HomeMy WebLinkAbout06_Smith 507 LLC Residence Demolition CDP_PA2019-245CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
February 27, 2020
Agenda Item No. 6
SUBJECT: Smith 507 LLC Residence Demolition (PA2019-245)
Coastal Development Permit No. CD2019-063
SITE LOCATION: 1616 West Ocean Front, Units A, B and C
APPLICANT: Julie Laughton
OWNER: Smith 507 LLC
PLANNER: Liz Westmoreland, Associate Planner
949-644-3234 or lwestmoreland@newportbeachca.gov
LAND USE AND ZONING
x General Plan Land Use Plan Category: RT (Two Unit Residential)
x Zoning District: R-2 (Two-Unit Residential)
x Coastal Land Use Plan Category: RT-D (Two Unit Residential – 20.0 – 29.9 DU/AC)
x Coastal Zoning District: R-2 (Two-Unit Residential)
PROJECT SUMMARY
The applicant proposes to demolish an existing 3,516 square-foot non-conforming triplex
and 3-space carport. No new construction is proposed at this time. Future redevelopment
of a single-family home will require a separate application for a coastal development
permit. A construction pollution prevention plan will be implemented during and after
demolition.
RECOMMENDATION
1)Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures) of the CEQA Guidelines, because it has no potential to have a significant
effect on the environment; and
3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit No. CD2019-063 (Attachment No. ZA 1).
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DISCUSSION
Land Use and Zoning
x The project includes the demolition of an existing triplex, carports, and appurtenant
facilities. The future redevelopment of the site for use as a single-family or two-unit
development would require the approval of a separate coastal development permit.
No new construction is proposed at this time.
x The existing structure on the property is non-conforming due to density and parking
because the existing building contains three dwelling units and a three-space carport.
The Planning and Zoning Code (Title 20) and Local Coastal Program Implementation
Plan (Title 21) allow for up to two dwelling units maximum on site and a minimum of
two parking spaces per dwelling unit. Any future redevelopment on the subject
property would be required to comply with Title 20 and Title 21 requirements related
to density and parking. Therefore, demolition of the existing structures would remove
an existing non-conforming use with deficient parking.
x Although the project includes the demolition of three dwelling units in the coastal
zone, the project is exempt from Chapters 20.34 and 21.34 (Conversion of
Demolition of Affordable Housing). The project is exempt because the City has less
than 50 acres (in aggregate) of privately owned, vacant land available for residential
use within the City’s coastal zone and three miles therefrom.
Water Quality
x The property is located adjacent to the boardwalk and beach. Pursuant to Section
21.35.030 (Construction Pollution Prevention Plan) of the Municipal Code, a
construction erosion control plan/Construction Pollution Prevention Plan (CPPP) is
required to implement temporary Best Management Practices (BMPs) during
construction to minimize erosion and sedimentation and to minimize pollution of
runoff and coastal waters derived from construction chemicals and materials. A
CPPP has been provided and construction plans and activities will be required to
adhere to the CPPP.
Public Access and Views
x The proposed demolition of the existing triplex would temporarily remove the
structure from the view shed of the beach. Prior to and after demolition, temporary
construction fencing would be erected along the property lines for safety and water
quality purposes. Any future redevelopment of the site would be evaluated for
potential impacts to public views as part of the coastal development permit process.
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x Vertical public access to the beach is available near the site along 17th Street.
Lateral access is available on the beach and boardwalk directly adjacent to the
property. The project does not include any features that would obstruct public
access along these routes.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of
the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has
no potential to have a significant effect on the environment.
Class 3 exempts the demolition of up to three single-family residences and additions of
up to 10,000 square feet to existing structures. The proposed project consists of the
demolition of three dwelling units and a three-space carport.
The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project location does not impact an environmental resource of hazardous or critical
concern, does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources within a
state scenic highway, is not a hazardous waste site, and is not identified as a historical
resource.
PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners and
residential occupants of property within 300 feet of the boundaries of the site (excluding
intervening rights-of-way and waterways), including the applicant, and posted on the
subject property at least 10 days before the scheduled hearing, consistent with the
provisions of the Municipal Code. Additionally, the item appeared on the agenda for this
meeting, which was posted at City Hall and on the City website.
APPEAL PERIOD:
This action shall become final and effective 14 days following the date the Resolution is
adopted unless within such time an appeal or call for review is filed with the Community
Development Director in accordance with the provisions of Title 21 (Local Coastal
Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City
may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the
City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through
13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
Prepared by:
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______________________________
Liz Westmoreland, Associate Planner
GBR/law
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
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05-14-19
RESOLUTION NO. ZA2020-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2019-063 TO DEMOLISH AN
EXISTING 3,516 SQUARE-FOOT NON-CONFORMING TRIPLEX
AND 3-SPACE CARPORT LOCATED AT 1616 WEST OCEAN
FRONT, UNITS A, B AND C (PA2019-245)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Julie Laughton (“Applicant”), with respect to property located
at 1616 West Ocean Front, Units A, B and C (“Property”), requesting approval of a coastal
development permit.
2. The lot at 1616 West Ocean Front (Units A, B and C) is legally described as Lot 8, Block
16, of Tract Section B Newport Beach.
3. The applicant proposes to demolish an existing 3,516 square-foot non-conforming triplex
and 3-space carport (“Project”). No new construction is proposed at this time. Future
redevelopment of a single-family home will require a separate application for a coastal
development permit. A construction erosion control plan/Construction Pollution Prevention
Plan (CPPP) will be implemented during and after demolition.
4. The Property is designated RT (Two Unit Residential) by the General Plan Land Use
Element and is located within the R-2 (Two-Unit Residential) Zoning District.
5. The Property is located within the coastal zone. The Coastal Land Use Plan category is
RT-D (Two Unit Residential – 20.0 – 29.9 DU/AC) and it is located within the R-2 (Two-
Unit Residential) Coastal Zone District.
6. A public hearing was held on February 27, 2020, in the Corona del Mar Conference Room
(Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and
purpose of the hearing was given in accordance with the Newport Beach Municipal
Code. Evidence, both written and oral, was presented to, and considered by, the Zoning
Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This Project is categorically exempt pursuant to Title 14 of the California Code of
Regulations Section 15303 Article 19 of Chapter 3, Guidelines for Implementation of the
California Environmental Quality Act (CEQA) under Class 3 (New Construction or
Conversion of Small Structures), because it has no potential to have a significant effect on
the environment.
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2. Class 3 exempts the demolition of up to three single-family residences and additions of
up to 10,000 square feet to existing structures. The proposed Project consists of the
demolition of three dwelling units and a three-space carport.
3. The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The Project location does not impact an environmental resource of hazardous or critical
concern, does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources within
a state scenic highway, is not a hazardous waste site, and is not identified as a historical
resource.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision)
of the Newport Beach Municipal Code, the following findings and facts in support of such
findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1. The Project includes the demolition of an existing triplex, carports, and appurtenant
facilities. The future redevelopment of the site for use as a single-family or two-unit
development would require the approval of a separate coastal development permit. No
new construction is proposed at this time.
2. The existing structure on the Property is non-conforming due to density and parking
because the existing building contains three dwelling units and a three-space carport. The
Planning and Zoning Code (Title 20) and Local Coastal Program Implementation Plan
(Title 21) allow for up to two dwelling units maximum on site and a minimum of two parking
spaces per dwelling unit. Any future redevelopment on the Property would be required to
comply with Title 20 and Title 21 requirements related to density and parking. Therefore,
demolition of the existing structures would remove an existing non-conforming use with
deficient parking.
3. Although the Project includes the demolition of three dwelling units in the coastal zone, the
Project is exempt from Chapters 20.34 and 21.34 (Conversion of Demolition of Affordable
Housing). The Project is exempt because the City has less than 50 acres (in aggregate) of
privately owned, vacant land available for residential use within the City’s coastal zone and
three miles therefrom.
4. The Property is located adjacent to the Ocean Front Boardwalk and the beach. A
construction erosion control plan/CPPP was provided to implement temporary Best
Management Practices (BMPs) during construction to minimize erosion and sedimentation
and to minimize pollution of runoff and coastal waters derived by construction chemicals
and materials. The Project design also addresses water quality through the inclusion of a
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post-construction drainage system that includes drainage and percolation features
designed to retain dry weather and minor rain event runoff on-site. Any water not retained
on-site is directed to the City’s storm drain system.
5. The proposed demolition of the existing triplex would temporarily remove the structure from
the view shed of the beach. Prior to and after demolition, temporary construction fencing
would be erected along the property lines for safety and water quality purposes. Any future
redevelopment of the site would be evaluated for potential impacts to public views as part
of the coastal development permit process.
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone .
Facts in Support of Finding:
1. The Property is located between the nearest public road and the sea or shoreline.
Implementation Plan Section 21.30A.040 requires that the provision of public access bear
a reasonable relationship between the requirement and the Project’s impact, and be
proportional to the impact. In this case, the Project removes an existing non-conforming
triplex on a standard R-2 lot. Therefore, the Project does not involve a change in land use,
density or intensity that will result in increased demand on public access and recreation
opportunities. Additionally, any future redevelopment of the site would require the approval
of a Coastal Development Permit.
2. Vertical access to the beach is available near the site along 17th Street. Lateral access is
available on the beach and boardwalk directly adjacent to the Property. The Project does
not include any features that would obstruct access along these routes.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this Project is
categorically exempt from the California Environmental Quality Act (“CEQA”) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of
the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3,
because it has no potential to have a significant effect on the environment.
2. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2019-063, subject to the conditions set forth in Exhibit “A,”
which is attached hereto and incorporated by reference.
3. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of Title 21 Local
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Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken
by the City may be appealed to the Coastal Commission in compliance with Section
21.64.035 of the City’s certified LCP and Title 14 California Code of Regulations,
Sections 13111 through 13120, and Section 30603 of the Coastal Act.
PASSED, APPROVED, AND ADOPTED THIS 27TH DAY OF FEBRUARY, 2020.
_____________________________________
Jaime Murillo, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
1. The development (the demolition of an existing triplex, carports, and appurtenant facilities)
shall be in substantial conformance with the approved site plan, floor plans and building
elevations stamped and dated with the date of this approval (except as modified by
applicable conditions of approval).
2. No demolition or construction materials, equipment debris, or waste, shall be placed or
stored in a location that would enter sensitive habitat, receiving waters, or a storm drain
or result in impacts to environmentally sensitive habitat areas, streams, the beach,
wetlands or their buffers. No demolition or construction materials shall be stored on
public property including the Ocean Front Boardwalk.
3. This approval does not authorize any new or existing improvements (including
landscaping) on State tidelands, public beaches, or the public right-of-way.
4. This Coastal Development Permit does not authorize any new construction, only the
demolition of the existing triplex and appurtenant structures on-site.
5. The applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA).
In compliance with the MBTA, grading, brush removal, building demolition, tree
trimming, and similar construction activities shall occur between August 16 and January
31, outside of the peak nesting period. If such activities must occur inside the peak
nesting season from February 1 to August 15, compliance with the following is required
to prevent the taking of native birds pursuant to MBTA:
A. The construction area shall be inspected for active nests. If birds are observed flying
from a nest or sitting on a nest, it can be assumed that the nest is active. Construction
activity within 300 feet of an active nest shall be delayed until the nest is no longer
active. Continue to observe the nest until the chicks have left the nest and activity is no
longer observed. When the nest is no longer active, construction activity can continue
in the nest area.
B. It is a violation of state and federal law to kill or harm a native bird. To ensure
compliance, consider hiring a biologist to assist with the survey for nesting birds, and
to determine when it is safe to commence construction activities. If an active nest is
found, one or two short follow-up surveys will be necessary to check on the nest and
determine when the nest is no longer active.
6. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall
be implemented prior to and throughout the duration of construction activity as
designated in the construction erosion control plan/CPPP.
7. The discharge of any hazardous materials into storm sewer systems or receiving waters
shall be prohibited. Machinery and equipment shall be maintained and washed in
confined areas specifically designed to control runoff. A designated fueling and vehicle
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maintenance area with appropriate berms and protection to prevent spillage shall be
provided as far away from storm drain systems or receiving waters as possible.
8. Debris from demolition shall be removed from work areas each day and removed from
the Project site within 24 hours of the completion of the Project. Stock piles and
construction materials shall be covered, enclosed on all sites, not stored in contact with
the soil, and located as far away as possible from drain inlets and any waterway.
9. Trash and debris shall be disposed in proper trash and recycling receptacles at the end
of each construction day. Solid waste, including excess concrete, shall be disposed in
adequate disposal facilities at a legal disposal site or recycled at a recycling facility.
10. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
11. The Project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
12. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Coastal
Development Permit.
13. This Coastal Development Permit may be modified or revoked by the Zoning
Administrator if determined that the proposed uses or conditions under which it is being
operated or maintained is detrimental to the public health, welfare or materially injurious
to property or improvements in the vicinity or if the property is operated or maintained
so as to constitute a public nuisance.
14. Prior to the issuance of building permits for demolition, the applicant shall submit a final
construction erosion control plan/CPPP. The plan shall be subject to the review and
approval by the Building Division.
15. Prior to issuance of a building permit, a copy of the Resolution, including conditions of
approval Exhibit “A” shall be incorporated into the Building Division and field sets of
plans.
16. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative
costs associated with the processing of this application to the Planning Division.
17. Should the Property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by the current
property owner or agent.
18. This Coastal Development Permit No. CD2019-063 shall expire unless exercised within 24
months from the date of approval as specified in Section 21.54.060 (Time Limits and
Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise
granted.
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19. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and agents
from and against any and all claims, demands, obligations, damages, actions, causes of
action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including
without limitation, attorney’s fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s
approval of Smith 507 LLC Residence Demoltion including, but not limited to, Coastal
Development Permit No. CD2019-063 (PA2019-245). This indemnification shall include,
but not be limited to, damages awarded against the City, if any, costs of suit, attorneys'
fees, and other expenses incurred in connection with such claim, action, causes of action,
suit or proceeding whether incurred by applicant, City, and/or the parties initiating or
bringing such proceeding. The applicant shall indemnify the City for all of City's costs,
attorneys' fees, and damages, which City incurs in enforcing the indemnification provisions
set forth in this condition. The applicant shall pay to the City upon demand any amount
owed to the City pursuant to the indemnification requirements prescribed in this condition.
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Attachment No. ZA 2
Vicinity Map
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VICINITY MAP
Coastal Development Permit No. CD2019-063
PA2019-245
1616 West Ocean Front, Units A, B and C
Subject Property
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Attachment No. ZA 3
Project Plans
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STORMWATER POLLUTION PREVENTION NOTESSHEET INDEXPROJECT DIRECTORYLEGAL DESCRIPTION:ASSESSOR'S PARCEL NUMBER :PROJECT ADDRESS:ZONING:OCCUPANCY: R3/UR2LIMITATION OF LIABILITYPROJECT DESCRIPTIONAPPLICABLE CODESPROJECT INFORMATIONNATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEMFULL DEMOLITION OF THREE EXISTING RESIDENTIAL UNITS1616 W OCEANFRONT NEWPORT BEACH, CA 92663SMITH RESIDENCETYPE OF CONSTRUCTION:1616 W OCEANFRONTNEWPORT BEACH, CA 92663VB047-202-23LOT:8 BLOCK: 16SEDIMENT FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USING STRUCTURALCONTROLS TO THE MAXIMUM EXTENT PRACTICABLE.STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENT TRANSPORT FROM THESITE TO STREETS, DRAINAGE FACILITIES OR ADJACENT PROPERTIES VIA RUNOFF, VEHICLE TACKING,APPROPRIATE BMP's FOR CONSTRUCTION-RELATED MATERIALS, WASTES, SPILLS SHALL BE IMPLEMENTEDTO MINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTIESRUNOFF FROM EQUIPMENT AND VEHICLE WASHING SHALL BE CONTAINED AT CONSTRUCTION SITES UNLESSTREATED TO REDUCE OR REMOVE SEDIMENT AND OTHER POLLUTANTS.ALL CONSTRUCTION CONTRACTOR AND SUBCONTRACTOR PERSONNEL ARE TO BE MADE AWARE OF THEREQUIRED BEST MANAGEMENT PRACTICES AND GOOD HOUSEKEEPING MEASURES FOR THE PROJECT SITEAND ANY ASSOCIATED construction STAGING AREAS.AT THE END OF EACH DAY OF CONSTRUCTION ACTIVITY ALL CONSTRUCTION DEBRIS AND WASTEMATERIALS SHALL BE COLLECTED AND PROPERLY DISPOSED IN TRASH OR RECYCLE BINS.CONSTRUCTION SITES SHALL BE MAINTAINED IN SUCH A CONDITION THAT AN ANTICIPATED STORM DOESNOT CARRY wastes OR POLLUTANTS OFF THE SITE. DISCHARGES OF MATERIAL OTHER THAN STORM2.3.4.5.6.7.WATER ONLY WHEN NECESSARY for PERFORMANCE AND COMPLETION OF CONSTRUCTION PRACTICESAND WHERE THEY DO NOT: CAUSE OR CONTRIBUTE to a VIOLATION OF ANY WATER QUALITY STANDARD;CAUSE OR THREATEN TO CAUSE POLLUTION, CONTAMINATION, OR nuisance; OR CONTAIN A HAZARDOUSSUBSTANCE IN A QUANTITY REPORTABLE UNDER FEDERAL REGULATIONS 40 cfr parts 117 and 302.POTENTIAL POLLUTANTS INCLUDE BUT ARE NOT LIMITED TO: SOLID OR LIQUID CHEMICAL SPILLS; WASTESSOLVENTS, ASBESTOS FIBERS, PAINT FLAKES OR STUCCO FRAGMENTS; FUELS, OILS, LUBRICANTS, ANDHYDRAULIC, RADIATOR, OR BATTERY FLUIDS, FERTILIZERS, VEHICLE/EQUIPMENT WASH WATER ANDCONCRETE WASH WATER, CONCRETE DETERGENT OR FLOATABLE WASTES, WASTES FROM ANY ENGINE/EQUIPMENT STEAM CLEANING OR CHEMICAL DEGREASING AND SUPER-CHLORINATED POTABLE WATERDURING CONSTRUCTION, PERMITTEE SHALL DISPOSE OF SUCH MATERIALS IN A SPECIFIED ANDCONTROLLED TEMPORARTY area ON-SITE, PHYSICALLY SEPARATED FROM POTENTIAL STORM WATERRUNOFF, WITH ULTIMATE DISPOSABLE IN accordance with LOCAL, STATE AND FEDERAL REQUIREMENTS.DEWATERING OF CONTAMINATED GROUNDWATER, OR DISCHARGING CONTAMINATED SOILS VIA SURFACEEROSION IS prohibited. DEWATERING OF NON-CONTAMINATED GROUNDWATER REQUIRES A NATIONALPOLLULANT DISCHARGE elimination system PERMIT FROM THE RESPECTIVE STATE REGIONAL WATERGRADED AREAS ON THE PERMITTED AREA PERIMETER MUST DRAIN AWAY FROM THE FACE OF SLOPESAT THE CONCLUSION of EACH WORKING DAY. DRAINAGE IS TO BE DIRECTED TOWARD DESILTINGTHE PERMITTEE AND CONTRACTOR SHALL BE RESPONSIBLE AND SHALL TAKE NECESSARY PRECAUTIONSTO PREVENT public TRESPASS ONTO AREAS WHERE IMPOUNDED WATER CREATES A HAZARDOUSTHE PERMITTEE AND CONTRACTOR SHALL INSPECT THE EROSION CONTROL WORK AND INSURE THATTHE WORK IS IN ACCORDANCE WITH THE APPROVED PLANS.THE PERMITTEE SHALL NOTIFY ALL GENERAL CONTRACTORS, SUBCONTRACTORS, MATERIAL SUPPLIERS,LESSEES AND property OWNERS: THAT DUMPING OF CHEMICALS INTO THE STORM DRAIN SYSTEM OREQUIPMENT AND WORKERS FOR EMERGENCY WORK SHALL BE MADE AVAILABLE AT ALL TIMES DURINGTHE RAINY SEASON. NECESSARY MATERIALS SHALL BE AVAILABLE ON SITE AND STOCKPILED ATCONVENIENT LOCATIONS TO FACILIATE rapid CONSTRUCTION OF TEMPORARY DEVICES WHEN RAIN ISIN THE CASE OF EMERGENCY, CALL _______________________________________________AT WORK PHONE # ____________________ OR HOME PHONE # _________________________.8.9.11.12.13.14.15.16.1.ALL REMOVABLE EROSION PROTECTIVE DEVICES SHALL BE IN PLACE AT THE END OF EACH WORKING17.DAY WHEN THE 5-day RAIN PROBABILITY FORECAST EXCEEDS 40%.SEDIMENTS FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USING ANEFFECTIVE COMBINATION of EROSION AND SEDIMENT CONTROLS TO THE MAXIMUM EXTENTPRACTICABLE, AND STOCKPILES OF SOIL SHALL BE properly CONTAINED TO MINIMIZE SEDIMENTTRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OF adjacent properties VIAAPPROPRIATE BMP's FOR CONSTRUCTION-RELATED MATERIALS, WASTES, SPILLS OR RESIDUES SHALLBE IMPLEMENTED and RETAINED ON SITE TO MINIMIZE TRANSPORT FROM THE SITE TO STREETS,18.19.DRAINAGE FACILITIES, OR ADJOINING property by WIND OR RUNOFF.10.OR WIND.BY WIND OR RUNOFF.FROM PAINTS, STAINS, SEALANTS, GLUES, LIMES, PESTICIDES, HERBICIDES, WOOD PRESERVATIVES ANDline FLUSHING.QUALITY CONTROL BOARD.FACILITIES.CONDITION.THE WATERSHED IS PROHIBITED.IMMINENT.RUNOFF, VEHICLE TRACKING, OR WIND.SEDIMENTS AND OTHER POLLUTANTS SHALL BE RETAINED ON SITE UNTIL PROPERLY DISPOSED OF, ANDMAY NOT BE TRANSPORTED FROM THE SITE VIA SHEET FLOW, SWALES, AREA DRAINS, NATURAL1.DRAINAGE COURSES OR WIND.STOCKPILES OF EARTH AND OTHER CONSTRUCTION RELATED MATERIALS SHALL BE PROTECTED FROMBEING TRANSPORTED FROM THE SITE BY THE FORCES OF WIND AND WATER FLOW.2.FUELS, OILS, SOLVENTS, AND OTHER TOXIC MATERIALS SHALL BE STORED IN ACCORDANCE WITH THEIRLISTING AND ARE NOT TO CONTAMINATE THE SOIL AND SURFACE WATERS. ALL APPROVED STORAGECONTAINERS ARE TO BE PROTECTED FROM THE WEATHER. SPILLS MUST BE CLEANED UP IMMEDIATELYAND DISPOSED OF IN A PROPER MANNER. SPILLS MAY NOT BE WASHED INTO THE DRAINAGE SYSTEM,3.NOR BE ALLOWED TO SETTLE OR INFILTRATE INTO SOIL.EXCESS OR WASTE CONCRETE MAY NOT BE WASHED INTO THE PUBLIC WAY OR ANY OTHER DRAINAGESYSTEM. PROVISIONS SHALL BE MADE TO RETAIN CONCRETE WASTES ON SITE UNTIL THEY CAN BEDISPOSED OF AS SOLID WASTES.4.TRASH AND CONSTRUCTION SOLID WASTES SHALL BE DEPOSITED INTO A COVERED RECEPTACLE TOPREVENT CONTAMINATION OF RAINWATER AND DISPERSAL BY WIND.5.SEDIMENTS AND OTHER MATERIALS MAY NOT BE TRACKED FROM THE SITE BY VEHICULAR TRAFFIC.THEIR CONSTRUCTION ENTRANCE ROADWAYS MUST BE STABILIZED SO AS TO INHIBIT SEDIMENTS FROM6.BEING DEPOSITED INTO THE PUBLIC WAY. ACCIDENTAL DEPOSITS SHALL BE SWEPT UP IMMEDIATELYAND MAY NOT BE WASHED DOWN BY RAIN OR OTHER MEANS.ANY SLOPES WITH DISTURBED SOILS OR REMOVED VEGETATION SHALL BE STABILIZED TO INHIBITEROSION BY WIIND AND WATER.7.STORMWATER POLLUTION PREVENTION DEVICES AND/OR PRACTICES SHALL BE MODIFIED AS NEEDEDAS THE PROJECT PROGRESSES TO ENSURE EFFECTIVENESS.8.STORMWATER POLLUTION PREVENTION AND PRACTICES SHALL BE INSTALLED AND/OR INSTITUTED ASNECESSARY TO ENSURE COMPLIANCE TO THE CITY EROSION CONTROL PLAN ASSOCIATED WITH THIS PROJECT.ALL SUCH DEVICES AND PRACTICES SHALL BE MAINTAINED, INSPECTED AND/OR MONITORED TO ENSUREADEQUACY AND PROPER FUNCTION THROUGHOUT THE DURATION OF THE CONSTRUCTION PROJECT.COMPLIANCE TO THE WATER QUALITY STANDARDS AND ANY EROSION CONTROL PLAN ASSOCIATED WITH THISPROJECT INCLUDES, BUT IS NOT LIMITED TO THE FOLLOWING REQUIREMENTS:D E S I G N E RJULIE LAUGHTON DESIGN BUILD28885 WOODSPRING CIRCLETRABUCO CANYON, CA 92679TEL. 714 305 2861EMAIL. JULIE@JULIELAUGHTON.COMOWNER VICINITY MAPUSEZONELOT AREALOT WIDTH (AVG.)LOT DEPTH (AVG.)LOT SLOPE (%)MAX. BLDG HTMAX. HT ABV GRADESETBACKS:FRONT YARDREAR YARDSIDE YARDLOT COVERAGEOPEN SPACEFLOOR AREA RATIOPARKINGCUTFILLNET EXPORTSTRUCTURETOTALNO CHANGENO CHANGEDEMOLITIONROOF AREAFLOOR AREATOTAL FLOOR+ROOF1ST FLOOR2ND FLOOREXISTING REMOVED REMAINING DEMO TOTAL %NO CHANGENO CHANGEGRADINGOUTSIDE OF INSIDE OFTOTALSTRUCT FOOTPRINT STRUCT FOOTPRINT(cubic yards)IMPERVIOUSSQUARE FOOTAGE% OF LOT AREASURFACESEXISTINGPROPOSED EXISTING PROPOSEDLANDSCAPE HARDSCAPEINCLD/WNO CHANGENO CHANGENO CHANGETOTAL EXTERIOR WALLNO CHANGESINGLE FAMILYRESIDENCESINGLE FAMILYRESIDENCEPROJECT DATAZONING STANDARDS(YES / NO)CONFORMSPROPOSEDEXISTINGREQUIREDDESCRIPTIONPROJECT SUMMARY TABLEDESCRIPTIONHABITABLE AREA:EXISTING PROPOSED TOTAL NOTESUNIT AGARAGE/CARPORTELEV. DECK/TERRACESITE DATAR2R2NO CHANGE-NO CHANGENO CHANGENO CHANGENO CHANGENO CHANGENO CHANGENO CHANGENO CHANGENO CHANGENO CHANGESINGLE FAMILYRESIDENCENO CHANGEPROJECTSITENOTE:THIS DRAWING WAS NOT GENERATED FROM AN ELECTRONIC SURVEY. ITHAS BEEN CONVERTED ELECTRONICALLY FROM A SCANNED IMAGE. ALLWALLS, WINDOWS, DOORS, ETC. HAVE BEEN LOCATED AS ACCURATELYAS POSSIBLE. MEASUREMENTS TO BE VERIFIED IN FIELD. THIS DRAWING ISFOR DESIGN DEVELOPMENT PURPOSES ONLY. NOT TO BE USED FORCONSTRUCTION.LIMITATION OF LIABILITYThese plans have been prepared by Julie Laughton Design with the intent of JLGC INC. to perform thework specified within.Should the owner perform any portion of the work or hire other contractors to perform any portion of thework. It is agreed that the design services and plans provided by Julie Laughton Design Services do notextend to or include the review or site observation of the owners other contractor's work and performance.It is further agreed that the owner will defend, indemnify and hold harmless Julie Laughton Design Servicesfrom any claim or suit, including but not limited to all payments, expenses, or cost involved arising from oralleged to have arisen from these plans or from other contractor's performance or the failure of othercontractor's work to conform to the design intent of these plans.Acceptance of Plans and Limitation of LiabilityBy signing below the owners acknowledge complete review of and understanding of these plans and theirunconditional acceptance of the design and the limitation of liability statement above.Accepted by Owner,Owner's SignatureDateJulie LaughtonDatePresident/CEOJLGC Inc.ARCHITECTURALT-1 SHEET INDEX / PROJECT DIRECTORY / SUMMARY / NOTESTS-1 TOPOGRAPHIC SURVEYA-0.1 SITE PLANA-1 DEMO EXISTING LOWER FLOOR AND MAIN LEVEL FLOOR PLANA-2 DEMO EXISTING UPPER FLOOR AND ROOF PLANSA-3 DEMO EXTERIOR ELEVATIONSA-4 DEMO EXTERIOR ELEVATIONSZAC-1 AREA CALCULATIONSZAC-2 AREA CALCULATIONS2016 CALIFORNIA RESIDENTIAL CODE (C.R.C.)2016 CALIFORNIA BUILDING CODE (C.B.C.)2016 CALIFORNIA MECHANICAL CODE (C.M.C.)2016 CALIFORNIA PLUMBING CODE (C.P.C.)2016 CALIFORNIA ELECTRICAL CODE (C.E.C.)2016 CALIFORNIA FIRE CODE (C.F.C.)2016 BUILDING ENERGY EFFICIENCY STANDARDS2016 CALIFORNIA GREEN BUILDING STANDARDS LOCAL CITY ANDGOVERNMENT AGENCY CODES AND ORDINANCESFULL DEMOLITION OF THREE EXISTING RESIDENTIAL UNITS FOR FUTURECONSTRUCTION OF A SINGLE-FAMILY RESIDENCE.THE SQUARE FOOTAGE OUTLINE OF EXISTING STRUCTURE (FULL DEMO)ARE AS FOLLOWS:EXISTING (3 RESIDENTIAL UNITS) – FULL DEMO1,274.81 SF - UNIT A - 3 BEDROOM RESIDENTIAL UNIT1,303.91 SF - UNIT B - 3 BEDROOM RESIDENTIAL UNIT 937.89 SF - UNIT C - 1 BEDROOM RESIDENTIAL UNIT3,516.61 SF - TOTAL HABITABLE AREA 743.26 SF - CARPORT (3-CAR) 74.77 SF - DECKS 9.81 SF - MECHANICAL 61.34 SF - STORAGEUNIT B3,075.00 S.F.30.00 S.F.102.50 S.F.9'-0"NA3'-0"1,274.81 S.F.TOTALUNIT C UPPERUNIT C LOWERSTORAGEMECHANICAL1,303.91 S.F.716.38 S.F.221.51 S.F.3,516.61 S.F.74.77 S.F.743.26 S.F.9.81 S.F.61.34 S.F.9'-0"NA3'-0"BLAKE RONEY1616 W OCEANFRONTNEWPORT BEACH, CA 92663FULL DEMO 0.00 SF0.00 SF0.00 SF0.00 SF0.00 SF0.00 SF0.00 SF0.00 SF0.00 SFSHEET INDEX / PROJECT DIRECTORY / SUMMARY / NOTESSHEETSCALE1/4" = 1'-0"DATEDESIGNED BYJ.L.DRAWN BYThis drawing and the contents of thisdrawing, hereinafter documents, arethe property of Julie Laughton(Designer). The documents may not bechanged, added to, and/orreproduced or manufactured withoutthe written consent of Julie Laughton(Designer), and only after JulieLaughton has been paid in full for alldesign services and costs. Thisdrawing may not be used by the clientor client's contractors orsubcontractors or agents, on anyother projects without the expressedwritten consent of Designer and onlyafter Designer has been paid in fullfor all design services and costs.28885 Woodspring CircleTrabuco Canyon, CA 92679Phone: 714-305-2861general Contractor Lic. # 903819Julie@JulieLaughton.comREVISIONSCONST. DOCUMENTSDESIGN REVIEWPLANNING / ZONINGCONCEPTUAL123456789PLAN CHECKBID SETJulie LaughtonDesigner Builderthese plans are for use by JLGC Inc onlyproject - residential addition / remodel for:December 12, 2019J.L.SMITH RESIDENCE1616 west oceanfrontNEWPORT BEACH, CA 92663T-116
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ALLEY12W OCEANFRONTSITE PLAN LEGEND:SITE PLAN KEYNOTES:1. BUILDING FOOTPRINT2. SITE TO BE FENCED AT A HEIGHT BETWEEN 72 AND 84 INCHES USING A CHAIN LINKOVERLAID ON THE EXTERIOR WITH AN OPAQUE VINYL FENCE.#SITE PLAN NOTES:1. ALL DEBRIS SHALL BE WET AT TIME OF HANDLING TO PREVENT DUST.2. SEWER LINE SHALL BE CAPPED.3. ALL BASEMENT FILLS SHALL BE CLEAN AND UNIFORM.4. STREETS AND SIDEWALKS ARE TO REMAIN CLEAN AND FREE OF ANY OBSTRUCTION.5. PEDESTRIAN CANOPY PROTECTION REQUIRED IF DEMOLITION IS WITHIN 10 FEET OFPUBLIC SIDEWALK.6. EROSION CONTROL DEVICES SHALL BE AVAILABLE ON-SITE BETWEEN OCTOBER 15AND MAY 15.7. BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE INPLACE AT THE END OF EACH WORKING DAY WHENEVER THE FIVE-DAY PROBABILITYOF RAIN EXCEEDS 30 PERCENT. DURING THE REMAINDER OF THE YEAR, THEY SHALLBE IN PLACE AT THE END OF THE WORKING DAY, WHENEVER THE DAILY RAINFALLPROBABILITY EXCEEDS 50 PERCENT.8. TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED ANDMAINTAINED FOR THE DURATION OF THE PROJECT.EXISTING STRUCTURE TO BE DEMOLISHED PROJECT DESCRIPTION:FULL DEMOLITION OF THREE EXISTING RESIDENTIAL UNITS FOR FUTURE CONSTRUCTIONOF A SINGLE-FAMILY RESIDENCE.THE SQUARE FOOTAGE OUTLINE OF EXISTING STRUCTURE (FULL DEMO) ARE ASFOLLOWS:EXISTING (3 RESIDENTIAL UNITS) – FULL DEMO1,274.81 SF - UNIT A - 3 BEDROOM RESIDENTIAL UNIT1,303.91 SF - UNIT B - 3 BEDROOM RESIDENTIAL UNIT 937.89 SF - UNIT C - 1 BEDROOM RESIDENTIAL UNIT3,516.61 SF - TOTAL HABITABLE AREA 743.26 SF - CARPORT (3-CAR) 74.77 SF - DECKS 9.81 SF - MECHANICAL 61.34 SF - STORAGESITE PLANSHEETSCALE1/4" = 1'-0"DATEDESIGNED BYJ.L.DRAWN BYThis drawing and the contents of thisdrawing, hereinafter documents, arethe property of Julie Laughton(Designer). The documents may not bechanged, added to, and/orreproduced or manufactured withoutthe written consent of Julie Laughton(Designer), and only after JulieLaughton has been paid in full for alldesign services and costs. Thisdrawing may not be used by the clientor client's contractors orsubcontractors or agents, on anyother projects without the expressedwritten consent of Designer and onlyafter Designer has been paid in fullfor all design services and costs.28885 Woodspring CircleTrabuco Canyon, CA 92679Phone: 714-305-2861general Contractor Lic. # 903819Julie@JulieLaughton.comREVISIONSCONST. DOCUMENTSDESIGN REVIEWPLANNING / ZONINGCONCEPTUAL123456789PLAN CHECKBID SETJulie LaughtonDesigner Builderthese plans are for use by JLGC Inc onlyproject - residential addition / remodel for:December 12, 2019J.L.SMITH RESIDENCE1616 west oceanfrontNEWPORT BEACH, CA 92663NORTHSITE PLANSCALE: 1/8"=1'-0"ENTIRE STRUCTURE TO BE FULLY DEMOLISHEDA-0.118
DEMO EXISTING LOWER FLOOR PLAN1/4" = 1'-0"CARPORT7'-8" CLNG12X14 BM6'-7" BTM OF BM7'-9" CLNG11' T.O.W.7'-6" CLNG6'-9.5" CLNG8'-0" CLNG8'-0" CLNGSTORAGESTORAGECARPORTSTORAGECARPORT310210 SL6'-8" HDR12'-4" PLATE7'-8" CLNG+12"1/4" = 1'-0"DEMO EXISTING MAIN FLOOR PLAN71032 SL6'-8" HDR31015 SL7'-6" HDR246828688'-0" CLNG8'-0" CLNG2468FAU8'-0" CLNG608056806'-8" HDR26685468R6'-11" CLNG7'-11" CLNG26682068DW6'-11.5"CLNG31015 SL7'-6" HDR236820498'-0" CLNG6632 SL6'-8" HDR2668 PKT310211 SL6'-8" HDR2868M BATHM BEDBATH 2HALLBED 2BED 3KITCHENUP406813" GAP40311 SL ABV51023 SL6'-8" HDRRDWHTR510411 FX ABV13" GAP51034 SL6'-8" HDRKITCHEN7'-8" CLNG15'-6.5" PLATE2868UPDN8'-0" CLNG+19.5"+21"FP710411 SL ABV5.5" GAP710311 SL6'-3" HDR410411 SL ABV13" GAP41037 SL6'-8" HDR310311 SL ABV13" GAP31037 SL6'-8" HDRDECKLIVINGSITTING6X127'-6.5" BTM OF BM8'-5" CLNG5768 SL6X127'-6.5 BTM OF BM7'-11" CLNG6X106'-7.5" BTM OF BMFP1866 FX7'-1" HDR1666 FX7'-1" HDR3966 FX7'-1" HDR31066 FX7'-1" HDR1666 FX7'-1" HDR4766 FX7'-1" HDR1662 FX6'-8" HDR1662 FX6'-8" HDRDINING5.5"UP5.5"UPLIVING6X127'-6.5" BTM OF BM6X127'-6.5" BTM OF BMDN15"DN22.5"DN91080DNVAULTED15"15"2268FAUUP71032 SL6'-8" HDRUNIT A AND UNIT C 1ST FLOOORUNIT AMECHUNIT AUNIT C1ST FLOORMECHUNIT C1ST FLOORUNIT AUNIT C 1ST FLOORPROJECT DESCRIPTION:FULL DEMOLITION OF THREE EXISTING RESIDENTIAL UNITS FOR FUTURE CONSTRUCTIONOF A SINGLE-FAMILY RESIDENCE.THE SQUARE FOOTAGE OUTLINE OF EXISTING STRUCTURE (FULL DEMO) ARE ASFOLLOWS:EXISTING (3 RESIDENTIAL UNITS) – FULL DEMO1,274.81 SF - UNIT A - 3 BEDROOM RESIDENTIAL UNIT1,303.91 SF - UNIT B - 3 BEDROOM RESIDENTIAL UNIT 937.89 SF - UNIT C - 1 BEDROOM RESIDENTIAL UNIT3,516.61 SF - TOTAL HABITABLE AREA 743.26 SF - CARPORT (3-CAR) 74.77 SF - DECKS 9.81 SF - MECHANICAL 61.34 SF - STORAGEDEMO EXISTING LOWER FLOOR AND MAIN FLOOR PLANSSHEETSCALE1/4" = 1'-0"DATEDESIGNED BYJ.L.DRAWN BYThis drawing and the contents of thisdrawing, hereinafter documents, arethe property of Julie Laughton(Designer). The documents may not bechanged, added to, and/orreproduced or manufactured withoutthe written consent of Julie Laughton(Designer), and only after JulieLaughton has been paid in full for alldesign services and costs. Thisdrawing may not be used by the clientor client's contractors orsubcontractors or agents, on anyother projects without the expressedwritten consent of Designer and onlyafter Designer has been paid in fullfor all design services and costs.28885 Woodspring CircleTrabuco Canyon, CA 92679Phone: 714-305-2861general Contractor Lic. # 903819Julie@JulieLaughton.comREVISIONSCONST. DOCUMENTSDESIGN REVIEWPLANNING / ZONINGCONCEPTUAL123456789PLAN CHECKBID SETJulie LaughtonDesigner Builderthese plans are for use by JLGC Inc onlyproject - residential addition / remodel for:December 12, 2019J.L.SMITH RESIDENCE1616 west oceanfrontNEWPORT BEACH, CA 92663NORTHENTIRE STRUCTURE TO BEFULLY DEMOLISHEDA-119
51032 SL6'-8" HDR7'-6" PLATE9'-8" PLATE8'-9" BTM OF BM7'-10" BTM OF BM110211 SH6'-10" HDR7'-6" CLNG(5) 3620 SKYLIGHTW/6X12 BTWN286811'-7" PLATE8X1213'-1.5" BTM BM13'-10" PLATE58 9L/29H FX ABV7" GAP58681446 FX ABV5.5" GAP1413 FX2'-0" HDR8'-1" PLATE310211 SL6'-8" HDR2668 PKT12'-7" PLATE6632 SL6'-8" HDR8'-0" CLNG2049236831015 SL7'-6" HDR71032 SL6'-8" HDR6'-11.5"CLNG28611 FX ABV5.5" GAP28111 FX3'-9" HDR16 611L/76H FX ABV5.5" GAP16111 FX3'-9" HDR11'-7" PLATEBUILT-INUP311 79L/93H FX ABV5.5" GAP311111 FX3'-9" HDR311 79L/93H FX ABV5.5" GAP311111 FX3'-9" HDR16 611L/76H FX ABV5.5" GAP16111 FX3'-9" HDR56611 FX ABV5.5" GAP56111 FX3'-9" HDR1646 FX ABV5.5" GAP1613 FX2'-0" HDR5.5"DW206826687'-11" CLNGDININGLIVINGKITCHENBED 3BED 2HALLBATH 2M BED6'-11" CLNGR546826686'-8" HDR568060808'-0" CLNGFAU24688'-0" CLNGM BATH8'-0" CLNG2868246831015 SL7'-6" HDR8'-1" PLATEVAULTEDBATH2468310210 SL6'-8" HDRM BEDDNOPEN TO BELOWFPDEMO EXISTING UPPER FLOOR PLAN1/4" = 1'-0"UP5.5"DNWD91080VAULTEDDECKVAULTED8X128X1271032 SL6'-8" HDRUNIT B AND UNIT C 2ND FLOORUNIT BUNIT C2ND FLOORUNIT C2ND FLOORUNIT BUNIT C 2ND FLOORUNIT B1/4" = 1'-0"DEMO EXISTING ROOF PLANRIDGE4:12RIDGE4:124:124:124:124:12RIDGEDECKBELOWDECK BELOWPROJECT DESCRIPTION:FULL DEMOLITION OF THREE EXISTING RESIDENTIAL UNITS FOR FUTURE CONSTRUCTIONOF A SINGLE-FAMILY RESIDENCE.THE SQUARE FOOTAGE OUTLINE OF EXISTING STRUCTURE (FULL DEMO) ARE ASFOLLOWS:EXISTING (3 RESIDENTIAL UNITS) – FULL DEMO1,274.81 SF - UNIT A - 3 BEDROOM RESIDENTIAL UNIT1,303.91 SF - UNIT B - 3 BEDROOM RESIDENTIAL UNIT 937.89 SF - UNIT C - 1 BEDROOM RESIDENTIAL UNIT3,516.61 SF - TOTAL HABITABLE AREA 743.26 SF - CARPORT (3-CAR) 74.77 SF - DECKS 9.81 SF - MECHANICAL 61.34 SF - STORAGEDEMO EXISTING UPPER FLOOR AND ROOF PLANSSHEETSCALE1/4" = 1'-0"DATEDESIGNED BYJ.L.DRAWN BYThis drawing and the contents of thisdrawing, hereinafter documents, arethe property of Julie Laughton(Designer). The documents may not bechanged, added to, and/orreproduced or manufactured withoutthe written consent of Julie Laughton(Designer), and only after JulieLaughton has been paid in full for alldesign services and costs. Thisdrawing may not be used by the clientor client's contractors orsubcontractors or agents, on anyother projects without the expressedwritten consent of Designer and onlyafter Designer has been paid in fullfor all design services and costs.28885 Woodspring CircleTrabuco Canyon, CA 92679Phone: 714-305-2861general Contractor Lic. # 903819Julie@JulieLaughton.comREVISIONSCONST. DOCUMENTSDESIGN REVIEWPLANNING / ZONINGCONCEPTUAL123456789PLAN CHECKBID SETJulie LaughtonDesigner Builderthese plans are for use by JLGC Inc onlyproject - residential addition / remodel for:December 12, 2019J.L.SMITH RESIDENCE1616 west oceanfrontNEWPORT BEACH, CA 92663NORTHENTIRE STRUCTURE TO BEFULLY DEMOLISHEDA-220
UNIT C 1ST FLOOR F.F.PLATE HT.7'-8"CARPORT F.S.7'-9"PLATE HT.UNIT C 1ST FLOOR F.F.PLATE HT.12'-4"UNIT C 2ND FLOOR F.F.PLATE HT.7'-6"DEMO NORTH ELEVATION1/4" = 1'-0"UNIT B F.F.PLATE HT.8'-5"CARPORT F.S.PLATE HT.7'-9"UNIT C 1ST FLOOR F.F.7'-8"PLATE HT.UNIT C 2ND FLOOR F.F.PLATE HT.7'-6"UNIT A F.F.7'-1112"PLATE HT.DEMO WEST ELEVATION1/4" = 1'-0"DEMO EXISTING EXTERIOR ELEVATIONS SHEETSCALE1/4" = 1'-0"DATEDESIGNED BYJ.L.DRAWN BYThis drawing and the contents of thisdrawing, hereinafter documents, arethe property of Julie Laughton(Designer). The documents may not bechanged, added to, and/orreproduced or manufactured withoutthe written consent of Julie Laughton(Designer), and only after JulieLaughton has been paid in full for alldesign services and costs. Thisdrawing may not be used by the clientor client's contractors orsubcontractors or agents, on anyother projects without the expressedwritten consent of Designer and onlyafter Designer has been paid in fullfor all design services and costs.28885 Woodspring CircleTrabuco Canyon, CA 92679Phone: 714-305-2861general Contractor Lic. # 903819Julie@JulieLaughton.comREVISIONSCONST. DOCUMENTSDESIGN REVIEWPLANNING / ZONINGCONCEPTUAL123456789PLAN CHECKBID SETJulie LaughtonDesigner Builderthese plans are for use by JLGC Inc onlyproject - residential addition / remodel for:December 12, 2019J.L.SMITH RESIDENCE1616 west oceanfrontNEWPORT BEACH, CA 92663ENTIRE STRUCTURE TO BEFULLY DEMOLISHEDA-321
UNIT C 1ST FLOOR F.F.PLATE HT.12'-4"PLATE HT.8'-5"UNIT A F.F.CARPORT F.S.PLATE HT.11'-7"UNIT B F.F.7'-9"PLATE HT.DEMO EAST ELEVATION1/4" = 1'-0"PLATE HT.7'-1112"UNIT A F.F.PLATE HT.8'-1"UNIT B F.F.UNIT A F.F.PLATE HT.8'-5"UNIT B F.F.11'-7"PLATE HT.DEMO SOUTH ELEVATION1/4" = 1'-0"DEMO EXISTING EXTERIOR ELEVATIONS SHEETSCALE1/4" = 1'-0"DATEDESIGNED BYJ.L.DRAWN BYThis drawing and the contents of thisdrawing, hereinafter documents, arethe property of Julie Laughton(Designer). The documents may not bechanged, added to, and/orreproduced or manufactured withoutthe written consent of Julie Laughton(Designer), and only after JulieLaughton has been paid in full for alldesign services and costs. Thisdrawing may not be used by the clientor client's contractors orsubcontractors or agents, on anyother projects without the expressedwritten consent of Designer and onlyafter Designer has been paid in fullfor all design services and costs.28885 Woodspring CircleTrabuco Canyon, CA 92679Phone: 714-305-2861general Contractor Lic. # 903819Julie@JulieLaughton.comREVISIONSCONST. DOCUMENTSDESIGN REVIEWPLANNING / ZONINGCONCEPTUAL123456789PLAN CHECKBID SETJulie LaughtonDesigner Builderthese plans are for use by JLGC Inc onlyproject - residential addition / remodel for:December 12, 2019J.L.SMITH RESIDENCE1616 west oceanfrontNEWPORT BEACH, CA 92663ENTIRE STRUCTURE TO BEFULLY DEMOLISHEDA-422
NOTEYEAR-ROUND BMP REQUIREMENTSLEGENDEROSION CONTROL BMPsTEMPORARY SEDIMENT CONTROLWIND EROSION CONTROLTRACKING CONTROLWASTE MANAGEMENT AND MATERIALS POLLUTION CONTROLNON-STORMWATER MANAGEMENTJOB NO.SHEET12/12/2019 3:59:57 PM N:\192xx\19204\Drawings\Civil\19204-cppp.dwg139 Avenida NavarroSan Clemente, CA 92672949.492.8586www.toalengineering.comCIVIL ENGINEERINGLAND SURVEYINGSTORMWATER QUALITYOFPLANS PREPARED BY:PREPARED FOR:APVD. DATER E V I S I O N SBY DATEAPPD.:DATE:DWG. NO.H. SCALE:V. SCALE:SURVEY DATE:CHD.:DRN.:No. 57587CIVILT AFOETS IOFILACNRAREGISTERED PROFESSIONAL EN GIN E E RCALEB RIOSJULIE LAUGHTON----C.R.C.R.A.V.12/201912/12/2019 1" = 8'N/AC-111192041616 OCEANFRONTLOT A, BLOCK 16, SECTION B OF NEWPORT BEACH1616 OCEANFRONT, NEWPORT BEACH, CACONSTRUCTION POLLUTIONPREVENTION PLAN23