HomeMy WebLinkAbout02_Elkayam Residence Coastal Development Permit_PA2018-105CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
July 12, 2018
Agenda Item No. 2
SUBJECT: Elkayam Residence (PA2018-105)
Coastal Development Permit No. CD2018-047
SITE LOCATION: 1801 East Balboa Boulevard
APPLICANT:
OWNER:
Oldham Architects
Ami Elkayam
PLANNER: David S. Lee, Assistant Planner
949-644-3225, dlee@newportbeachca.gov
LAND USE AND ZONING
Coastal Land Use Category: Single-Unit Residential Detached – (10.0 - 19.9 DU/AC)
(RSD-C)
Coastal Zoning District: Single-Unit Residential (R-1)
General Plan Land Use Category: Single-Unit Residential Detached (RS-D)
Zoning District: Single-Unit Residential (R-1)
PROJECT SUMMARY
A request for a coastal development permit (CDP) to allow the demolition of an existing
single-family residence and the construction of a new 3,489-square-foot single-family
residence with an attached garage. The proposed development also includes additional
appurtenances such as walls, fences, patios, hardscape, drainage devices, and
landscaping.
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. CD2018-047 (Attachment No. ZA 1).
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DISCUSSION
Land Use and Development Standards
The property is located in the R-1 Coastal Zoning District, which provides for single-unit
residential development and is consistent with the City’s Coastal Land Use Plan, General
Plan Land Use Category and Zoning Code. These designations provide for single-unit
residential development. The property is located within the appeal area providing the
possibility for a final action to be appealed to the California Coastal Commission.
Additionally, a waiver for de minimis development cannot be issued because the site is
within the appeal area.
The property is developed with an existing single-family residence on a lot designated
for residential development. The 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 all applicable
development standards including floor area limit, setbacks, height, 9.0 feet (NAVD88)
minimum finished floor elevation, and off-street parking as illustrated in Table 1 below:
Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front 9’-0” 9’-0”
Sides 3’-0” 3’-0”
Rear 0’ 0’
Allowable Floor Area (max.) 3,828 sq. ft. 3,489 sq. ft.
Allowable 3rd Floor Area (max.) 287 sq. ft. 286 sq. ft.
Open Space (min.) 287 sq. ft. 328 sq. ft.
Parking (min.) 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 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 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.
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The development is set back approximately 270 feet from the mean high water line.
Due to the large distance from coastal waters, a Water Quality Management Plan
(WQMP) and a Construction Pollution Prevention Plan (CPPP) are not required. A
post-construction drainage system will be installed that includes drainage and
percolation features designed to retain dry weather and minor rain run-off on-site to
ensure the project does not impact water quality. Any water not retained on-site is
directed to the City’s storm drain system.
Public Access
The project site is located on the Balboa Peninsula between the nearest public road and
the sea. 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 an inland 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. Vertical access to the bay front is available near the site on J Street where
there is a public beach with access to the water.
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 an inland 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. The project is designed to be
consistent with applicable setbacks and will have the effect of framing and accenting the
existing public coastal view corridor as viewed through the street end. 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. The Class 3 exemption includes
the construction of limited numbers of new, small structures, including one single-family
residence. The proposed project is a new single-family residence located in the R-1 Coastal
Zoning District.
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PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners of
property and residential occupants 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 that was posted at City Hall and on the City website.
APPEAL PERIOD:
An appeal or call for review may be filed with the Director of Community Development within
14 days following the date of action. For additional information on filing an appeal, contact
the Planning Division at 949-644-3200.
Prepared by:
___________________________
David S. Lee, Assistant Planner
JM/dl
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2018-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2018-047 TO DEMOLISH AN
EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A
NEW SINGLE-FAMILY RESIDENCE WITH ATTACHED GARAGE
LOCATED AT 1801 EAST BALBOA BOULEVARD (PA2018-105)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Oldham Architects, with respect to property located at 1801
East Balboa Boulevard, and legally described as Lot 22 of Block L of Tract 518, requesting
approval of a coastal development permit.
2. The applicant proposes the demolition of an existing single-family residence and the
construction of a new 3,489-square-foot, single-family residence with an attached garage.
The proposed development also includes additional appurtenances such as walls, fences,
patios, hardscape, drainage devices, and landscaping.
3. The subject property is located within the Single-Unit Residential (R-1) Zoning District and
the General Plan Land Use Element category is Single-Unit Residential Detached (RS-
D).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Single-Unit Residential – (10.0 - 19.9 DU/AC) (RSD-C) and the Coastal Zoning
District is Single-Unit Residential (R-1).
5. A public hearing was held on July 12, 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 15315, 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 construction of limited numbers of new, small structures, including
one single-family residence. The proposed project is a new single-family residence
located in the R-1 Coastal Zoning District.
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Zoning Administrator Resolution No. ZA2018-###
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SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 (Findings and Decision) of the Newport Beach Municipal
Code, the following findings and facts in support of such findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1. The 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 3,828 square feet and the proposed floor area
is 3,489 square feet.
b. The proposed development complies with the required setbacks, which are nine
feet along the property line abutting East Balboa Boulevard and three feet along
each side property line. There is no required setback abutting the alley.
c. The highest guardrail/parapet is 24 feet from established grade and the highest
ridge is 29 feet from established grade. The proposed development complies with
all height requirements.
d. The proposed development provides a two-car garage, meeting the minimum
parking requirement for a single-family residence.
e. The proposed development exceeds the minimum 9.0 (NAVD88) top of slab
elevation requirement for interior living areas of new structures.
2. The neighborhood is predominantly developed with two- and three-story single-family
residences. 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 is set back approximately 270 feet from the nearest bulkhead. Due to
the large distance from coastal waters, a Water Quality Management Plan (WQMP) and
a Construction Pollution Prevention Plan (CPPP) are not required. A post-construction
drainage system will be installed that includes drainage and percolation features designed
to retain dry weather and minor rain run-off on-site to ensure the project does not impact
water quality. Any water not retained on-site is directed to the City’s storm drain system.
4. 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
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Zoning Administrator Resolution No. ZA2018-###
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identified in the investigations. Construction plans are reviewed for compliance with
approved investigations and CBC prior to building permit issuance.
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 on the Balboa Peninsula between the nearest public road and
the sea. 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 an inland 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.
Vertical access to the bay front is available near the site on J Street where there is a public
beach with access to the water.
2. 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 an inland lot and will replace an existing
single-family home with a new single-family home that 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 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. CD2017-087, 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
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Zoning Administrator Resolution No. ZA2018-###
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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 12TH DAY OF JULY, 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. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new Coastal Development Permit.
3. Coastal Development Permit No. CD2018-047 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.
4. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
5. 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.
6. 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.
7. Prior to issuance of the building permits, a copy of the Resolution, including conditions
of approval Exhibit “A” shall be incorporated into the Building Division and field sets of
plans.
8. Prior to issuance of building permits, 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.
9. Prior to the issuance of building permits, the applicant shall submit a final construction
erosion control plan. The plan shall be subject to the review and approval by the Building
Division.
10. 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.
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11. Should the property be sold or otherwise come under different ownership, any fut ure
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner, or the leasing agent.
12. This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved in
compliance with the provisions of Title 21 Planning and Zoning of the Newport Beach
Municipal Code.
13. 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 Elkayam Residence Coastal Development Permit including, but not limited to,
Coastal Development Permit No. CD2017-047 (PA2018-105). This indemnification shall
include, but not be limited to, damages awarded against the City, if any, costs of suit,
attorneys' fees, and other expenses incurred in connection with such claim, action, causes
of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating
or bringing such proceeding. The applicant shall indemnify the City for all of City's costs,
attorneys' fees, and damages which City incurs in enforcing the indemnification provisions
set forth in this condition. The applicant shall pay to the City upon demand any amount
owed to the City pursuant to the indemnification requirements prescribed in this condition.
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Attachment No. ZA 2
Vicinity Map
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Elkayam Residence
Zoning Administrator, July 12, 2018
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VICINITY MAP
Coastal Development No. CD2018-047
PA2018-105
1801 East Balboa Boulevard
Subject
Property
13
Attachment No. ZA 3
Project Plans
14
ISSUE:CHECK:DRAWN:PROJECT No.:1801 Balboa
New Single Family Home
1801 E. Balboa Boulevard, Newport Beach, California 92661reoreo181604.30.18 CDP SUBMITTAL #1c COPYRIGHT; Oldham Architects expresslyreserves all rights to these plans by commoncopyright privileges. These plans may not bereproduced, changed, or copied in any manneror turned over to a third party without theexpressed written consent of Ryan E. Oldham.architectsoldham architects2651 east chapman avenue, unit 110fullerton, california 92831714.482.8296|www.oldham-architects.comoldham05.22.18 CDP SUBMITTAL #2A0.0Project InformationPlot PlanSheet IndexProject ContactsZoning & Code InformationVicinity MapDescription of WorkAbbreviations and Symbol LegendNAMEROOM #ROOM CALL-OUTDETAIL CUTSECTION CUTDOOR SYMBOLINTERIOR ELEV.WINDOW SYMBOLKEYNOTE MARKERREVISION MARKERWALL SECTIONELEVATION MARKERPlot PlanScale: 18" = 1'-0"OwnerArchitectMATERIAL SYMBOLGoverning AgenciesGeotech EngineerStructural Engineer(N) R-1 RESIDENCECity of Newport Beach NotesArchitect's Notes to ContractorAgency Submittal Numbers1Area Calculations & Basis of GradeAREA BY FOOTPRINTGROSS LIVING SPACEMAX GROSS FLOOR AREAOPEN SPACE REQUIREMENTESTABLISHED BASIS OF GRADEPROPOSED LANDSCAPE AREADeferred Submittals / Separate SubmittalsEAST BALBOA BLVD15
ISSUE:CHECK:DRAWN:PROJECT No.:1801 Balboa
New Single Family Home
1801 E. Balboa Boulevard, Newport Beach, California 92661reoreo181604.30.18 CDP SUBMITTAL #1c COPYRIGHT; Oldham Architects expresslyreserves all rights to these plans by commoncopyright privileges. These plans may not bereproduced, changed, or copied in any manneror turned over to a third party without theexpressed written consent of Ryan E. Oldham.architectsoldham architects2651 east chapman avenue, unit 110fullerton, california 92831714.482.8296|www.oldham-architects.comoldham05.22.18 CDP SUBMITTAL #2A1.0Area Analysis Plan-3rd Floor1Scale: 316" = 1'-0"Keynotes2Scale: 316" = 1'-0"3Scale: 316" = 1'-0"2nd Floor1st FloorCalculated AreasMax Allowed AreasAREA A = 84 SFAREA B = 225 SFAREA C = 984 SFAREA D = 85 SFAREA E = 230 SFAREA F = 28 SFAREA CC = 116 SFAREA AA = 300 SFAREA DD = 141 SFAREA EE = 40 SFAREA FF = 276 SFAREA GG = 33 SFAREA HH = 559 SFAREA JJ = 21 SFAREA BBB = 75 SFAREA AAA = 211 SFOPEN SPACE A = 164 SFOPEN SPACE B = 164 SFAREA BB= 81 SF16
····WALL TYPES:········DOOR & WINDOW CALL-OUTS:ISSUE:CHECK:DRAWN:PROJECT No.:1801 Balboa
New Single Family Home
1801 E. Balboa Boulevard, Newport Beach, California 92661reoreo181604.30.18 CDP SUBMITTAL #1c COPYRIGHT; Oldham Architects expresslyreserves all rights to these plans by commoncopyright privileges. These plans may not bereproduced, changed, or copied in any manneror turned over to a third party without theexpressed written consent of Ryan E. Oldham.architectsoldham architects2651 east chapman avenue, unit 110fullerton, california 92831714.482.8296|www.oldham-architects.comoldhamA2.01st & 2nd Floor Plan-2nd Floor Plan1Scale: 14" = 1'-0"Plan LegendKeynotesFloor Plan Notes1st Floor Plan2Scale: 14" = 1'-0"······LIVING AREAENTRYDINING AREAKITCHEN2-CAR GARAGELAUNDRYPWDR 1MUD ROOMM. BEDROOMM. BATHT.HALL 2W.I.C.BEDROOM 4BATH 4BATH 3HALL 3BEDROOM 2BEDROOM 3BATH 2HALL 117
····WALL TYPES:········DOOR & WINDOW CALL-OUTS:ISSUE:CHECK:DRAWN:PROJECT No.:1801 Balboa
New Single Family Home
1801 E. Balboa Boulevard, Newport Beach, California 92661reoreo181604.30.18 CDP SUBMITTAL #1c COPYRIGHT; Oldham Architects expresslyreserves all rights to these plans by commoncopyright privileges. These plans may not bereproduced, changed, or copied in any manneror turned over to a third party without theexpressed written consent of Ryan E. Oldham.architectsoldham architects2651 east chapman avenue, unit 110fullerton, california 92831714.482.8296|www.oldham-architects.comoldham05.22.18 CDP SUBMITTAL #2A2.13rd Floor Plan3rd Floor Roof Plan3rd Floor Roof Plan1Scale: 14" = 1'-0"Plan LegendKeynotesFloor Plan Notes3rd Floor Plan2Scale: 14" = 1'-0"Roof Plan NotesAttic Venting CalculationsBONUS ROOMPWDR2DECK 1DECK 2EQUIP18
ISSUE:CHECK:DRAWN:PROJECT No.:1801 Balboa
New Single Family Home
1801 E. Balboa Boulevard, Newport Beach, California 92661reoreo181604.30.18 CDP SUBMITTAL #1c COPYRIGHT; Oldham Architects expresslyreserves all rights to these plans by commoncopyright privileges. These plans may not bereproduced, changed, or copied in any manneror turned over to a third party without theexpressed written consent of Ryan E. Oldham.architectsoldham architects2651 east chapman avenue, unit 110fullerton, california 92831714.482.8296|www.oldham-architects.comoldham05.22.18 CDP SUBMITTAL #2A3.0Exterior Elevations-Material LegendKeynotesElevation NotesRear Exterior Elevation1Scale: 14" = 1'-0"Left Side Elevation3Scale: 14" = 1'-0"Right Side Elevation4Scale: 14" = 1'-0"Front Exterior Elevation2Scale: 14" = 1'-0"EXTERIOR PLASTERHORIZONTAL SIDINGSYNTHETIC STONE VENEERALUMINUM CLAD WINDOWSSTANDING SEAM METAL ROOFINGCERAMIC WALL TILE19
ISSUE:CHECK:DRAWN:PROJECT No.:1801 Balboa
New Single Family Home
1801 E. Balboa Boulevard, Newport Beach, California 92661reoreo181604.30.18 CDP SUBMITTAL #1c COPYRIGHT; Oldham Architects expresslyreserves all rights to these plans by commoncopyright privileges. These plans may not bereproduced, changed, or copied in any manneror turned over to a third party without theexpressed written consent of Ryan E. Oldham.architectsoldham architects2651 east chapman avenue, unit 110fullerton, california 92831714.482.8296|www.oldham-architects.comoldhamA4.0Building Sections(Vertical Analysis)SectionSection1Scale: 14" = 1'-0"2Scale: 14" = 1'-0"LIVINGDININGKITCHENGARAGEBEDROOM 2DECKBONUS ROOMDECKHALLM.BATHLIVINGDININGKITCHENGARAGEBATH 3BEDROOM 4BONUS ROOMW.I.C.M. BEDROOMBATH 4BEDROOM 420
ISSUE:CHECK:DRAWN:PROJECT No.:1801 Balboa
New Single Family Home
1801 E. Balboa Boulevard, Newport Beach, California 92661reoreo181604.30.18 CDP SUBMITTAL #1c COPYRIGHT; Oldham Architects expresslyreserves all rights to these plans by commoncopyright privileges. These plans may not bereproduced, changed, or copied in any manneror turned over to a third party without theexpressed written consent of Ryan E. Oldham.architectsoldham architects2651 east chapman avenue, unit 110fullerton, california 92831714.482.8296|www.oldham-architects.comoldhamGP-1Grading & Drainage Plan-KeynotesGeneral Construction NotesWater Quality NotesGrading & Drainage Plan / Erosion Control1Scale: 14" = 1'-0"Project InformationConstruction QuantitiesEROSION CONTROL NOTESBMP FACTS SHEET.E. BALBOA BLVD.21