatch original Eichler construction.2.Aluminum-sash, glazed sliding door.3.Fixed glazed panel. Wood trim/sill/stops detailed tomatch original Eichler construction.4.Exposed post (4x4).5.Slab-style wood door. Trim to match original Eichlerconstruction.6.Vented door (exterior siding finish). Match originalEichler utility closet door.7.Canopy above (3'-8"d.).8.Sliding garage door (exterior siding finish). Matchoriginal Eichler construction.9.Roof curb fascia (2"x6") typical at overhanging eaves.10.Exposed wood beam (typical where shown).11.Exposed concrete slab (painted).12.Vertical-groove siding to match original Eichlerconstruction.13.Exposed beam/header.14.Omitted.15.Wood corner bead to match original Eichlerconstruction (typical).16.Concrete block (6"x6" module), stacked bond retainingwall.F.G. 0'-0"A.F.G. ±9'-10"2 NORTH ELEVATION (PROPOSED)1 WEST ELEVATION (PROPOSED)(typ.)A.F.G. 7'-0"(typ.)(typ.)(typ.)3 EAST ELEVATION (PROPOSED)(typ.)(typ.)4 SOUTH ELEVATION (PROPOSED)(typ.)(typ.)(typ.)(typ.)(typ.)148F.G. 0'-0"A.F.G. ±9'-10"F.G. 0'-0"A.F.G. ±9'-10"148148148GARAGE ELEVATIONS (PROPOSED) |15021105121509010303010307011430312903330401031307010109100403110506120804153209151112011201091516F.G. 0'-0"A.F.G. ±9'-10"preservation | design | planningJ A N U S34191817081615
WINDOW / DOOR SCHEDULE (EXISTING/SALVAGE) |WINDOW TYPES* All existing windows/fixed glass panels to be removed and/or replaced. See Window Schedule - Proposed.** All existing operable windows/fixed glass panels are clear, single-pane units - unless noted otherwise.preservation | design | planningJ A N U SWINDOW SCHEDULE | Existing (operable and fixed fenestration) * WidthHeight Head Jamb Sill Tag01existing64w 40hA-northwestvinylsingle-pane/clear---factoryreplacement bay-style (non-original)| remove/dispose02existing76w18h/11hDfixednortheastframelesssingle-pane/clear---painttrapezoidal, transom-style panel | remove/dispose03existing39w101h/99hFfixednortheastframelesssingle-pane/clear---painttrapezoidal, full-height panel | remove/dispose04existing42w110h/104hFfixednortheastframelesssingle-pane/clear---painttrapezoidal, full-height panel | remove/dispose05existing82w37h/28hDfixednortheastframelesssingle-pane/clear---painttrapezoidal, transom-style panel | remove/dispose06existing72w110h/118hEfixednortheastframelesssingle-pane/clear---painttrapezoidal, full-height panel | remove/dispose07existing34w98h/103hEfixednortheastframelesssingle-pane/clear---painttrapezoidal, full-height panel | remove/dispose08existing48w32hHslidersoutheastvinylsingle-pane/clear---factoryexisting replacement (non-original) | remove/dispose09existing80w32hHslidersoutheastvinylsingle-pane/clear---factoryexisting replacement (non-original) | remove/dispose10existing20w32hJsingle-hungsoutheastvinylsingle-pane/clear---factoryexisting replacement (non-original) | remove/dispose11existing80w32hHslidersoutheastvinylsingle-pane/clear---factoryexisting replacement (non-original) | remove/dispose12existing14w74hGfixedsouthwestframelesssingle-pane/obscure **---paint full-height panel | remove/dispose13existing36w15h/11hDfixedsouthwestframelesssingle-pane/clear---painttrapezoidal, transom-style panel | remove/dispose14existing74w23h/15hDfixedsouthwestframelesssingle-pane/clear---painttrapezoidal, transom-style panel | remove/dispose15existing15w25h/24hDfixedsouthwestframelesssingle-pane/clear---painttrapezoidal, transom-style panel | remove/dispose16existing10w74hGfixedsouthwestframelesssingle-pane/obscure **---paintfull-height panel | remove/dispose17existing52w31h/25hDfixedsouthwestframelesssingle-pane/clear---painttrapezoidal, transom-style panel | remove/dispose18existing83w23h/31hCfixedsouthwestframelesssingle-pane/clear---painttrapezoidal, transom-style panel | remove/dispose19existing85w14h/22hCfixedsouthwestframelesssingle-pane/clear---painttrapezoidal, transom-style panel | remove/dispose20existing35w9h13hCfixedsouthwestframelesssingle-pane/clear---painttrapezoidal, transom-style panel | remove/dispose21existing52w31h/25hDfixedsouthwestframelesssingle-pane/clear---painttrapezoidal, transom-style panel | remove/dispose22existing74w23h/15hCfixednortheastframelesssingle-pane/clear---painttrapezoidal, transom-style panel | remove/dispose23 existing42w92hGfixednorthwestframelesssingle-pane/obscure **---paint full-height panel | remove/dispose Dimensions TypeOperationOrientationSash MaterialGlazing Details Finish Notes Type A Type C Type D Type E Type F Type G Type HWINDOW NOTES* All existing exterior doors to be removed and/or replaced. See Window Schedule - Proposed.** All existing glazed exterior doors include clear, single-pane units - unless noted otherwise.DOOR SCHEDULE | Existing (exterior only) * Width Height Head Jamb Sill Tag01existing36w90hAhinge Rnorthwestwoodn/a---paintsalvage vents and hardware | remove/dispose door,02existing32w80hBhinge Lnorthwestwoodsingle-pane/clear---paintreplacement raised panel style | remove/dispose03existing72w80hFslider X-Onortheastaluminumsingle-pane/clear---clearsalvage hardware04existing82w80hFslider X-Onortheastaluminumsingle-pane/clear---clearsalvage hardware05existing70w80hFslider X-Onortheastaluminumsingle-pane/clear---clearsalvage hardware06existing32w82hBhinge L southeastwoodn/a---paintremove/dispose solid-core, slab07existing32w80hChinge R southeastwoodsingle-pane/clear---paintreplacement raised panel style | remove/dispose08existing96w80hFslider O-Xsouthwestaluminumsingle-pane/clear---clearsalvage hardware09existing72w80hFslider X-Onortheastaluminumsingle-pane/clear---clearsalvage hardware Dimensions TypeOperationOrientationMaterial Glazing ** Details Finish NotesDOOR NOTESDOOR TYPES Type A Type B Type F Type E Type C Type J16
WINDOW SCHEDULE |WINDOW TYPES* All proposed operable windows/fixed glass panels to be clear, fully-tempered, dual pane units - unless noted otherwise.** Existing fixed glass panels to be replaced with clear, fully-tempered, dual pane units- unless noted otherwise. Installation details (stops, sills, trim, etc.) to match original design, with the exception of exposed header at exterior unless noted otherwise.preservation | design | planningJ A N U SWINDOW SCHEDULE | Operable and Fixed Glazed fenestration * Width Height Head Jamb Sill Tag01replacement96w44hBslideraluminumdual-pane/fully-tempered---clearFleetwood 530 - T 01 |custom, exposed header beam (interior and exterior),02replacement76w18h/11hDfixedframelessdual-pane/tempered---paintcustom trapezoidal, transom-style panel03replacement39w101h/99hFfixedframelessdual-pane/fully-tempered---paintcustom trapezoidal, full-height panel04replacement42w110h/104hFfixedframelessdual-pane/non-tempered---paintcustom trapezoidal, full-height panel05replacement82w37h/28hDfixedframelessdual-pane/non-tempered---paintcustom trapezoidal, transom-style panel06replacement72w110h/118hEfixedframelessdual-pane/fully-tempered---paintcustom trapezoidal, full-height panel07replacement34w98h/103hEfixedframelessdual-pane/fully-tempered---paintcustom trapezoidal, full-height panel08new opening44w96hGfixedframelessdual-pane/fully-tempered---paintcustom, full-height panel09new opening62w12hJfixedframelessdual-pane/fully-tempered---factorycustom, clerestory-type panel10new opening122w12hKhopperaluminum dual-pane/fully-tempered---clearFleetwood 450 - T -04, custom, clerestory-type11new opening15w96hGfixedframelessdual-pane/fully-tempered/obscure **---paintcustom, full-height panel12replacement14w74hGfixedframelessdual-pane/fully-tempered/obscure **---paintcustom, full-height panel13replacement36w15h/11hDfixedframelessdual-pane/fully-tempered---paintcustom trapezoidal, transom-style panel14replacement74w23h/15hDfixedframelesssingle-pane/fully-tempered---paintcustom trapezoidal, transom-style panel15replacement15w25h/24hDfixedframelesssingle-pane/fully-tempered **---paintcustom trapezoidal, transom-style panel16replacement52w31h/25hDfixedframelessdual-pane/fully-tempered---paintcustom trapezoidal, transom-style panel17replacement10w74hGfixedframelessdual-pane/fully-tempered/obscure *---paintcustom trapezoidal, transom-style panel18replacement83w23h/31Cfixedframelessdual-pane/fully-tempered---paintcustom trapezoidal, transom-style panel19replacement85w14h/22hCfixedframelessdual-pane/fully-tempered---paintcustom trapezoidal, transom-style panel20replacement35w9h/13hCfixedframelessdual-pane/fully-tempered---paintcustom trapezoidal, transom-style panel21replacement74w23h/15hDfixedframelessdual-pane/fully-tempered---paintcustom trapezoidal, transom-style panel22replacement42w92hGfixedframelessdual-pane/fully-tempered---paintcustom, full-height panel23replacement42w92hGfixedframelessdual-pane/fully-tempered---paintcustom, full-height panel24replacement34w98h/103hFfixedframelessdual-pane/fully-tempered---paintcustom trapezoidal, full-height panel25replacement74w101h/109hFfixedframelessdual-pane/fully-tempered---paintcustom trapezoidal, full-height panel26replacement72w31h/39hDfixedframelessdual-pane/fully-tempered---paintcustom trapezoidal, transom-style panel27new opening42w92hGfixedframelessdual-pane/fully-tempered---paintcustom, full-height panel29garage36w8hLfixedframelessdual-pane/fully-tempered/obscure **---paintcustom, transom-type panel30garage58w12hLfixedframelessdual-pane/fully-tempered---paintcustom, clerestory-type panel31garage26w106hGfixedframelessdual-pane/fully-tempered---paintcustom, full-height panel32garage108w12hLfixedframelessdual-pane/fully-tempered/obscure **---paintcustom, transom-type panel33garage108w12hLfixedframelessdual-pane/fully-tempered/obscure **---paintcustom, transom-type panel34garage30w94hGfixedframelessdual-pane/fully-tempered---paintcustom, full-height panel Dimensions TypeOperationSash MaterialGlazing Details Finish Notes Type B Type C Type D Type E Type F Type G Type J Type K Type LWINDOW NOTES17
DOOR SCHEDULE |All door glazing to be fully-tempered (unless noted otherwise). Installation details (stops, sills, trim, etc.) to match original design, with the exception of exposed header at exterior (unless noted otherwise).preservation | design | planningJ A N U SDOOR SCHEDULE | exterior Width Height Head Jamb Sill Tag01new opening76w80hFslider X-Onorthwestaluminumdual-pane/clear---factory: clearFleetwood 3000 - T - 0102replacement36w80hEhinge R (3)northwestwoodn/a---paint03replacement32w80hDhinge L (3)northwestwooddual-pane/clear---stain/paint04replacement72w80hFslider X-Onortheastaluminumdual-pane/clear---factory: clearFleetwood 3000 - T - 0105replacement70w80hFslider X-Onortheastaluminumdual-pane/clear---factory: clearFleetwood 3000 - T - 0106replacement70w96hFslider O-Xnortheastaluminumdual-pane/clear---factory: clearFleetwood 3000 - T - 0107new opening82w80hF slider O-Xsoutheastaluminumdual-pane/clear---factory: clearFleetwood 3000 - T - 0108new opening32w82hDhinge L (3)southeastwooddual-pane/clear---paint09new opening82W80hF slider X-Osoutheastaluminumdual-pane/clear---factory: clearFleetwood 3000 - T - 0110new opening32w80hEhinge R (3)southwestwoodn/a---paintsolid-core, slab11replacement72w80hF slider X-Onortheastaluminumdual-pane/clear---factory: clearFleetwood 3000 - T - 0112restore missing72w80hFslider O-Xnorthwestaluminumdual-pane/clear---factory: clearFleetwood 3000 - T - 0113restore missing114w107Fslider X-O-Xsouthwestaluminumdual-pane/clear--factory: clearFleetwood 3000 - T - 0114garage 36w80hEhinged L (3)northwoodn/apaintsolid-core, slab15garage72w80hFslider X-Onorthaluminumdual-pane/clear---factory: clearFleetwood 3000 - T - 0116garage 110w83hHbi-pass sliderwestwoodn/a---stain/paintexterior plywood finish/exposed header beam17garage110w83hHbi-pass sliderwestwoodn/a---stain/paintexterior plywood finish/exposed header beam18garage 36w90hAhinged R (3)westwoodn/a---stain/paintmatch (e) utility room door/reuse salvage vents19garage 32w80hBhinged R (3)westwoodn/apaintsolid-core, slab Dimensions TypeOperationOrientationMaterial Glazing * Details Finish Hardware Notes Type A Type E Type GDOOR TYPES | n.t.s. Type HDOOR NOTES Type F Type D18