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HomeMy WebLinkAbout06_ Segerstrom Residence_PA2017-2054�EVVPOQT o e� CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT cticoaN01' SUBJECT: Segerstrom Residence (PA2017-205) SITE LOCATION: 818 West Bay Avenue Coastal Development Permit No. CD2017-090 APPLICANT: Richard Krantz Architects OWNER: Sally Segerstrom PLANNER: Liane Schuller, Contract Planner 949-644-3237, Ischuller@newportbeachca.gov GENERAL PLAN/ZONING DISTRICT March 15, 2018 Agenda Item No. 6 • General Plan: RS -D (Single -Unit Residential Detached) • Zoning District : R-1 (Single -Unit Residential) • Coastal Land Use Category: RSD -B (Single -Unit Residential Detached - (6.0 - 9.9 DU/AC) • Coastal Zoning District: R-1 (Single -Unit Residential) PROJECT SUMMARY A coastal development permit (CDP) to allow the demolition of an existing single-family residence and construction of a new three-story, 7,451 -square -foot, single-family residence, including an attached three -car garage. The project includes landscape, hardscape, and subsurface drainage facilities all within the confines of private property. The site is protected by an existing private bulkhead that has been inspected, is in generally good condition, and will be reinforced in conjunction with the proposed construction. The design complies with all applicable development standards and no deviations are requested. 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) 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. CD2017-090 (Attachment No. ZA 1). 1 Segerstrom Residence Zoning Administrator, March 15, 2018 Page 2 Land Use and Development Standards The project is located in the R-1 Zoning District, which allows a maximum of one residential dwelling unit on a single legal lot, and is consistent with the City's Coastal Land Use Plan, General Plan, and Zoning Code. A CDP is required and the property is not eligible for a Waiver for De Minimis Development because the property is located in the Appeal Area. The property consists of two legal lots containing an existing single-family residence. The building permit issued forthe original structure predates the Subdivision Map Act requirement to merge underlying lot lines. Prior to issuance of a building permit for the proposed development, the applicant will be required to apply for and obtain a certificate of compliance to formally recognize the two underlying legal lots as a single building site (Condition of Approval No. 5). The neighborhood is predominantly developed with two-story, single-family residential structures. Most newer residences have a rooftop deck and a partial third story. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. The proposed single-family residence and accessory structures conform to al applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below: Hazards • The finished first floor elevation of the proposed residence is 9.17 feet based on the North American Vertical Datum (NAVD88), which exceeds the minimum required 9.00 -foot (NAVD88) elevation standard. N Table 1 — Development Standards Development Standard Standard Proposed Setbacks min. Front street 4 feet 4 feet Sides 4 feet 4 feet Front water 20 feet 20 feet Allowable Floor Area 9,070 square feet 7,451 square feet Open Volume Area 680 square feet 905 square feet Third Floor Area 680 square feet 545 square feet Parkin 3 -car garage 3 -car garage Height 24 feet flat roof 29 feet sloped roof 24 feet flat roof 29 feet sloped roof Hazards • The finished first floor elevation of the proposed residence is 9.17 feet based on the North American Vertical Datum (NAVD88), which exceeds the minimum required 9.00 -foot (NAVD88) elevation standard. N Segerstrom Residence Zoning Administrator, March 15, 2018 Page 3 • The existing development includes a private seawall/bulkhead along the waterway. A Bulkhead Condition Report prepared by William Simpson & Associates, Inc., dated January 10, 2018, concludes that the cast -in-place wall is in generally good condition. In order to protect the proposed new development, the report recommends that the wall be reinforced and repaired, and provides specific recommendations on how this should be accomplished. Once the wall has been reinforced and repaired, it is not anticipated that the wall will need further repair or replacement over the economic life of the proposed development (i.e., 75 years). • A project -specific Coastal Hazards Analysis Report was prepared by William Simpson & Associates, Inc., dated January 10, 2018. The report concludes that flooding, wave run up and erosion will not significantly impact this property over the life of the proposed development, provided the existing seawall is reinforced and repaired as recommended. • Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. • The property is located in an area known for the potential of seismic activity and liquefaction. A project -specific Geotechnical Investigation prepared by LGC Geotechnical, Inc., dated September 8, 2017, provides recommendations relative to grading, drainage and foundation design. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Water Quality • A Construction Pollution Prevention Plan (CPPP) prepared by Duca-McCoy, Inc., dated August 22, 2017, provides recommendations for temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation, and to minimize pollution of runoff derived by construction 3 Segerstrom Residence Zoning Administrator, March 15, 2018 Page 4 chemicals and materials. Construction plans and activities will be required to adhere to the CPPP. Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), because of the project site's proximity to coastal waters, a Water Quality and Hydrology Plan (WQHP) was prepared by Duca-McCoy, dated August, 2017. The WQHP has been reviewed and approved by the City's Engineer Geologist. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of a low -impact development (LID) approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQHP prior to building permit issuance. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. Public Access The project site is located between the nearest public road and the sea or shoreline, and the existing residential development does not currently provide nor does it inhibit public coastal access. 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 replaces an existing single-family residence located on a coastal lot with a new single-family residence. 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. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. Lateral coastal access is provided by the public beach area approximately 300 feet west of the site, and by smaller nearby public beach areas accessible from the water. The nearest vertical access is provided at the 9th Street street -end approximately 120 feet west of the project site. The project site is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the Coastal Land Use Plan. Furthermore, an investigation of the project site and surrounding area did not identify any other public view opportunities. The project site may be located within the viewshed of distant public viewing areas. However, the project is located on a coastal lot and will replace an existing single-family home with a new single-family home that complies with all applicable LCP development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. 0 Segerstrom Residence Zoning Administrator, March 15, 2018 Page 5 Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. 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 and construction and location of limited numbers of new, small facilities or structures including one single-family residence in a residential zone. The proposed project consists of the demolition of an existing single-family residence and the construction of a new three-story, 7,451 -square -foot, single-family residence, including an attached three -car garage in the R-1 Zoning District. 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: ane Sc u er ontract Planner BMZ/Is 5 Attachments Segerstrom Residence Zoning Administrator, March 15, 2018 Page 6 ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Description and Justification ZA 4 Project Plans M, Attachment No. ZA 1 Draft Resolution 7 RESOLUTION NO. ZA2018-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-090 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW THREE-STORY, SINGLE-FAMILY RESIDENCE AND ATTACHED THREE -CAR GARAGE AT 818 WEST BAY AVENUE (PA2017-205) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Richard Krantz Architects ("Applicant'), on behalf of Sally Segerstrom ("Owner"), with respect to property located at 818 West Bay Avenue, requesting approval of a coastal development permit. 2. The property is legally described as Lots 30 and 31 of Tract 884. 3. The applicant proposes the demolition of an existing single-family residence and construction of a new three-story, 7,451 -square -foot, single-family residence including an attached three -car garage. The project includes landscape, hardscape, and subsurface drainage facilities all within the confines of private property. The site is protected by an existing private bulkhead that has been inspected, is in generally good condition, and will be reinforced in conjunction with the proposed construction. The design complies with all applicable development standards and no deviations are requested. 4. The subject property is designated Single -Unit Residential Detached (RS -D) by the General Plan Land Use Element and is located within the Single -Unit Residential (R-1) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Single -Unit Residential Detached (6.0 — 9.9 DU/AC) (RSD -B) and is located within the Single -Unit Residential (R-1) Coastal Zoning District. 6. A public hearing was held on March 15, 2018, 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 I Zoning Administrator Resolution No. ZA2018-### Paqe 2 of 8 Conversion of Small Structures), because it has no potential to have a significant effect on the environment. 2. Class 3 exempts the demolition and construction and location of limited numbers of new, small facilities or structures including one single-family residence in a residential zone. The proposed project consists of the demolition of an existing single-family residence and the construction of a new 7,451 -square -foot, single-family residence including an attached three -car garage in the R-1 Zoning District. SECTION 3. REQUIRED FINDINGS. In accordance with Newport Beach Municipal Code ("NBMC) Section 21.52.015 (Coastal Development Permits, Findings and Decision), 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 proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 9,072 square feet and the proposed floor area is 7,451 square feet, including the garage. b. The proposed development will provide the minimum required setbacks, which are four (4) feet along the front property line abutting West Bay Avenue, four (4) feet along each side property line, and twenty (20) feet along the front property line abutting the Newport Harbor waterway. c. The highest guardrail is less than 24 feet and the highest roof ridge is no more than 29 feet, measured from the finished first floor level of 9.00 feet (NAVD88), which complies with the maximum height limitation. d. The project includes enclosed garage parking for three vehicles, in compliance with the minimum parking requirement for single-family residences with 4,000 square feet or more of habitable floor area. 2. The neighborhood is predominantly developed with two-story, single-family residences. Most newer residences have a rooftop deck and a partial third story. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. 0 Zoning Administrator Resolution No. ZA2018-### Paqe 3 of 8 3. The finished first floor elevation of the proposed residence is 9.17 feet (NAVD88), based on the North American Vertical Datum (NAVD88), which exceeds the minimum required 9.00 -foot (NAVD88) elevation standard. 4. The existing development includes a private seawall/bulkhead along the waterway. A Bulkhead Condition Report prepared by William Simpson & Associates, Inc., dated January 10, 2018, concludes that the cast -in-place wall is in generally good condition. In order to protect the proposed new development, the report recommends that the wall be reinforced and repaired, and provides specific recommendations on how this should be accomplished. Once the wall has been reinforced and repaired, it is not anticipated that the wall will need further repair or replacement over the economic life of the proposed development (i.e., 75 years). 5. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. 6. A project -specific Coastal Hazards Analysis Report was prepared by William Simpson & Associates, Inc., dated January 10, 2018. The report concludes that flooding, wave run up and erosion will not significantly impact this property over the life of the proposed development, provided the existing seawall is reinforced and repaired as recommended. 7. The property is located in an area known for the potential of seismic activity and liquefaction. A project -specific Geotechnical Investigation prepared by LGC Geotechnical, Inc., dated September 8, 2017, provides recommendations relative to grading, drainage and foundation design. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 8. A Construction Pollution Prevention Plan (CPPP) prepared by Duca-McCoy, Inc., dated August 22, 2017, provides recommendations for temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation, and to minimize pollution of runoff derived by construction chemicals and materials. Construction plans and activities will be required to adhere to the CPPP. 9. Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), because of the project site's proximity to coastal waters, a Water Quality and Hydrology Plan (WQHP) was prepared by Duca-McCoy, dated August, 2017. The WQHP has been reviewed and approved by the City's Engineer Geologist. The WQHP includes a polluted runoff and 10 Zoning Administrator Resolution No. ZA2018-### Paqe 4 of 8 hydrologic site characterization, a sizing standard for BMPs, use of a low -impact development (LID) approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQHP prior to building permit issuance. 10. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. 11. New landscaping will be verified for compliance with NBMC Section 21.30.075 (Landscaping). Condition of Approval No. 16 requires drought -tolerant, and prohibits invasive, species. Prior to issuance of the building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 12. The property is not located near designated public viewpoints or coastal view roads and will not impact public coastal views. See all Facts in Support of Finding B below. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: 1. The project site is located between the nearest public road and the sea or shoreline. The residential lot does not currently provide nor does it inhibit public coastal access. 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 replaces an existing single-family residence located on a coastal lot with a new single-family residence. 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. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. 2. Lateral coastal access is provided by the public beach area approximately 300 feet west of the site, and from smaller nearby public beach areas accessible from the water. The nearest vertical access is provided at the gth Street street -end approximately 120 feet west of the project site. 3. The project site is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the Coastal Land Use Plan. Furthermore, an investigation of the project site and surrounding area did not identify any other public view opportunities. The project site may be located within the viewshed of distant public viewing areas. However, the project is located on a coastal lot and will replace an existing single-family home with a new single-family home that complies with all applicable LCP 11 Zoning Administrator Resolution No. ZA2018-### Paqe 5 of 8 development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-090, subject to the conditions set forth in Exhibit "A," which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 15TH DAY OF MARCH, 2018. Patrick J. Alford, Zoning Administrator 12 Zoning Administrator Resolution No. ZA2018-### Pape 6 of 8 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Prior to the issuance of a building permit, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices including the repair and maintenance, enhancement, reinforcement, or any other activity affecting the bulkhead, that results in any encroachment seaward of the authorized footprint of the bulkhead or other shoreline protective device. The agreement shall be binding against the property owners and successors and assigns. 3. Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify 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 development. 4. The existing private seawall/bulkhead shall be reinforced and repaired, in keeping with the recommendations provided in the Bulkhead Condition Report prepared by William Simpson & Associates, Inc., dated December 19, 2017. 5. Prior to issuance of a building permit, the Owner shall apply for and obtain a certificate of compliance to formally recognize the two underlying legal lots as a single building site. 6. 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, wetland or their buffers. 7. Best Management Practices (BMPs) and Good Housekeeping Practices (GNPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan (CPPP). 8. 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 i3 Zoning Administrator Resolution No. ZA2018-### Paqe 7 of 8 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. 9. 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. 10. 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. 11. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 12. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 13. 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. 14. 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. 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 issuance of a building permit, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the coastal development permit file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this coastal development permit. 17. Prior to issuance of a building permit, the approved CPPP shall be submitted with the Building Permit plans. Implementation shall be in compliance with the approved CPPP and any changes could require separate review and approval by the Building Division. 18. Prior to the issuance of a building permit, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought -tolerant plantings, non- invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. In Zoning Administrator Resolution No. ZA2018-### Paqe 8 of 8 19. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 20. 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. 21. Coastal Development Permit No. CD2017-090 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. 22. 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 Segerstrom Residence including, but not limited to, Coastal Development Permit No. CD2017-090 (PA2017-205). 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. 15 Attachment No. ZA 2 Vicinity Map 1( VICINITY MAP Coastal Development Permit No. CD2017-090 PA2017-205 818 West Bay Avenue Attachment No. ZA 3 Project Description and Justification 12 Richard Krantz Architecture, Inc. 1500 Quail Street, Suite 520 Newport Beach, CA 92660 (949) 752-6345 (949) 752.6235 fax January 2, 2018 Segerstrom/Andrews Residence 818 West Bay Avenue Newport Beach, CA 92661 Re: Project description and justification City of Newport Beach Planning Department, On behalf of our client, we are proposing the demolition of the existing structure located at 818 West Bay Avenue and construction of a 2 -story, single family residence in it's place with attached garage and upper roof deck as shown in the submitted set of plans. Per City of Newport Beach Municipal Code Section 21.52.015(F) "Findings and Decision", the project will conform with the following: 1. Project will be in full compliance with current planning and building codes. 2. New home of 6,813 sq. ft. conditioned space and 650 sq. ft. garage complies with all zoning codes including open area calculation and 3rd floor limitation requirements. 3. The residence will include 5 bedrooms, 6.5 baths, and 3 garage parking spaces, 410 sq. ft. of uncovered decks, and 446 sq. ft. of covered decks. Included in these numbers are the third floor 271 sq. ft. covered deck, 133 sq. ft. uncovered deck and < 139 sq. ft. mechanical deck. 4. The maximum height of the building will be 29'-0" tall which is at 38.00' above sea level. The first floor finish floor is located at 9.17' above sea level. 5. The project conforms to all applicable sections of the certified Local Coastal Program. 19 Attachment No. ZA 4 Project Plans 20 z z Q .a q cn `� w z z r F w w 6.9 4 �6 6 �>�� /3 6 98s F 8.S B.Ss76 8S 7�S 4°6, ys 8'20 \l� 6g2 TCC 4 WALL V 1 BLOCK WALL ,LO ZZL M,AO,OE°LL S BLOCK WALL >s >2s F 8 PpTP 7 Q 7.82 ss Tc TOp �> - p 8 IVA 0_ TV 7 0 TG „' LK 0 6 0 8 V o; c .TK 7. 9 7 1 3S F< TC 6 6' 94 6.96E as C y Tc pip 9 s s - 'Z, O ' W s 0 P f > 6 02 F< �9 TC BING WALL 8s 8 T < WALLS, FENCES, HEDGES AND GUARDRAILS La o ° SHALL NOT EXCEED 42" FROM EXISTING 0o T✓I,y GRADE PRIOR TO CONSTRUCTION WITHIN _ - / cu 6rNG WALL FRONT SETBACK AREAS ✓ �` 6 W 8. 6 i' B - 3 T < s O o 8 S2 9 2 2 8 S0 � `` 846 8S 8S O /I I >Q2 6, �� SO 2 PLNTR R LET Q PLNTR LNTR 6 FS F V PLNTR 38. 6 WA19 TG E ? 4 2 F > 0 .4 8. _ 4 < 9 WALL— 10.90 TW _ 1 1.2 8 Vo L „ ,0£0 L 8 08 j >4 TC PLNTR 8. 1 1 STEPS PLNTR STEPS PLNTR PLNTR 6` 6. > 23 F< z Q Ci z r x w 21 D R A W N AE C H E C K E D R.K. ego 2 W L4 6 S C A L E 1/8" = 11.011 S H E E T N 0. A I e �6Atp r O Q• U N U en C C N on cl t- U �r N � o U p} N} pU Z �JZZ¢ ZZ¢p ¢V(no0 �wwo'w YN NW =o�w =�amo �p3zz �ZK JJ ��nE O=V ¢ mNw w� � a=wF— o =—p ao~GZD wl`o=oi Ow3N>Z .0 co zw- ZH Mw _ ¢ O'4 w= p¢I+O1N3 W�oza V=IZJW NO J j =d p m J otnl-zwi- zpo�Z< Z�� EE -') < U1V ¢IVF ¢Z� 2 —Www /I\ \{/ W pw W Z�zczI �z z 3tiOVwV W Q_ZNpfn C40) V1 U yU `d 4) O U P4 � a� (U �a00 21 D R A W N AE C H E C K E D R.K. DATE I/9/2018 R E V I S 1 0 N S C A L E 1/8" = 11.011 S H E E T N 0. A I e 21 DRAWN C H E C K E D R.K. DATE 1/9/2018 R E V I S 1 0 N S C A L E 1/4" = 11-0" S H E E T N 0. Al 1 IL - 22 U\ �� B�0 a> ¢ C a c 6 0 o U alpq. dp�7 SSP • U N C) kn rn � v Vin a w 4 o} W FJZ �Q Q0(n00 �WW�W YNNO_ pp��p QJKW� sFamm �wwo� p�zz w� OZ.0J> F006 �NOn a o~aZo z� Ul2�QWJ� H � W�p�OW FSO �Q K� (nmFpp_ W <1) <� a Q Fp o2 W = p�QWN 3 c ^ �a JZ0= I0 OJHzwHNw0Q Owz.O '4 mo�=z W �Q tnUQ�O� QZK�CL 2- WF�K V1L o • ^�I <000�w W O�ZwpO 0 2-WWm 0 T=¢on �a �¢¢ � N �U Cd cl O v Pq W un a� � o a V1 4 Z DRAWN C H E C K E D R.K. DATE 1/9/2018 R E V I S 1 0 N S C A L E 1/4" = 11-0" S H E E T N 0. Al 1 IL - 22 E A3 3 D G B A3.2 A3.2 A3.1 i 20'-0 1/2" 2'-8 1/4" i 86'-5" 12'-10 3/4" I I I � I I 11-0)/2",2'-1 1/2" 6'-I" 0'-q" i 2'-0" 6'-1" b' -I" 3'-3" 51-51/211 1 4'-q 1/2" 2'-0" b' -a 11/2" 2'-0" '-2 1/2" 6'-4" '-6 1/5%2'-11 1/8" 2'-11 1/8" 5'-1" 3'-5 5/8" Pil, ' � I ' � I ' � I ' � I ' � I � I � I � I SIDE SETBACK 22-1 i 228 i 22q 230 231 232 233 I 234 235 236 237 238 23q � � I NOTHING (INCLUDIN(9 TRIM) TO EXTEND BEYOND —--------- - _ �---------------'--------------,----------- - ------- -- ----- —*- --- ------ -- i i 2'-b" FROM SET BACK — ' ❑ i ❑ 3 I - �� 41 ❑44 SEAT D I - i ' r 26 23 m 4a i tll 41 ❑ ❑ m 216 m 3- p i I DOUBLE - 41 � _ I `t 53 ' KING 51 _ BEDI U _ r i 21'-'711/2" BED T 1212" -II I/ 4'-2" 4'-5 2" '- I I/2" 10'-q'I/2" m b' -I" 0 '- II/2". T -T' / w SETBACK 226; MASTER:BATH : I V-1" GLC. 3 I '? 220 0 I p z 201 s3 a, 1218 n BEDROOM 2 n v - a, BEDROOM 3 = ------ --- `9 i i m 11GLC. t = N MASTER ----------- ------- --- _ Q c = '0 t 2 s BEDROOM N 3 8'-I"iGLG. (( 8 1 -8 3/4" -8 3/4" 2'14" �l-I I '- 11/2" ry -8" i8' -I 1/2" U 3 /2" 2'- / 3' �� it .� i I2'_O" GLC. tba / 5D dd- _- 0 3 4q , I n0 m ij 8'-b" P-4 1/2" i - Ib' -2 3/4" b'-2 3/4 I DUCT b' -I" 14'-2 1/2" DUGS / 2' 7 I/2" 3 3 -III 2' 3'- f"-+' - m' S3 i m 22'-51/2" N 3112 T n 41 B m - — — 23 m c'' MASTER CLOSET 4a O 33 O s6 202 _ B 4 b 41 0 202 m ------------------83� 8'-I"GLC. _ ❑ ❑ GALLERY m - — —_-o SD i 4 q 8 REAR-:- - my N ------- ----L _141 4133 203 6 SETBACK .0 4q 4 /3'- 44" '-O /4," i -i 9•, \ 204 BEDROOM 4 "' I B 4a = i = 12'_0" GLC. SD Ib'- i" 4'-1 I/Z. 4 1/2 ® 56 3 I/ I - i----------- G0 HALL = _ = OPEN T BELOW A3.1 ------ m L SITTING 8'-I" GLC. Q Qt t I O A3.1 GLC. i m j 214 j 4a \ / // I m 205 BED N 1 03 221 I ' m \ \ / / KING SIZE �_ 1 ------ / � WINDOWS SOF zt d1 I ABOVE BELOW= 4a i 4'-4 I/2" 4'-10" ' 2'-q I/4" N 4'-q" 4"O" O q'-51/2" ��9„ 4'.q" 4'-11 I/ ry N \ —I 31 FIREPLACE TG42 2'-5 3 4" ry N 4q 206 m r -- _ STORAGE Q O I/ O - LIN. q 221\ - - , O :inUl - ❑ <Y 53 i IREPLAGE 5' 1/, 6-2 1/4" 8'-8 I/8" 3' m !'- 41-25/411 4'-8 I/4" i a" 4'-11 1/ 4' O" -3 I/ '-5 I/ i - � � n co 4a // L_ i 11 1 8'-1" GLC. ------ -------3 LANDING N 21R- '^ \/E5 -HI RULEEA. m p � 41 I i — :000 O /2 - 0 I W II 3 -II I/2" '- -II I/2" 0-3 I/2" GAB v fl) O i ry m DN ISR UP ISR ST IR I� LN OFFICE 53 i2' -O" GLC. t N 41 44 D IS r 208 OR 210 - : `-t _i� I I 50 Wr -- 2'=o I z" 3'-8" E42 a LAU/GRAFT U_I - i DESK i r a'-0" GLC. li i 1 OI 4q 53 cV i a ICE - o 41 m BATH Q GRAFT TABLE 15'-11" i 5-8 1/2' + 1p 10'-3 I/2" 210 I m i 41 � I I ---- ---- -- --- ----- ------ " 17 216 i 215 214 213 212 211 —LBIDE SETBACK 2 FIRPLACE VENTS FRO BELOW I , -O 2'-q I/2" i4'-10 I/2" 3'-0" 4'- 5/8" 4'-1 1/2" b'-3 I/2" b'-3 I/2" 5'-? I/4" V-1 3/4" 1'-5 2" b'-5 I/2" 3'-0 7/8" i 33'-I 5/8" 14'-5 1/8" 5'-0 1/8" i 22'-8 5/4" I I I E A3.3 D G B A3.2 A3.2 A3.1 DRAWN C H E C K E D R.K. DATE 1/9/2018 R E V I S 1 0 N S C A L E 1/4" = I'-0" S H E E T N 0. U � a Y c � � q. dp�7 SSP • U W U N In en O O eq r V v UyoC"' W FJZ�Q QOM o �ww�w YNNW QZ��O QQKWj =Fam 'wwoz 'ngo} co ocoz Ftt UOQL m=w wN ¢ o===o ao~aZo WWF=02 z� J W¢OKUI=i o- zr O OQU = Q FpU Omz��ino ��QWN 3 JJ=mo w m r- w a—,yOU!Q zp0�3� m tnU¢�OH Qzmmrc O= WowOw U - <00- , w ��zwoo U MUoma=—wwm 0 m M¢¢¢oa rl � N �U cd Mcd 1+1 w` UD N .T U O a W Vj 04 00 F�J� F-1 DRAWN C H E C K E D R.K. DATE 1/9/2018 R E V I S 1 0 N S C A L E 1/4" = I'-0" S H E E T N 0. E A3 3 D G B A3.2 A3.2 A3.1 I I I I I I I 8''-9 3/8" II' -9 7/t5" 10 1/2" 13'76 6-4" I � I I I I I I I I I FAGE:OF FRAMING AT 2ND FLR. BELOW i FACE OF FRAMING NOTHING (INGLUDIN6 TRIM) (D 2'-b" (DASHED) 2ND FLR. BELOW TO EXTEND BEYOND (DASHED) SIDE SETBACK 2'-b" FROM SET BACK , I / I THIRD FL OR LQ. IMITATION SETBACK LINE PLEASE FER TO SHEET A 22 FOR MORE INFO. ' -- FRONT SPACE SETBACK R Out ID ry ry I2'i7" LU I I 30"X30" ATTIC I I ' ACCESS PANEL n m ' 1 N N I ❑❑ 6: 12 CURVED 3 41 26 23 N SLOPE / � WE I I J I 177 �r--------- Go o BATH 301 -- - -- ---- - -- _ ' _...... - 'I --- — _ = 4---- - ry I ry r i 32.32' TOP IOF WALL � I I i i _�R Out ID, --I ---- --- i BENCH 10"O 1174 �1 41 3 ry J E I GAB I m NOTHING PERMITTED ON PECKS IN 1 ABOVE 24' (33' ELEVATION) , I i APPLIES TO ALL DECK AREAS = REAR I I i III 5,-z, 9'-2 1/2" 51-101/21, l \ SETBACK i COVERED i O ry I DECK I 53 303 II \` ' ' l 310 304 W "Lollt=T LOW i �'THIRD FLOODwALL ,, J-415 III 3I I 3:12DECK; JACUZZI r r OPE SLOPE r I A A3.1 U- T ITH TABLE 6 m m VOLUME GLC. m r 6 A3.1 `r �} GLASS i i i OYER ' `t - - 301 i 309 RAIL i i i I li I I I II I II I . I -I I l 302 i � ' CURVED I I i i i I L' I'-4" 10'-5" : 2'-7 I/2" 5'-10 I/2" i II .'� I I' cV ' \ _ I I �}1--------- i'------�-� \O O .p GAB '�46 �� - ----- ------ - i -- --` -- - - n NET = - --- i --- —N BENCH ' ii BAR TOP ,"OF WALL � MECH ` I FRAMING AT DECK DECK WALLS i HIDDEN I I I i 43 (DOTTED) PANEL i ACCESS .' DIRECT VENTIli 303 to DOOR FROM BELOW li 3-b" 2'-9 /2" 61-51,121, _ DN ISR L A N i i ii r i _i ' SLO�PE % GURV�D ELEVATOR (n in I I I I4: 11 \ i SLO 6 THIRD FLOOR LIMITATION SETBACK LINE \ PLEASE RfEFER TO SHEET A50.2 FOR MORE INFO. i ii 9 I 214 \ SIDE SETBACK � I I I I I I I I I I ' I I I I I I 8'�9 3/8" II' -9 7/$" Or - 20' -7 3';b" b'-4" 1/4" 20'-81/2" b'-3" 37'-8" I I I I I I E A3.3 D G B A3.2 A3.2 A3.1 DRAWN C H E C K E D R.K. DATE 1/9/2018 R E V I S I O N S C A L E SHEET N 0. U � a Y � � dp�en 7en SSP • U w `n W O O b0 +� � r V v o} w ¢�rn00 W A yNIWwW ammo xFam 4-4 �wwo� O o�zz w� O OJ} O FUO¢ m mew WN � \ ao~aZo I,.Iw"xox z� ow3`n>-z InmFo W ZwH oxw¢ox Q~OI-�U O (nZO�aO O JJ=K�Ii m ZNH ZWH !� a -w00¢ m¢O~x Q tnU¢�OH ¢zmmrc x-woWow 3,oOwo ¢UUP -'W U =-wwm 1= wUomam L z �¢¢¢oa rl � N �U d � cWD O v PQ � un CA W 00 Vj 00 F�J� F-1A23IL- DRAWN C H E C K E D R.K. DATE 1/9/2018 R E V I S I O N S C A L E SHEET N 0. E A3 3 D G B A3.2 A3.2 A3.1 i RIDGE CALCUL AT ON PLATE HT. 34. I' HEEL HT. 1' RISE 2.251 c � � ROOF 5HT' 37. -I' +ROOF N15H .1 5, FINISH ID&E 38.0 ' PROPERTY LINE Kv-A attic ventilation A. ATTIC VENTILATION SHALL EQUAL 1/150 OF THE AREA OF ENCLOSED ATTIC AREA. REFER TO TABLE BELOW FOR NUMBER OF i VENTS REQUIRED. B. PROVIDE "O-HA61N" CLOAKED VENT TILES TO MATCH PROFILE OF X ROOF TILE. VENTS SHALL BE CONTSTRUCTED OF UNFINISHED SHEET COPPER AND PAINTED TO MATCH ROOF TILE COLOR. X E G. DISTRIBUTE VENTS EVENLY ACROSS LENGTH OF ROOF, AND LOCATE A33 D G B A MINIMUM OF 24" FROM VALLEY WATERWAYS. A3.2 A3.2 A3.1 D. VOLUME CL&. ROOF RAFTER VENTILATION - VERIFY X VOLUME GL6. LOCATIONS WITH INTERIOR DESIGNER X PRIOR TO CONSTRUCTION ROOF AREA REQUIRED VENTILATION (S.IJ # VENTS roof plan notes roof plan legend: ('/'�°) 86.22555.1.I1.EA. A 514 (AREAXI44)/150 = 494 6 I. IT 15 THE GONTRAGTOR'S RESPONSIBILITY TO CONSTRUCT b. IF FORGED AIR UNITS ARE TO BE LOCATED IN THE ATTIC, 9. THIS PROJECT IS BEING CONSTRUCTED IN A "SPECIAL WIND 13. CHIMNEY GAPS SHALL BE FINISHED IN COMPLIANCE WITH B 513 (AREAX144)/150 = 493 6 THE HOUSE ENTIRELY WITHIN THE 5UILDIN6 ENVELOPE THEY MUST BE POSITIONED IN SUCH A MANNER THAT THE REGION" AS DETERMINED BY THE COUNTY. ALL ROOF PELICAN CREST DESIGN GUIDELINES. FLOOR FOR REFERENCE ONLY; REFER G 101 (AR£AXI44)/150 = 97 2 AS SHOWN AND NOTED IN THESE PLANS. THE REQUIRED FLUE LENGTH FROM THE FURNACE TO THE FASTENERS SHALL BE INSTALLED PER THE ROOFING WALLS SHOWN AT TO THIRD FLOOR ( 3RD 5RD FLOOR FOR MORE INFORMATION GAP IS PROVIDED WITHIN THE ATTIC, ALLOWING THE MANUFACTURER'S INSTRUCTIONS. CHASE TERMINATIONS SHALL 13E PAINTED FLAT BLACK D 340 (AREAX144)/150 = 327 4 2. ALL ROOF HIP AND RIDGE ELEVATIONS ARE DIMENSIONED GAP TO BE THE MINIMUM HEIGHT ABOVE THE FINISHED FASTENERS SHALL BE ABLE TO RESIST A WIND LOAD OF AND SCREENED WITH A GRILLE OF I" X 3/Ib" FLAT COPPER TO THE TOP OF TILE. (8" OF FIN15H MATERIALS 15 ASSUMED) ROOFING ALLOWED BY CODE. NOT LESS THAN 80 M.P.H. (O.C. BLDG. ORD. NO.3953 ). BARS SPACED DENSELY ENOUGH TO SHIELD THE CHASE E 778 (AREAX144)/150 = 747 9 THE HEADS OF ALL TILES SHALL BE NAILED. TERMINATION FROM VIEW. ROOF LINES 3. ROOFING MATERIAL: 7. ALL MECHANICAL AND PLUMBING VENTS MUST BE CONSOLIDATED THE NOSES OF ALL EAVE TILES SHALL BE FASTENED WITH F 340 (AREAX144)/150 = 327 4 TWO-PIECE CLAY ROOF TILE -BARREL TILE WITH 100% BOOSTER AND LOCATED IN AREAS THAT MINIMIZE THEIR VISIBILITY. APPROVED CLIPS. DECORATIVE SHROUDS SHALL BE UNFINISHED SHEET PERIMETER OF WALLS BELOW 6 102 (AREAXI44)/150 = 98 2 BY REDLAND CLAY TILE I.G.G.: E5R-1489, 1000 L55./ 50. VENTS MUST BE AS LOW IN HEIGHT AS ALLOWED BY CODE, ALL RAKE TILES SHALL BE NAILED WITH TWO NAILS COPPER. COLOR: AND COMPLY WITH THE DESIGN GUIDELINES. TOP OF VENTS THE NOSES OF ALL HIP, RIDGE AND RAKE TILES SHALL BE H I66 (AREAX144)/150 = 160 2 REDLANDS BAJA SANDGAST MUST NOT BE H16HER THAN ADJACENT RIDGE. SET IN A BEAD OF APPROVED ROOFER'S MASTIC. CHIMNEY TO EXTEND AT LEAST 2' ABOVE ANY PORTION OF BUILDING SETBACK LINE I 38 (AREAXI44)/150 = 37 50% XXX THE BUILDIN6 WITHIN 10' OF CHIMNEY, AND NOT LE55 THAN 25% XXX 8. CUSTOM SKYLIGHT BY BRISTOLITE (1.0.0. NO. E5R-3177) 10. AT PLYWOOD -DECKED ROOFS, PROVIDE MINIMUM II GAUGE, 3' FROM POINT WHERE CHIMNEY PA5SE5 THROUGH ROOF. TOTAL 2892 (AREAX144)/150 = 2,780 36 25% XXX SKYLI&HTS SHALL HAVE FLAT &LASS, AND THE CONSTRUCTION, LARGE HEADED, NON -CORROSIVE BOX NAILS OF SUFFICIENT ORO SECT. RI003.9 PROPERTY LINE MATERIALS AND FINISH SHALL BE IN COMPLIANCE WITH THE LENGTH TO PENETRATE 1/2" TO 3/4" INTO THE DECK. 4. &UTTERS: NO. 26 GALVANIZED METAL, PAINTED PER FINISH DESIGN GUIDELINES. UPLI6HTIN& I5 NOT ALLOWED IN THE 14. MECHANICAL EQUIPMENT OF ANY TYPE 15 NOT PERMITTED PER G.R.G. SECTION R8O6, THE TOTAL NET FREE VENTILATING AREA ROOF SCHEDULE SHEET A4.1, SOLDER ALL JOINTS. DOWNSPOUTS VICINITY OF SKYLIGHTS. GLAZING MATERIAL SHALL BE FULLY 11. PROVIDE WATERPROOF MEMBRANE OVER RIDGE ON ANY EXTERIOR SURFACE OF THE BUILDING. SHALL NOT BE LESS THAN 1/150 OF THE AREA OF THE ATTIC SPACE AND ROOF DRANS TO BE CONNECTED TO SITE AREA DRAIN SYSTEM. TEMPERED, HEAT-STREN&THENED, WIRED, APPROVED RIGID BOARDS, BENEATH ALL VALLEY FLASHINGS, SHEET METAL VENTILATED EXCEPT THAT REDUCTION OF THE TOTAL AREA TO 1/300 15 INSTALL GUTTER PROTECTION WITH THE MEANS TO PLASTIC, OR LAMINATED IN ACCORDANCE WITH ORO R308.6.2. CRICKETS, AND ENCLOSED TROUGH DRAINS OR &UTTERS. 15. VENT HOOD FROM KITCHEN RANGE TO TERMINATE IN A PERMITTED PROVIDED THAT AT LEAST 40% AND NOT MORE THAN 50% PREVENT THE ACCUMULATION OF LEAVES AND DEBRIS. HOODED COPPER VENT WITH SCREEN MAX. b" ABOVE ROOF OF THE REQUIRED VENTILATIN6 AREA 15 PROVIDED BY VENTILATORS 12. DECK DRAINS SHALL BE CONNECTED TO 51TE AREA SHEATHING. LOCATED IN THE UPPER PORTION OF THE SPACE TO BE VENTILATED. 5. ALL EXPOSED FLASHINGS AND SHEET METAL SHALL BE NO. 26 DRAIN SYSTEM. THE KITCHEN EXHAUST FAN SHALL BE LOCATED WITHIN THE KITCHEN VENT HOOD OR CEILING. NO MECHANICAL EQUIPMENT UPPER VENTILATORS SHALL BE LOCATED NO MORE THAN 3 BELOW THE 15 PERMITTED ON THE EXTERIOR SURFACE OF THE BUILDIN6. RIDGE OR THE HIGHEST POINT OF THE SPACE, WITH THE BALANCE TO BE PROVIDED BY EAVE OR CORNICE VENTS. DRAWN C H E C K E D R.K. DATE 1/9/2018 R E V I S 1 0 N S C A L E 1/4" = 1'-0" S H E E T N 0. U � a Y c � � dD/7 SSP • U N C) kn o $ eu rn � V v a w 2 U4 oCy o} W FJZ�Q Mh mW(nWm YNmW NO, QJmW� sFmmm �wwo0 p�zz w� UZ¢J> pF�OQF W_ q 0=N ao~aZo w=0= z� Ul2�Q,�Jm WOom�'W R�Q�� (nmrpp— w z�oQ�s Q FpU W = p�QWN 3 vsiz��in mo JJ=mpW m JNH ZWH a-wo�Q zp�03� z m mQ�~r=a tnU¢�UH QZm� 4 2— WpFUmm W W O zmNmwo OO�ZwpO QUUUOwU J U 2—W Wm ff 0 ¢ m=0 � ¢¢�a � N �U �U a O v PQ � w` WD N .rA O � a 00 chW 04 00 F�J� F-1 DRAWN C H E C K E D R.K. DATE 1/9/2018 R E V I S 1 0 N S C A L E 1/4" = 1'-0" S H E E T N 0. D R A W N AE C H E C K E D R.K. D A T E I /q/2018 R E V I S 1 0 N S C A L E 1/411 = 11-011 S H E E T N 0. A4m1 20 ®�O CO 2 W j c4 i 0) U N U t, N � � n .s U .. ° R1 e t °�cl U o> �JZOQ QUNOO �ww�W YNNW =�amo Uz�F� �wwoo o3z z OQ �JJ tiUO=U � mNw axWF VJ o x -o I'D Wtl c�xOi Zh O J� N O3QN>z ~ONQ pN NmF ZW � ZHOQOx a 0�QWO r� rte, W,Oxa NZ JWNO m �N�ZWI- p_-WONQ O mQO~=¢ r •� NUQ�OF azo � z,Z W •�% z 3111DOWO QUU�Jw 41 p1w-ZWpO W U 2-wWa Nn, xaaa°a z � N X01 yU `d a O v O �o 00 V1 04 o Z D R A W N AE C H E C K E D R.K. D A T E I /q/2018 R E V I S 1 0 N S C A L E 1/411 = 11-011 S H E E T N 0. A4m1 20 D R A W N AE C H E C K E D R.K. D A T E I /q/2018 R E V I S 1 0 N S C A L E 1/411 = 11-011 S H E E T N 0. A4m2 27 ®�O CO 2 W j c4 i 0) U N U t, N � � n .s U .. ° R1 e t °�cl U o> �JZOQ QUNOO �ww�W YNNW =�amo Uz�F� �wwoo o3z z OQ �JJ tiUO=U � mNw axWF VJ o x -o I'D Wtl c�xOi Zh O J� N O3QN>z ~ONQ pN NmF ZW � ZHOQOx a 0�QWO r� rte, W,Oxa NZ JWNO m �N�ZWI- p_-WONQ O mQO~=¢ r •� NUQ�OF azo � z,Z W •�% z 3111DOWO QUU�Jw 41 p1w-ZWpO W U 2-wWa Nn, xaaa°a z � N X01 yU `d a O v O �o 00 V1 04 o Z D R A W N AE C H E C K E D R.K. D A T E I /q/2018 R E V I S 1 0 N S C A L E 1/411 = 11-011 S H E E T N 0. A4m2 27 0 ro w M ILEX CRENATA'SKY PENCIL' 15 GAL (2) ARBUTUS x'MARINA' 24" BOX (2) TRISTANIA LAURINA'ELEGANT' TRISTANIA LAURINA'ELEGANT' 24" BOX 24" BOX (1) (1) GENERAL PLANTING NOTES: DAYDREAM DESIGNS TO APPROVE ALL PLANT MATERIAL NOT LESS THAN 1 WEEK PRIOR TO ANTICIPATED PLANTING DATE. CONTRACTOR TO COORDINATE APPROVALS. CONTRACTOR SHALL REMOVE ALL GROWER STAKES, TAGS AND RIBBONS. LANDSCAPE CONTRACTOR SHALL MAINTAIN PROPER DRAINAGE AND DIRECT ALL WATER SO AS TO PREVENT STANDING WATER. CONTRACTOR SHALL GUARANTEE SHRUBS FOR 6 MONTHS AND TREE/PALM MATERIAL FOR 12 MONTHS. DAYDREAM DESIGNS SHALL APPROVE PLANT MATERIAL PLACEMENT PRIOR TO INSTALLATION. THE FOLLOWING MINIMUM CRITERIA SHALL BE OBSERVED BY THE LANDSCAPE CONTRACTOR: A. NO TREES SHALL BE PLANTED CLOSER THAN 5' TO A BUILDING OR ROOF STRUCTURE WITHOUT A ROOT BARRIER. NO TREES SHALL BE PLANTED CLOSER THAN 5' TO PAVING OR FREESTANDING WALLS WITHOUT A ROOT BARRIER. B. TREES SHALL NOT BE PLANTED WHERE FUTURE GROWTH WILL OBVIOUSLY CONFLICT WITH ROOF OVERHANGS. C. NO SHRUBS SHALL BE PLANTED THAT WILL CREATE A VISUAL OBSTRUCTION TO SIGHT LINE OF VEHICLE TRAFFIC. D. TREES PLANTED IN LANDSCAPE AREAS OF LESS THAN 4' IN WIDTH SHALL BE INSTALLED WITH AN APPROVED ROOT BARRIERS. E. ANY PLANTING SHOWN ON THE PLANS OR EXISTING IN THE FIELD THAT CONTRADICTS THESE CRITERIA IS TO BE BROUGHT TO THE ATTENTION OF THE LANDSCAPE ARCHITECT FOR RESOLUTION. FAILURE TO DO SO MAY RESULT IN THE CONTRACTOR TO REMOVE OR RELOCATE PLANT MATERIAL. TREE LEGEND: SYMBOL NAME SIZE QTY. W.U.C.O.L.S. HEIGHT x WIDTH GROWTH BC ARBUTUS X'MARINA' 24" BOX / W LOW 15' x 20' HYBRID STRAWBERRY TREE 36" BOX 2 MEDIUM SLOW ILEX CRENATA'SKY PENCIL' 15 GAL 3 MEDIUM 10' x 5' ® COLUMNAR JAPANESE HOLLY 1 GAL. o z MEDIUM SLOW TRISTANIA LAURINA'ELEGANT' 24" BOX MEDIUM 20' x 12' ELEGANT WATER GUM LC/) MEDIUM ��ury O 5 GAL. MEDIUM SHRUB LEGEND: SYMBOL NAME SIZE QTY. W.U.C.O.L.S. HEIGHT x WIDTH GROWTH BC BERBERIS'CRIMSON PYGMY' 15 GAL. W LOW 2' x 3' CRIMSON DWARF JAPANESE BARBERRY 70 SLOW BUXUS SEMPERVIRENS'SUFFRUTICOSA' M 2 x 2 ® 1 GAL. o z MEDIUM TRUE DWARF BOXWOOD O M MEDIUM COPROSMA'TEQUILA SUNRISE' LC/) 3' x 4' TS O 5 GAL. MEDIUM U) Z TEQUILA SUNRISE MIRROR PLANT c Q = 00M O MEDIUM O EUONYMUS WICROPHYLLUS VARIEGATU '1 GAL. Z MEDIUM 1' x 2' C0 VARIEGATED BOXLEAF EUONYMUS H U O MEDIUM O HELICTRICHON SEMPERVIRENS 1 GAL. MEDIUM 1' x 2' BLUE OAT GRASS W� Z MEDIUM PR HYDRANGEA'PARIS RAPA' 5 GAL. MEDIUM 3' x 3' OC) CITYLINE PARIS BIGLEAF HYDRANGEA O SLOW HSQ HYDRANGEA QUER.'SNOW QUEEN' 5 GAL. MEDIUM 4' x 5' SNOW QUEEN OAKLEAF HYDRANGEA SLOW O FESTUCA'ELIJAH BLUE' 1 GAL. LOW 1' x 2' ELIJAH BLUE FESCUE MEDIUM S O FESTUCA'SISKIYOU BLUE' 1 GAL LOW 1' x 2' SISKIYOU BLUE FESCUE . MEDIUM LIGUSTRUM JAPONICUM'TEXANUM' 4' x 6' LJ 15 GAL. LOW MEDIUM WAXLEAF PRIVET MAINTAIN AS HEDGE PITTOSPORUM T.'GOLF BALL' 3' x 4' GB 5 GAL. MEDIUM GOLF BALL KOHUHU MEDIUM 2' x 3' ® ROSA x'NOATRAUM' 5 GAL. 10 MEDIUM MEDIUM FLOWER CARPET GROUNDCOVER ROSE (PINK FLOWER) O ROSA BANKSIAE'LUTEA' 5 GAL. 10 MEDIUM 2' x 3' YELLOW LADY BANKS CLIMBING ROSE MEDIUM GREGGII 2' x 3' OSALVII SG 5 GAL. LOW AUTUMN SAGE MEDIUM ROOT BARRIER NOTE: ALL TREES PLANTED WITHIN FIVE (5) FEET OF COMMON AREA HARDSCAPE (SIDEWALK, DRIVEWAYS, ETC.) SHALL HAVE A ROOT BARRIER DEVICE INSTALLED ADJACENT TO HARDSCAPE AREAS. TREES WITH INVASIVE ROOT SYSTEMS AND FLOWERING/FRUITING TREES THAT DROP EXCESSIVE LITTER SHOULD NOT BE PROPOSED ADJACENT TO COMMON AREA. MULCH NOTE: ALL SHRUB AREAS TO RECEIVE BARK MULCH: 2" - 1" FOREST FLOOR BARK MULCH (3" THICK) AVAILABLE THROUGH AGUINAGA FERTILIZER COMPANY (949) 786-9558. or APPROVED EQUAL - SUBMIT SAMPLES to THE LANDSCAPE ARCHITECT for APPROVAL PRIOR TO INSTALLATION. QUANTITIES NOTE: IT IS RECOMMENDED THAT THE CONTRACTOR NOT RELY ON THE ACCURACY OF THESE QUANTITIES AND PROVIDE THEIR OWN PLANT MATERIAL COUNTS AT THE TIME OF PREPARING BID. ANY DISCREPANCY IN THE PLANT QUANTITIES AND SIZES SHOULD BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. PLANTING PLAN SCALE: 1/8" = V-0" ISSUED FOR: AIC / CDP NOT FOR CONSTRUCTION REVISIONS DESIGNER OF RECORD 151 Kalmus Dr, Ste D210 Costa Mesa, CA 92626 (949)237-8060 jw@daydreamsdesign.net LANDSCAPE ARCHITECT MW h IR��!��� N X 5.31.18 R -ea i D— rrnuar� 6, 2oTJ e of C F� PROJECT Job Number: 2017 21 Date: 08.09.2017 Sheet Name: PLANTING PLAN Sheet Number: LP.1 W U W 70 W M W o z O M LC/) L7 O O U) Z ^^,, W c Q = 00M O W <> m U Z LU C0 w m H U O "o 0 d ILL W� Z M N rl- E � OC) O L. 4-0Z i� W < Q VJ Job Number: 2017 21 Date: 08.09.2017 Sheet Name: PLANTING PLAN Sheet Number: LP.1