HomeMy WebLinkAbout05_Bogh Residence CDP and Modification Permit _PA2020-025=
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
April 30, 2020
Agenda Item No. 5
SUBJECT: Bogh Residence (PA2020-025)
x Coastal Development Permit No. CD2020-015
x Modification Permit No. MD2020-004
SITE LOCATION: 43 Balboa Coves
APPLICANT: John T. Morgan Jr.
OWNER: Mark Bogh
PLANNER: Liane Schuller, Planning Consultant
949-644-3200, lschuller@newportbeachca.gov
LAND USE AND ZONING
x General Plan: RS-D (Single-Unit Residential Detached)
x Zoning District: R-1 (Single-Unit Residential)
x Coastal Land Use Category: RSD-A (Single-Unit Residential Detached) (0.0-5.9
DU/AC)
x Coastal Zoning District: R-1 (Single-Unit Residential)
PROJECT SUMMARY
A coastal development permit and modification permit to demolish an existing single-family
residence and construct a new three-story, 3,821-square-foot, single-family residence with
an attached 697-square-foot, two-car garage. The project includes accessory structures
such as walls, fences, patios, drainage devices, and landscaping. The project also includes
reinforcing and raising the existing private bulkhead to address coastal hazards protection.
A modification permit is requested for a corner of the ground level and a portion of the
second and third level decks to encroach a maximum of 18 inches into the required
waterfront setback. The proposed development complies with all other applicable
development standards including height, parking and floor area limits.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures) of the CEQA Guidelines, because it has no potential to have a significant
effect on the environment; and
3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit No. CD2020-015 and Modification Permit No. MD2020-004 (Attachment No.
ZA 1).
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DISCUSSION
Land Use and Development Standards
x The subject property is located in the R-1 Coastal Zoning District, which provides for
a maximum of one single dwelling unit on a single, legal lot 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.
x The property currently consists of one legal lot developed with a two-story, single-
family residence. The neighborhood is developed with a mix of one- and two-story,
single-family residences. Three-story homes are allowed subject to certain
development standards. The proposed design, bulk, and scale of the development
is consistent with the existing neighborhood pattern of development and expected
future development consistent with applicable development standards.
x The proposed single-family dwelling and accessory structures conform to applicable
development standards, including floor area limit, off-street parking and height, as
evidenced by the project plans and illustrated in Table 1 below.
Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front (street) 5 feet 5 feet
Front (water) 15 feet 13.5 to 25 feet
Sides 3 feet 3 feet
Allowable Floor Area (max.) 4,934 square feet 4,518 square feet
Allowable 3rd Floor Area (max.) 370 square feet 368 square feet
Open Space (min.) 370 square feet 377 square feet
Parking (min.) 2-car garage 2-car garage
Height (max.) 24-foot flat roof
29-foot sloped roof
24-foot flat roof
29-foot sloped roof
Hazards
x The property fronts on channel waters southwest of the intersection of West Coast
Highway and Newport Boulevard. A Coastal Hazards Analysis Report was prepared
for the project by PMA Consulting, Inc., dated April 1, 2020. The current maximum
bay water elevation is 7.7 feet North American Vertical Datum of 1988 (NAVD 88).
According to the report, the estimated sea level rise at the site is approximately 6 feet
over the next 75 years utilizing direct interpolation of the data for “high emissions
2090 and 2100” and “medium-high risk aversion,” accounting for the water level
rising to 13.70 feet NAVD 88. The Newport Beach City Council has approved the
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use of the high estimate of the “low risk aversion” scenario, which is 3.2 feet by the
year 2100, or 2.9 feet by 2094. Therefore, the sea level is estimated to likely reach
10.6 feet NAVD 88 over the next 75 years (i.e. the life of the structure). If future
sea level rise is greater than the “low risk aversion” scenario by 2094 (1 0.6 feet
NAVD 88), then the bulkhead can be raised without further encroachment towards
the waterfront. Future raising of the bulkhead height would require a separate
coastal development permit.
x The existing private bulkhead varies in height from 9.28 to 9.32 feet NAVD 88 and
is proposed to be reinforced and raised to 10.6 feet NAVD 88 to address coastal
hazards protection. The raising of the bulkhead requires a Coastal Development
Permit (CDP) from the City of Newport Beach. The work does not require the use
of mechanized equipment on the bay or beach, and the City may authorize these
improvements pursuant to the Implementation Plan (IP) with the approval of a
CDP. The Post-LCP (Local Coastal Program) Certification Permit and Appeal
Jurisdiction Map (July 11, 2018) shows the line of the California Coastal
Commission’s jurisdiction coterminous with the back of the sidewalk on the
bayward side of the private bulkhead, thereby authorizing the City to permit
improvements to the bulkhead that do not result in bayward encroachment or a
replacement bulkhead. The bulkhead work would not impact public trust areas,
submerged lands, or tidelands.
x The finished floor elevation of the first floor of the proposed living area is 12.55 feet
NAVD 88, which exceeds the minimum 9.0-foot NAVD 88 elevation standard for new
structures and exceeds the minimum requirements for sea level rise (10.6 feet NAVD
88) for the anticipated 75-year life of the structure.
x Pursuant to Newport Beach Municipal Code (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.
x The property is located in an area known for the potential for 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
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reviewed for compliance with approved investigations and CBC prior to building
permit issuance.
Water Quality
x The property is located adjacent to a waterway. Pursuant to Section 21.35.030
(Construction Pollution Prevention Plan) of the Municipal Code, a Construction
Pollution Prevention Plan (CPPP) is required to implement temporary Best
Management Practices (BMPs) during construction to minimize erosion and
sedimentation and to minimize pollution of runoff and coastal waters derived from
construction chemicals and materials. A CPPP has been provided and construction
plans and activities will be required to adhere to the CPPP.
x Pursuant to Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan),
due to the proximity of the development to the shoreline and the development
containing more than 75 percent of impervious surface area, a preliminary Water
Quality and Hydrology Plan (WQHP) is required. A preliminary WQHP was prepared
for the project by Commercial Development Resources (CDR), dated February 10,
2020, and includes a polluted runoff and hydrologic site characterization, a sizing
standard for BMPs, use of an LID approach to retain the design storm runoff volume
on site, and documentation of the expected effectiveness of the proposed BMPs.
Construction plans will be reviewed for compliance with the approved WQHP prior to
building permit issuance.
x 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 runoff and minor rain event runoff on-site.
Any water not retained on-site is directed to the City’s storm drain system.
Public Access and Views
x The project site is located between the nearest public road and the sea or shoreline.
Implementation Plan Section 21.30A.040 requires that the provision of public access
bear a reasonable relationship between the requirement and the project’s impact and
be proportional to the impact. In this case, the project replaces an existing single-
family residence located on an R-1 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 height, setbacks, etc.) so as not to
block or impede existing public access opportunities.
x The project site is located on a water channel west of Newport Boulevard, which is a
mapped coastal view road. The nearest coastal viewpoint is located at the Lido
Channel Turning Basin on the other side of Newport Boulevard and is not visible from
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the site. The proposed single-family residence complies with all applicable Local
Coastal Program development standards and maintains a building envelope
consistent with the existing neighborhood pattern of development. Additionally, the
project does not contain any unique features that could degrade the visual quality of
the coastal zone.
x The project is designed and sited so as not block or impede existing public access
opportunities. Existing coastal access conditions will not be affected or altered by the
project.
Modification Permit
x Pursuant to Zoning Code Section 20.52.050(E) and Local Coastal Program
Implementation Plan (IP) Section 21.52.090, the Zoning Administrator may approve
or conditionally approve a modification permit for a maximum setback deviation of 10
percent. The project includes a request to deviate 18 inches (10 percent) into the 15-
foot waterfront setback, which is measured from the bayward side of the existing
bulkhead.
x The requested modification will be compatible with existing development in the
neighborhood in that the new structure is sited similarly to structures on adjacent
properties. The new structure is approximately 29 feet wide and maintains or
exceeds the 15-foot waterfront setback along all but 3.5 feet of the building width.
Apart from its most northwesterly corner, the new structure maintains a 15- to 25-foot
waterfront setback and complies with all other applicable development standards.
x The granting of the modification is necessary due to the acutely angled waterfront
setback line. The acute angle makes it difficult to design a structure with wall angles
that result in functional interior rooms and deck space.
x Alternatives to the requested modification permit would be to design the new
structure with acutely angled walls to match the acutely angled setback line, or to
reduce the overall depth of the home by approximately 2 feet. The proposed structure
already provides more than the required setback along most of its width, and these
alternatives would provide lesser benefits to the applicant by further reducing the
square-footage and functional space of the new structure.
The granting of the modification permit would not be detrimental to public health, safety or
welfare of the occupants of the property, nearby properties, the neighborhood or the City, or
result in a change in density or intensity that would be inconsistent with the provisions of the
Zoning Code. The proposed development maintains the intent of the Zoning Code by
providing greater than the required waterfront setback along most of its width, thereby
providing adequate separation, light and access to the waterfront and adjacent structures.
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ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of
the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has
no potential to have a significant effect on the environment.
Class 3 exempts the construction of up to three single-family residences in an urbanized
area. The proposed project consists of the demolition of one single-family residence and
the construction of a new 3,821-square-foot, single-family residence with an attached
697-square-foot, 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
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:
GR/ls
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. ZA2020-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2020-015 AND MODIFICATION
PERMIT NO. MD2020-004 TO DEMOLISH AN EXISTING SINGLE-
FAMILY RESIDENCE AND CONSTRUCT A NEW THREE (3)-
STORY, SINGLE-FAMILY RESIDENCE AND ATTACHED
GARAGE LOCATED AT 43 BALBOA COVES (PA2020-025)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by John T. Morgan Jr., with respect to property located at 43
Balboa Coves, requesting approval of a coastal development permit.
2. The property at 43 Balboa Coves is legally described as Lot 43 of Tract 1011.
3. The applicant requests a coastal development permit and modification permit to demolish
an existing single-family residence and construct a new three (3)-story, 3,821-square-foot,
single-family residence with an attached 697-square-foot, two (2)-car garage. The project
includes accessory structures such as walls, fences, patios, drainage devices, and
landscaping. The project also includes reinforcing and raising the height of an existing
bulkhead to address coastal hazards protection. A modification permit is requested for a
corner of the ground level and a portion of the second and third level decks to encroach a
maximum of 18 inches (10 percent) into the required waterfront setback The proposed
residence complies with all other applicable development standards including height,
parking and floor area limits.
4. The subject property is designated RS-D (Single-Unit Residential Detached) by the
General Plan Land Use Element and is located within the R-1 (Single-Unit Residential)
Zoning District.
5. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is RSD-A (Single Unit Residential Detached) (0.0-5.9 DU/AC) and it is located
within the R-1 (Single-Unit Residential) Coastal Zone District.
6. A public hearing was held on April 30, 2020, in the Community Room 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
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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 (3) single-family residences and additions
of up to 10,000 square feet to existing structures. The proposed project consists of the
demolition of one (1) single-family residence and the construction of a new 3,821-
square-foot, single-family residence and attached 697-square-foot garage.
3. The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project location does not impact an environmental resource of hazardous or critical
concern, does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources within
a state scenic highway, is not a hazardous waste site, and is not identified as a historical
resource.
SECTION 3. REQUIRED FINDINGS.
Coastal Development Permit
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 4,934 square feet and the proposed floor area
is 4,518 square feet.
b. The proposed development provides the minimum required setbacks of 5 feet
along the front property line abutting the street and 3 feet along each side property
line. The development provides a 13.5- to 25-foot setback along the waterfront,
where a 15-foot setback is required. The Zoning Administrator is authorized to
approve a maximum 10 percent deviation from the waterfront setback, in this case
a maximum of 18 inches.
c. The highest guardrail is less than 24 feet from established grade (11.96 feet North
American Vertical Datum of 1988 [NAVD 88]) and the highest ridge is no more than
29 feet from established grade, which comply with the maximum height
requirements.
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d. The project includes garage parking for a total of two (2) vehicles, complying with
the minimum two (2)-car garage parking requirement for single-family residences
with less than 4,000 square feet of habitable floor area.
2. The neighborhood is developed with a mix of one (1)- and two (2)-story, single-family
residences. A third level may be allowed subject to certain development standards. The
proposed design, bulk, and scale of the development is consistent with the existing
neighborhood pattern of development.
3. The property fronts on channel waters west of Newport Boulevard. The project site is
protected by an existing private bulkhead with a height that varies from 9.28 feet to 9.32
feet (NAVD 88). The existing bulkhead will be replaced and raised to a height of 10.60 feet
NAVD 88. The bulkhead will be designed and engineered to allow it to be raised in the
future to protect the property if needed.
4. A Coastal Hazards Analysis Report was prepared for the project by PMA Consulting, Inc.,
dated April 1, 2020. The current maximum bay water elevation is 7.7 feet (NAVD 88).
According to the report, the estimated sea level rise at the site is approximately 6 feet over
the next 75 years utilizing direct interpolation of the data for “high emissions 2090 and
2100” and “medium-high risk aversion,” accounting for the water level rising to 13.70
feet NAVD 88. The Newport Beach City Council has approved the use of the high
estimate of the “low risk aversion” scenario, which is 3.2 feet by the year 2100, or 2.9
feet by 2094. Therefore, the sea level is estimated to likely reach 10.6 feet NAVD 88
over the next 75 years (i.e. the life of the structure). If future sea level rise is greater than
the “low risk aversion” scenario by 2094 (10.6 feet NAVD 88), then the bulkhead c an be
raised without further encroachment towards the waterfront. Future raising of the
bulkhead height would require a separate coastal development permit.
5. The existing private bulkhead varies in height from 9.28 to 9.32 feet NAVD 88 and is
proposed to be reinforced and raised to 10.6 feet NAVD 88 to address coastal hazards
protection. The raising of the bulkhead requires a Coastal Development Permit (CDP)
from the City of Newport Beach. The work does not require the use of mechanized
equipment on the bay or beach, and the City may authorize these improvements
pursuant to the Implementation Plan (IP) with the approval of a CDP. The Post-LCP
(Local Coastal Program) Certification Permit and Appeal Jurisdiction Map (July 11,
2018) shows the line of the California Coastal Commission’s jurisdiction coterminous
with the back of the sidewalk on the bayward side of the private bulkhead, thereby
authorizing the City to permit improvements to the bulkhead that do not result in bayward
encroachment or a replacement bulkhead. The bulkhead work would not impact public
trust areas, submerged lands, or tidelands.
6. The finished floor elevation of the first floor of the proposed living area is 12.55 feet NAVD
88, which exceeds the minimum 9.0-foot NAVD 88 elevation standard for new structures.
The development will be required to be waterproofed to 10.6 feet NAVD 88 to
accommodate future anticipated potential sea level rise.
7. 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
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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 final building inspection, and prior to the issuance of building permits,
respectively.
8. 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.
9. The project design includes a post-construction drainage system that includes drainage
and percolation features designed to retain dry weather and minor rain event runoff on-
site. Any water not retained on-site is directed to the City’s storm drain system.
10. The property is located adjacent to a waterway. Pursuant to NBMC Section 21.35.030
(Construction Pollution Prevention Plan), a Construction Pollution Prevention Plan (CPPP)
is required to implement temporary Best Management Practices (BMPs) during
construction to minimize erosion and sedimentation and to minimize pollution of runoff and
coastal waters derived from construction chemicals and materials. A CPPP has been
prepared and included in the plan sets for review and approval prior to the issuance of
construction permits. Construction plans and activities will be required to adhere to the
approved CPPP.
11. Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), due to the
proximity of the development to the shoreline and the development containing more than
75 percent of impervious surface area, a preliminary Water Quality and Hydrology Plan
(WQHP) is required. A preliminary WQHP was prepared for the project by Commercial
Development Resources (CDR), dated February 10, 2020, and includes a polluted runoff
and hydrologic site characterization, a sizing standard for BMPs, use of an LID approach
to retain the design storm runoff volume on site, and documentation of the expected
effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance
with the approved WQHP prior to building permit issuance.
12. Proposed landscaping will be required to comply 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.
13. 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 nearest coastal viewpoint is
located at the Lido Channel Turning Basin on the other side of Newport Boulevard and is
not visible from the site. The proposed single-family residence complies with all applicable
Local Coastal Program development standards and maintains a building envelope
consistent with the existing neighborhood pattern of development. Additionally, the project
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does not contain any unique features that could degrade the visual quality of the coastal
zone.
Finding:
B. Conforms to the public access and public recreation policies of Chapter 3 of the Coastal
Act if the project is located between the nearest public road and the sea or shoreline of
any body of water located within the coastal zone.
Facts in Support of Finding:
1. The project site is located between the nearest public road and the sea or shoreline.
Implementation Plan Section 21.30A.040 requires that the provision of public access bear
a reasonable relationship between the requirement and the project’s impact, and be
proportional to the impact. In this case, the project replaces an existing single-family
residence located on an R-1 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.
2. The project is designed and sited (appropriate height, setbacks, etc.) so as not to block or
impede existing public access opportunities.
Modification Permit
In accordance with Section 20.52.050.E (Modification Permits – Required Findings) of the
Newport Beach Municipal Code, the following findings and facts in support of such findings are
set forth:
Finding:
C. The requested modification will be compatible with existing development in the
neighborhood.
Facts in Support of Finding:
1. The neighborhood is comprised of a mix of one (1)-, two (2)- and three (3)-story
residential structures. The design, bulk, and scale of the proposed development is
consistent with the existing neighborhood pattern of development and expected future
development.
2. The new structure is sited similarly to structures on adjacent properties. The new
structure is approximately 29 feet wide and maintains or exceeds the 15-foot waterfront
setback along all but 3.5 feet of the building width. Apart from its most northwesterly
corner, the new structure maintains a 15- to 25-foot waterfront setback and complies
with all other applicable development standards.
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Finding:
D. The granting of the modification is necessary due to the unique physical characteristic(s) of
the property and/or structure, and/or characteristics of the use.
Fact in Support of Finding:
1. The granting of the modification is necessary due to the acutely angled waterfront
setback line. The acute angle makes it difficult to design a structure with wall angles that
result in functional interior rooms and deck space.
Finding:
E. The granting of the modification is necessary due to practical difficulties associated with the
property and the strict application of the Zoning Code results in physical hardships that are
inconsistent with the purpose and intent of the Zoning Code.
Fact in Support of Finding:
1. The acutely angled waterfront setback line makes it difficult to design a structure of
similar size and siting as other residential structures in the neighborhood. The proposed
structure provides more than the required setback along most of its width and requiring
further reduction in the depth of the home creates a hardship for the applicant that is
inconsistent with the purpose and intent of the Zoning Code.
Finding:
F. There are no alternatives to the modification permit that could provide similar benefits to the
applicant with less potential detriment to surrounding owners and occupants, the
neighborhood, or to the general public.
Fact in Support of Finding:
1. Alternatives to the requested modification permit would be to design the new structure
with acutely angled walls to match the acutely angled setback line, or to reduce the
overall depth of the home by approximately 2 feet. The proposed structure already
provides more than the required setback along most of its width, and these alternatives
would provide lesser benefits to the applicant by further reducing the square-footage
and functional space of the new structure.
Finding:
G. The granting of the modification would not be detrimental to public health, safety, or welfare,
to the occupants of the property, nearby properties, the neighborhood, or the City, or result
in a change in density or intensity that would be inconsistent with the provisions of this
Zoning Code.
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Facts in Support of Finding:
1. The new structure is sited similarly to structures on adjacent properties. The new
structure is approximately 29 feet wide and maintains or exceeds the 15-foot waterfront
setback along all but 3.5 feet of the building width. Apart from its most northwesterly
corner, the new structure maintains a 15- to 25-foot waterfront setback and complies
with all other applicable development standards.
2. The proposed development maintains the intent of the Zoning Code by providing greater
than the required waterfront setback along most of its width, thereby providing adequate
separation, light and access to the waterfront and adjacent structures.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this Project is
categorically exempt from the California Environmental Quality Act (“CEQA”) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of
the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3,
because it has no potential to have a significant effect on the environment.
2. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2020-015 and Modification Permit No. MD2020-004, subject
to the conditions set forth in Exhibit “A,” which is attached hereto and incorporated by
reference.
3. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of Title 21 Local
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 30TH DAY OF APRIL, 2020.
_____________________________________
Jaime Murillo, Zoning Administrator
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Zoning Administrator Resolution No. ZA2020-###
Page 8 of 11
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 issuance of building permits, the project plans shall be updated to reflect that
the development is waterproofed up to 10.6 feet North American Vertical Datum of 1988
(NAVD 88). Flood shields (sandbags and other barriers) can be deployed across the
openings to prevent flooding to the structure.
3. Prior to issuance of building permits, the existing bulkhead or similar flood protection
improvement shall be raised or replaced to provide a minimum elevation of 10.6 feet
(NAVD 88). All improvements shall occur landward of the existing bulkhead.
4. Prior to final building permit inspection, 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.
5. 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. This letter shall be scanned into the plan set prior to building permit issuance.
6. No demolition or construction materials, equipment debris, or waste, shall be placed or
stored in a location that would enter sensitive habitat, receiving waters, or a storm drain
or result in impacts to environmentally sensitive habitat areas, streams, the beach,
wetlands or their buffers. No demolition or construction materials shall be stored on
public property.
7. This approval does not authorize any new or existing improvements (including
landscaping) on State tidelands, public beaches, or the public right-of-way.
8. This Coastal Development Permit does not authorize any development seaward of the
private property.
15
Zoning Administrator Resolution No. ZA2020-###
Page 9 of 11
9. The applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA).
In compliance with the MBTA, grading, brush removal, building demolition, tree
trimming, and similar construction activities shall occur between August 16 and January
31, outside of the peak nesting period. If such activities must occur inside the peak
nesting season from February 1 to August 15, compliance with the following is required
to prevent the taking of Native Birds pursuant to MBTA:
A. The construction area shall be inspected for active nests. If birds are observed flying
from a nest or sitting on a nest, it can be assumed that the nest is active. Construction
activity within 300 feet of an active nest shall be delayed until the nest is no longer
active. Continue to observe the nest until the chicks have left the nest and activity is no
longer observed. When the nest is no longer active, construction activity can continue
in the nest area.
B. It is a violation of state and federal law to kill or harm a native bird. To ensure
compliance, consider hiring a biologist to assist with the survey for nesting birds, and
to determine when it is safe to commence construction activities. If an active nest is
found, one (1) or two (2) short follow-up surveys will be necessary to check on the nest
and determine when the nest is no longer active.
10. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall
be implemented prior to and throughout the duration of construction activity as
designated in the Construction Erosion Control Plan.
11. 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.
12. 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. Stockpiles 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.
13. 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.
14. Revisions to the approved plans may require an amendment to this Coastal
Development Permit and/or Modification Permit or the processing of a new coastal
development permit and/or Modification Permit.
15. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
16. 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 and Modification Permit.
16
Zoning Administrator Resolution No. ZA2020-###
Page 10 of 11
17. 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.
18. Prior to the issuance of building permits, the final WQHP/WQMP shall be reviewed and
approved by the Building Division. Implementation shall be in compliance with the
approved CPPP and WQHP/WQMP and any changes could require separate review
and approval by the Building Division.
19. Prior to the issuance of building permits, the applicant shall submit a final drainage and
grading plan. The plan shall be subject to the review and approval by the Building
Division.
20. Prior to the issuance of 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.
21. 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.
22. 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.
23. 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
be kept operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
24. Prior to the issuance of building permits, the applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
25. 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.
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Zoning Administrator Resolution No. ZA2020-###
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26. This Coastal Development Permit No. CD2020-015 and Modification Permit No. MD2020-
004 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.
27. Prior to the issuance of building permits, the applicant shall obtain a coastal development
permit or other authorization of improvement for areas within the California Coastal
Commission’s permit jurisdiction, as determined by the California Coastal Commission.
28. 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 the Bogh Residence including, but not limited to, Coastal Development Permit
No. CD2020-015 and Modification Permit No. MD2020-004 (PA2020-025). 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.
18
Attachment No. ZA 2
Vicinity Map
19
VICINITY MAP
Coastal Development Permit No. CD2020-015 and
Modification Permit No. MD2020-004
(PA2020-025)
43 Balboa Coves
Subject Property
20
Attachment No. ZA 3
Project Plans
21
ARCHITECTJohn T. Morgan Jr.18682 Beachmont AvenueNorth Tustin, CA 92705ph (714) 730-2723 fax (714) 730-2724A-1SHEET INDEXA-1 SITE PLAN and INFORMATIONC-01 EROSION CONTROL PLANC-02 PRECISE DRAINAGE PLANA-2 1ST and 2ND FLOOR PLANSA-3 3RD FLOOR PLANA-4 RIGHT SIDE and STREET FRONT ELEVATIONSA-5 LEFT SIDE and BAY FRONT ELEVATIONSA-6 SECTIONS A and BA-7 ROOF PLANT-1 TOPOGRAPHIC SURVEYSF-1 1ST and 2ND FLOOR SQUARE FOOTAGESSF-2 2RD FLOOR SQUARE FOOTAGESSW-0 STRUCTURAL GENERAL NOTESSW-1 SEAWALL PLAN and ELEVATIONSW-2 SEAWALL DETAILS(12.65TW)EXT'GCONC.BOGH RESIDENCE 43 Balboa CovesNewport Beach, CA 9266318"SF2 %12.18 FSSQUARE FOOTAGE CALCULATIONS1ST FLOOR .................................................................................................. 1,435.94 S.F.2ND FLOOR ................................................................................................ 2,016.09 S.F.3RD FLOOR368.49 S.F.TOTAL LIVABLE ........................................................................................ 3,820.52 S.F.GARAGE697.20 S.F.STRUCTURAL .............................................................................................. 4,517.72 S.F.MAXIMUM ALLOWED SQUARE FOOTAGE IS ............................. 4,934.08 S.F.2nd FLOOR DECK ...................................................................................... 108.24 S.F.3rd FLOOR DECK803.00 S.F.TOTAL DECK AREA S............................................................................... 911.24 S.F.PLPLPLPLPLPLPLSLOPE 4%SLOPE 4%2ND FLOOR OUTLINE2ND FLOOR OUTLINE2ND FLOOR OUTLINE3RD FLOOR OUTLINE3RD FLOOR OUTLINE3RD FLOOR OUTLINE3RD FLOOR COVERED DECK OUTLINE3RD FLOOR COVERED DECK OUTLINE3RD FLOOR OUTLINE3RD FLOOR COVERED DECK OUTLINEPITCH
BREAKSF2 %SF2 %SF2 %SF2 %SF2 %SF2 %SF2 %SF2 %SF2 %SF2 %SF2 %SF2 %SF2 %SF2 %(10.03TW)PITCHBREAKDOWN (8) + 7 14" RISERSNEWPORTBAYNEWPORTBAY12.70 TW12.70 TW 12.70 TW 12.70 TW 12.70 TW
12"NEW ANEW 10.60 TW NEW 10.60 TW NEW 10.60 TWNEW 10.60 TW PLANTERAREA 10.0FG834"PITCHBREAKSF2.1 %SF2.1 %11.92 FS12.11 FSSF2.1 %SF2.6 %SF2.6 %PITCHBREAKSITEPAVERSSITEPAVERSSITEPAVERSSITEPAVERSSITEPAVERSSITEPAVERSSITEPAVERSSITEPAVERSSITEPAVERSSITEPAVERSBULKHEAD BULKHEADBULKHEADALL NEW PLANTER AREAS TORECEIVE DROUGHT TOLERANT"ARCTOSTAPHYLOS SONOMAMANZANITA SPECIES"PLANTINGALL NEW PLANTER AREAS TORECEIVE DROUGHT TOLERANT"ARCTOSTAPHYLOS SONOMAMANZANITA SPECIES"PLANTINGALL NEW PLANTER AREAS TORECEIVE DROUGHT TOLERANT"ARCTOSTAPHYLOS SONOMAMANZANITA SPECIES"PLANTING11.55 FFNEW 6 FOOT HIGHCMU WALLNEW 6 FOOT HIGHCMU WALLNEW 6 FOOT HIGHCMU WALLEXISTING CMUWALLEXISTING CMUWALLEXISTING CMUWALL33" WIDE x 6 FOOT HIGHWOOD GATE22
GMPPPPPTREE ROWTREE ROWTREE ROWTREE ROWTREE ROWTREE ROWPPRESIDENCERESIDENCERESIDENCEN9°27'00"E 229.57'163.97'37.50'28.10'N9°27'00"E 27.18'N57°43'10"W 26.04'N57°43'10"W 21.70'N57°43'10"W 238.70'N57°43'10"W 234.36'N62°34'49"E RAD. 30.00'D=36°52'12"R=20.00'L=12.87'N37°14'48"W 9.33' TIE34.57N9°27'00"E 37.50'LOT 43WMGUTTERGUTTERGUTTERGUTTERAC20.004.83.44.02.93.0CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.XACACACACACACACACACACACACACACACACACCONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.OCEANOCEANOCEANOCEANOCEANOCEANOCEANOCEANCONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.LOT 42LOT 44LOT 45PPGMPPPPPTREE ROWTREE ROWTREE ROWTREE ROWTREE ROWTREE ROWPPRESIDENCERESIDENCERESIDENCEN9°27'00"E 229.57'163.97'37.50'28.10'N9°27'00"E 27.18'N57°43'10"W 26.04'N57°43'10"W 21.70'N57°43'10"W 238.70'N57°43'10"W 234.36'N62°34'49"E RAD. 30.00'D=36°52'12"R=20.00'L=12.87'N37°14'48"W 9.33' TIE34.57N9°27'00"E 37.50'LOT 43WMGUTTERGUTTERGUTTERGUTTERAC20.004.83.44.02.93.0CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.XACACACACACACACACACACACACACACACACACCONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.OCEANOCEANOCEANOCEANOCEANOCEANOCEANOCEANCONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.LOT 42LOT 44LOT 45PPBALBOA COVES 2-STORYRESIDENCE12.55 FF11.05 PAD GARAGE12.42 GFF10.92 PADEXISTINGRESIDENCEEXISTINGRESIDENCEPROPERTYLINE CENTEROF NEW 6'SITE BLOCKWALL.PROPERTY LINEEXISTING SITE WALLTO REMAIN.PROPERTYLINE CENTEROF NEW 6'SITE BLOCKWALL.EROSION CONTROL PLANGRAVEL BAG BERM PER DETAIL A ON THIS SHEETAPPLY WIND EROSION CONTROL(WE-1)PERFORM SWEEPING AND VACUUMING DAILY(SE-7)APPLY GRAVEL BAG INLET PROTECTION (SE-10) PER DETAIL B ON THIS SHEETCONSTRUCTION NOTESLEGEND:CONSTRUCTION NOTE FOR BMP DESIGNATION IN CALIFORNIASTORMWATER BMP HANDBOOK- CONSTRUCTION, LATESTEDITION BY THE CALIFORNIA STORMWATER QUALITYASSOCIATION.GRAVEL BAGSGRAVEL BAG INLET PROTECTIONDDGRAVEL BAG CHECK DAMSECTION D-DASECTION A-AAGRAVEL BAGSDRY SEASON REQUIREMENTS (MAY - SEPTEMBER)1. WHERE APPROPRIATE SEDIMENT CONTROL BMPs SHALL BE IMPLEMENTED AT THE SITE PERIMETER, AT ALLOPERATIONAL STORM DRAIN INLETS, AND AT ALL NON-ACTIVE SLOPES, TO PROVIDE SUFFICIENT PROTECTIONFOR STORMS LIKELY TO OCCUR DURING THE RAINY SEASON.2. ADEQUATE PHYSICAL OR VEGETATION EROSION CONTROL BMPs (TEMPORARY OR PERMANENT) SHALL BEINSTALLED AND ESTABLISHED FOR ALL COMPLETED SLOPES PRIOR TO THE START OF THE RAINY SEASON.THESE BMPS's MUST BE MAINTAINED THROUGHOUT THE RAINY SEASON. IF A SELECTED BMP FAILS, IT MUSTBE REPAIRED AND IMPROVED, OR REPLACED WITH AN ACCEPTABLE ALTERNATE AS SOON AS IT IS SAFE TO DOSO. THE FAILURE OF A BMP MAY INDICATE THAT THE BMP, AS INSTALLED, WAS NOT ADEQUATE FOR THECIRCUMSTANCES IN WHICH IT WAS USED. REPAIRS OR REPLACEMENTS MUST RESULT IN A MORE ROBUSTBMP, OR ADDITIONAL BMPs SHOULD BE INSTALLED TO PROVIDE ADEQUATE PROTECTION.3. THE AMOUNT OF EXPOSED SOIL ALLOWED AT ONE TIME SHALL NOT EXCEED THAT WHICH CAN BEADEQUATELY PROTECTED BY DEPLOYING STANDBY EROSION CONTROL AND SEDIMENT CONTROL BMPsPRIOR TO A PREDICTED RAINSTORM.4. THE AMOUNT OF EXPOSED SOIL ALLOWED AT ONE TIME SHALL NOT EXCEED THAT WHICH CAN BEADEQUATELY PROTECTED BY DEPLOYING STANDBY EROSION CONTROL AND SEDIMENT CONTROL BMPsPRIOR TO A PREDICTED RAINSTORM.5. A DISTURBED AREA THAT IS NOT COMPLETED BY THAT IS NOT BEING ACTIVELY GRADED (NON-ACTIVE AREA)SHALL BE FULLY PROTECTED FROM EROSION WITH TEMPORARY OR PERMANENT BMPs (EROSION ANDSEDIMENT CONTROL). THE ABILITY TO DEPLOY STANDBY BMP MATERIAL IS NOT SUFFICIENT FOR THESEAREAS. EROSION AND SEDIMENT CONTROL BMPs MUST ACTUALLY B E DEPLOYED. THIS INCLUDES ALLBUILDING PADS, UNFINISHED ROADS, AND SLOPES.6. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY EROSION AND SEDIMENT CONTROL BMPs NECESSARYTO COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE FROM EROSION AND TO PREVENTSEDIMENT DISCHARGES SHALL BE STORED ON-SITE. AREAS THAT HAVE ALREADY BEEN PROTECTED FROMEROSION USING PERMANENT PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATION BMPsARE NOT CONSIDERED TO BE "EXPOSED" FOR PURPOSES OF HIS REQUIREMENT.WET SEASON REQUIREMENT (OCTOBER - APRIL)1. WIND EROSION BMPs (DUST CONTROL) SHALL BE IMPLEMENTED.2. SEDIMENT CONTROL BMPs SHALL BE INSTALLED AND MAINTAINED AT ALL OPERATIONAL STORM DRAININLETS.3. BMPs TO CONTROL OFF-SITE SEDIMENT TRACKING SHALL BE IMPLEMENTED AND MAINTAINED.4. APPROPRIATE WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL BMPs SHALL BEIMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER BY WASTES AND CONSTRUCTIONMATERIALS.5. APPROPRIATE NON-STORM WATER BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATIONOF STORM WATER FROM CONSTRUCTION ACTIVITIES.6. THERE SHALL BE A "WEATHER TRIGGERED" ACTION PLAN AND THE ABILITY TO DEPLOY STANDBYSEDIMENT CONTROL BMPs AS NEEDED TO COMPLETELY PROTECT THE EXPOSED PORTIONS OF THESITE WITHIN 48 HOURS OF A PREDICTED STORM EVEN (A PREDICTED STORM IS DEFINED AS AFORECASTED, 50% CHANCE OF RAIN).7. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY SEDIMENT CONTROL BMPs (AT THE SITEPERIMETER, SITE SLOPES AND OPERATIONAL INLETS WITHIN THE SITE) NECESSARY TO PREVENTSEDIMENT DISCHARGES FROM EXPOSED PORTIONS OF THE SITE SHALL BE STORED ON SITE. AREASTHAT HAVE ALREADY BEEN PROTECTED FROM EROSION USING PHYSICAL STABILIZATION ORESTABLISHED VEGETATION STABILIZATION BMPs AS DESCRIBED IN ITEM H ARE NOT CONSIDERED TO BE"EXPOSED" FOR PURPOSES OF THIS REQUIREMENT.8. DEPLOYMENT OF PERMANENT EROSION CONTROL BMPs (PHYSICAL OR VEGETATION) SHOULDCOMMENCE AS SOON AS PRACTICAL ON SLOPES THAT ARE COMPLETED FOR ANY PORTION OF THE SIT.STANDBY BMP MATERIALS SHOULD NOT BE RELIED UPON TO PREVENT EROSION OF SLOPES THAT HAVEBEEN COMPLETED.23
GMPPPPPTREE ROWTREE ROWTREE ROWTREE ROWTREE ROWTREE ROWPPRESIDENCERESIDENCERESIDENCEN9°27'00"E 229.57'163.97'37.50'28.10'N9°27'00"E 27.18'N57°43'10"W 26.04'N57°43'10"W 21.70'N57°43'10"W 238.70'N57°43'10"W 234.36'N62°34'49"E RAD. 30.00'D=36°52'12"R=20.00'L=12.87'N37°14'48"W 9.33' TIE34.57N9°27'00"E 37.50'LOT 4311.5811.4511.05FL12.22TWWM12.43TW12.05FS12.51TW11.04FL11.4310.97FL11.4611.50L&T LS465310.88FL10.81FL11.66FS12.43TW12.0NG11.62FS12.54TW11.81FS12.14FS12.07GF16.11TW12.10FS17.99TW12.17FS17.93TW12.8512.2212.16FS11.97TW13.18TW9.1NG9.28TW13.13TW9.28TW7.509.34TW9.39TW8.079.34TW9.54TW9.228.679.46TW9.8211.3710.46TW11.87TW11.60TW13.79TW12.6811.78TW11.74TW13.84TW10.8NG11.6NG12.15FS12.68TW10.00TW10.01TW12.65TW10.03TW9.26TW10.03TW9.32TW7.40L&T LS46539.32TW9.1NG12.95FF12.12FS38.89 T.O.R.GUTTERGUTTERGUTTERGUTTERAC20.004.83.44.02.93.0CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.XACACACACACACACACACACACACACACACACACCONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.OCEANOCEANOCEANOCEANOCEANOCEANOCEANOCEANCONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.LOT 42LOT 44LOT 45PPGMPPPPPTREE ROWTREE ROWTREE ROWTREE ROWTREE ROWTREE ROWPPRESIDENCERESIDENCERESIDENCEN9°27'00"E 229.57'163.97'37.50'28.10'N9°27'00"E 27.18'N57°43'10"W 26.04'N57°43'10"W 21.70'N57°43'10"W 238.70'N57°43'10"W 234.36'N62°34'49"E RAD. 30.00'D=36°52'12"R=20.00'L=12.87'N37°14'48"W 9.33' TIE34.57N9°27'00"E 37.50'LOT 4311.5811.4511.05FL12.22TWWM12.43TW12.05FS12.51TW11.04FL11.4310.97FL11.4611.50L&T LS465310.88FL10.81FL11.66FS12.43TW12.0NG11.62FS12.54TW11.81FS12.14FS12.07GF16.11TW12.10FS17.99TW12.17FS17.93TW12.8512.2212.16FS11.97TW13.18TW9.1NG9.28TW13.13TW9.28TW7.509.34TW9.39TW8.079.34TW9.54TW9.228.679.46TW9.8211.3710.46TW11.87TW11.60TW13.79TW12.6811.78TW11.74TW13.84TW10.8NG11.6NG12.15FS12.68TW10.00TW10.01TW12.65TW10.03TW9.26TW10.03TW9.32TW7.40L&T LS46539.32TW9.1NG12.95FF12.12FS38.89 T.O.R.GUTTERGUTTERGUTTERGUTTERAC20.004.83.44.02.93.0CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.XACACACACACACACACACACACACACACACACACCONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.OCEANOCEANOCEANOCEANOCEANOCEANOCEANOCEANCONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.LOT 42LOT 44LOT 45PPBALBOA COVES(12.14FS)(12.12FS)(12.15FS)(12.68TW)(10.00TW)(12.03FS)(12.10FS)(12.17FS)(12.22FS)(11.46FS)(11.43FS) 2-STORYRESIDENCE12.55 FF11.05 PAD GARAGE12.42 GFF10.92 PAD(7.49FS)EX. CONCRETEWALK(7.61FS)(7.52FS)EX. CONCRETEWALIK(7.50FS)(7.36FS)EX. CONCRETEWALK(10.01TW)(9.28TW)WALL TO BEREMOVED(11.45FS)12.55FF12.31FF12.55FF12.30FS12.55FF12.55FF12.42FF12.42FF12.42FF12.50TOC12.42FF12.34FF12.00FS12.08FS12.50TOC12.50TOC1.4%1.4%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.1%4.0%3.0%2.6%12.17FS12.21TG12.00FS12.00FS12.00FS11.92FS11.92FS12.24TG12.24TG12.30FS12.30FS12.24TG12.30FS12.24TG12.18FSTOP STEP(8) RISERS12.10FS12.30FS12.30FS12.10FS12.00FS12.00FS12.10FS11.10 TOP OF PIT9.60BOTTOM OF PIT12.24TG12.32FS12.32FS12.24TG12.36FS12.30FS7.42FSBOTTOM STEP11.70TG11.00INV11.70TG11.00INV12.70TW12.70TW11.90FG9.36BW12.70TW11.85FG10.10BW13.18TW12.30FS12.32FS12.32FS(16.11TW)(17.99TW)(17.93TW)10.60TW10.60TW10.60TW(13.13TW)12.30FS12.00FS10.03TW10.00FG10.00FG(11.58FS)PROPERTYLINEPROPERTYLINE CENTEROF NEW 6'SITE BLOCKWALL.PROPERTY LINEEXISTING SITE WALLTO REMAIN.PROPERTYLINEWATERMETER(11.05FL)(11.04FL)(10.97FL)(10.88FL)EXISTINGRESIDENCEEXISTINGRESIDENCE60.2'27.3'7.0'3.1'4.2'14.1'4.0'32.6'26.6'3.7'23.2'20.0'3.5'INFILTRATIONPIT20'X2'X1.5'DINFILTRATIONPIT #18'X2'X1.5'D11.80TG11.26INV11.80TG11.20INV11.80TG11.14INV10.80INVCONNECTTO 4" PERF.PVC10.80INV10.73INV-IN10.80INV11.22INV-OUTOVERFLOWS=0.0051.5'X1.5' SQUARE BOTTOMLESSCATCH BASINFILLED WITH 34" GRAVEL.EMERGENCYOVERFLOW FOR BACKYARDDRAINAGES=0.01GRADEBREAKGRADE
BREAK
GRADEBREAKGRADE
BREAK
ROOFDOWNSPOUTROOFDOWNSPOUTROOFDOWNSPOUTROOFDOWNSPOUTROOFDOWNSPOUTROOFDOWNSPOUTROOF DOWNSPOUTDISCHARGE TO AREADRAIN W/ FILTER (TYP.)ROOFDOWNSPOUTROOFDOWNSPOUTROOFDOWNSPOUT11.80TG11.30INV2.0%(16.11TW)(12.05FS)18.00TW(12.00FS)18.03TW18.14TW18.12TW18.24TW12.43TWWALL TO BEREMOVED12.70TW11.85FG10.10BW20.0'2.0'1.5'12.55FF12.30FS11.90FS11.82FG10.90INV2.0%11.70TG8.0'2.0'PROPERTY LINEEXISTING SITE WALLTO REMAIN.(12.68TW)PROPERTYLINE CENTEROF NEW 6'SITE BLOCKWALL.4" PVCOVERFLOW PIPETO FRONTCATCH BASINROOF DOWNSPOUTDISCHARGE TO AREADRAIN W/ FILTER (TYP.)PRECISE DRAINAGE PLANGENERAL NOTES1. CONTRACTOR TO VERIFY THE LOCATION AND DEPTH OF EXISTING UTILITIES BEFOREANY CONSTRUCTION IS TO START. CONTRACTOR TO CONTACT CIVIL ENGINEER IF ANYDISCREPANCIES BETWEEN ELEVATIONS AND LOCATIONS OF EXISTING UTILITIES.2. CONTRACTOR TO CONFIRM PAD ELEVATION WITH CURRENT SOILS REPORT IN THEFIELD.3. ANY WALL GREATER THAN 36" HIGH IN THE PUBLIC RIGHT-OF-WAY TO BE DEMOLISHED.4. ALL LANDSCAPING WITHIN PUBLIC RIGHT-OF-WAY MUST HAVE A MAXIMUM GROWTHCHARACTERISTIC OF 36". GRAVEL IS NOT PERMITTED IN THE RIGHT-OF-WAY.5. NO PERMANENT STRUCTURES CAN BE BUILT WITHIN THE LIMITS OF THE PUBLICUTILITY EASEMENT.STORMWATER BMP NOTEPER THE CITY OF NEWPORT BEACH DRAINAGE STANDARD OF 15 LFOF 2'-WX1.5'-D INFILTRATION TRENCH REQUIRED PER 2,000 SF OF IMPERVIOUS SURFACE.SITE AREA IS 3700 SF WITH THE MAJORITY OF THE SITE BEING COMPOSED OFIMPERVIOUS SURFACE.REQUIRED LF OF STANDARD INFILTRATION TRENCH = 28 FTTRENCHES PROVIDED: (1) - 8 LF (2'-W X 1.5'-D) PROVIDED IN FRONT YARDAGE.(1) - 20 LF (2'-W X 1.5'-D) PROVIDED IN BACK YARDAGE.BOTH TRENCHES ARE REQUIRED TO HAVE A NON-PERMEABLE PLASTIC ROOT BARRIER INSTALLED TO ADEPTH OF 3' ON THE BUILDING FOOTING SIDE TO PROTECT BUILDING FOOTING FROM WATERENCROACHMENT.CITY OF NEWPORT BEACH GRADING NOTES 2. A PRE-PAVING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF THE SUB-GRADEPREPARATION FOR THE PAVING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, PAVINGCONTRACTORS, DESIGN CIVIL ENGINEER, SOILS ENGINEER, CITY BUILDING INSPECTOR OR THEIRREPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING.GENERAL1. ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NBMC), THEPROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT.2. DUST SHALL BE CONTROLLED BY WATERING AND/OR DUST PALLIATIVE.3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING THE CONSTRUCTION PERIOD.4. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00 AM TO 6:00 PMSATURDAYS;AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION 10-28 OF THE NBMC.5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28 OF THE NBMC.6. THE STAMPED SET OF APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES.7. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTING UTILITIES.8. APPROVED SHORING, DRAINAGE PROVISIONS AND PROTECTIVE MEASURES MUST BE USED TO PROTECTADJOINING PROPERTIES DURING THE GRADING OPERATION.10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITY TRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC.11. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDING AND SLOPED AREAS.12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROL DEVICES ON-SITE ATTHE APPROPRIATE TIMES SHALL RESULT IN A "STOP WORK" ORDER.13. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC OR ABS PLASTIC SCHEDULE 40 OR SDR 35 OR ADS3000 WITH GLUED JOINTS.14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE SHALL BE ALLOWED TO ENTER STREETS,CURBS, GUTTERS OR STORM DRAINS. ALL MATERIAL AND WASTE SHALL BE REMOVED FROM THE SITE.REQUIRED INSPECTIONS1. A PRE-GRADING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF GRADING WITHTHE FOLLOWING PEOPLE PRESENT: OWNER, GRADING CONTRACTOR, DESIGN CIVIL ENGINEER, SOILSENGINEER, GEOLOGIST, CITY BUILDING INSPECTOR OR THEIR REPRESENTATIVES. REQUIRED FIELDINSPECTIONS WILL BE OUTLINED AT THE MEETING.10. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENTRELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THE BUILDING DIVISION MAYREQUIRE CORING OF CONCRETE FLAT WORK PLACED OVER UNTESTED BACKFILLS TO FACILITATETESTING.11. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDING DIVISION.12. LANDSCAPING OF ALL SLOPES AND PADS SHALL BE IN ACCORDANCE WITH CHAPTER 15 OF THENBMC.13. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY ANENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULD EXCAVATIONDISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICALHAZARDS, THE ENGINEERING GEOLOGIST SHALL RECOMMEND AND SUBMIT NECESSARY TREATMENTTO THE BUILDING DIVISION FOR APPROVAL.FORMS\GENERAL GRADING SPECIFICATIONS 04/19/13 314. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPES IS DETERMINED TO BENECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILS ENGINEER WILLOBTAIN APPROVAL OF DESIGN, LOCATION AND CALCULATIONS FROM THE BUILDING DIVISION PRIORTO CONSTRUCTION.15. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THECONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPE ANDADJACENT STRUCTURES UPON COMPLETION.17. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURING GRADING.18. NOTIFICATION OF NONCOMPLIANCE: IF, IN THE COURSE OF FULFILLING THEIR RESPONSIBILITY,THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERING GEOLOGIST OR THE TESTING AGENCYFINDS THAT THE WORK IS NOT BEING DONE IN CONFORMANCE WITH THE APPROVED GRADINGPLANS, THE DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN WRITING TO THE PERSON INCHARGE OF THE GRADING WORK AND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FORCORRECTIVE MEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FORAPPROVAL.19. CONTRACTOR SHALL, USE THE CITY STANDARD FORM "30-DAY NOTICE OF INTENT TO EXCAVATE"TO NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30 DAYS PRIOR TO STARTINGEXCAVATION OR SHORING. CITY STANDARD FORM CAN BE OBTAINED AT:HTTP://WWW.NEWPORTBEACHCA.GOV/HOMESHOWDOCUMENT?ID=17395. PROOF OF CERTIFIEDDELIVERY IS REQUIRED AT THE TIME OF PERMIT ISSUANCE.20. CONTINUOUS SPECIAL INSPECTION, PER SECTION 1705.6, SHALL BE PERFORMED BY THEGEOTECHNICAL ENGINEER DURING SHORING AND EXCAVATION OPERATIONS AND DURING REMOVALOF SHORING.21. LICENSED SURVEYOR TO PROVIDE HORIZONTAL AND VERTICAL MONITORING OF SHORING ANDIMPROVEMENTS ON ADJACENT PROPERTIES AND SUBMIT RESULTS WITH A REPORT TO THE SHORINGDESIGN ENGINEER AND TO THE BUILDING INSPECTOR ON A DAILY BASIS DURING EXCAVATION ANDSHORING AND ON A WEEKLY BASIS THEREAFTER. WHERE DEWATERING IS REQUIRED, MONITORINGSHALL CONTINUE UNTIL DEWATERING IS STOPPED.BLDGBUILDINGBBBOTTOM OF BASINBSBOTTOM OF STEPBWBOTTOM OF WALLBFBOTTOM OF FOOTINGBSBOTTOM OF STEPCFCURB FACECY CUBIC YARDSDIADIAMETERDIMDIMENSIONEXEXISTINGEWEACH WAYFFFINISH FLOORFGFINISH GRADEFLFLOW LINEFSFINISH SURFACEFTGFOOTINGGB GRADE BREAKHHEIGHTHPHIGH POINTHORIZHORIZONTALINVINVERTMAXMAXIMUMMINMINIMUMOCON CENTERPERFPERFORATEDPLPROPERTY LINEPTPOINTTBTOP OF BASINTCTOP OF CURBTFTOP OF FOOTINGTGTOP OF GRATETSTOP OF STEPTYPTYPICALTWTOP OF WALLVERTVERTICALWWIDTHABBREVIATIONS:1. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORETHE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKSDEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDINGTHE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREETPAVEMENT WILL BE REQUIRED BY THE CITY AT THE TIME OF PRIVATE CONSTRUCTIONCOMPLETION. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMEDSUBSTANDARD, A NEW 1-INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/ORCLEAN OUT AND BOX WITH LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BYTHE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030 ). SAID DETERMINATIONAND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLICWORKS INSPECTOR.2. AN APPROVED ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON STANDARDIMPROVEMENTS LOCATED WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARDIMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6.3. AN APPROVED ENCROACHMENT AGREEMENT IS REQUIRED FOR WORK ACTIVITIES LOCATEDWITHIN THE PUBLIC RIGHT OF WAY.4. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT OF WAY SHALL BE PERFORMED BY AC-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED ENGINEERING CONTRACTOR.5. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT OF WAY SHALL BE PERFORMEDBY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERALENGINEERING CONTRACTOR.PUBLIC WORKS NOTESGRADING NOTES PERTAINING TO PROJECT1. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVECOMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVED BY THE SOILSENGINEER. COMPACTION TESTS SHALL BE PERFORMED APPROXIMATELY EVERY TWO FEET INVERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THE OVERALL COMPACTIONEFFORT APPLIED TO THE FILL AREAS.2. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIED ANDAPPROVED BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL.3. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL.4. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFORE ANYADDITIONAL FILLS ARE ADDED.5. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED IN PLACE ANDBACKFILLED AND APPROVED BY THE SOILS ENGINEER.6. CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND/ORUNDERPINNING.7. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINE ANDGRADE.EXISTING CONCRETEPROPOSED PAVEMENTLANDSCAPINGPAVERSPROPERTY LINECENTERLINEEXISTING CONTOUREXISTING BUILDINGBUILDING WALLROOF OVERHANG4" PVC STORM DRAINBLOCK WALLSTORM DRAIN SLOPESURFACE SLOPEGRADE BREAKINFILTRATION PIT W/ 4" PERF PVCLEGEND100S=0.011.0%24
1ST and 2ND FLOOR PLANSARCHITECTJohn T. Morgan Jr.18682 Beachmont AvenueNorth Tustin, CA 92705ph (714) 730-2723 fax (714) 730-2724A-214" = 1'-0"BOGH RESIDENCE 43 Balboa CovesNewport Beach, CA 9266348" COOKTOP andHOODFARM SINK30"36"2ND FLOORDECK ABOVE10'-412"11'-6"4'-2"4'-8"2'-3"18'-1"11'-6"11'-1112"BIKES and KAYAKSGARAGEGARAGEPANTRYKITCHENDINING ROOMELEV.ENTRYUPHALLHALL+42 BENCHDEEPERCABINETSDEEPERCABINETS30"REFER36"STEAMEROVENS4'-8"WCKITCHENSSSTACKW/DMUDROOMCABINETSCOATSNORTH ARROW-85.5 SFMASTER TUBWCWCWCWCDNUPSSWDMASTER BEDROOMHIS andHERSWICBRIDGET'SWICMASTER BATHROOMDECKHALLHALLBEDROOM #3BEDROOM #4BATH #4BATH #312 BATHHOME OFFICEBATH #2LINEN CABINETLAVNORTH ARROW5'-0"WCLAV30"FRZRCOFFEECENTERLONG ISLAND23.6 SF24"DYSON& BROOMLIVING ROOMPOWDERELEV.SERVICEDECKWCPARTIAL RECESSEDGAS METERRECESSED ELECTRICMETERWATERFILTRATIONEQUIPMENTCLOSETFIREPLACE with TV ABOVE27"14"3'-4"CABSCABSCABSCABSCABSCABSSEATSEATSEATDWRECYLDRWRMICRODRWR1ST FLOOR PLAN2ND FLOOR PLANCABSCABCABSREFER3'-6"20'-8"FLOOR TO CL'GCABINETS15'-0"18"3'-1"3'-1"5'-0"3'-114"4'-514"3'-1"3'-1"PROPOSED 1ST FLOORENCROACHING AREA2.8 SF5'-0"3'-114"3'-114"AA-6AA-6AA-6AA-6TO FOSTO FOSTO FOSTO FOSTO FOSTO FOSTO FOSTO FOSTO FOSSETBACKSETBACK5'-3"3'-0"SETBACK3'-0"SETBACK3'-0"SETBACK3'-0"SETBACK3'-0"SETBACK3'-0"SETBACK3'-0"SETBACK3'-0"SETBACK15'-0"EXISTING LINEof WATERLINE15'-0"EXISTING LINEof WATERLINEPROPOSED 18" 2ND FLOORDECK ENCROACHMENTAREA of 15 S.F.18"15'-0"EXISTING LINEof WATERLINEPROPOSEDENCROACHMENTFOLDINGDOORSFOLDINGDOORS12'-1112"5'-512"5'-0"HATCHING INDICATESAREA of OPEN VOLUMEEQUAL TO 100.69 S.FHATCHING INDICATESAREA of OPEN VOLUMEEQUAL TO 100.69 S.F12'-1112"5'-512"5'-0"HATCHING INDICATESAREA of OPEN VOLUMEEQUAL TO 25.41 S.F5'-1"5'-0"HATCHING INDICATESAREA of OPEN VOLUMEEQUAL TO 150.11 S.F11'-012"2'-6"6'-214"5'-518"1ST FLOOR OUTLINE1ST FLOOR OUTLINE2ND FLOOR OUTLINE2ND FLOOR OUTLINEPROPOSED 1ST FLOORENCROACHING AREA2.8 SF18"15'-0"EXISTING LINEof WATERLINEEXISTING LINEof WATERLINE83'-478"11'-778"22'-614"28'-512"23'-512"5'-0"TO FOSTO FOS83'-478"19'-4"6'-2"40'-112"12'-138"5'-8"77'-4"17'-834"3'-114"3'-014"3'-1"TO FOSTO FOSTO FOSTO FOSTO FOSTO FOS77'-4"6'-712"2'-6"4'-112"14'-012"25'-1112"30'-812"16"3'-114"TO FOSPROPERTY LINE 234.36'PROPERTY LINE 238.70'PROPERTY LINE 27.18'RADIUS = 2
0.
0'L = 12.87'DIM. TO WATER WAY 104.16'DIM. TO WATER WAY 108.50'PROPERTY LINE 234.36'PROPERTY LINE 238.70'PROPERTY LINE 27.18'RADIUS = 2
0.
0'L = 12.87'DIM. TO WATER WAY 104.16'DIM. TO WATER WAY 108.50'3'-114"28'-412"3'-1"3'-1"28'-412"3'-114"28'-412"3'-1"ABBREVIATIONSTW ............................................... TOP of WALLFS ................................................ FINISHED SURFACETOC ........................................... TOP of CURBWC ............................................ WATER CLOSETLAV .......................................... LAVATORYSS ............................................ SERVICE SINKW ............................................. WASHERD ................................................ DRYERFOS ......................................... FACE of STUDBA-6BA-6BA-6BA-618"13'-6"SQUARE FOOTAGE CALCULATIONS1ST FLOOR .................................................................................................. 1,435.94 S.F.2ND FLOOR ................................................................................................ 2,016.09 S.F.3RD FLOOR 368.49 S.F.TOTAL LIVABLE ........................................................................................ 3,820.52 S.F.GARAGE 697.20 S.F.STRUCTURAL .............................................................................................. 4,517.72 S.F.MAXIMUM ALLOWED SQUARE FOOTAGE IS ............................. 4,934.08 S.F.2nd FLOOR DECK ...................................................................................... 108.24 S.F.3rd FLOOR DECK 803.00 S.F.TOTAL DECK AREA S............................................................................... 911.24 S.F.BEDROOM #2LAV LAV25
3rd FLOOR PLANARCHITECTJohn T. Morgan Jr.18682 Beachmont AvenueNorth Tustin, CA 92705ph (714) 730-2723 fax (714) 730-2724A-314" = 1'-0"BOGH RESIDENCE 43 Balboa CovesNewport Beach, CA 9266315'-0"DNBATH #5CLOSETATTICACCESSFAMILY ROOMATTIC AREA ANDROOM FORMECHANICAL UNITSATTIC AREA ANDROOM FORMECHANICAL UNITSRIDGE LINE RIDGE LINE RIDGE LINE11'-9"WINDOWSEATWINDOWSEATRIDGE LINERIDGE LINERIDGE LINE8'-0"12'-312"28'-412"NORTH ARROW16"ELEV.WCLAVSEAT3RD FLOOR PLAN13'-7"6'-1"3'-1"3'-114"3'-114"25'-3"18'-0"7'-6"14'-6"3'-0"3'-1"9'-612"4'-514"TO FOSTO FOSTO FOSTO FOSTO FOSAC CONDNO. 1AC CONDNO. 2SLOPE14" : FOOT30" x 48"MECH WELLDOOR1ST FLOOR OUTLINE2ND FLOOR OUTLINE2ND FLOOR OUTLINE1ST FLOOR OUTLINE2ND FLOOR OUTLINE2ND FLOOR OUTLINE BELOWEXISTING LINEof WATERLINE3RD FLOOR DECKENCROACHMENT18"PROPERTY LINE 234.36'PROPERTY LINE 238.70'PROPERTY LINE 27.18'RADIUS = 2
0.
0'L = 12.87'DIM. TO WATER WAY 104.16'DIM. TO WATER WAY 108.50'BA-6BA-6ABBREVIATIONSTW ............................................... TOP of WALLFS ................................................ FINISHED SURFACETOC ........................................... TOP of CURBWC ............................................ WATER CLOSETLAV .......................................... LAVATORYSS ............................................ SERVICE SINKW ............................................. WASHERD ................................................ DRYERFOS ......................................... FACE of STUD24"FIREPLACE14'-6"2'-0"5'-1"3'-1"TO FOSAA-6AA-6ATTIC AREA NOT TO CONTAIN ANY AIRREGISTERS, ELECTRICAL OUTLETS or LIGHTINGOTHER THAN REQUIRED BY CODE. NOT TOCONTAIN ANY INSULATION, DRYWALL or SIMILARWALL FINISHING MATERIALS36" BBQREF.30"4'-0"7'-0"3"7'-0"18'-0"96" x 42"TABLE3'-6"4'-0"5'-0"7'-2"3'-0"15"SQUARE FOOTAGE CALCULATIONS1ST FLOOR .................................................................................................. 1,435.94 S.F.2ND FLOOR ................................................................................................ 2,016.09 S.F.3RD FLOOR 368.49 S.F.TOTAL LIVABLE ........................................................................................ 3,820.52 S.F.GARAGE 697.20 S.F.STRUCTURAL .............................................................................................. 4,517.72 S.F.MAXIMUM ALLOWED SQUARE FOOTAGE IS ............................. 4,934.08 S.F.2nd FLOOR DECK ...................................................................................... 108.24 S.F.3rd FLOOR DECK 803.00 S.F.TOTAL DECK AREA S............................................................................... 911.24 S.F.26
RIGHT SIDE and STREET FRONT ELEVATIONSARCHITECTJohn T. Morgan Jr.18682 Beachmont AvenueNorth Tustin, CA 92705ph (714) 730-2723 fax (714) 730-2724A-414" = 1'-0"BOGH RESIDENCE 43 Balboa CovesNewport Beach, CA 926638'-6"7'-6"8'-1"7'-0"8'-6"8'-1"7'-0"7'-6"TOP PLATE2ND FS2ND FSTOP PLATETOP PLATEWINDOWHGTSWINDOWHGTSWINDOWHGTSWINDOWHGTSTOP of CURB1ST FLOOR FFHORIZONTALSIDINGHORIZONTALSIDINGSTONE VENEERWAINSCOTSTONE VENEERWAINSCOTDUTCH ENTRY DOORwith SIDELITE WINDOWRIGHT SIDE ELEVATIONHEIGHTCERTIFICATIONREQUIREDESTABLISHED GRADEELEVATION IS 11.96S I D I N G N O T E ALL HORIZONTAL SIDING SHALL BE A "JAMES HARDIE" PRODUCT. INSTALL SMOOTH "HARDIEPLANK SIDING" over " TYVEK " MEMBRANE PER C.B.C. SIDING SHALL BE RECEIVE A PAINTED FINISH. EXPOSURE TO WEATHER IS 10 INCHES.F I R E A S S E M B L Y N O T E S1. EXTERIOR WALLS AT EACH SIDE of HOUSE and GARAGE IF SPRINKLERED SHALL BE of ONE HOUR FIRE RESISTIVE RATED CONSTRUCTION.2. NO OPENINGS SHALL BE PERMITTED IN THE EXTERIOR WALLS, INCLUDING VENTS. of GROUP R-3 & GROUP U OCCUPANCIES WHERE THE EXTERIOR WALL IS CLOSER THAN 3 FEET TO THE PROPERTY LINE. TABLE R 302.1(1) and TABLE R 302.1.(2)3. ONE HOUR WALL ASSEMBLIES SHALL EXTEND FROM THE FOUNDATION UP TO THE UNDERSIDE OF THE ROOF ABOVE. R 302.3D O O R and W I N D O W N O T E S ALL DOOR and WINDOW FRAMES SHALL RECEIVE A 6” WIDE STRIP of “BT” MEMBRANE WHICH IS PLACED over THE WINDOW and DOOR FRAME FLANGES ON ALL SIDES.A D D R E S S N O T E THE STREET ADDRESS NUMBERS SHALL BE SIZED and LOCATED ON THE STREET FRONT SIDE of THE RESIDENCE PER N.B.M.C. SECTIONS T U C C O N O T E CONTRACTOR SHALL UTILIZE AN ACRYLIC STUCCO APPLICATION for THIS PROJECT. ALL STUCCO SHALL BE APPLIED over 2 LAYERS OF GRADE “D” PAPER or “TYVEK” MEMBRANE over ALL WOOD BASED SHEATHING PER CBC 2510.6 per C.R.C. R703.6.3, C.B.C. 2510.6 ALL STUCCO SHALL RECEIVE A SMOOTH TEXTURE with RADIUSSED CORNERS. WEEP SCREED for STUCCO AT THE FOUNDATION LINE SHALL BE A MINIMUM of 4 INCHES ABOVE THE EARTH or 2 INCHES ABOVE PAVED AREAS C.R.C. R703.6.2.1F L A S H I N G N O T E S ALL ROOF TO ROOF and/or WINDOW, DOOR, DECK, ETC. FLASHINGS SHALL BE SHALL BE STAINLESS STEEL. NO GALVANIZED IRON IS ALLOWEDT R I M N O T E S ANY ROOF OVERHANGS PARALLEL TO THE SIDE PROPERTY LINES and LOCATED WITHIN 5 FEET OF THE SIDE PROPERTY LINES ARE REQUIRED TO BE CONSTRUCTED WITH 1-HOUR FIRE RESISTIVE CONSTRUCTION. SEE ARCHITECTURAL DETAILS.B O A R D and B A T T E N S I D I N G N O T E ALL BOARD and BATTEN SIDING SHALL BE A "JAMES HARDIE" PRODUCT. INSTALL SMOOTH 34" x 212" VERTICAL BATTENS AT 16" O.C. over 38" EXTERIOR GRADE PLYWOOD over " TYVEK " MEMBRANE PER C.B.C. BOARD and BATTEN SIDING SHALL RECEIVE A PAINTED FINISH.29'-0" FINISHED ROOF HEIGHTLIMIT ABOVE ESTABLISHEDGRADE ELEVATION of 40.9624'-0" HEIGHT LIMIT ABOVEESTABLISHED GRADEELEVATION of 35.96ESTABLISHED GRADEELEVATION of 11.9629'-0"24'-0"TYPICAL SLOPINGROOF MATERIALTYPICAL BOARDand BATTENSIDINGTYPICAL STANDINGSEAM ROOF MATERIALMECHANICAL WELL forAC CONDENSERSFLAT ROOF SLOPING overELEVATOR SHAFT AT14" PER FOOTLAMINATED GLASSGUARD RAILTYPICAL BOARD andBATTEN SIDINGTGTGTGTGTGTGTGTGTGTGTG TG TGFINISHEDSURFACEFINISHEDSURFACEFINISHEDSURFACETGTG8'-6"8'-1"8'-6"8'-1"7'-0"7'-0"TOP PLATETOP PLATETOP PLATETOP PLATE2ND FSWINDOWHGTSWINDOWHGTSTOP of CURBTOP of CURB3'-1"3'-114"7'-6" ABOVEGARAGE FSGARAGEDOOR HGTHORIZONTALSIDINGSECTIONAL GARAGEDOORSSTONE VENEERWAINSCOT2ND FSTO FOSTO FOSSIDEPROPERTYLINESIDEPROPERTYLINE6'-1"STREET FRONT ELEVATION4329'-0" FINISHED ROOF HEIGHTLIMIT ABOVE ESTABLISHEDGRADE ELEVATION of 40.9624'-0" HEIGHT LIMIT ABOVEESTABLISHED GRADEELEVATION of 35.96ESTABLISHED GRADEELEVATION of 11.96TYPICAL SLOPINGROOF MATERIALTYPICALBOARD andBATTENSIDINGHORIZONTALSIDINGTYPICAL STANDINGSEAM ROOF MATERIALTYPICAL STANDINGSEAM ROOF MATERIAL3RD FSTYPICAL BOARDand BATTENSIDING24'-0"TOP PLATETGTGTG TG TGTG TG TGFINISHEDSURFACEMAXIMUM TOP of RIDGE SHEATHINGBEFORE APPLICATION of ROOF MATERIALIS 40.76 ELEVATION or 28'-958" ABOVEESTABLISHED GRADE ELEVATIONMAXIMUM TOP of RIDGE SHEATHINGBEFORE APPLICATION of ROOF MATERIALIS 40.76 ELEVATION or 28'-958" ABOVEESTABLISHED GRADE ELEVATION29'-0"V E N E E R N O T E ALL STONE VENEER SHALL BE A "MORIAH" SUNSET LEDGE STONE APPLIED PER PER ARCHITECTURAL DETAILSELEVATION ABBREVIATIONSF.S. ...................................... FLOOR SHEATHINGF.F. ........................................FINISHED FLOOR, ACTUALLY 1ST FLOOR SLAB ELEVATIONFOS ................................... FACE of STUDHGT. ................................... HEIGHTT.C. ..................................... TOP of CURBF.L. ...................................... FLOW LINEEXT'G ................................ EXISTINGMLLW................................ MEAN LOW LOW WATER238"238"238"TGTGTGTG" EGRESSWINDOW "" EGRESSWINDOW "36"40"" EGRESSWINDOW "36"FXD FXD FXDFXDFXDFXDFXD4'-0"4'-0"1058"858"1'-338"314"314"5'-1158"TOPPLATE7'-4"OPEN AREA27
LEFT SIDE and BAY FRONT ELEVATIONSARCHITECTJohn T. Morgan Jr.18682 Beachmont AvenueNorth Tustin, CA 92705ph (714) 730-2723 fax (714) 730-2724A-514" = 1'-0"BOGH RESIDENCE 43 Balboa CovesNewport Beach, CA 926638'-6"8'-1"8'-1"8'-6"7'-6"7'-0"3'-5"7'-0"TOP PLATEDOOR andWINDOWHGTSTOP PLATEDOOR andWINDOWHGTSTOP PLATETOP PLATEDOOR HGT2ND FS1ST FF1ST FF2ND FSTOP ofGUARDTO FOSTO FOS3'-1"3'-114"SIDEPROPERTYLINESIDEPROPERTYLINE7'-6"8'-6"TOP PLATETOP PLATETOP of GUARD42"7'-3"8'-1"2ND FS2ND FS7'-0"42"TOP PLATEWINDOWHGTS3RD FS1ST FF 12.556'-638"TOP of GUARDTOP PLATEWINDOWHGTS8'-1"WINDOWHGTSTOP of CURB8'-6"TOP PLATE7'-0"TOP of RECESSDOOR andWINDOWHGTS7'-6"FRONTPROPERTYCORNERBAY FRONT ELEVATIONLEFT SIDE ELEVATIONHEIGHTCERTIFICATIONREQUIREDESTABLISHED GRADEELEVATION IS 11.9629'-0" FINISHED ROOF HEIGHTLIMIT ABOVE ESTABLISHEDGRADE ELEVATION of 40.9624'-0" HEIGHT LIMIT ABOVEESTABLISHED GRADEELEVATION of 35.96ESTABLISHED GRADEELEVATION of 11.9629'-0" FINISHED ROOF HEIGHTLIMIT ABOVE ESTABLISHEDGRADE ELEVATION of 40.9624'-0" HEIGHT LIMIT ABOVEESTABLISHED GRADEELEVATION of 35.96ESTABLISHED GRADEELEVATION of 11.96TYPICAL SLOPINGROOF MATERIALTYPICAL SLOPINGROOF MATERIALTYPICALSTUCCOTYPICALSTUCCOTYPICALSTUCCOTYPICALSTUCCOTYPICAL BOARDand BATTEN SIDINGTYPICAL BOARDand BATTEN SIDINGLAMINATED GLASSGUARD RAILSTANDING SEAMROOF BEYOND over3RD FLOORTYPICAL STONEWAINSCOTSTONE VENEERWAINSCOTHORIZONTALSIDINGTYPICAL STANDINGSEAM ROOF MATERIALTYPICAL STANDINGSEAM ROOF MATERIALHORIZONTALSIDINGRECESSED 400ampELECTRIC METERLAMINATED GLASSGUARD RAILLAMINATEDGLASSGUARD RAILHORIZONTALSIDING3RD FS2ND FS1ST FSTGTGTGTGTGTG TG TG TGTG TG TG TG TG TG TG TG TGTGFINISHEDSURFACEFINISHEDSURFACEFINISHEDSURFACEFINISHEDSURFACETGTGTGTGTGTGTGTGTGTGTGTGTGTGTGMAXIMUM TOP of RIDGE SHEATHINGBEFORE APPLICATION of ROOF MATERIALIS 40.76 ELEVATION or 28'-958" ABOVEESTABLISHED GRADE ELEVATIONMAXIMUM TOP of RIDGE SHEATHINGBEFORE APPLICATION of ROOF MATERIALIS 40.76 ELEVATION or 28'-958" ABOVEESTABLISHED GRADE ELEVATIONMAXIMUM TOP of RIDGE SHEATHINGBEFORE APPLICATION of ROOF MATERIALIS 40.76 ELEVATION or 28'-958" ABOVEESTABLISHED GRADE ELEVATION24'-0"29'-0"24'-0"29'-0"S I D I N G N O T E ALL HORIZONTAL SIDING SHALL BE A "JAMES HARDIE" PRODUCT. INSTALL SMOOTH "HARDIEPLANK SIDING" over " TYVEK " MEMBRANE PER C.B.C. SIDING SHALL BE RECEIVE A PAINTED FINISH. EXPOSURE TO WEATHER IS 10 INCHES.F I R E A S S E M B L Y N O T E S1. EXTERIOR WALLS AT EACH SIDE of HOUSE and GARAGE IF SPRINKLERED SHALL BE of ONE HOUR FIRE RESISTIVE RATED CONSTRUCTION.2. NO OPENINGS SHALL BE PERMITTED IN THE EXTERIOR WALLS, INCLUDING VENTS. of GROUP R-3 & GROUP U OCCUPANCIES WHERE THE EXTERIOR WALL IS CLOSER THAN 3 FEET TO THE PROPERTY LINE. TABLE R 302.1(1) and TABLE R 302.1.(2)3. ONE HOUR WALL ASSEMBLIES SHALL EXTEND FROM THE FOUNDATION UP TO THE UNDERSIDE OF THE ROOF ABOVE. R 302.3D O O R and W I N D O W N O T E S ALL DOOR and WINDOW FRAMES SHALL RECEIVE A 6” WIDE STRIP of “BT” MEMBRANE WHICH IS PLACED over THE WINDOW and DOOR FRAME FLANGES ON ALL SIDES.A D D R E S S N O T E THE STREET ADDRESS NUMBERS SHALL BE SIZED and LOCATED ON THE STREET FRONT SIDE of THE RESIDENCE PER N.B.M.C. SECTIONS T U C C O N O T E CONTRACTOR SHALL UTILIZE AN ACRYLIC STUCCO APPLICATION for THIS PROJECT. ALL STUCCO SHALL BE APPLIED over 2 LAYERS OF GRADE “D” PAPER or “TYVEK” MEMBRANE over ALL WOOD BASED SHEATHING PER CBC 2510.6 per C.R.C. R703.6.3, C.B.C. 2510.6 ALL STUCCO SHALL RECEIVE A SMOOTH TEXTURE with RADIUSSED CORNERS. WEEP SCREED for STUCCO AT THE FOUNDATION LINE SHALL BE A MINIMUM of 4 INCHES ABOVE THE EARTH or 2 INCHES ABOVE PAVED AREAS C.R.C. R703.6.2.1F L A S H I N G N O T E S ALL ROOF TO ROOF and/or WINDOW, DOOR, DECK, ETC. FLASHINGS SHALL BE SHALL BE STAINLESS STEEL. NO GALVANIZED IRON IS ALLOWEDT R I M N O T E S ANY ROOF OVERHANGS PARALLEL TO THE SIDE PROPERTY LINES and LOCATED WITHIN 5 FEET OF THE SIDE PROPERTY LINES ARE REQUIRED TO BE CONSTRUCTED WITH 1-HOUR FIRE RESISTIVE CONSTRUCTION. SEE ARCHITECTURAL DETAILS.B O A R D and B A T T E N S I D I N G N O T E ALL BOARD and BATTEN SIDING SHALL BE A "JAMES HARDIE" PRODUCT. INSTALL SMOOTH 34" x 212" VERTICAL BATTENS AT 16" O.C. over 38" EXTERIOR GRADE PLYWOOD over " TYVEK " MEMBRANE PER C.B.C. BOARD and BATTEN SIDING SHALL RECEIVE A PAINTED FINISH.V E N E E R N O T E ALL STONE VENEER SHALL BE A "MORIAH" SUNSET LEDGE STONE APPLIED PER PER ARCHITECTURAL DETAILSELEVATION ABBREVIATIONSF.S. ...................................... FLOOR SHEATHINGF.F. ........................................FINISHED FLOOR, ACTUALLY 1ST FLOOR SLAB ELEVATIONFOS ................................... FACE of STUDHGT. ................................... HEIGHTT.C. ..................................... TOP of CURBF.L. ...................................... FLOW LINEEXT'G ................................ EXISTINGMLLW................................ MEAN LOW LOW WATER238"238"238"" EGRESSWINDOW "3'-0"FXDOPEN AREA28
SECTIONS A and BARCHITECTJohn T. Morgan Jr.18682 Beachmont AvenueNorth Tustin, CA 92705ph (714) 730-2723 fax (714) 730-2724A-614" = 1'-0"BOGH RESIDENCE 43 Balboa CovesNewport Beach, CA 92663ROOF SHEATHING2 x 8 RAFTERJOISTSTYP. FLOORSHEATHINGTYP. 14"TJI FLOORJOISTS24'-0" HEIGHT LIMIT ABOVEESTABLISHED GRADEELEVATION of 35.96RIDGE BEAMLIVING ROOMSECTION A8'-6"8'-1"7'-0"3'-5"7'-6"8'-6"8'-1"7'-0"29'-0"TOP PLATETOP PLATETOP PLATETOP PLATE1ST FS 12.552ND FS2ND FSTOP ofGUARDDOOR HGTDOOR HGTWINDOW HGTTOP of CURB 12.55GARAGE DOORHGT ABV FS7'-6"29'-0" FINISHED ROOF HEIGHTLIMIT ABOVE ESTABLISHEDGRADE ELEVATION of 40.96ESTABLISHED GRADEELEVATION of 11.9629'-0" FINISHED ROOF HEIGHTLIMIT ABOVE ESTABLISHEDGRADE ELEVATION of 40.9624'-0" HEIGHT LIMIT ABOVEESTABLISHED GRADEELEVATION of 35.96ESTABLISHED GRADEELEVATION of 11.96MASTER BEDROOMBEDROOM #3GARAGEPATIODECKOPEN DECKOPENCOVEREDDECKFAMILY ROOMBATH #6ATTIC AREA NOT TO CONTAIN ANY AIRREGISTERS, ELECTRICAL OUTLETS or LIGHTINGOTHER THAN REQUIRED BY CODE. NOT TOCONTAIN ANY INSULATION, DRYWALL or SIMILARWALL FINISHING MATERIALSATTIC SPACEWINDOW HGTSECTION B29'-0" FINISHED ROOF HEIGHTLIMIT ABOVE ESTABLISHEDGRADE ELEVATION of 40.9624'-0" HEIGHT LIMIT ABOVEESTABLISHED GRADEELEVATION of 35.96ESTABLISHED GRADEELEVATION of 11.968'-6"8'-1"7'-0"8'-6"8'-1"7'-0"7'-6"5'-1158"3'-6"TOP PLATEAT STAIRSTOP PLATETOP PLATE1ST FS12.551ST FS12.552ND FSWINDOW HGTTOP PLATETOP PLATE2ND FSWINDOW HGTTOP of GUARD3RD FS3'-1"28'-412"3'-114"LIVING ROOMDINING ROOMMASTER BEDROOMWCOPEN DECKOPENCOVEREDDECK238"6'-812"MAXIMUM TOP of RIDGE SHEATHINGBEFORE APPLICATION of ROOF MATERIALIS 40.76 ELEVATION or 28'-958" ABOVEESTABLISHED GRADE ELEVATIONSIDEPROPERTYLINESIDEPROPERTYLINESTREET FRONTPROPERTYCORNER238"238"238"MAXIMUM TOP of RIDGE SHEATHINGBEFORE APPLICATION of ROOF MATERIALIS 40.76 ELEVATION or 28'-958" ABOVEESTABLISHED GRADE ELEVATIONMAXIMUM TOP of RIDGE SHEATHINGBEFORE APPLICATION of ROOF MATERIALIS 40.76 ELEVATION or 28'-958" ABOVEESTABLISHED GRADE ELEVATION24'-0"29'-0"24'-0"24'-0"29'-0"2 x 6 STUDSwith R-19BATTEN INSUL.2 x 8 STUDSwith R-19BATTEN INSUL.TYPICAL SLABFOUNDATION SYSTEMTYP.WINDOWTYP.WINDOWTYP.WINDOWTYP.WINDOWTYP.DOORTYP.DOORTYPICAL SLABFOUNDATION SYSTEMTYPICAL SLABFOUNDATION SYSTEM123123312312TYPICALCONCRETEDRIVEWAYTYP. DECKSHEATHINGTYP. DECKJOISTSTYP. DECKSHEATHINGTYP. DECKJOISTS3RD FF3RD FFTYP. FLOORSHEATHINGTYP. 14" TJIFLOOR JOISTSTYP. FLOORSHEATHINGTYP. 14" TJIFLOOR JOISTSTYP. FLOORSHEATHINGTYP. 14" TJIFLOOR JOISTSTYPICALFOOTINGTYPICALFOOTINGR-30 BATTENINSULATIONR-30 BATTENINSULATIONNEWCMUWALLTYPICALFOOTING2 x 8 STUDWALL with R-22INSULATIONSECTIONALGARAGE DOOR1 LAYER of 58" TYPE "X"GYP BOARD ALL WALLSand CEILING of GARAGETYP.DOORTYP.DOORSTEEL BEAMPER FRM'GTYP.DOORNEWCMUWALLHALL #1HALL #2HALL #2EXT'G WALK 7.50fsEXT'GGRADENEWPORT BAYNEW TOP of BULKHEADAT 10.6 MLLWEXISTING SANDNEW TOP ofWALL 12.70NEW PLANTERGRADE AT 11.80NEW PLANTERGRADE AT 10.30MAX. +42 ABOVEEXISTING GRADEHGT LIMITEXISTING FOOTINGBELOW EXISTING WALLAND WALKNEW WALLPER SW-2SHEETEXISTING WALL withNEW REINFORCEMENTPER SW-2 SHEET29
AC CONDENSER LOCATION INMECH WELL. HVAC CONTRACTORTO PROVIDE SEPARATE PERMITFOR AC CONDENSER with SOUNDCALCULATIONS AS A DEFERREDSUBMITTALHEIGHTCERTIFICATIONREQUIREDESTABLISHED GRADEELEVATION IS 11.96ROOF PLANARCHITECTJohn T. Morgan Jr.18682 Beachmont AvenueNorth Tustin, CA 92705ph (714) 730-2723 fax (714) 730-2724A-714" = 1'-0"BOGH RESIDENCE 43 Balboa CovesNewport Beach, CA 926633:123:123:123:123:123:123:123:123:123:123:123:12RIDGE3:123:12RIDGERIDGERIDGERIDGERIDGERIDGERIDGERIDGEVALLEYVALLEYVALLEYVALLEYVALLEYVALLEYVALLEYVALLEY7:127:127:127:12RIDGERIDGERIDGERIDGE7:127:127:123:123:123:123:12NORTH ARROWROOF PLAN1'-0"1'-0"1'-0"1'-0"1'-0"1'-0"12"1'-0"1'-0"1'-0"1'-0"3'-1"1'-0"6'-1"3'-1"1'-0"3'-1"12"12"1'-0"1'-0"1'-0"1'-0"1'-0"1'-0"1'-0"12"1'-0"1'-0"1'-0"1'-0"3'-114"4'-514"3'-114"3'-114"5'-0"3'-0"3'-0"5'-0"3'-0"15'-0"PROPERTY LINE 234.36'PROPERTY LINE 238.70'PROPERTY LINE 27.18'RADIUS = 2
0.
0'L = 12.87'DIM. TO WATER WAY 104.16'DIM. TO WATER WAY 108.50'DIM. TO PROPERTY CORNER 130.00'DIM. TO PROPERTY CORNER 130.20'EXISTING LINEof WATERLINE15'-0" EXISTINGLINE of WATERLINESETBACK3RD FLOOR OUTLINE3RD FLOOR OUTLINE3RD FLOOR OUTLINEATTIC OUTLINEATTIC OUTLINEATTIC OUTLINE3RD FLOOR OUTLINEATTIC OUTLINE2ND FLOOR OUTLINE2ND FLOOR OUTLINE2ND FLOOR OUTLINE1ST FLOOR OUTLINE1ST FLOOR OUTLINE2ND FLOOR OUTLINE2ND FLOOR OUTLINEAA-6AA-6BA-6BA-6TYPICAL SLOPINGROOF MATERIALTYPICAL SLOPINGROOF MATERIALTYPICAL SLOPINGROOF MATERIALTYPICAL SLOPINGROOF MATERIALTYPICAL SLOPINGROOF MATERIAL5'-612"5'-3"TYPICAL DECKDRAIN withOVERFLOWTOP of RIDGE SHT'GAT 28.75' ABOVEESTABLISHED GRADEELEVATION = 40.71AC CONDNO. 1AC CONDNO. 218"ENCROACHMENTONE of TWO 3RD FLOORATTIC VENTS1216" WIDE x 8" HIGHATTIC VENTTYPICAL 3RDFLOOR DECKGUARDRAILTYPICAL 3RDFLOOR DECKGUARDRAILTYPICAL 3RDFLOOR DECKGUARDRAIL16" WIDE x 8" HIGHATTIC VENTS3RD FLOOR COVERED DECK OUTLINE3RD FLOOR COVEREDDECK OUTLINE3RD FLOORCOVEREDDECK OUTLINESETBACKSETBACKSETBACK3'-0"TO FOSTO FOSTO FOSTO FOSTO FOSTO FOSTO FOSSETBACKSETBACK5'-1"TO FOSSLOPE14" : FOOTSLOPE14" : FOOTSLOPE 14"PER FOOTSLOPE 14"PER FOOTSLOPE 14"PER FOOTPITCH BREAKNORTH ARROW5'-1"TO FOS30 SFMAX.ACTUAL TOP of WOOD CAP RAIL IS IS23'-8 12" ABOVE THE ESTABLISHEDGRADE ELEVATION of 11.96 = 35.66MAXIMUM ALLOWED HEIGHT IS 24'-0"ABOVE THE ESTABLISHED GRADE of11.96 or 35.96 ELEVATIONACTUAL TOP of WOOD CAP RAIL IS IS23'-2 12" ABOVE THE ESTABLISHEDGRADE ELEVATION of 11.96 = 35.16MAXIMUM ALLOWED HEIGHT IS 24'-0"ABOVE THE ESTABLISHED GRADE of11.96 or 35.96 ELEVATIONTOP of RIDGE SHT'GAT 28.80' ABOVEESTABLISHED GRADEELEVATION = 40.76TOP of RIDGE SHT'GAT 28.80' ABOVEESTABLISHED GRADEELEVATION = 40.76TOP of RIDGE SHT'GAT 28.80' ABOVEESTABLISHED GRADEELEVATION = 40.76TOP of RIDGE SHT'GAT 28.80' ABOVEESTABLISHED GRADEELEVATION = 40.76ACTUAL TOP of WOOD CAP RAIL IS IS23'-2 12" ABOVE THE ESTABLISHEDGRADE ELEVATION of 11.96 = 35.16MAXIMUM ALLOWED HEIGHT IS 24'-0"ABOVE THE ESTABLISHED GRADE of11.96 or 35.96 ELEVATIONACTUAL TOP of WOOD CAP RAIL IS IS23'-2 12" ABOVE THE ESTABLISHEDGRADE ELEVATION of 11.96 = 35.16MAXIMUM ALLOWED HEIGHT IS 24'-0"ABOVE THE ESTABLISHED GRADE of11.96 or 35.96 ELEVATION30
GMRESIDENCERESIDENCERESIDENCEN9°27'00"E 229.57'163.97'37.50'28.10'N9°27'00"E 27.18'N57°43'10"W 26.04'N57°43'10"W 21.70'N57°43'10"W 238.70'N57°43'10"W 234.36'N62°34'49"E RAD. 30.00'D=36°52'12"R=20.00'L=12.87'NALDESNECILROYEVRUSD LIFORNIAS T A TEOFCARONMIEDEMANo. 4653EXP. 9/30/21RdM SURVEYING INC.RON MIEDEMA L.S. 465323016 LAKE FOREST DR. #409LAGUNA HILLS, CA 92653(949) 858-2924 OFFICE(949) 858-3438 FAXRDMSURVEYING@COX.NETADDRESS OF PROJECT:COUNTY OF ORANGE BENCH MARK:LEGAL DESCRIPTION:OWNER:TOPOGRAPHIC SURVEYJOB: (74-72) DATE: 11/5/2019DESCRIPTIONLEGENDXX(123.45)( )P.P.WMF.F.G.F.CONC.F.S.M.H.PA.C.T.G.DECKBRICKWALLFENCEMEAS. ELEVATIONSREC. BRG. & DIST.BUILDINGPROPERTY LINEPOWER POLEWATER METERFINISH FLOORGARAGE FLOORCONCRETEFINISH SURFACEMAN-HOLEPLANTERASPHALTTOP-GRATENATURAL GRADEN.G.BENCH MARK43 BALBOA COVESNEWPORT BEACHN86°16'17"W 195.83' TIE TO PK NAILN37°14'48"
W 9.33' TIEPK NAILPK NAIL34.57N9°27'00"E 37.50'NOTE: RECORD EASEMENTS ARE NOT PLOTTED IF ANY.SURVEYOR OR ENGINEER SHALL PERMANENTLYMONUMENT PROPERTY CORNERS OR OFFSETSBEFORE STARTING GRADING.SCALE 1"=8'0'8'16'N33°31'20"
W 295.82'
TI
E 11.5811.4511.05FL12.22TWWM12.43TW12.05FS12.51TW11.04FL11.4310.97FL11.4611.50L&T LS465310.88FL10.81FL11.66FS12.43TW12.0NG11.62FS12.54TW11.81FS12.14FS12.07GF16.11TW12.10FS17.99TW12.17FS17.93TW12.8512.2212.16FS11.97TW13.18TW9.1NG9.28TW13.13TW9.28TW7.509.34TW9.39TW8.079.34TW9.54TW9.228.679.46TW9.8211.3710.46TW11.87TW11.60TW13.79TW12.6811.78TW11.74TW13.84TW11.6NG12.15FS12.68TW10.00TW10.01TW12.65TW10.03TW9.26TW10.03TW9.32TW7.40L&T LS46539.32TW9.1NG12.95FF12.12FS38.89 T.O.R.BALBOA COVESGUTTERGUTTERGUTTERGUTTERAC20.0020.004.83.44.02.93.0CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.ACACACACACACACACACACACACACACACACACCONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.OCEANOCEANOCEANOCEANOCEANOCEANOCEANOCEANCONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.LOT 43TRACT NO. 1011NB2 7 77, ELEVATION = 8.56 NAVD 88 DATUMMARK BOGHTOPOGRAPHIC SURVEYARCHITECTJohn T. Morgan Jr.18682 Beachmont AvenueNorth Tustin, CA 92705ph (714) 730-2723 fax (714) 730-2724T-118" = 1'-0"BOGH RESIDENCE 43 Balboa CovesNewport Beach, CA 9266312.05 FSESTABLISHED GRADE CALCULATIONSPOINT #1 ........................................... 12.00 NGPOINT #2 .......................................... 12.05 FSPOINT #3 .......................................... 12.07 FSPOINT #4 11.74 FSSUB-TOTAL .................................... 47.86 DIVIDED BY 4 = 11.96 ESTABLISHED GRADE ELEVATION12.07 FS11.74TW12.0NGPOINT 1POINT 2POINT 3POINT 45'-0"36"36"5'-0"15'-0"LINE of WATERWAYSBKSBKSETBACKSETBACK31
1ST and 2ND FLOOR PLANSSQUARE FOOTAGE CALCULATIONSARCHITECTJohn T. Morgan Jr.18682 Beachmont AvenueNorth Tustin, CA 92705ph (714) 730-2723 fax (714) 730-2724SF114" = 1'-0"BOGH RESIDENCE 43 Balboa CovesNewport Beach, CA 926632ND FLOORDECK ABOVE10'-412"11'-6"4'-2"4'-8"2'-3"18'-1"11'-6"11'-1112"BIKES and KAYAKSGARAGEGARAGEPANTRYKITCHENDINING ROOMELEV.ENTRYUPHALLHALL4'-8"KITCHENMUDROOMNORTH ARROWDNUPMASTER BEDROOMHIS andHERSWICBRIDGET'SWICMASTER BATHROOMDECKHALLHALLBEDROOM #2BEDROOM #3BATH #3BATH #212 BATHHOME OFFICEGRAND KIDSPLAYROOMBATH #5LINEN CABINETNORTH ARROW5'-0"LIVING ROOMPOWDERELEV.SERVICEDECKWCPARTIAL RECESSEDGAS METERRECESSED ELECTRICMETER27"14"3'-4"1ST FLOOR PLAN2ND FLOOR PLAN3'-6"15'-0"18"3'-1"3'-1"5'-0"3'-114"4'-514"3'-1"3'-1"PROPOSED 1ST FLOORENCROACHING AREA2.8 SF5'-0"3'-114"3'-114"AA-6AA-6AA-6AA-6TO FOSTO FOSTO FOSTO FOSTO FOSTO FOSTO FOSTO FOSTO FOSSETBACKSETBACK5'-3"3'-0"SETBACK3'-0"SETBACK3'-0"SETBACK3'-0"SETBACK3'-0"SETBACK3'-0"SETBACK3'-0"SETBACK3'-0"SETBACK15'-0"EXISTING LINEof WATERLINE15'-0"EXISTING LINEof WATERLINE18"13'-618"PROPOSED 18" 2ND FLOORDECK ENCROACHMENTAREA of 15 S.F.18"15'-0"EXISTING LINEof WATERLINEPROPOSEDENCROACHMENT12'-1112"5'-512"5'-0"HATCHING INDICATESAREA of OPEN VOLUMEEQUAL TO 100.69 S.FHATCHING INDICATESAREA of OPEN VOLUMEEQUAL TO 100.69 S.F12'-1112"5'-512"5'-0"HATCHING INDICATESAREA of OPEN VOLUMEEQUAL TO 25.41 S.F5'-1"5'-0"HATCHING INDICATESAREA of OPEN VOLUMEEQUAL TO 150.11 S.F2'-6"6'-214"5'-518"1ST FLOOR OUTLINE1ST FLOOR OUTLINE2ND FLOOR OUTLINE2ND FLOOR OUTLINEPROPOSED 1ST FLOORENCROACHING AREA2.8 SF18"15'-0"EXISTING LINEof WATERLINEEXISTING LINEof WATERLINE83'-478"11'-778"22'-614"28'-512"23'-512"5'-0"TO FOSTO FOS83'-478"19'-4"6'-2"40'-112"12'-138"5'-8"77'-4"17'-834"3'-114"3'-014"3'-1"TO FOSTO FOSTO FOSTO FOSTO FOSTO FOS77'-4"6'-712"2'-6"4'-112"14'-012"25'-1112"30'-812"16"3'-114"TO FOSPROPERTY LINE 234.36'PROPERTY LINE 238.70'PROPERTY LINE 27.18'RADIUS = 2
0.
0'L = 12.87'DIM. TO WATER WAY 104.16'DIM. TO WATER WAY 108.50'PROPERTY LINE 234.36'PROPERTY LINE 238.70'PROPERTY LINE 27.18'RADIUS = 2
0.
0'L = 12.87'DIM. TO WATER WAY 104.16'DIM. TO WATER WAY 108.50'3'-114"28'-412"3'-1"3'-1"28'-412"3'-114"STAIRS OUT4' x 3'-8" = -14.66 S.F.4'-0"4'-0"3'-8"3'-8"4'-0"STAIRS OUT14'-0 12" x 4'-0= - 56.16 S.F.STAIRS OUT4' x 3'-8" = -14.66 S.F.5'-512"4'-912"ELEVATOR SHAFT5'-5 12" x 4'-9 12"= - 26.15 S.F.FOOTAGE OUT14'-0 12" x 1'-4" = -18.72 S.F.13'-0"2'-6" x 13"-0" = +32.5 S.F.2'-312"FOOTAGE OUT4'-1 12" x 2'-3 12" = - 9.45 S.F.74'-10"74'-10" x 28'-412" = 2,123.39 S.F.LESS STAIRS ....... - 85.48 S.F.LESS ELEVATOR.... - 26.15 S.F.LESS EXTR STAIRS - 18.72 S.F.PLUS BEDRM #2 .... + 32.50 S.F.LESS CORNER - 9.45 S.F2ND FLOOR ........... 2,016.09 S.F.3'-1"28'-412"2ND FLOOR2,016.09 S.F.19'-4" x 28'-4 12" = 548.58 S.F.21'-1 12" x 27'-0 12" = 571.25 S.F.LESS EXTR - 9.25 S.F. 562.00 S.F.21'-112"1'-4"27'-012"19'-912"7'-812"7'-512"2'-0"7'-212"14'-8"5'-112"5'-112"6'-412"5'-412"3'-7"17'-578"14.91 S.F.2'-0"14.41 S.F.19'-9 12" x 7'-8 12" = 152.56 S.F.32.67 S.F.19.26 S.F.17'-5 78" x 11'-11 12" = 209.14 S.F.22'-6 14" x 11'-6" = 258.98 S.F.17'-4"14'-8" x 17'-4" = 254.22 S.F.3'-9"2'-7"3'-9" x 2'-7" = 9.68 S.F.12'-1112"5'-1 12" x 12'-11 12" = 66.41 S.F.LESS MECH = - 9.68 S.F. 56.73 S.F.GARAGE and CLOSETSSPACES 697.20 S.F.1ST FLOOR 1,435.94 S.F.1'-6"6'-2" x 1'-6" = - 9.25 S.F.CLOSETCLOSETABBREVIATIONSTW ............................................... TOP of WALLFS ................................................ FINISHED SURFACETOC ........................................... TOP of CURBWC ............................................ WATER CLOSETLAV .......................................... LAVATORYSS ............................................ SERVICE SINKW ............................................. WASHERD ................................................ DRYERFOS ......................................... FACE of STUDBA-6BA-6BA-6BA-6SQUARE FOOTAGE CALCULATIONS1ST FLOOR .................................................................................................. 1,435.94 S.F.2ND FLOOR ................................................................................................ 2,016.09 S.F.3RD FLOOR 368.49 S.F.TOTAL LIVABLE ........................................................................................ 3,820.52 S.F.GARAGE 697.20 S.F.STRUCTURAL .............................................................................................. 4,517.72 S.F.MAXIMUM ALLOWED SQUARE FOOTAGE IS ............................. 4,934.08 S.F.2nd FLOOR DECK ...................................................................................... 108.24 S.F.3rd FLOOR DECK 803.00 S.F.TOTAL DECK AREA S............................................................................... 911.24 S.F.32
3rd FLOOR PLANSQUARE FOOTAGE CALCULATIONSARCHITECTJohn T. Morgan Jr.18682 Beachmont AvenueNorth Tustin, CA 92705ph (714) 730-2723 fax (714) 730-2724SF214" = 1'-0"BOGH RESIDENCE 43 Balboa CovesNewport Beach, CA 9266315'-0"DNBATH #6CLOSETATTICACCESSFAMILY ROOM14'-6"8'-0"11'-534"12'-312"28'-412"NORTH ARROW10'-0"16"18'-0"ELEV.WCLAVSEAT3RD FLOOR PLAN13'-7"6'-1"3'-1"3'-114"3'-114"25'-3"18'-0"7'-6"14'-6"3'-0"3'-1"9'-612"4'-514"TO FOSTO FOSTO FOSTO FOSTO FOSAC CONDNO. 1AC CONDNO. 2SLOPE14" : FOOT30" x 48"MECH WELLDOOR1ST FLOOR OUTLINE2ND FLOOR OUTLINE2ND FLOOR OUTLINE1ST FLOOR OUTLINE2ND FLOOR OUTLINE2ND FLOOR OUTLINEEXISTING LINEof WATERLINE3RD FLOOR DECKENCROACHMENT18"PROPERTY LINE 234.36'PROPERTY LINE 238.70'PROPERTY LINE 27.18'RADIUS = 2
0.
0'L = 12.87'DIM. TO WATER WAY 104.16'DIM. TO WATER WAY 108.50'4'-9"6"25'-3" x 14'-6" = 366.12 S.F.4'-9" x 6" = 2.37 S.F.3RD FLOOR368.49 S.F.ABBREVIATIONSTW ............................................... TOP of WALLFS ................................................ FINISHED SURFACETOC ........................................... TOP of CURBWC ............................................ WATER CLOSETLAV .......................................... LAVATORYSS ............................................ SERVICE SINKW ............................................. WASHERD ................................................ DRYERFOS ......................................... FACE of STUD2'-0"5'-1"3'-1"TO FOS3'-0"BA-6BA-636" BBQREF.SQUARE FOOTAGE CALCULATIONS1ST FLOOR .................................................................................................. 1,435.94 S.F.2ND FLOOR ................................................................................................ 2,016.09 S.F.3RD FLOOR 368.49 S.F.TOTAL LIVABLE ........................................................................................ 3,820.52 S.F.GARAGE 697.20 S.F.STRUCTURAL .............................................................................................. 4,517.72 S.F.MAXIMUM ALLOWED SQUARE FOOTAGE IS ............................. 4,934.08 S.F.2nd FLOOR DECK ...................................................................................... 108.24 S.F.3rd FLOOR DECK 803.00 S.F.TOTAL DECK AREA S............................................................................... 911.24 S.F.33
PMA Consulting, Inc.Consulting Structural Engineers28161 Casitas Ct., Laguna Niguel, CA 92677Phone: (714) 717-7542E-Mail: P.Petrov@PMA-BG.comREINFORCE & RAISE THE EXISTING SEAWALLLOCATED AT:43 BALBOA COVESNEWPORT BEACH, CA 92663MARK BOGH43 BALBOA COVESNEWPORT BEACH, CA 92663SW-0 34
PMA Consulting, Inc.Consulting Structural Engineers28161 Casitas Ct., Laguna Niguel, CA 92677Phone: (714) 717-7542E-Mail: P.Petrov@PMA-BG.comREINFORCE & RAISE THE EXISTING SEAWALLLOCATED AT:43 BALBOA COVESNEWPORT BEACH, CA 92663MARK BOGH43 BALBOA COVESNEWPORT BEACH, CA 92663SW-1 35
SINGLE LAYER REINFORCING:DOUBLE LAYER REINFORCING:MAXIMUM OFFSET BENDPRINCIPAL REINFORCINGTIE OR STIRRUP180° HOOK90° HOOK90° HOOK135° HOOK180° HOOKPMA Consulting, Inc.Consulting Structural Engineers28161 Casitas Ct., Laguna Niguel, CA 92677Phone: (714) 717-7542E-Mail: P.Petrov@PMA-BG.comREINFORCE & RAISE THE EXISTING SEAWALLLOCATED AT:43 BALBOA COVESNEWPORT BEACH, CA 92663MARK BOGH43 BALBOA COVESNEWPORT BEACH, CA 92663SW-2A 36
Zoning Administrator Resolution No. ZA2020-###
Page 5 of 14
does not contain any unique features that could degrade the visual quality of the coastal
zone.
Finding:
B.Conforms to the public access and public recreation policies of Chapter 3 of the Coastal
Act if the project is located between the nearest public road and the sea or shoreline of
any body of water located within the coastal zone.
Facts in Support of Finding:
1.The project site is located between the nearest public road and the sea or shoreline.
Implementation Plan Section 21.30A.040 requires that the provision of public access bear
a reasonable relationship between the requirement and the project’s impact, and be
proportional to the impact. In this case, the project replaces an existing single-family
residence located on an R-1 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.
2.The project is designed and sited (appropriate height, setbacks, etc.) so as not to block or
impede existing public access opportunities.
In accordance with NBMC Section 21.52.090 (Relief from Implementation Plan Development
Standard), the Zoning Administrator may approve a waiver to a development standard of the
Implementation Plan only after making all of the following findings:
Finding:
C.The Zoning Administrator has considered the following:
i.Whether or not the development is consistent with the certified Local Coastal
Program to the maximum extent feasible; and
ii.Whether or not there are feasible alternatives that would provide greater consistency
with the certified Local Coastal Program and/or that are more protective of coastal
resources.
Facts in Support of Finding:
1.With the exception of the minor modification, the proposed development complies
with and is consistent with the certified LCP. Fact in Support of Findings A and B
above.
2.The subject property located on a channel of Newport Harbor and protected by an
existing bulkhead. There are no coastal resources to protect on the property. The
requested 18-inch encroachment is on and area of the lot allowed to be redeveloped
with hardscape and accessory structures. Therefore, the requested encroachment
will not impact coastal resource any greater than a compliant structure.
Zoning Administrator - April 30, 2020 Item No. 5a Additional Materials Received - STAFF
Bogh Residence CDP and Modification Permit (PA2020-025)
Zoning Administrator Resolution No. ZA2020-###
Page 6 of 14
Finding:
D.The granting of the modification is necessary due to practical difficulties associated with the
property and that the strict application of the Implementation results in physical hardships.
Facts in Support of Finding:
1.The granting of the modification is necessary due to the acutely angled waterfront
setback line. The acute angle makes it difficult to design a structure with wall angles that
result in functional interior rooms and deck space.
2.The acutely angled waterfront setback line makes it difficult to design a structure of
similar size and siting as other residential structures in the neighborhood. The proposed
structure provides more than the required setback along most of its width and requiring
further reduction in the depth of the home creates a hardship for the applicant that is
inconsistent with the purpose and intent of the Municipal Code.
E.The modification complies with the findings required to approval a coastal development
permit in NBMC Section 21.52.015(F).
Fact in Support of Finding:
1.Facts in Support of Findings A and B above are hereby incorporated by reference.
F.The modification will not result in development that blocks or significantly impedes public
access to and along the sea or shoreline and to coastal parks, trails, or coastal bluffs.
Fact in Support of Finding:
1.The property does not currently provide access to the sea or shoreline, nor does it
provide access to any coastal parks, trails, or coastal bluffs.
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 nearest coastal viewpoint is
located at the Lido Channel Turning Basin on the other side of Newport Boulevard and is
not visible from the site. The proposed single-family residence complies with all applicable
Local Coastal Program development standards and maintains a building envelope
consistent with the existing neighborhood pattern of development. Additionally, the project
does not contain any unique features that could degrade the visual quality of the coastal
zone.
3.Facts in Support of Finding B above are hereby incorporated by reference.
Zoning Administrator - April 30, 2020 Item No. 5a Additional Materials Received - STAFF
Bogh Residence CDP and Modification Permit (PA2020-025)
Zoning Administrator Resolution No. ZA2020-###
Page 7 of 14
Finding:
G.The modification will not result in development that blocks or significantly impairs public
views to and along the sea or shoreline or to coastal bluffs and other scenic coastal areas.
Facts in Support of Finding:
1.Facts in Support of Finding B above are hereby incorporated by reference.
Finding:
H.The modification will not result in development that has an adverse effect, either individually
or cumulatively, on coastal resources, including wetlands, sensitive habitat, vegetation or
wildlife species.
Fact in Support of Finding:
1.There are no coastal resources on the property nor are there any in the immediate area
that could be affected by the redevelopment of the property, which is protected by an
existing bulkhead that is proposed to be raised. The setback encroachment is located
in an area allowed to be developed with hardscape and accessory structures. The
requested encroachments will not result in greater impact to coastal resource than a
compliant structure.
Finding:
I.The granting of the modification will not be contrary to, or in conflict with, the purpose of this
Implementation Plan, nor to the applicable policies of the Local Coastal Program.
Fact in Support of Finding:
1.Relief from development standards is provided to address practical difficulties related to
unique or unusual circumstances and the deviation process is part of the LCP. The
proposed development complies with all applicable standards and policies of the LCP.
Facts in support of Findings A, B and C are hereby incorporated by reference.
Modification Permit
In accordance with Section 20.52.050.E (Modification Permits – Required Findings) of the
Newport Beach Municipal Code, the following findings and facts in support of such findings are
set forth:
Finding:
J.The requested modification will be compatible with existing development in the
neighborhood.
Facts in Support of Finding:
Zoning Administrator - April 30, 2020 Item No. 5a Additional Materials Received - STAFF
Bogh Residence CDP and Modification Permit (PA2020-025)