HomeMy WebLinkAbout06_Kroener Residence Coastal Development Permit_PA2017-237CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
March 29, 2018
Agenda Item No. 6
SUBJECT: Kroener Residence Coastal Development Permit (PA2017-237)
Coastal Development Permit No. CD2017-101
SITE LOCATION: 5607 Seashore Drive
APPLICANT: Kroener Family Trust
OWNER: Kroener Family Trust
PLANNER: Liz Westmoreland, Assistant Planner
949-644-3234, Iwestmorelandanewportbeachca.qov
LAND USE AND ZONING
• General Plan: RT (Two -Unit Residential)
• Zoning District: R-2 (Two -Unit Residential)
• Coastal Land Use Category: RT -E (Two -Unit Residential — (30.0 — 39.9 DU/AC)
• Coastal Zoning District: R-2 (Two -Unit Residential)
PROJECT SUMMARY
The applicant proposes a Coastal Development Permit (CDP) to allow the demolition of
an existing single-family residence and construction of a 3,163 -square -foot, single-family
residence with attached two -car garage. The design includes hardscape, walls,
landscaping, and drainage facilities. The project 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. CD2017-101 (Attachment No. ZA 1).
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Zoning Administrator, March 29, 2018
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DISCUSSION
Land Use and Development Standards
• The subject property is located in the R-2 Coastal Zoning District, which provides for
single -unit and two -unit residential development and is consistent with the City's
Coastal Land Use Plan, General Plan, and Zoning Code. A coastal development
permit is required and the property is not eligible for a waiver for de minimis
development because the property is located in the Coastal Commission Appeal
Area.
• The property consists of one legal lot and is currently developed with a single-family
residence. The neighborhood is predominantly developed with two- and three-
story, single-family residences and duplexes. The proposed design, bulk, and
scale of the development is consistent with the existing neighborhood pattern of
development.
• The proposed single-family dwelling and accessory structures conform to all
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 development fronts the beach, and is approximately 375 feet from the mean
high tide line. The project site is not protected by a bulkhead. A Coastal Hazards
Report and Sea Level Rise Analysis was prepared by GeoSoils, Inc., dated
October 9, 2017 for the project. The report concludes that the proposed project is
reasonably safe from the shoreline erosion due to lack of wave or wakes that can
erode sand from the beach. The report also concludes that the proposed project
is reasonably safe from sea level rise, considering a 1.25 -foot sea level rise (the
low range of projected sea level rise over the 75 -year design life of the structure
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Table 1 — Development Standards
Development Standard
Standard
Proposed
Setbacks (min.)
Front Beach
5 feet
5 feet
Sides
3 feet
3 feet
Front Seashore Dr.
0 feet
0 feet
Allowable Floor Area
3,216 square feet
3,163 square feet
Allowable 3rd Floor Area
321 square feet
317 square feet
Open Space min.
241 square feet
245 square feet
Parkin
2 -car garage
2 -car garage
Height (max.)
24 feet flat roof
29 feet sloped roof
24 feet flat roof
29 feet sloped roof
Hazards
• The development fronts the beach, and is approximately 375 feet from the mean
high tide line. The project site is not protected by a bulkhead. A Coastal Hazards
Report and Sea Level Rise Analysis was prepared by GeoSoils, Inc., dated
October 9, 2017 for the project. The report concludes that the proposed project is
reasonably safe from the shoreline erosion due to lack of wave or wakes that can
erode sand from the beach. The report also concludes that the proposed project
is reasonably safe from sea level rise, considering a 1.25 -foot sea level rise (the
low range of projected sea level rise over the 75 -year design life of the structure
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Zoning Administrator, March 29, 2018
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based on estimates for sea level rise provided by the National Research Council
2012 SLR).
• The finish floor elevation of the proposed dwelling is 13.39 feet North American
Vertical Datum of 1988 (NAVD 88), which complies with the minimum 9 foot (NAVD
88) elevation standard.
• Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property ownerwill 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. 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 a building permit. 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
• 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 and Views
• The project site is located in West Newport between the nearest public road and the
sea/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 replaces
an existing single-family residence located on standard R-2 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 (appropriate
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height, setbacks, etc.) so as not to block or impede existing public access
opportunities.
• The project site is not located adjacent to a coastal view road, public access way, or
Coastal Viewpoint as identified in the Coastal Land Use Plan. The site is located
adjacent to West Newport Park, which is accessible to the public and provides some
limited opportunities to view the beach through the 58th Street and 57th Street ends.
As currently developed, the existing property and other residences along Seashore
Drive are located within the view shed of the park. However, the proposed single-
family residence complies with all applicable Local Coastal Program (LCP)
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 existing public views.
ENVIRONMENTAL REVIEW
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.
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 one single-family residence and the construction of a new 3,163 -square -
foot single-family residence and attached two -car garage.
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
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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:
ALIZWtmoreland, Assistant Planner
JM/law
Attachments
Tmplt: 03/13/18
ZA 1
Draft Resolution
ZA 2
Vicinity Map
ZA 3
Project Plans
5
Attachment No. ZA 1
Draft Resolution
03/13/2018
RESOLUTION NO. ZA2018-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2017-101 TO DEMOLISH AN
EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A
NEW SINGLE-FAMILY RESIDENCE AND ATTACHED TWO -CAR
GARAGE LOCATED AT 5607 SEASHORE DRIVE (PA2017-237)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by the Kroener Family Trust, with respect to property located at
5607 Seashore Drive, requesting approval of a Coastal Development Permit (CDP).
2. The lot at 5607 Seashore Drive is legally described as Lot 4, Block 56, of the Ocean Front
Tract of Newport Beach.
3. The applicant proposes a Coastal Development Permit to allow the demolition of an
existing single-family residence and construction of a 3,163 -square -foot, single-family
residence with attached two -car garage. The design includes hardscape, walls,
landscaping, and drainage facilities.
4. The subject 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 subject property is located within the coastal zone. The Coastal Land Use Plan
category is RT -E (Two Unit Residential — 30.0 — 39.9 DU/AC) and it is located within the
R-2 (Two -Unit Residential) Coastal Zone District.
6. A public hearing was held on March 29, 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
Conversion of Small Structures), because it has no potential to have a significant effect on
the environment.
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
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demolition of one single-family residence and the construction of a new 3,163 -square -
foot single-family residence and attached two -car garage.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision)
of the Newport Beach Municipal Code (NBMC), 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 3,216 square feet and the proposed floor area
is 3,163 square feet.
b. The proposed development provides the minimum required setbacks, which are 3
feet along each side property line, 5 feet along the front property line abutting the
beach, and 0 feet along the other front property line abutting Seashore Drive.
C. The highest guardrail is less than 24 feet from established grade (per Section
21.30.050 B, 3) and the highest ridge is no more than 29 feet from established
grade, which comply with the maximum height requirements.
d. The project includes garage parking for a two vehicles, complying with the
minimum two -car garage parking requirement for single-family residences with less
than 4,000 square feet of habitable floor area.
2. The neighborhood is predominantly developed with two- and three-story, single-family
residences and duplexes. The proposed design, bulk, and scale of the development is
consistent with the existing neighborhood pattern of development and expected future
development.
3. The development fronts the beach and the site is not protected by a bulkhead. The finish
floor elevation of the proposed dwelling is 13.39 feet North American Vertical Datum of
1988 (NAVD88), which complies with the minimum 9.00 foot (NAVD88) elevation
standard.
4. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by GeoSoils, Inc.,
dated October 9, 2017 for the project, which is located approximately 375 feet from the
mean high tide line. The report concludes that the proposed project is reasonably safe
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from the shoreline erosion due to lack of wave or wakes that can erode sand from the
beach. The report also concludes that the proposed project is reasonably safe from sea
level rise, considering a 1.25 -foot sea level rise (the low range of projected sea level rise
over the 75 -year design life of the structure based on estimates for sea level rise
provided by the National Research Council 2012 SLR).
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. The property is located in an area known for the potential of seismic activity and
liquefaction. 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.
7. 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.
8. Proposed landscaping complies with Implementation Plan Section 21.30.075. A
condition of approval is included that requires drought -tolerant species. Prior to issuance
of building permits, the final landscape plans will be reviewed to verify invasive species
are not planted.
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:
The project site is located in West Newport between the nearest public road and the sea/
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 replaces an existing single-family
residence located on standard R-2 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
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increased demand on public access and recreation opportunities. Furthermore, the project
is designed and sited (appropriate height, setbacks, etc.) so as not to block or impede
existing public access opportunities.
2. The project site is not located adjacent to a coastal view road, public access way, or
Coastal Viewpoint as identified in the Coastal Land Use Plan. The site is located adjacent
to West Newport Park, which is accessible to the public and provides some limited
opportunities to view the beach through the 58th Street and 57th Street ends. As currently
developed, the existing property and other residences along Seashore Drive are located
within the view shed of the park. However, the proposed single-family residence complies
with all applicable Local Coastal Program (LCP) 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 existing public views.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2017-101, 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 29TH DAY OF MARCH, 2018.
Patrick J. Alford, Zoning Administrator
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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 to address the threat of
damage or destruction from waves, erosion, storm conditions, landslides, seismic activity,
bluff retreat, sea level rise, or other natural hazards that may affect the property, or
development of the property, today or in the future. 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. 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.
5. This approval does not authorize any new or existing improvements (including
landscaping) on State tidelands, public beaches, or the public right-of-way.
6. This Coastal Development Permit does not authorize any development seaward of the
private property.
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
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.
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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 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 the issuance of building permits, 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.
18. All landscape materials and irrigation systems shall be maintained in accordance with
the approved landscape plan. All landscaped areas shall be maintained in a healthy and
growing condition and shall receive regular pruning, fertilizing, mowing, and trimming.
All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall
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be kept operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
19. 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.
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. This Coastal Development Permit No. CD2017-101 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 Kroener Residence including, but not limited to, Coastal Development Permit
No. CD2017-101. 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
03/13/2018
14
VICINITY MAP
M y
�i Subject Property P
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Of
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J p
Coastal Development Permit No. CD2017-101
(PA2017-237)
5607 Seashore Drive
03/13/2018
15
Attachment No. ZA 3
Project Plans
03/13/2018
10
KROENER'S FAMILY RESIDENCE
STORMWATER NOTES I I I GENERAL NOTES I I I VICINITY MAP I I I SHEET INDEX 1 21 1 PROJECT INFO.
STORMWATER POLLUTION PREVENTION NOTES:
STORMWATER POLLUTION PREVENTION DEVICES AND PRACTICES SHALL BE INSTALLED AND/OR INSTITUTED AS NECESSARY TO
ENSURE COMPLIANCE TO THE CITY EROSION CONTROL PLAN ASSOCIATE WITH THIS PROJECT.
ALL SUCH DEVICES AND PRACTICES SHALL BE MAINTAINED, INSPECTED AND/OR MONITORED TO ENSURE ADEQUACY AND PROPER
FUNCTION THROUGHOUT THE DURATION OF THE CONSTRUCTION PROJECT.
1.SEDIMENTS AND OTHER POLLUTANTS SHALL BE RETAINED ON SITE UNTIL PROPERLY DISPOSED OF, AND MAY NOT BE TRANSPORTED
FROM THE SITE VIA SHEET FLOW, SWALES, AREA DRAINS, NATURAL DRAINAGE COURSES OR WIND.
2.STOCKPILES OF EARTH AND OTHER CONSTRUCTION -RELATED MATERIALS SHALL BE PROTECTED FROM BEING TRANSPORTED FROM
THE SITE BY THE FORCES OF WIND AND WATER FLOW.
3.FUELS, OILS, SOLVENTS, AND OTHER TOXIC MATERIALS SHALL BE STORED IN ACCORDANCE WITH THEIR LISTING AND ARE NOT TO
CONTAMINATE THE SOIL AND SURFACE WATERS. ALL APPROVED STORAGE CONTAINERS ARE TO BE PROTECTED FROM THE
WEATHER. SPILLS MUST BE CLEANED UP IMMEDIATELY
AND DISPOSED OF IN A PROPER MANNER. SPILLS MAY NOT BE WASHED INTO THE DRAINAGE SYSTEM, NOR BE ALLOWED TO SETTLE OR
INFILTRATE INTO SOIL.
4.EXCESS OR WASTE CONCRETE MAY NOT BE WASHED INTO THE PUBLIC WAY OR ANY OTHER DRAINAGE SYSTEM. PROVISIONS SHALL
BE MADE TO RETAIN CONCRETE WASTES ON SITE UNTIL THEY CAN BE DISPOSED OF AS SOLID WASTES.
5.TRASH AND CONSTRUCTION SOLID WASTES SHALL BE DEPOSITED INTO A COVERED RECEPTACLE TO
PREVENT CONTAMINATION OF RAINWATER AND DISPERSAL BY WIND.
6.SEDIMENTS AND OTHER MATERIALS MAY NOT BE TRACKED FROM THE SITE BY VEHICULAR TRAFFIC. THE CONSTRUCTION ENTRANCE
ROADWAYS MUST BE STABILIZED SO AS TO INHIBIT SEDIMENTS FROM BEING DEPOSITED INTO THE PUBLIC WAY.
ACCIDENTAL DEPOSITS SHALL BE SWEPT UP IMMEDIATELY AND MAY NOT BE WASHED DOWN BY RAIN OR OTHER MEANS.
7.ANY SLOPES WITH DISTURBED SOILS OR REMOVED VEGETATION SHALL BE STABILIZED TO INHIBIT EROSION BY WIND AND WATER.
B.STORMWATER POLLUTION PREVENTION DEVICES AND/OR PRACTICES SHALL BE MODIFIED AS NEEDED AS THE PROJECT
PROGRESSES TO ENSURE EFFECTIVENESS.
GENERAL NOTES
THE CONSTRUCTION SHALL NOT RESTRICT A FIVE-FOOT CLEAR AND UNOBSTRUCTED ACCESS TO ANY WATER OR POWER DISTRIBUTION
FACILITIES POWER POLES PULL BOXES TRANSFORMERS VAULTS PUMPS VALVES METERS APPURTENANCES ETC.
OR TO THE LOCATION OF THE HOOK-UP.
THE CONSTRUCTION SHOW NOT BE WITH IN 10 FEET OF ANY POWER LINES -WHETHER OR NOT THE LINES ARE LOCATED ON THE PROPERTY
FAILURE TO COMPLETY MAKE CAUSE CONSTRUCTION DELAYS AND / OR ADDITIONAL EXPENCES.
1. WRITTEN DIMENSIONS TO PREVAIL OVER SCALE.
2. VERIFY ALL DIMENSIONS PRIOR TO CONSTRUCTION.
3. OWNER TO SELECT FLOOR COVERING.
4. CORBON MONOXIDE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS:
i. OUTSIDE EACH SEPARATE DWELLING UNIT SLEEPING AREA IN THE IMMEDIATE VICINITY OF BEDROOM (S)
ii. ON EVERY LEVEL OF A DWELLING UNIT INCLUDING BASEMENT
SMOKE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS: (R34)
ill. IN EACH SLIPING ROOM
iv. OUTSIDE EACH SEPARATE SLEEPING AREA IN THE VICINITY OF THE BEDROOMS
6. ALL EXISTING PLUMBING FIXTURES MUST BE UPGRADED PURSUANT TO CALIFORNIA CIVIL CODE,
SECTIONS 1101.1-1101.8 IF THE FLOW RATES EXCEED THE FOLLOWING CONSUMPTION LIMIT
a. ANY TOILET MANUFACTURED TO USE MORE THAN 1.6 GALLONS OF WATER OF WATER PER FLUSH
b. ANY URINAL MANUFACTURED TO USE MORE THAN ONE GALLON OF WATER OF WATER PER FLUSH
c. ANY SHOW ERHEAD MANUFACTURED TO HAVE A FLOW CAPACITY OF MORE THAN 2.5 GALLONS OF
WATER OF WATER PER MINUTE.
d. ANY INTERIOR FAUCET THAT EMITS MORE THAT 2.2 GALLONS OF WATER PER MINUTE
THESE PLANS ARE THE PROPERTY OF Mr. & Mrs. KROENER'S ARE NOT TO BE USED FOR ANY OTHER THAN THE
LOCATION SHOWN HEREON.
NO CHANGES ARE TO BE MADE ON THESE PLANS WITHOUT THE KNOWLEDGE OR CONSENT OF GYO DESIGN OR
ENGINEER WHOSE SIGNATURE APPEARS HEREON.
1. ALL WORK SHALL CONFORM TO THE REQUIREMENTS OF THE 2016 CALIFORNIA BUILDING CODE, AS ADOPTED BY
THE COUNTY OF ORANGE, CALIFORNIA AND ALL OTHER GOVERNING AUTHORITIES HAVING JURISDICTION.
2. DO NOT SCALE DRAWINGS. THE CONTRACTOR SHALL VERIFY ALL CONDITIONS AND DIMENSIONS IN THE FIELD
PRIOR TO BIDDING AND START OF CONSTRUCTION. IF DISCREPANCIES ARE FOUND, GYO DESIGN SHALL BE
NOTIFIED FOR CLARIFICATION BEFORE COMMENCING WORK.
3. ALL DIMENSIONS ARE TO FACE OF CONCRETE, FACE OF CONCRETE MASONRY UNITS, CENTERLINE OF
COLUMNS AND BEAMS, OR FACE OF STUDS, UNLESS OTHERWISE NOTED. FINISH FLOOR ELEVATIONS ARE TO TOP
OF CONCRETE SLAB OR TOP OF INTERIOR PAVING UNLESS OTHERWISE NOTED.
4. THE CIVIL, STRUCTURAL, MECHANICAL, PLUMBING, AND ELECTRICAL DRAWINGS ARE SUPPLEMENTARY TO THE
ARCHITECTURAL DRAWINGS. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO CHECK WITH
ARCHITECTURAL DRAWINGS BEFORE PROCEEDING WITH INSTALLATION OF CIVIL, STRUCTURAL, MECHANICAL,
PLUMBING, AND ELECTRICAL WORK. SHOULD THERE BE ANY DISCREPANCIES BETWEEN THE ARCHITECT'S AND
THE CONSULTING ENGINEER'S DRAWINGS AND SPECIFICATIONS THAT WOULD CAUSE A CONFLICT. IT SHALL BE
BROUGHT TO GYO DESIGN ATTENTION FOR CLARIFICATION PRIOR TO INSTALLATION OF SAID WORK. ANY WORK
INSTALLED IN CONFLICT WITH THE ARCHITECTURAL DRAWINGS SHALL BE CORRECTED BY THE CONTRACTOR AT
HIS EXPENSE AND AT NO ADDITIONAL EXPENSE TO THE OWNER OR GYO DESIGN.
5. ALL SYMBOLS AND ABBREVIATIONS USED ON THE PLANS ARE CONSIDERED TO BE CONSTRUCTION
STANDARDS. IF THE CONTRACTOR HAS QUESTIONS REGARDING ABBREVIATIONS OR THEIR EXACT MEANING, GYO
DESIGN SHALL BE NOTIFIED FOR CLARIFICATION.
6. DETAILS MARKED SHALL APPLY IN ALL CASES UNLESS SPECIFICALLY INDICATED OTHERWISE.
7. ALL RUBBISH AND DEBRIS RESULTING FROM DEMOLITION AND/OR NEW WORK SHALL BE RECYCLED AND/OR
DISPOSED OF OFF-SITE AND SHALL NOT BE ALLOWED TO ACCUMULATE, MUST CONFORM TO COUNTY OF
RIVERSIDE WASTE DIVERSION PLAN.
8. OFFSET STUDS WHERE REQUIRED SO THAT FINISH WALL SURFACE WILL BE FLUSH. IF STRUCTURAL PANELS
ARE REQUIRED ON A WALL PLANE THE ENTIRE WALL PLANE SHALL BE FURRED OR FINISHED FLUSH. WHERE
PLYWOOD SHEATHING IS APPLIED, TWO LAYERS OF GRADE D BUILDING PAPER IS REQ. PER C.B.C. 2506.4
9. INSTALL METAL CORNER BEADS AT ALL EXPOSED WALLBOARD EDGES. INSTALL CASING BEADS WHEREVER
WALLBOARD PLASTER ETC. ABUTS A DISSIMILAR FINISH MATERIAL AND PROVIDE SEALANT AS REQUIRED.
10. CONTRACTOR SHALL PROVIDE AND INSTALL ALL STIFFENERS, BRACING, BACK-UP PLATES, AND SUPPORTING
BRACKETS REQUIRED FOR THE INSTALLATION OF ALL CASEWORK, STAIR RAILINGS, TOILET ACCESSORIES,
PARTITIONS, AND OF ALL WALL MOUNTED OR SUSPENDED MECHANICAL, ELECTRICAL, OR MISC. EQUIPMENT
11. ALL GLAZING SHALL COMPLY WITH C.P.S.C. 16 C.F.R. AND C.B.C.
12. CONTACT BETWEEN DISSIMILAR METAL SHALL BE PROTECTED.
13. DOOR SIZES SHOWN ON PLAN ARE OPENING SIZES. ALLOWANCE FOR THRESHOLDS, ETC., SHALL BE TAKEN
OFF THE DOOR. DOORS AND FRAMES SHALL BE REINFORCED WHERE REQUIRED FOR CLOSERS, STOPS, AND
HARDWARE.
14. FIREBLOCKS AND DRAFTSTOPS SHALL BE PROVIDED THROUGHOUT AS REQUIRED PER C.B.C. SECTION 708
15. CONTRACTOR SHALL VERIFY SIZES AND LOCATIONS OF ALL MECHANICAL AND ELECTRICAL PADS AND BASES
AS WELL AS POWER OR WATER AND DRAIN INSTALLATIONS WITH EQUIPMENT MANUFACTURERS BEFORE
PROCEEDING WITH WORK. CHANGES TO ACCOMMODATE FIELD CONDITIONS OR SUBSTITUTIONS SHALL BE MADE
WITHOUT ADDITIONAL CHARGE TO OWNER.
16. AIR LEAKAGE AT EXTERIOR DOORS SHALL BE LIMITED BY THE FOLLOWING:
A. ALL DOORS SHALL BE PROVIDED WITH A SEAL, ASTRAGAL, OR BAFFLE AT
THE HEAD AND SILL.
B. DOORS MOUNTED ON EITHER THE INSIDE OR OUTSIDE OF AN EXTERIOR WALL
SHALL HAVE A MINIMUM 1/2" LAP AT EACH JAMB.
C. DOORS REQUIRING VERTICAL TRACK OR GUIDES SHALL USE A CONTINUOUS
MOUNTING ANGLE, SEALED IN ACCORDANCE WITH -G" LISTED HERE.
D. DOORS MOUNTED BETWEEN THE JAMBS SHALL HAVE A CONTINUOUS SEAL OR
BAFFLE AT EACH JAMB.
E. MEETING RAILS OR SECTION DOORS AND MEETING STILES OR RAILS OR BI -PARTING DOORS
SHALL BE PROVIDED WITH A SEAL, ASTRAGAL, OR BAFFLE.
F. SWINGING AND REVOLVING DOORS SHALL BE WEATHERSTRIPPED AT THE HEAD, SILL,
ANDJAMBS.
G. OPEN EXTERIOR JOINTS AROUND WINDOW AND DOOR FRAMES, BETWEEN WALL AND
FOUNDATIONS, BETWEEN WALL AND ROOF, BETWEEN WALL PANELS, AT PENETRATIONS
OF UTILITY SERVICES THROUGH WALLS, FLOORS AND ROOFS AND ALL OTHER OPENINGS
IN THE EXTERIOR ENVELOPE SHALL BE SEALED, CAULKED, GASKETED, OR WEATHERSTRIPPED
TO LIMIT AIR LEAKAGE.
17. NO TRENCHES OR EXCAVATIONS 5' OR MORE IN DEPTH INTO WHICH A PERSON IS REQUIRED TO DESCEND,
UNLESS THE NECESSARY PERMIT IS OBTAINED FROM THE STATE OF CALIFORNIA DIVISION OF INDUSTRIAL
SAFETY.
18 GLASS DOORS, ADJACENT PANELS AND ALL GLAZED OPENINGS SHALL BE APPROVED FOR IMPACT HAZARD PER
C.B.C. SECTION 2406
19. INSTALLATION OF SHORING, UNDERPINNING, AND/OR SLOT CUTTING EXCAVATIONS SHALL BE PERFORMED
UNDER THE CONTINUOUS INSPECTION AND APPROVAL OF THE FOUNDATION ENGINEER.
20. THESE DRAWINGS DO NOT CONTAIN THE NECESSARY COMPONENTS FOR CONSTRUCTION SAFETY.
21. ALL CONSTRUCTION SHALL BE PERFORMED IN ACCORDANCE WITH THE STATE CONSTRUCTION SAFETY
REGULATIONS.
22. DIMENSIONS AND CONDITIONS AT THE JOB SITE SHALL BE VERIFIED BY ALL CONTRACTORS. IT IS THE
RESPONSIBILITY OF THE CONTRACTOR TO EXAMINE ALL CONDITIONS PRIOR TO SUBMITTING BIDS OR COMENCING
WITH CONSTRUCTION. PROPOSALS MUST TAKE INTO CONSIDERATION ALL CONDITIONS THAT MAY AFFECT THE
WORK. DESCREPANCIES IN THE DRAWINGS OR BETWEEN THE DRAWINGS AND ACTUAL FIELD CONDITIONS SHALL
BE REPORTED TO GYO DESIGN AND TO THE OWNER. CORRECTED DRAWINGS OR INSTRUCTIONS WILL BE
SUBMITTED BY GYO DESIGN PRIOR TO INSTALLATION OF ANY WORK.
23. CONTRACTORS SHALL PROVIDE AND INSTALL ALL CONCRETE HOUSEKEEPING PADS FOR MECHANICAL AND
ELECTRICAL EQUIPMENT, AS REQUIRED.
24. ALL GYPSUM WALL BOARD REQUIRED FOR SPECIFIC WALL CONSTRUCTION AND SHALL BE NAILED OR
SCREWED TO ALL FRAMING MEMEBERS INCLUDING TOP AND BOTTOM PLATES AS REQUIRED FOR EACH SPECIFIC
ASSEMBLY.
25. PROVIDE TEMPERED GLASS AS REQUIRED BY C.B.C. SECTION 2406 AND BY OTHER APPLICABLE CODES.
26. MECHANICAL VENTILATION FOR TOILET COMPARTMENTS, BATHROOMS, AND LAUNDRY ROOMS
SHALL BE CAPABLE OF PROVIDING 5 AIR CHANGES PER HOUR PER C.B.C. SECTION 1203
27. WHERE GARAGE DOORS WITH SPRINGS OCCUR, THE FOLLOWING SHALL APPLY: SPRINGS SHALL BE
PERMANENTLY IDENTIFIED, AND INDICATE THE MAXIMUM RECOMMENDED STRETCH. BOTH SPRINGS AND
CONTAINMENT DEVICES SHALL BEAR INFORMATION STATING THAT THEY HAVE BEEN MANUFACTURED IN
ACCORDANCE WITH REQUIREMENTS OF THE CALIFORNIA DEPARTMENT OF HOUSING AND COMMUNITY
DEVELOPMENT.
28. ALL WOOD IN CONTACT WITH CONCRETE TO BE PRESSURE TREATED, INCLUDING POSTS AND STAIR
STRINGERS.
29. SHOWERS SHALL BE FINISHED TO A MIN. OF 72" ABOVE DRAIN WITH SURFACE MATERIALS NOT ADVERSELY
AFFECTED BY MOISTURE PER C.B.C. SECTION 807.1.3 AND 2512. SEE PLANS FOR ACTUAL HEIGHTS.
30. LIGHTING FIXTURES IN CLOSETS ARE TO BE A MINIMUM OF 18" FROM SHELVES.
31. ALL WATER HEATERS SHALL BE PROVIDED WITH SEISMIC STRAPS. UMC 304.4
32. PROVIDE FLUORESCENT LIGHTING FOR GENERAL LIGHTING IN KITCHENS AND BATHROOMS PER T-24 REQT'S.
AND UTILITY PLANS.
33. COMMUNITY ASSOCIATION ADVISORY: ISSUANCE OFA CITY BUILDING PERMIT DOES NOTE RELIEVE THE
APPLICANT OF THE LEGAL REQUIREMENT TO OBTAIN COMMUNITY ASSOCIATION APPROVAL OF THE PLANS.
SEPARATE REVIEW AN APPROVAL OF THIS PROJECT MAY BE REQUIRED BY YOUR COMMUNITY ASSOCIATION.
CONTACT YOUR COMMUNITY ASSOCIATION FOR REQUIREMENTS.
NOTE:
ALL PROPERTY LINES SHOWN HEREON ARE BASED ON
RECORDS MAPS NO BOUNDARY SURVEY WAS PREPARED AT THIS TIME.
PROJECT SHALL COMPLY WITH SECTION 5-9-517 OF UNIFORM SECURITY CODE, TO ENSURE ALL PARTIES ARE
AWARE OF THE SECURITY CODE.
ONE SHOULD BECOME FAMILIAR WITH ENTIRE CODE, HOWEVER, THESE SECTIONS ARE SPECIFIC REFERENCE
BUILDING CONSTRUCTION.
THE SECURITY CODE DOES NOT SUPERSEDE THE UBC, UFC,OR TITLE 19 REGARDING LIFE SAFETY
REQUIREMENTS.
PACIFIC OCEAN
SYMBOLS
MATCH LINE
SEE SHEET
FOR THIS SIDE
OF MATCH LINE
+01-01,
+01.01.
Room
name
101
1i
101
1t
O
NEWPORT BEACH
ARCHITECTURAL
TOPO-1
TOPOGRAPHIC & BOUNDARY SURVEY
IN -1
INDEX
AS -01
ARCHITECTURAL SITE PLAN
A-1
AREA CALCULATIONS
A-2
LEVEL 1 & 2
A-3
LEVEL 3 & ROOF PLAN
A-4
DEMOLITION PLAN & PROPOSED LANDSCAPE PLAN
A-5
EXTERIOR ELEVATIONS
A-6
BUILDING SECTIONS
A-7
AVERAGE GRADE SECTIONS
A-8
3D VIEWS
TOPOGRAPHIC
TOPO-1
TRUE CIVIL
NORTH
C-1
C-2
C-3
COLUMN GRID REFERENCE GRID LETTERS OR NUMBERS
MATCH LINE
SEE SHEET
FOR THIS SIDE
OF MATCH LINE
BUILDING SECTIONS
WALL SECTIONS
MATCH LINE REFERENCE
ROOM NAME & ROOM NUMBER
1 -HOUR FIRE RESTIVE OCCUPANCY SEPARATION WALL WITH
OPENING PROTECTION
WALL TYPE SYMBOL:
DOOR TAG: SEE DOOR SCHEDULE
WINDOW TAG: SEE WINDOW SCHEDULE
KEYNOTE TAG: SEE KEYNOTE LEGEND
T.O. FIN. TOP OF FINISH ELEVATION
T.O. STL�-- TOP OF FINISH STEEL ELEVATION
TOPOGRAPHIC & BOUNDARY SURVEY
PRELIMINARY GRADING & DRAINAGE PLAN
PRELIMINARY EROSION CONTROL PLAN
GRADE ESTABLISHMENT CALCULATIONS
PROJECT ADDRESS
5607 SEASHORE DRIVE, NEWPORT BEACH CA. 92663
PROJECT NAME
KROENER'S FAMILY RESIDENCE
PROJECT SCOPE
DEMOLITION OF AN EXISTING SINGLE STORY HOUSE APPROX. 800 SF. AND
PROPOSED NEW 2 LEVELS AND LOFT SINGLE FAMILY HOUSE WITH AN
APPROX. 3741 SF.
EXISTING USE
SINGLE FAMILY HOME
No. OF STORIES
1
CLIENT NAME
MR. JIM KROENER
PROPOSED USE OF BUILDING
RESIDENTIAL
OVERALL HEIGHT
28'-10"
MAXIMUN HEIGHT ALOW ED
29'-0"
LEGAL DESCRIPTION
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF
ORANGE STATE OF CALIFORNIA AND IS DESCRIBED AS FOLLOWS:
LOT 4 OF BLOCK 56 OF THE OCEAN FRONT TRACT, IN THE CITY OF NEWPORT
BEACH, AS SHOWN ON A MAP RECORDED IN BOOK 4, OF MISCELLANEOUS
MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
APN# 424-483-03
OCCUPANCY:
R3/U
PLANNING DEPARTMENT
CITY OF NEWPORT BEACH
100 CIVIC CENTER DR. NEWPORT BEACH CA. 92660
BUILDING CODE:
THIS PROJECT SHALL COMPLY WHIT THE 2016 CRC, CMC, CPC AND CEC
AS AMENDED BY CITY ORDINANCE AND THE 2016 TITLE 24 ENERGY
REGULATIONS.
OCCUPANCY SEPARATIONS
ONE-HOUR OCCUPANCY SEPARATIONS REQ. AT ALL HOUSE
TO GARAGE CONDITIONS
LOT SIZE
2256 SF
5607 SEASHORE DRIVE, AREA TABLE
NAME AREA S.F.
LEVEL 1 AREA
1034 SF
GARAGE AREA
457 SF
LEVEL 2 AREA
1355 SF
BALCONY AREA
66 SF
LOFT AREA
317 SF
ROOF DECK AREA
452 SF
ROOF DECK
78 SF
BALCONY AREA
i49 SF
MAXIMUM FLOOR AREA ALLOWED:
30x72 Lot Size = 2467 (after setbacks) =1608 sf x 2 Levels = 3216 sf
1608 x 20% (for loft) = 321 sf. Allowed
TOTAL LOT SIZE: 2256 SF
TOTAL HABITABLE AREA: 1034 SF + 1355 SF + 317 SF = 2706 SF
TOTAL HABITABLE AND NON HABITAL AREA: 2706 SF + 1102 SF = 3808 SF
TOTAL AREA OF HOUSE + GARAGE: 2706 SF + 457 SF = 3163 SF
TOTAL OPEN VOLUME AREA REQUIRED: 1608 SF *.15 SF = 241 SF
TOTAL OPEN VOLUME ARE PROPOSED: 245 SF
CONSTRUCTION DOCUMENTS
GERMAN A. VILLARRAGA
34 VIA FLORENCIA MISSION VIEJO CA. 92692
GERMAN A. VILLARRAGA (Designer)
Office 951 8581676
IRINE, CA 92603
Office 949.466.2055
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SEASHORE DRIVE
SITE PLAN LEGEND
1. BUILDING ADDRESS SHALL BE VISIBLE FROM STREET. VERIFY STANDARD WITH CITY OF NEWPORT BEACH
AND FIRE DEPARTMENT.
2. THIS DRAWING IS INTENDED TO PROVIDE INFORMATION DESCRIBING ARCHITECTURAL FEATURES ONLY.
3. ALL DOOR LANDINGS TO COMPLY WITH C.B.C. SECTION 1003.3.1.5, 1003.3.1.6 & 1003.3.1.7.
SLOPE LANDING AWAY FROM DOOR AT 1/4" PER FOOR MAXIMUM.
GENERAL NOTE:
ALL PROPERTY LINE COORDINATES AND DIMENSIONS SHALL BE REFERENCED FROM AN OFFICIAL LAND SURVEYOR'S
DRAWINGS. ANY DISCREPANCIES SHALL BE COORDINATED WITH SURVEYOR AND DESIGNER PRIOR TO PROCEEDING
WITH WORK.
CONTRACTOR SHALL BE RESPONSIBLE FOR ALL REPAIRS REQUIRED DUE TO HIS/HER FAILURE TO DO SO.
1 30' - 0" f
SCALE: 3/16" = 1'-0"
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LINE OF AVERAGE GRADE ESTABLISHMENT
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FIN. 1ST FLOOR
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SCALE: 1/4"= 1'-0"
ROOF
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5607 SEASHORE DRIVE, AREA TABLE
NAME I AREA S.F.
LEVEL 1 AREA
1034 SF
GARAGE AREA
457 SF
LEVEL 2 AREA
1355 SF
BALCONY AREA
66 SF
LOFT AREA
317 SF
ROOF DECK AREA
1452 SF
ROOF DECK
178 SF
BALCONY AREA
149 SF
MAXIMUM FLOOR AREA ALLOWED:
30x72 Lot Size = 2467 (after setbacks) =1608 sf x 2 Levels = 3216 sf
1608 x 20% (for loft) = 321 sf. Allowed
TOTAL LOT SIZE: 2256 SF
TOTAL HABITABLE AREA; 1034 SF + 1355 SF + 317 SF = 2706 SF
TOTAL HABITABLE AND NON HABITAL AREA: 2706 SF + 1102 SF = 3808 SF
TOTAL OPEN VOLUME AREA REQUIRED: 1608 SF *.15 SF = 241 SF
TOTAL OPEN VOLUME ARE PROPOSED: 245 SF
NOTE:
REFER TO CIVIL SHEET 3 FOR THE GRADE ESTABLISHMENT EXHIBIT
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KEYNOTES
50 AUTOMATIC ROLL -UP DOOR, INSTALL PER MFR.
INSTRUCTIONS
1. WRITTEN DIMENSIONS TO PREVAIL OVER SCALE.
2. VERIFY ALL DIMENSIONS PRIOR TO CONSTRUCTION.
3. ALL ELECTRICAL WIRING TO BE COPPER (ALUMINIUM WIRING
NOT ALLOWED).
4. PLASTIC WATER PIPING IS NOT ALLOWED.
5. FLUSH LIGHT FIXTURES AT INSULATED CEILINGS TO BE ICT FIXTURES.
6. SMOKE DETECTORS SHALL BE INSTALLED IN EACH ROOM USED FOR
SLEEPING, CENTRALLY LOCATED IN THE WALL OR CEILING IN
CORRIDORS, PROVIDING ACCESS TO EACH SEPARATE SLEEPING AREA.
SMOKE DETECTORS SHALL SOUND ON ALARM AUDIBLE IN ALL AREAS
OF THE BUILDING OR BE INTERCONNECTED PER CRC R313 & R314.
7. OWNER TO SELECT ALL ELECTRICAL FIXTURES.
8. OWNER TO SELECT FLOOR COVERING.
9. HEATING CONTRACTOR TO PROVIDE LAYOUT FOR HEAT DUCTS
& RESISTER SIZES. CONTRACTOR TO VERIFY THAT THE SIZE OF
EXISTING
F.A.U. WILL MEET THE CURRENT ENERGY AND CODE REQUIREMENTS.
10. REQUIRED ELECTRICAL OUTLETS, SWITCHES, AND LIGHTS ARE
SHOWN ON PLAN. CONTRACTOR TO VERIFY IF ANY EXISTING
ELECTRICAL CAN BE USED IN ANY OF THE REMODELED ROOMS.
11. HARDWARE FOR DOORS, CABINETS, AND WINDOWS TO MATCH
EXISTING HARDWARE OR BE COMPATIBLE AS JUDGED BY THE OWNER.
12. ALL DOOR AND WINDOW MOULDINGS AND BASEBOARD TO MATCH
EXISTING.
13. ALL CABINET DESIGNS TO BE APPROVED BY OWNER.
14. PROVIDE 22" X 30" ATTIC ACCESS OR MIN 22" X 30" ACCESS FROM
EXISTING ATTIC TO NEW ATTIC AREA TO MEET CBC REQUIREMENTS.
15. ALL EXITS TO BE OPERABLE FROM THE INSIDE WITHOUT THE USE
OF A KEY.
16. WALL COVERING SHALL BE CEMENT PLASTER, TILE OR APPROVED
EQUAL TO 70" ABOVE DRAIN INLET AT SHOWERS OR TUB WITH
SHOWERS. MATERIAL OTHER THAT STRUCTURAL ELEMENTS TO BE
MOISTURE RESISTANT.(CBC 807.1.3 AND 2512)
17. GLAZING IN WARDROBE DOORS SHALL BE SAFETY GLAZYNG OR
LAMINATE GLASS.
18. FIXTURES IN CLOTHES CLOSETS PER CEC ARTICLE 410.2 & 410.16.
19. PLUMBING, MECHANICAL AND ELECTRICAL ARE NOT CHECKED FOR
CODECOMPLIANCE. THIS DISCIPLINES ARE SUBJECT TO FIELD
INSPECTION.
20. HIGH EFFICACY LUMINARIES TO BE USED IN ALL NEW AREAS.
(BATHROOMS & BEDROOMS)
21. PROVIDE WATER -RESISTANT GYPSUM BACKING BOARD AS A BASE
FOR TILE OR WALL, WALL PANELS FOR TUB OR SHOWER
ENCLOSURERS OR WATER CLOSET COMPARTMENT WALLS.
C.B.C. SEC 2512
22. LIGHT FIXTURES LOCATED IN SHOWER AREA SHALL COMPLY WITH
CEC 2013 - SECTION 410. FOR INSTALLATION IN WET LOCATION.
23. ALL BRANCH CIRCUITS THAT SUPPLY OUTLETS INSTALLED IN
BEDROOMS SHALL BE PROTECTED BY AN ARC -FAULT CIRCUIT
INTERRUPTED LISTED TO PROVIDE PROTECTION OF THE ENTIRE
BRANCH CIRCUIT PER CEC ARTICLE 210.12.
23. RECEPTACLES SHALL BE INSTALLED SO THAT NO POINT ALONG
THE
FLOOR LINE IN ANY WALL SPACE IS MORE THAN 6 FEET MEASURED
HORIZONTALLY, FROM AN OUTLET IN THAT SPACE.
RECEPTACLE OUTLETS SHALL BE SPACED EQUAL DISTANCED
APART. CEC - SECTION 210-52
24. FENESTRATION MUST HAVE TEMPORARY AND PERMANENT
LABELS.
25, SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER
ARI STD. 275 SOUND LEVEL NOT TO EXCEED 50 DBA (55 DBA WITH
NORTH TIMER AND NEIGHBOR'S CONSENT) PER SECTION 10.26.045 OF THE
NBMC.
LOCATION OF MEASUREMENTS TO BE AT ADJACENT PROPERTY PATIO
OR OPENING. LOCATE EQUIPMENT IN EQUIPMENT WELL ON ROOF IF
NECESSARY.
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DATE
SHEET TITLE
LEVEL 1 & 2
SHEET NUMBS 0-7-017 2
DATE
A-2 SCALE
1/4" = 1'-0"
0
20
SHEET TITLE
LEVEL 1 & 2
SHEET NUMBS 0-7-017 2
DATE
A-2 SCALE
1/4" = 1'-0"
20
i
/ ROOF AREA
f
1/2" / 12" 1/2" / 12"
L
5-10".
v ELEVATOR VOLUME
\ MAX. OF 30 SF IN AREA
N
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1011 F -Al 0 00C well] :04 RJR
SCALE: 1/4" = T-0"
ROOF PLAN NOTES
1. ROOF VENTILATION HAS BEEN DESIGNED TO RECEIVE ENERGY CREDIT
FOR COMPLIANCE WITH
THE ENERGY EFFICIENCY STANDARDS FOR LOW-RISE BUILDINGS PER
THE 2016 RESIDENTIAL
COMPLIANCE MANUAL, SECTION RA4.2.2. FOR SPECIFIC REQUIREMENTS
SEE 2016 RESIDENTIAL COMPLIANCE MANUAL. GERERAL REQUIREMENTS
ARE AS FOLLOWS:
A. RADIANT BARRIERS SHALL MEET SPECIFIC ELIGIBILITY
REQUIREMENTS AND INSTALLATION CRITERIA.
B. RADIANT BARRIERS SHALL BE INSTALLED TO COVER ALL GABLE END
WALLS AND OTHER VERTICAL SURFACES IN THE ATTIC.
C. THE ATTIC SHALL BE VENTILATED TO CONFORM WITH THE RADIANT
BARRIER MANUFACTURER'S INSTRUCTIONS.
D. THE ATTIC SHALL BE VENTILATED TO PROVIDE A MINIMUM FREE
VENTILATION AREA OF NOT LESS THAN ONE SQUARE FOOT OF VENT
AREA FOR EACH 150 S.F. OF ATTIC AREA.
E. THE ATTIC SHALL BE VENTILATED TO PROVIDE NO LESS THAN 30
PERCENT OF THE REQUIRED VENTILATING AREA IS PROVIDED BY
VENTILATORS LOCATED IN THE UPPER PORTION OF THE SPACE TO BE
VENTILATED AT LEAST 3 FEET ABOVE THE EAVE OR CORNICE VENTS
WITH THE BALANCE OF THE REQUIRED VENTILATION PROVIDED BY EAVE
OR CORNICE VENTS.
F. RIDGE VENTS OR GABLE VENTS ARE RECOMMENDED TO ACHIEVE THE
BEST PERFORMANCE. THE MATERIAL SHOULD BE CUT TO ALLOW FOR
FULL AIRFLOW TO THE VENTING.
2. ROOF VENTILATION PROVIDED USING'CLOAKED ROOF TILE VENTS BY
O'HAGIN - I.C.C. EVALUATION SERVICE REPORT NO. 9650A. INCLUDES
INSECT/BIRD SCREEN.
3. GABLE END VENTS NOT INCLUDED IN THE CALCULATION.
4. EAVE VENTILATION NOT INCLUDED IN THE CALCULATION.
5.(2) LAYERS OF GRADED' BUILDING PAPER IS REQUIRED TO BE
INSTALLED OVER WOOD SHEATHING. 2016 CRC R703.6.3
FLOOR PLAN NOTES
1. WRITTEN DIMENSIONS TO PREVAIL OVER SCALE.
2. VERIFY ALL DIMENSIONS PRIOR TO CONSTRUCTION.
3. ALL ELECTRICAL WIRING TO BE COPPER (ALUMINIUM WIRING
NOT ALLOWED).
4. PLASTIC WATER PIPING IS NOT ALLOWED.
5. FLUSH LIGHT FIXTURES AT INSULATED CEILINGS TO BE ICT FIXTURES.
6. SMOKE DETECTORS SHALL BE INSTALLED IN EACH ROOM USED FOR
SLEEPING, CENTRALLY LOCATED IN THE WALL OR CEILING IN
CORRIDORS, PROVIDING ACCESS TO EACH SEPARATE SLEEPING AREA.
SMOKE DETECTORS SHALL SOUND ON ALARM AUDIBLE IN ALL AREAS
OF THE BUILDING OR BE INTERCONNECTED PER CRC R313 & R314.
7. OWNER TO SELECT ALL ELECTRICAL FIXTURES.
8. OWNER TO SELECT FLOOR COVERING.
9. HEATING CONTRACTOR TO PROVIDE LAYOUT FOR HEAT DUCTS
& RESISTER SIZES. CONTRACTOR TO VERIFY THAT THE SIZE OF
EXISTING
F.A.U. WILL MEET THE CURRENT ENERGY AND CODE REQUIREMENTS.
10, REQUIRED ELECTRICAL OUTLETS, SWITCHES, AND LIGHTS ARE
SHOWN ON PLAN. CONTRACTOR TO VERIFY IF ANY EXISTING
ELECTRICAL CAN BE USED IN ANY OF THE REMODELED ROOMS.
11. HARDWARE FOR DOORS, CABINETS, AND WINDOWS TO MATCH
EXISTING HARDWARE OR BE COMPATIBLE AS JUDGED BY THE OWNER.
12. ALL DOOR AND WINDOW MOULDINGS AND BASEBOARD TO MATCH
EXISTING.
13. ALL CABINET DESIGNS TO BE APPROVED BY OWNER.
14. PROVIDE 22" X 30" ATTIC ACCESS OR MIN 22" X 30" ACCESS FROM
EXISTING ATTIC TO NEW ATTIC AREA TO MEET CBC REQUIREMENTS.
15. ALL EXITS TO BE OPERABLE FROM THE INSIDE WITHOUT THE USE
OF A KEY.
16. WALL COVERING SHALL BE CEMENT PLASTER, TILE OR APPROVED
EQUAL TO 70" ABOVE DRAIN INLET AT SHOWERS OR TUB WITH
SHOWERS. MATERIAL OTHER THAT STRUCTURAL ELEMENTS TO BE
MOISTURE RESISTANT.(CBC 807.1.3 AND 2512)
17. GLAZING IN WARDROBE DOORS SHALL BE SAFETY GLAZYNG OR
LAMINATE GLASS.
18. FIXTURES IN CLOTHES CLOSETS PER CEC ARTICLE 410.2 & 410.16.
19. PLUMBING, MECHANICAL AND ELECTRICAL ARE NOT CHECKED FOR
CODECOMPLIANCE. THIS DISCIPLINES ARE SUBJECT TO FIELD
INSPECTION.
20. HIGH EFFICACY LUMINARIES TO BE USED IN ALL NEW AREAS.
(BATHROOMS & BEDROOMS)
21. PROVIDE WATER -RESISTANT GYPSUM BACKING BOARD AS A BASE
FOR TILE OR WALL, WALL PANELS FOR TUB OR SHOWER
ENCLOSURERS OR WATER CLOSET COMPARTMENT WALLS.
C.B.C. SEC 2512
22. LIGHT FIXTURES LOCATED IN SHOWER AREA SHALL COMPLY WITH
CEC 2013 - SECTION 410. FOR INSTALLATION IN WET LOCATION.
23. ALL BRANCH CIRCUITS THAT SUPPLY OUTLETS INSTALLED IN
BEDROOMS SHALL BE PROTECTED BY AN ARC -FAULT CIRCUIT
INTERRUPTED LISTED TO PROVIDE PROTECTION OF THE ENTIRE
BRANCH CIRCUIT PER CEC ARTICLE 210.12.
23. RECEPTACLES SHALL BE INSTALLED SO THAT NO POINT ALONG
THE
FLOOR LINE IN ANY WALL SPACE IS MORE THAN 6 FEET MEASURED
HORIZONTALLY, FROM AN OUTLET IN THAT SPACE.
RECEPTACLE OUTLETS SHALL BE SPACED EQUAL DISTANCED
APART. CEC - SECTION 210-52
24. FENESTRATION MUST HAVE TEMPORARY AND PERMANENT
LABELS.
25. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER
ARI STD. 275 SOUND LEVEL NOT TO EXCEED 50 DBA (55 DBA WITH
NORTH TIMER AND NEIGHBOR'S CONSENT) PER SECTION 10.26.045 OF THE
NBMC.
LOCATION OF MEASUREMENTS TO BE AT ADJACENT PROPERTY PATIO
OR OPENING. LOCATE EQUIPMENT IN EQUIPMENT WELL ON ROOF IF
NECESSARY.
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DATE
0
SHEET TITLE
LEVEL 3 & ROOF PLAN
SHEET NUMBS 0-7-017 2
Al DATE
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SCALE: 1/4" = 1'-0"
VGLE STORY HOUSE,
X. 800 S.F. TO BE DEMOLISHED
TTICE COVER TO BE DEMOLISH
DOD DECK TO BE DEMOLISH
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7A7
SHEET
SHEET TITLE
DEMOLITION PLAN & PROPOSED
LANDSCAPE PLAN
SHEET NUMBS 07-2701
DATE
A-4 SCALE
1/4" = 1'-0"
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SCALE: 1/4" = 1'-0"
ROOF
T.O. PL 3RD FLOOR
FIN. 3RD FLOOR _
T.O. PL 2ND FLOOR _
FIN. 2ND FLOOR _
T.O. PL 1ST FLOOR
FIRST LEVEL
FIN. 1ST FLOOR _
FRONT ELEVATION
SCALE: 1/4" = 1'-0"
ROOF
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FIN. 3RD FLOOR
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FIN. 2ND FLOOR
T.O. PL 1ST FLOOR
L
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SCALE: 1/4" = 1'-0"
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KEYNOTES
30A 3 -COAT STUCCO, FINISH TO BE SELECTED. WHEN STUCCO IS APPLIED OVER
PLYWOOD, THE PLYWOOD SHALL BE COVERED WITH (2) LAYERS OF TYPE "D" PAPER.
32B HORIZONTAL HARDIE PLANK SIDING
34A SECTIONAL GARAGE DOOR
34B INTEGRALLY ILLUMINATED ADDRESS PANEL. 6" MIN. HIGH BUILDING ADDRESS
CHARACTERS PLACED IN SUCH A POSITION TO BE PLAINLY VISIBLE FROM THE
STREET.
39 FRAMELESS BALCONY GLASS RAILING SYSTEM
48 LIGHT FIXTURE, +84" AFG
MiTIAIM kiMei 4LlIfj
FIN. 1ST FLOOR
T.O. PL 3RD FLOOR
FIN. 3RD FLOOR
T.O. PL 2ND FLOOR
FIN. 2ND FLOOR
T.O. PL 1ST FLOOR
FIRST LEVEL
FIN. 1ST FLOOR
1. HORIZONTAL AND VERTICAL DIMENSIONS SHOWN ARE FROM
FACE OF STUD, FACE OF CONCRETE, OR FACE OF CMU, UNLESS
NOTED OTHERWISE.
2. ANY DISCREPANCY FOUND IN THESE DRAWINGS TO BE BROUGHT
TO THE ATTENTION OF THE ARCHITECT PRIOR TO ANY
CONSTRUCTION.
3. FIRST FLOOR DIMENSIONS ARE MEASURED FROM TOP OF SLAB.
SECOND FLOOR DIMENSIONS ARE MEASURED FROM TOP OF SUB
FLOOR SHEATHING MATERIAL.
4. ALL EXTERIOR PAVING AND SITE ELEMENTS ARE FOR REFERENCE
ONLY - REFER TO LANDSCAPE AND CIVIL DRAWINGS FOR DESIGN,
DETAILS AND DIMENSIONS.
5. ALL MECHANICAL EQUIPMENT, GRILLS AND CONTROLS ARE FOR
REFERENCE ONLY - REFER TO MECHANICAL DRAWINGS FOR
DESIGN, DETAILS AND DIMENSIONS.
6. ALL ELECTRICAL FIXTURES, OUTLETS AND EQUIPMENT ARE FOR
REFERENCE ONLY - REFER TO ELECTRICAL DRAWINGS FOR
DESIGN, DETAILS AND DIMENSIONS.
7. ALL STRUCTURAL MEMBERS AND ELEMENTS ARE SHOWN FOR
REFERENCE ONLY - REFER TO STRUCTURAL ENGINEERS
DRAWINGS FOR DESIGN, DETAILS AND DIMENSIONS.
8. CONTRACTOR TO COORDINATE PLUMBING, MECHANICAL,
ELECTRICAL PENETRATIONS AND CONNECTIONS WITH
SUBCONTRACTORS.
9. FINISH CARPENTER SHALL FIELD VERIFY ALL SHUTTER AND
LOUVERED SCREEN SIZES WHERE THEY OCCUR.
10. ALL EXTERIOR STUCCO PER COLOR CONSULTANT.
11. ALL EXTERIOR SHEAR PANELS AND LOW SPOPED AREAS TO BE
CDX PLYWOOD.
12. FOR MAX. GRADE EXTABLISHMENT REFER TO SHEET A-1 AND
CIVIL SHEET #3
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FIN. 2ND FLOOR _
T.O. PL 1ST FLOOR
FIRST LEVEL
FIN. 1ST FLOOR _
FRONT ELEVATION
SCALE: 1/4" = 1'-0"
ROOF
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T.O. PL 1ST FLOOR
L
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s
SCALE: 1/4" = 1'-0"
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SCALE: 1/4" = 1'-0"
KEYNOTES
30A 3 -COAT STUCCO, FINISH TO BE SELECTED. WHEN STUCCO IS APPLIED OVER
PLYWOOD, THE PLYWOOD SHALL BE COVERED WITH (2) LAYERS OF TYPE "D" PAPER.
32B HORIZONTAL HARDIE PLANK SIDING
34A SECTIONAL GARAGE DOOR
34B INTEGRALLY ILLUMINATED ADDRESS PANEL. 6" MIN. HIGH BUILDING ADDRESS
CHARACTERS PLACED IN SUCH A POSITION TO BE PLAINLY VISIBLE FROM THE
STREET.
39 FRAMELESS BALCONY GLASS RAILING SYSTEM
48 LIGHT FIXTURE, +84" AFG
MiTIAIM kiMei 4LlIfj
FIN. 1ST FLOOR
T.O. PL 3RD FLOOR
FIN. 3RD FLOOR
T.O. PL 2ND FLOOR
FIN. 2ND FLOOR
T.O. PL 1ST FLOOR
FIRST LEVEL
FIN. 1ST FLOOR
1. HORIZONTAL AND VERTICAL DIMENSIONS SHOWN ARE FROM
FACE OF STUD, FACE OF CONCRETE, OR FACE OF CMU, UNLESS
NOTED OTHERWISE.
2. ANY DISCREPANCY FOUND IN THESE DRAWINGS TO BE BROUGHT
TO THE ATTENTION OF THE ARCHITECT PRIOR TO ANY
CONSTRUCTION.
3. FIRST FLOOR DIMENSIONS ARE MEASURED FROM TOP OF SLAB.
SECOND FLOOR DIMENSIONS ARE MEASURED FROM TOP OF SUB
FLOOR SHEATHING MATERIAL.
4. ALL EXTERIOR PAVING AND SITE ELEMENTS ARE FOR REFERENCE
ONLY - REFER TO LANDSCAPE AND CIVIL DRAWINGS FOR DESIGN,
DETAILS AND DIMENSIONS.
5. ALL MECHANICAL EQUIPMENT, GRILLS AND CONTROLS ARE FOR
REFERENCE ONLY - REFER TO MECHANICAL DRAWINGS FOR
DESIGN, DETAILS AND DIMENSIONS.
6. ALL ELECTRICAL FIXTURES, OUTLETS AND EQUIPMENT ARE FOR
REFERENCE ONLY - REFER TO ELECTRICAL DRAWINGS FOR
DESIGN, DETAILS AND DIMENSIONS.
7. ALL STRUCTURAL MEMBERS AND ELEMENTS ARE SHOWN FOR
REFERENCE ONLY - REFER TO STRUCTURAL ENGINEERS
DRAWINGS FOR DESIGN, DETAILS AND DIMENSIONS.
8. CONTRACTOR TO COORDINATE PLUMBING, MECHANICAL,
ELECTRICAL PENETRATIONS AND CONNECTIONS WITH
SUBCONTRACTORS.
9. FINISH CARPENTER SHALL FIELD VERIFY ALL SHUTTER AND
LOUVERED SCREEN SIZES WHERE THEY OCCUR.
10. ALL EXTERIOR STUCCO PER COLOR CONSULTANT.
11. ALL EXTERIOR SHEAR PANELS AND LOW SPOPED AREAS TO BE
CDX PLYWOOD.
12. FOR MAX. GRADE EXTABLISHMENT REFER TO SHEET A-1 AND
CIVIL SHEET #3
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EXTERIOR ELEVATIONS
SHEET NUMBS 0-7-017 2
C DATE
A-5 SCALE
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29'-0" FROM AVERAGE
------------------------ GRADE
ROOF
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MASTER
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DECK #2
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T.O. PL 3RD FLOOR
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11.281
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KEYNOTES
39 FRAMELESS BALCONY GLASS RAILING SYSTEM
49 ELASTOMERIC MEMBRANE O/ DECK
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SECTIONS LEGEND
1. TYPICAL CONSTRUCTION ASSEMBLIES: CROSS SECTIONS OF
TYPICAL CONSTRUCTION ASSEMBLIES ARE DESCRIBED BY A
CONSECUTIVE LISTING OF MATERIAL. EXTERIOR ASSEMBLIES
SUCH AS ROOFS AND EXTERIOR WALLS LIST MATERIALS IN
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MATERIALS FROM TOP TO BOTTOM. INTERIOR ASSEMBLIES LIST
MATERIALS FROM ONE SIDE TO THE OTHER. REFER TO DETAILS
AND SPECIFICATIONS FOR INSTALLATION AND ADDITIONAL
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2. STRUCTURAL FRAMING: REFER TO STRUCTURAL DRAWINGS FOR
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4. SOLE PLATES: SOLE PLATES OR MUD SILLS IN CONTACT WITH
CONCRETE SLABS SHALL BE PRESSURE TREATED.
5. SECOND FLOOR: SECOND FLOOR DIMENSIONS ARE TAKEN FROM
TOP OF SUB FLOOR SHEATHING MATERIAL.
6. EXTERIOR ELEMENTS: SECTIONS ARE DRAWN TO MATCH BASE
FLOOR PLANS & ELEVATION "A" (U.N.O.). REFER TO EXTERIOR
ELEVATIONS FOR ADDITIONAL INFORMATION.
7. S.S.D. = SEE STRUCTURAL DRAWINGS.
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C DATE
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7
I
SI
THOMAS BROS. MAP PAGE 888-F6
LEGAL DESCRIPTION
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF ORANGE,
�i STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:
5' 0' 2.5' 5
SCALE: 1" - 5'
LOT 4 OF BLOCK 56 OF THE OCEAN FRONT TRACT, IN THE CITY OF NEWPORT
BEACH, AS SHOWN ON A MAP RECORDED IN BOOK 4, OF MISCELLANEOUS MAPS,
IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
SITE ADDRESS
5607 SEASHORE DRIVE
NEWPORT BEACH, CA 92663
ASSESSOR PARCEL NUMBER
424-483-03
SITE AREA
2256 SQUARE FEET
0.0518 ACRES
ZONING
RESIDENTIAL
PROPERTY OWNER
KROENER FAMILY TRUST
PREPARED FOR:
JIM KROENER
5607 SEASHORE DRIVE
NEWPORT BEACH, CA 92663
NOT FOR CONSTRUCTION
ALE
J
SF
THOMAS BROS. MAP PAGE 888-F6
mv9vO ° �J -(11.19) EROSION CONTROL NOTES
x x x x x x x x x x x x x x x x x x
�YE
x x n5���� so so so so so Y so so so so r PROP. (1 .24) 1. TEMPORARY EROSION CONTROL DEVICES SHOWN ON THE GRADING PLAN WHICH INTERFERE WITH THE WORK SHALL BE RELOCATED OR
DRAIN OFS NMODIFIED AS AND WHEN THE INSPECTOR SO DIRECTS AS THE WORK PROGRESSES.
C
c
X m 2. ALL LOOSE SOIL AND DEBRIS SHALL BE REMOVED FROM THE STREET AREAS UPON STARTING OPERATIONS AND PERIODICALLY THEREAFTER
92� I 13.04 13.05 7 AS DIRECTED BY THE INSPECTOR.
13.11 I L
TG
I I 3. WHEN DIRECTED BY THE INSPECTOR, A 12" BERM SHALL BE MAINTAINED ALONG THE TOP OF THE SLOPE OF THOSE FILLS ON WHICH
WM-9
x \ A
o I 4 00 GRADING IS NOT IN PROGRESS.
0
4. PROVIDE VELOCITY CHECK DAMS ACROSS THE OUTLETS OF ALL LOTS DRAINING INTO THE STREET.
PROP. 4" I I EXISTING BUILDING AND SITE I
AREA DRAIN I I IMPROVEMENTS TO BE DEMOLISHED x 20.0' I 5. STAND-BY CREWS SHALL BE ALERTED BY THE PERMITTEE OR THE CONTRACTOR FOR EMERGENCY WORK DURING RAINSTORMS.
13.39FF / (/) I 6. SEWER OR STORM DRAIN TRENCHES THAT ARE CUT THROUGH BASIN DIKES OR BASIN INLET DIKES, SHALL BE PLUGGED WITH SANDBAGS
R -R -R -R -R R -R R -R -R -R LEVEL 1 WM-1 D i FROM TOP OF PIPE TO TOP OF DIKE. SEWER LINES SHALL FIRST BE ENCASED IN CONCRETE BEFORE SANDBAGS ARE PLACED.
IL
PROPER LINE
Ix v
� > I x
o I PROPERTY L E 7. ALL UTILITY TRENCHES SHALL BE BLOCKED AT THE PRESCRIBED INTERVALS FROM THE BOTTOM TO THE TOP WITH A DOUBLE ROW OF
I/ O i SANDBAGS PRIOR TO BACKFILL. SEWER TRENCHES SHALL BE BLOCKED AT THE PRESCRIBED INTERVALS WITH A DOUBLE ROW OF
x / SANDBAGS EXTENDING DOWNWARD, TWO SANDBAGS FROM THE GRADED SURFACE OF THE STREET. SANDBAGS ARE TO BE PLACED WITH
LI x A I THE ALTERNATE HEADER AND STRETCHER COURSES. THE INTERVALS PRESCRIBED BETWEEN SANDBAG BLOCKING SHALL DEPEND ON THE
LIMITS OF 13.23 (10.69) 00 m SLOPE OF THE GROUND SURFACE, BUT NOT EXCEED THE FOLLOWING:
ENCROACHMENT JG 5.0'
x v� CONSTRUCTION ENTRANCE FS
o � i GRADE OF THE STREET INTERVAL
x
13.17 13.17 I o LESS THAN 2% AS REQUIRED
FS FSN o m 2% TO 4% 100 FEET
x z cn 4% TO 10% 50 FEET
13.32 1 x OVER 10% 25 FEET
13.27 FS o 1� I (10.72)
x x x x x x x x x x �x x x ;`Si °-J 8. PROVIDE VELOCITY CHECK DAMS IN ALL UNPAVED STREET AREAS AT THE INTERVALS INDICATED ABOVE. VELOCITY CHECK DAMS MAY BE
Iv.ul CONSTRUCTED OF SANDBAGS, TIMBER, OR OTHER EROSION RESISTANT MATERIAL APPROVED BY THE ENGINEER AND SHALL EXTEND
1510 u 2'GATE o �� 1r� 2'GATE A ❑ COMPLETELY ACROSS THE STREET OR CHANNEL AT RIGHT ANGLES TO THE CENTERLINE. EARTH DIKES MAY NOT BE USED AS VELOCITY
YkF11V LR .p �� (14.84)FS ��' FIREPLACE A PROPERTY LINE" n� n� (12.67)FS ��' m CHECK DAMS.
Co
q ^
4 N I p 9. PROVIDE VELOCITY CHECK DAMS IN ALL UNPAVED GRADED CHANNELS AT THE INTERVALS INDICATED BELOW.
co CONSTRUCT GRAVEL BAG EROSION CONTROL m -I
b A I ALONG PROPERTY LINES EXCEPT DRIVEWAY o ? I m
APPROACH PER BMP FACT SHEET SE -8. z GRADE OF CHANNEL INTERVALS BETWEEN CHECK DAMS
N
o
o A LESS THAN 3% 100 FEET
n�
3% TO 6% 50 FEET
o I q OVER 6% 25 FEET
O I 0 I
I I 10, AFTER SEWER AND UTILITY TRENCHES ARE BACKFILLED AND COMPACTED, THE SURFACES OVER SUCH TRENCHES SHALL BE MOUNDED
SLIGHTLY TO PREVENT CHANNELING OF WATER IN THE TRENCH AREA. CARE SHOULD BE EXERCISED TO PROVIDE FOR CROSS FLOW AT
/ I FREQUENT INTERVALS WHERE TRENCHES ARE NOT ON THE CENTERLINE OF A CROWNED STREET.
/I I 11. EXCEPT AS OTHERWISE DIRECTED BY THE ENGINEER, ALL DEVICES SHOWN SHALL BE IN PLACE AT THE END OF EACH WORKING WHEN
JJI I THE FORECAST OF RAIN PROBABILITY IS 50% AND MAINTAINED DURING THE RAINY SEASON (OCTOBER 1 TO APRIL 15).
/�I I
12. ALL BASINS AND CHECK DAMS SHALL HAVE BEEN PUMPED DRY AND ALL DEBRIS AND SILT REMOVED WITHIN
24 HOURS AFTER EACH STORM.
I
5' 0' 2.5' 5'
SCALE: 1 " = 5'
13. ALL BASINS BUILT ON LOTS ADJACENT TO DWELLINGS MUST BE COMPLETELY LINED WITH ASPHALT OR GUNITE.
14. SIZES OF BASINS AND WEIRS SHALL BE SHOWN ON PLANS AND OF A CAPACITY TO SERVICE THE WATERSHED AFFECTED.
15. ALL SPILLWAYS FROM BASINS SHALL BE PAVED TO EXISTING PAVED STREET, EXISTING STORM DRAIN CATCH BASIN OR OTHER APPROVED
WATERCOURSE.
16. SANDBAGS SHALL BE STOCKPILED IN PARKWAY AT INTERVALS SHOWN ON EROSION PLANS, READY TO BE PLACED IN POSITION WHEN
RAIN FORECAST IS 40% OR WHEN DIRECTED BY THE INSPECTOR.
17. RETENTION OR DESILTING BASINS MAY NOT BE REMOVED OR MADE INOPERATIVE BETWEEN OCTOBER 1 AND APRIL 15 WITHOUT PRIOR
APPROVAL OF THE ENGINEER UNTIL ALL SURFACE IMPROVEMENTS HAVE BEEN COMPLETED.
18. BRUSH AND GROUND COVER MAY NOT BE REMOVED MORE THAN 10 FEET ABOVE AN AREA TO BE GRADED DURING A RAIN EVENT.
19. A "STANDBY EMERGENCY CREW" SHALL BE ALTERED BY THE DEVELOPER OR CONTRACTOR TO PERFORM EMERGENCY WORK DURING
RAINSTORMS. THE PARTY TO BE CONTACTED IS:
NAME:
PHONE:
NOT FOR CONSTRUCTION
ALE
so
I
I Q
N
, w
o PACIF
A i 1 c SUPERIOR
I �qST
NOT TO SCALE
�S
IV
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I h�
^ i 41
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1 �� 0 vFri g I 9
cn
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o I VICINITY MAP p�Lp
m m < O
THOMAS BROS. MAP PAGE 888-F6
XX
�I
�o
(15.2)FG �9Z (14.69)FS (14.5)FG (13.10)FS N
(15.34F 9� 7FS) O (1 (11.19FS)
mm O - - - - - - - _
_ � _
(15.22FS) - - P - - - -PAVERS "3)FJ� (13_20)FS (� i (11.24FS) o
v� FIREPLACE n
1 n (15.49 FS _ I Im cnl
Iv(15.1)FG (14. )F� ------ o
BUILDD%G SETBACK
9 9 -
\�, \\ I PRO 0 E 4O PLA I Iw ^_ / J o
LqO I A
O
I 7 N �I
PROPERTY LINE---,., I 1
1512 AVG GRADE J v X °Nlo /
/'44.12 MAX BLDG ELEV o x 14.8 V E N GRD 13.12 AVG GRADE
o n I 43.85 B EL �� I 4i3.. dvt X BL G ELEV I 42.12 MAX BLDG ELEV +Im 10.96 AV RADE
o - - - - - - �Im 39.96 MA) BLDG ELEV (n
n m
n SIN -0 c) D
92 n`° ?I m c
I I I +� � o l l
� I \• \►___ �c 5 � I
�p I 9' iU
PROPOSED ROOF PLAN
(10.69FS)
n m
41
�p I Cl5 OOFS)90(1 4.82F - - pFp q- 14 .57F -S ) (13.02FS)
m'o
(15.0)FG I 1. N37 - 070)FS
.90) I 14.0
2'GATE 4GATE
❑ \ '
co) W 2.67)FS�� (14.84)FS
GRADE ESTABLISHMENT CALCULATIONS
n ❑ PER NBMC 20.30.050: GRADE ESTABLISHMENT
0
o o v m AVERAGE SLOPE = (15.22-10.69)/75.9 = 5.9%
z�
m 5.9% > 5% -> PROCEED TO SECTION 20.30.050-B-3
REFER TO PLAN VIEW FOR AVERAGE GRADE TO BE USED FOR BUILDING HEIGHT
0 0 LIMIT.
�o C,
I I
II
II
I�
5 0' 2.5' 5'
SCALE: 1" - 5'
NOT FOR CONSTRUCTION SHEET 3 of 3
BENCHMARK: BASIS OF BEARINGS: Q BY REVISIONS DATE APP'D 5607 SEASHORE DRIVE
ORANGE COUNTY DEPARTMENT OF PUBLIC WORKS THE BASIS OF BEARINGS FOR THIS PROJECT IS THE
BENCHMARK NO. NB2-7-77 ELEVATION = 8.565 FEET (NAVD 88). CENTERLINE OF SEASHORE DRIVE BEING N56°24'30"W PER NEWPORT BEACH, CA
BENCHMARK BEING A 3 314" OCS ALUMINUM DISK STAMPED M.B. 222 PAGE 47.
"NBFOOT"SET
CRETTHE ATCSOUTHWEST LCORNER
ATEDINA7FOOT BY ERIC LISSNER, P.E. COASTAL DEVELOPMENT PERMIT
4.5 FOOT CONCRETE CATCH BASIN LOCATED IN THE
SOUTHEAST CORNER OF THE INTERSECTION OF SUPERIOR
AVENUE AND PACIFIC COAST HIGHWAY, 400 FEET EASTERLY
OF THE CENTERLINE OF SUPERIOR AVENUE AND 48 FEET
SOUTHERLY OF THE CENTER MEDIAN ALONG PACIFIC COAST
HIGHWAY. GRADE ESTABLISHMENT CALCULATIONS
sl
Zoning Administrator- March 29, 2018
ITEM NO. 6a -ADDITIONAL MATERIALS
Kroener Residence Coastal Development Permit (PA2017-237)
Zoning Administrator Resolution No. ####
Page 5 of 7
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 to address the threat of
damage or destruction from waves, erosion, storm conditions, landslides, seismic activity,
bluff retreat, sea level rise, or other natural hazards that may affect the property, or
development of the property, today or in the future. 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. 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.
encroachment area.
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 Pollution Prevention Plan (CPPP).
12-21-2D17