HomeMy WebLinkAbout20191212_ZA_Staff ReportCITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
December 12, 2019
Agenda Item No. 6
SUBJECT:Avocado, LLC Residence (PA2019-220)
Coastal Development Permit No. CD2019-055
SITE LOCATION:407 North Bay Front
APPLICANT:Brandon Architects
OWNER:Avocado, LLC
PLANNER:Liane Schuller, Planning Consultant
949-644-3200, lschuller@newportbeachca.gov
LAND USE AND ZONING
x General Plan:RT (Two-Unit Residential)
x Zoning District: R-BI (Balboa Island)
x Coastal Land Use Category: RT-E (Two-Unit Residential) (30.0-39.9 DU/AC)
x Coastal Zoning District: R-BI (Balboa Island)
PROJECT SUMMARY
A request for a coastal development permit to allow the demolition of an existing single-
family residence and construction of a new 2,456-square-foot, single-family residence with
an attached 465-square-foot, two-car garage. The proposed project complies with all
applicable development standards including height, setbacks, and floor area limits. The
proposed development also includes additional appurtenances such as walls, fences,
patios, hardscape, drainage devices, and landscaping. No development is proposed
seaward of the private property. No deviations are requested.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures) of the CEQA Guidelines, because it has no potential to have a significant
effect on the environment; and
3) Adopt draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit No. CD2019-055 (Attachment No. ZA 1).
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DISCUSSION
Land Use and Development Standards
x The subject property is located in the R-BI (Balboa Island) Coastal Zoning District,
which provides for one- and two-unit residential development and is consistent with
the City’s Coastal Land Use Plan, General Plan, and Zoning Code. A coastal
development permit is required, and the property is not eligible for a waiver for de
minimis development because the property is located in the Coastal Commission
Appeal Area.
x The property currently consists of one legal lot developed with a single-family
residence. The neighborhood is developed with a mix of one-, two- and three-story
residential structures. 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 project will conform to all applicable development standards, including
floor area limit, setbacks, 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 10 feet 10 feet
Side 3 feet each 3 feet each
Rear 5 feet 5 feet
Allowable Floor Area 2,900 square feet 2,900 square feet
Allowable 3rd Floor Area No standard 105 square feet
Open Volume Area 270 square feet 315 square feet
Parking 2 enclosed 2 enclosed
Height 24-foot flat roof
29-foot sloped roof
24-foot flat roof
29-foot sloped roof
Hazards
x The property is an oceanfront lot that is separated from the ocean by a public
boardwalk and City-owned concrete seawall/bulkhead. The bulkhead which protects
the subject property is part of a larger bulkhead system which surrounds Balboa
Island. No modification to the existing bulkhead is proposed with this project.
x A Coastal Hazards and Sea Level Rise Study was prepared for the project by
GeoSoils, Inc., dated September 16, 2019. The report concludes that, with the
implementation of sea level rise (SLR) adaptation strategies (water proofing and
future raising of the City’s bulkhead), the proposed development will not be adversely
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impacted by potential coastal hazards over the next minimum 75 years. The
GeoSoils study further concludes that with the implementation of the cited
recommendations, no additional protective devices will be necessary to protect the
development from any existing or anticipated future coastal hazards for the next 75
years or more.
x The finished floor elevation of the first habitable floor of the proposed structure is 9.0
feet North American Vertical Datum of 1988 (NAVD 88), which complies with the
minimum 9.0-foot NAVD 88 elevation standard for new structures. The development
will be required to be waterproofed to 10.1 feet NAVD 88 to accommodate future
anticipated potential sea level rise.
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
reviewed for compliance with approved investigations and CBC prior to building
permit issuance.
Water Quality
x The development, as proposed and as conditioned, incorporates design features
to minimize the effect of construction and post-construction activities on the marine
environment. These design features include, but are not limited to, one or more of
the following: the appropriate management of equipment and construction
materials, reducing runoff with permeable surfaces, and the use of post-
construction best management practices to minimize the project’s adverse impact
on coastal water.
x The project design addresses water quality during construction with a construction
erosion control plan. All new construction resulting from the project will tie into an
existing post-construction drainage system that includes features designed to retain
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dry weather 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;
however, the project will not affect the public’s ability to gain access to use and/or
view the coast and nearby recreational facilities. The existing residential development
neither provides nor inhibits public coastal access. Implementation Plan Section
21.30A.040 (Determination of Public Access/Recreation Impacts) 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 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.
x The project is designed and sited so as not block or impede existing public access
opportunities and occurs within the confines of private property. Existing coastal
access conditions will not be affected by the project. Coastal access is currently
provided and will continue to be provided by street ends throughout the neighborhood
with access to the public boardwalk along the waterfront.
x The project site is not located adjacent to a coastal view road or coastal viewpoint
identified by Local Coastal Program maps. The project site may be located within
the viewshed of distant public viewing areas; however, the project will replace an
existing single-family residence with a new single-family residence that complies
with all applicable Local Coastal Program (LCP) development standards. It will also
maintain a building envelope consistent with the existing and anticipated
neighborhood pattern of development. Therefore, the project does not have the
potential to degrade the visual quality of the Coastal Zone or result in significant
adverse impacts to public views.
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, because it has no potential to have a significant effect on the
environment. The Class 3 exemption includes the construction and location of limited
numbers of new, small facilities or structures.
The proposed project is the demolition of an existing single-family residence and
construction of a new 2,456-square-foot, single-family residence and attached two-car
garage.
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PUBLIC NOTICE
Notice of this application 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 Program
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. ZA2019-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF
NEWPORT BEACH APPROVING COASTAL DEVELOPMENT
PERMIT NO. CD2019-055 TO DEMOLISH AN EXISTING SINGLE-
FAMILY RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY
RESIDENCE LOCATED AT 407 NORTH BAY FRONT (PA2019-220)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Brandon Architects, with respect to property located at 407 North
Bay Front, and legally described as Lot 4, Block 8, of Section 1, Balboa Island requesting
approval of a coastal development permit.
2. The applicant proposes to demolish an existing single-family residence and construct a new
2,456-square-foot, single-family residence with an attached 465-square-foot, two-car
garage. The proposed development also includes additional appurtenances such as walls,
fences, patios, hardscape, drainage devices, and landscaping.
3. The subject property is located within the R-BI (Balboa Island) Zoning District and the
General Plan Land Use Element category is RT (Two-Unit Residential).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is RT-E (Two-Unit Residential) (30.0 - 39.9 DU/AC) and the Coastal Zoning District
is R-BI (Balboa Island).
5. A public hearing was held on December 12, 2019 in the Corona del Mar Conference Room
(Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and
purpose of the hearing was given in accordance with the Newport Beach Municipal Code.
Evidence, both written and oral, was presented to, and considered by, the Zoning
Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This Project is categorically exempt 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. Class 3 includes the construction of a single-family residence in a residential zone. The
proposed project includes the demolition of an existing single-family residence and
construction of a new 2,456-square-foot, single-family residence with an attached 465-
square-foot, two-car garage.
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3. The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project location does not impact an environmental resource of hazardous or critical
concern, does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources within a
state scenic highway, is not a hazardous waste site, and is not identified as a historical
resource.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 (Coastal Development Permits) of the Newport Beach
Municipal Code, the following findings and facts in support of such findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1. The proposed structure conforms to all applicable development standards including, but
not limited to, floor area limitation, setbacks, height, and parking:
a. The maximum floor area limitation is 2,900 square feet and the proposed gross
floor area is 2,900 square feet.
b. The proposed development will provide the required setbacks, which are 10 feet
along the front property line, 3 feet along the side property lines and 5 feet along
the rear property line.
c. The highest guardrail or flat roof is no more than 24 feet, measured from
established grade at every point as required by Zoning Code Section
20.30.050(B)(3) and the highest ridge is no more than 29 feet from established
grade, which complies with the maximum height limitation.
d. The project includes enclosed garage parking for two vehicles, which complies
with the minimum two-space parking requirement for single-family residences with
less than 4,000 square feet of livable floor area.
2. The proposed design, bulk, and scale of the development is consistent with the existing
neighborhood’s pattern of development and expected future development consistent with
applicable development standards as the neighborhood is developed with a mix of one-,
two- and three-story residential structures.
3. The property is an oceanfront lot that is separated from the ocean by a public boardwalk
and City-owned concrete seawall/bulkhead. The bulkhead which protects the subject
property is part of a larger bulkhead system which surrounds Balboa Island. No modification
to the existing bulkhead is proposed with this project. A Coastal Hazards and Sea Level
Rise Study was prepared for the project by GeoSoils, Inc., dated September 16, 2019. The
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report concludes that, with the implementation of sea level rise strategies (water proofing
and the future raising of the City’s bulkhead), the proposed development will not be
adversely impacted by potential coastal hazards over the next minimum 75 years. The
GeoSoils study further concludes that with the implementation of the cited
recommendations, no additional protective devices will be necessary to protect the
development from any existing or anticipated future coastal hazards for the next 75 years or
more.
4. 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.
5. The finished floor elevation of the first habitable floor of the proposed structure is 9.0 feet
North American Vertical Datum of 1988 (NAVD 88), which complies with the minimum 9.0-
foot NAVD 88 elevation standard for new structures. The development will be required to be
waterproofed to 10.1 feet NAVD 88 to accommodate future anticipated potential sea level
rise.
6. The property is located in an area known for the potential of seismic activity and liquefaction.
All projects are required to comply with the California Building Code (CBC) and Building
Division standards and policies. Geotechnical investigations specifically addressing
liquefaction are required to be reviewed and approved prior to the issuance of building
permits. Permit issuance is also contingent on the inclusion of design mitigation identified in
the investigations. Construction plans are reviewed for compliance with approved
investigations and the CBC prior to building permit issuance.
7. A post-construction drainage system will be installed that includes drainage and percolation
features designed to retain dry weather and minor rain runoff on-site to ensure the project
does not impact water quality. Any water not retained on-site is directed to the City’s storm
drain system.
8. The project design addresses water quality with a construction erosion control plan that
outlines temporary best management practices (BMPs) to be implemented during
construction to minimize erosion and sedimentation, and to minimize pollution of runoff
derived by construction chemicals and materials. No water quality impacts to coastal waters
are anticipated based upon the location and elevation of the property.
9. New landscaping will be verified for compliance with NBMC Section 21.30.075
(Landscaping). A condition of approval is included that requires drought-tolerant and
prohibits invasive species. Prior to issuance of the building permits, the final landscape plans
will be reviewed to verify invasive species are not planted.
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10. The project site is not located adjacent to a coastal view road or coastal viewpoint
identified by Local Coastal Program maps. The project site may be located within the
viewshed of distant public viewing areas; however, the project will replace an existing
single-family residence with a new single-family residence that complies with all
applicable Local Coastal Program (LCP) development standards. It will also maintain a
building envelope consistent with the existing and anticipated neighborhood pattern of
development. Therefore, the project does not have the potential to degrade the visual
quality of the Coastal Zone or result in significant adverse impacts to public views.
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;
however, the project will not affect the public’s ability to gain access to use and/or view the
coast and nearby recreational facilities. The proposed residential development neither
provides nor inhibits public coastal access. Implementation Plan Section 21.30A.040
(Determination of Public Access/Recreation Impacts) 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 includes the replacement of an
existing single-family residence with a new single-family residence. 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 so as not to block or impede existing public access
opportunities and occurs within the confines of private property. Existing coastal access
conditions will not be affected by the proposed development. Coastal access is currently
provided and will continue to be provided by street ends throughout the neighborhood with
access to the public boardwalk.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this Project is
categorically exempt from the California Environmental Quality Act (“CEQA”) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the
CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because
it has no potential to have a significant effect on the environment.
2. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2019-055, subject to the conditions set forth in Exhibit “A,”
which is attached hereto and incorporated by reference.
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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 12th DAY OF DECEMBER, 2019.
________________________________
James Campbell, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor plans
and building elevations stamped and dated with the date of this approval (except as modified
by applicable conditions of approval).
2.Prior to issuance of building permits, the project plans shall be updated to reflect that a
waterproofing curb will be constructed around the proposed residence as an adaptive
flood protection device up to 10.1 feet North American Vertical Datum of 1988 (NAVD88).
Flood shields (sand bags and other barriers) can be deployed across the openings to
protect prevent flooding to the structure.
3. 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.
4. 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.
5. 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.
6. This approval does not authorize any new or existing improvements (including
landscaping) on State tidelands, public beaches, or the public right-of-way.
7. This Coastal Development Permit does not authorize any development seaward of the
private property.
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8. The applicant is responsible for compliance with the Migratory Bird Treaty Act. In
compliance with the (MBTA), grading, brush removal, building demolition, tree trimming,
and similar construction activities shall occur between August 16 and January 31, outside
of the peak nesting period. If such activities must occur inside the peak nesting season
from February 1 to August 15, compliance with the following is required to prevent the
taking of Native Birds pursuant to MBTA:
A. The construction area shall be inspected for active nests. If birds are observed flying
from a nest or sitting on a nest, it can be assumed that the nest is active. Construction
activity within 300 feet of an active nest shall be delayed until the nest is no longer active.
Continue to observe the nest until the chicks have left the nest and activity is no longer
observed. When the nest is no longer active, construction activity can continue in the
nest area.
B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance,
consider hiring a biologist to assist with the survey for nesting birds, and to determine
when it is safe to commence construction activities. If an active nest is found, one or two
short follow-up surveys will be necessary to check on the nest and determine when the
nest is no longer active.
9. 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.
10. 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.
11. Debris from demolition shall be removed from work areas each day and removed from
the project site within 24 hours of the completion of the project. Stock piles and
construction materials shall be covered, enclosed on all sites, not stored in contact with
the soil, and located as far away as possible from drain inlets and any waterway.
12. 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.
13. Revisions to the approved plans may require an amendment to this Coastal Development
Permit or the processing of a new coastal development permit.
14. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
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15. 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.
16. This Coastal Development Permit may be modified or revoked by theZoning 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.
17. Prior to the issuance of building permits, the applicant shall submit a final construction
erosion control plan. The plan shall be subject to the review and approval by the Building
Division.
18. 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.
19. Prior to issuance of a building permit, a copy of the Resolution, including conditions of
approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans.
20. Prior to issuance of a building permit, the applicant shall submit to the Planning Division
an additional copy of the approved architectural plans for inclusion in the Coastal
Development file. The plans shall be identical to those approved by all City departments
for building permit issuance. The approved copy shall include architectural sheets only
and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict
the elements approved by this Coastal Development Permit.
21. Prior to 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.
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 permit, the applicant shall pay any unpaid administrative
costs associated with the processing of this application to the Planning Division.
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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.
26. This Coastal Development Permit No. CD2019-055 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. 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 Avocado, LLC Residence including, but not limited to, Coastal Development
Permit No. CD2019-055 (PA2019-220). This indemnification shall include, but not be limited
to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other
expenses incurred in connection with such claim, action, causes of action, suit or proceeding
whether incurred by applicant, City, and/or the parties initiating or bringing such
proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and
damages, which City incurs in enforcing the indemnification provisions set forth in this
condition. The applicant shall pay to the City upon demand any amount owed to the City
pursuant to the indemnification requirements prescribed in this condition.
15
Attachment No. ZA 2
Vicinity Map
16
VICINITY MAP
Coastal Development Permit No. CD2019-055
PA2019-220
407 North Bay Front
Subject Property
17
Attachment No. ZA 3
Project Plans
18
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LOT 4BLOCK 8MAP OF RESUBDIVISION OFSECTION ONE BALBOA ISLANDM.M. 6/30LOT 5LOT 3℄℄LCEXISTING ELEVATIONLEGEND( )FOUND LEAD & TAG STAMPED 'LS 8583'SEARCHED, FOUND NOTHING; SETNOTHINGFSFLFINISHED SURFACEFLOWLINEFFG FINISHED FLOOR GARAGECONCRETE SURFACET.B.M.TEMPORARY BENCHMARKSET ON A WATER METER (WM)ELEVATION = 6.04 FEETHUNTINGTON BEACH, CALIFORNIA 92646PHONE:(714)488-5006 FAX:(714)333-4440 APEXLSINC@GMAIL.COMPAUL D. CRAFT, P.L.S. 8516 DATENOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODESTATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY ALICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THEPREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYINGDOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINIONREGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THECERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE,EITHER EXPRESSED OR IMPLIED.LICENSE RENEWAL DATE 12/31/20PAULDOMINICKC R A FT
PROFESSIONALLANDSU R V E YOR
FFFINISHED FLOORWATER VALVEWVGAS METERGMCENTERLINEGRAPHIC SCALESURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTYCORNERS OR OFFSETS BEFORE STARTING GRADING.PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE.SURVEYOR'S NOTESBLOCK WALLBRICK SURFACENG NATURAL GROUNDVICINITY MAPBASIS OF BEARINGS TITLE REPORT/EASEMENT NOTES407 N BAY FRONTNEWPORT BEACH, CA 92662(APN: 050-031-03)NO TITLE REPORT PROVIDEDLEGAL DESCRIPTIONREAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH,COUNTY OF ORANGE, STATE OF CALIFORNIA AND IS DESCRIBEDAS FOLLOWS:LOT 4 OF BLOCK 8, MAP OF RESUBDIVISION OF SECTION ONE, OFBALBOA ISLAND, AS PER MAP RECORDED IN BOOK 6, PAGES 30 OFMISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTYRECORDER OF SAID COUNTY.BEARINGS SHOWN HEREON ARE BASED ON THECENTERLINE OF THE ALLEY PER R.S.B. 231/11-12,• • •• • •• • • •• • •• • •• •••••••••••••••••••BENCHMARK INFORMATIONBENCHMARK NO: NB3-15-70DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCSALUMINUM BENCHMARK DISK STAMPED "NB3-1570",SET IN THE EASTERLY END OF A CONCRETESEAWALL. MONUMENT IS LOCATED IN THESOUTHWEST CORNER OF THE INTERSECTION OFPARK AVENUE AND SOUTH BAY FRONT, 15 FT.SOUTHERLY OF THE CENTERLINE OF PARK AVENUEAND 6 FT. WESTERLY OF PEDESTRIAN WALKWAY.MONUMENT IS SET LEVEL WITH THE TOP OF THESEAWALL.ELEVATION: 7.986 FEET (NAVD88), YEAR LEVELED 1992VINYL FENCEWROUGHT IRON FENCEPPPOWER POLETWTOP OF WALLSMH SEWER MANHOLEEPBELECTRICAL PULL BOXWATER METERWMSCO SEWER CLEANOUTPAUL D CRAFT8/27/201922
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SCALE: 1/4" = 1'-0"FOUNDATION PLANPWDR.ELEV.2 CAR GARAGEGREAT ROOMBARKITCHENDININGSTORAGE4FD18FD19FD19FD16FD15FD17FD11FD11FD11FD13FD11FD11FD11FD1AB48AB48AB16HDU2HDU2AB1610FD1HDU2HDU2AB1610FD1HDU2AB1610FD1HDU22AB10FD1HDU2HDU22AB10FD1HDU2HDU2AB48 15"2' - 0"2' - 0"2' - 0"9' - 0"HHH4FD14FD1FOUNDATION NOTES:ALL DIMENSIONS SHALL BE VERIFIED WITH THE ARCHITECTS DRAWINGS ANY DISCREPANCIES SHALL BE RESOLVED PRIOR TO COMMENCING OF WORK. 1. ALL BEARING & SHEAR WALLS ARE TO BE SECURED WITH 5/8" DIAMETER BY 10" LONG ANCHOR BOLTS EMBEDDED AT LEAST 7" INTO CONCRETE WITH A MAXIMUM SPACING OF 48" O.C. U.N.O. THERE SHALL BE A MINIMUM OF TWO ANCHORS PER PIECE OF FOUNDATION PLATE WITH ONE BOLT LOCATED WITHIN 12" MAX. & 4-1/2" MIN. OF EA. END OF EA. PIECE. SHEAR WALLS BOLTS SHALL HAVE A PROPERLY SIZED NUT AND A 3"x3"x.229" WASHER. THE WASHER MAY BE SLOT CUT PROVIDED A STANDARD CUT WASHER IS PROVIDE BETWEEN THE NUT AND WASHER. WASHER TO BE INSTALLED WITHIN A 1/2" OF THE SHEATHED SIDE OF THE PLATE. A STANDARD CUT WASHER MAY BE USED AT NON-SHEAR WALL LOCATIONS. 2. FOR ALL INTERIOR NON-SHEAR WALLS USE SIMPSON 0.145" DIAMETERx 3" LONG PDP POWDER ACTUATED ANCHORS @ 24" O.C. (ESR #2138 OR EQUAL)3. INSTALL ALL SIMPSON (OR APPROVED EQUAL) FOUNDATION HARDWARE PER MANUFACTURERS RECOMMENDATIONS. DEEPEN FOOTING WHERE NECESSARY TO PROVIDE ANCHOR EMBEDMENT AT HOLDOWN LOCATIONS. 4. ALL WOOD BEARING ON CONCRETE OR MASONRY SHALL BE PRESSURE TREATED DOUG FIR OR REDWOOD WITH SODIUM BORATE (SBX) OR DISODIUM OCTABORATE TETRAHYDRATE (DOT).NOTE:WHEN REQUIRED BY LOCAL BUILDING DEPARTMENT ALL ANCHOR BOLTS AND HOLDOWN BOLTS TO BE SET IN PLACE PRIOR TO CITY FOUNDATION INSPECTIONSOIL INFORMATION:1. FOUNDATION SIZES, DEPTHS, AND REINFORCEMENT ARE AS RECOMMENDED WITHIN THE OWNER/DEVELOPER'S SOILS ENGINEERS REPORT. SOILS ENGINEER TO PROVIDE FOUNDATION INSPECTOR AS OUTLINED IN LATEST SOIL REPORT. 2. OWNER/DEVELOPER AND SUBCONTRACTORS ARE TO REVIEW THE SOILS REPORT PRIOR TO COMMENCING CONSTRUCTION. IT IS THE RESPONSIBILITY OF THE OWNER, DEVELOPER AND SUBCONTRACTOR TO VERIFY THAT THE REPORT DATE ABOVE IS CURRENT AND PLAN REQUIREMENTS ARE CONSISTANT WITH ANY UPDATED SOIL REPORTS. ESI/FME IS TO BE SUPPLIED WITH ALL UPDATED REPORTS.15" WIDE x 24" DEEP FTG.W/ 2-#5 TOP & BOTTOM CONT.ANCHOR BOLT LEGEND:SLAB: 5" THK. W/#4 BARS @ 12" O/C E/W @ MIDDLE NEW CONSTRUCTION WITH SLAB ON GRADE SHALL INSTALL A CAPILLARY BREAK IN COMPLIANCE WITH CG 4.505.2.1 WITH 2-INCH THICK LAYER OF SAND OVER A 15 MIL VAPOR BARRIER COMPLIANT WITH ASTM E 1745 OVER A 4-INCH THICK BASE OF 1/2-INCH OR LARGER CLEAN AGGREGATE AND A CONCRETE MIX DESIGN WHICH WILL ADDRESS BLEEDING, SHRINKAGE, AND CURLING. (FOR ADDITIONAL INFORMATION, SEE AMERICAN CONCRETE INSTITUTE, ACI 302.OR-06)AB48 : 5/8" DIA. X 12" ANCHOR BOLTS AT 48" O.C. AB40 : 5/8" DIA. X 12" ANCHOR BOLTS AT 40" O.C. AB32 : 5/8" DIA. X 12" ANCHOR BOLTS AT 32" O.C. AB24 : 5/8" DIA. X 12" ANCHOR BOLTS AT 24" O.C. AB16 : 5/8" DIA. X 12" ANCHOR BOLTS AT 16" O.C. AB 8 : 5/8" DIA. X 12" ANCHOR BOLTS AT 8" O.C. 2AB : (2) 5/8" DIA X 12" ANCHOR BOLTS. 3AB : (3) 5/8" DIA. x 12" ANCHOR BOLTS. 2-#4 : PROVIDE A TOTAL OF 2 #4 AT TOP AND 2 #4 AT BOTTOM OF FOOTING, 3' PAST POSTS. 3-#4 : PROVIDE A TOTAL OF 3 #4 AT TOP AND 3 #4 AT BOTTOM OF FOOTING, 3' PAST POSTS. HTT4 : (1) SIMPSON HTT4 PER POST. HTT5 : (1) SIMPSON HTT5 PER POST. HDU2 : (1) SIMPSON HDU2-SDS2.5 PER POST. HDU5 : (1) SIMPSON HDU5-SDS2.5 PER POST. HDU8 : (1) SIMPSON HDU8-SDS2.5 PER POST. HDQ8 : (1) SIMPSON HDQ8-SDS3 PER POST. HDU11 : (1) SIMPSON HDU11-SDS2.5 PER POST. HDU14 : (1) SIMPSON HDU14-SDS2.5 PER POSTGRADE BEAM PER PLANWIDEN AT HARDY FRAME AS REQUIREDSEE SHEET 'HFX1' FOR SHEAR TIE SPACINGLATERAL SHEAR NOTES:(2016 CBC, SDPWS-2015 ; SEISMIC DESIGN CATEGORY D & E) (TABLE 4.3A, AFPA SDPWS-2015) FRAMING MEMBERS VERTICAL: DOUGLAS FIR-LARCH AT 16" O.C10. 1/2" WOOD STRUCTURAL PANEL WITH 8d COMMON NAILS AT 6" O.C AT EDGES AND 12" O.C. AT FIELD . .....260 PLF11. 1/2" WOOD STRUCTURAL PANEL WITH 8d COMMON NAILS AT 4" O.C AT EDGES AND 12" O.C. AT FIELD ......350 PLF12. 1/2" WOOD STRUCTURAL PANEL WITH 8d COMMON NAILS AT 3" O.C AT EDGES AND 12" O.C. AT FIELD ......490 PLF13. 1/2" WOOD STRUCTURAL PANEL WITH 8d COMMON NAILS AT 2" O.C AT EDGES AND 12" O.C. AT FIELD ......640 PLF14. 1/2" (OR 15/32) WOOD STRUCTURAL PANEL WITH 10d COMMON NAILS AT 2" O.C AT EDGES AND 12" O.C. AT FIELD ......770 PLF15. 1/2" (OR 15/32) STRUCT. I WOOD PANEL WITH 10d COMMON NAILS AT 2" O.C AT EDGES AND 12" O.C. AT FIELD ......870 PLF# FRAMING MEMBERS HORIZONTAL: DOUGLAS FIR-LARCH (3/8" @ CEILING LDS, 15/32 @ ROOF SHEATHING: AT 24" O.C20. BLOCKED PLYWOOD DIAPHRAGM WITH 3/8" WOOD STRUCTURAL PANEL AND 8d COMMON NAILS AT 6" O.C. AT BOUNDRIES, 6" AT CENTER AND 10" AT FIELD .....240 PLF21. BLOCKED PLYWOOD DIAPHRAGM WITH 3/8" WOOD STRUCTURAL PANEL AND 8d COMMON NAILS AT 4" O.C. AT BOUNDRIES, 6" AT CENTER AND 10" AT FIELD .....320 PLF22. BLOCKED PLYWOOD DIAPHRAGM WITH 3/8" WOOD STRUCTURAL PANEL AND 8d COMMON NAILS AT 2.5" O.C. STAGG.AT BOUNDRIES, 4" AT CENTER AND 10" AT FIELD .....480 PLF23. BLOCKED PLYWOOD DIAPHRAGM WITH 3/8" WOOD STRUCTURAL PANEL AND 8d COMMON NAILS AT 2" O.C. STAGG.AT BOUNDRIES, 3" AT CENTER AND 10" AT FIELD .....545 PLF# FRAMING MEMBERS HORIZONTAL: DOUGLAS FIR-LARCH AT 16" O.C24. BLOCKED PLYWOOD DIAPHRAGM WITH 19/32" WOOD STRUCTURAL PANEL AND 10d COMMON NAILS AT 6" O.C. AT BOUNDRIES, 6" AT EDGES AND 10" AT FIELD .....320 PLF25. BLOCKED PLYWOOD DIAPHRAGM WITH 19/32" WOOD STRUCTURAL PANEL AND 10d COMMON NAILS AT 4" O.C. AT BOUNDRIES, 6" AT EDGES AND 10" AT FIELD .....425 PLF26. BLOCKED PLYWOOD DIAPHRAGM WITH 19/32" WOOD STRUCTURAL PANEL AND 10d COMMON NAILS AT 2.5" O.C. STAGG. AT BOUNDRIES, 6" AT EDGES AND 10" AT FIELD .....640 PLF27. BLOCKED PLYWOOD DIAPHRAGM WITH 19/32" WOOD STRUCTURAL PANEL AND 10d COMMON NAILS AT 2" O.C. STAGG. AT BOUNDRIES, 3" AT EDGES AND 10" AT FIELD .....730 PLF#NOTES:A. WOOD STRUCTURAL PANEL: MATERIAL APPROVED BY APA, PFS/TECO OR PITTSBURG TESTING LABORATORIES THESE VALUES ARE FOR DOUG-FIR LARCH OR SOUTHERN PINE, OTHER LUMBER SPECIES MAY DIFFER IN SHEAR CAPACITIES. B. PROVIDE 2X BLOCKING AT HORIZONTAL WOOD STRUCTURAL PANEL JOINTS. FRAMING AT ADJOINING PANEL EDGES SHALL BE 3X WHEN NAILING IS 2.5" O.C. OR LESS. C. WHERE WOOD STRUCTURAL PANEL IS APPLIED ON BOTH FACES OF WALL AND NAIL SPACING IS LESS THAN 6" O.C, PANEL JOINTS SHALL BE OFFSET TO FALL ON DIFFERENT FRAMING MEMBERS OR FRAMING SHALL BE 3X OR WIDER AND NAILS STAGGERED ON EACH SIDE. D. FOR SHEAR WALLS TO USE THE FOLLOWING: 1) USE 3x MEMBER @ PANEL JOINTS & HORIZONTAL BLOCKING 2) EDGE NAILING SHALL BE STAGGERED E. 10d SHORT BOX NAILS MAY BE USED IN LIEU OF 8d COMMON NAILS @ SHEAR WALLS ONLY. F. REQUIRED STEEL PLATE WASHERS AT SHEAR WALLS ONLY (WHEN ANCHOR BOLTS ARE USED: 3" x 3" x .229" STEEL PLATE WASHERS ARE REQUIRED ON EACH ANCHOR BOLT (SDPWS SECT. 4.3.6.4.3) WASHER MAY BE SLOT CUT PROVIDED A STANDARD CUT WASHER IS PROVIDED BETWEEN THE WASHER AND NUT. WASHER TO BE INSTALLED WITHIN 1/2" OF SHEATHED SIDE OF PLATE. G. A STANDARD CUT WASHER MAY BE USED AT ALL NON-SHEAR WALL LOCATIONS WITH ANCHOR BOLTS. 1215HORIZONTAL: ALL ROOF AND FLOOR SHEATHING TO BE EXPOSURE I OR EXTERIOR ROOF: -JOIST SPACING EQUAL TO OR LESS THAN 24" O.C: 15/32"WOOD STRUCTURAL PANEL PII 32/16, WITH 8d's AT 6" O.C AT EDGES AND BOUNDARIES, 12" O.C FIELD. -HORIZONTAL DIAPHRAGM VALUES FOR 3/8" WOOD STRUCTURAL PANELS MAY BE USED FOR 15/32" WOOD STRUCTURAL PANELS. U.N.O. FLOOR: - JOIST SPACING EQUAL TO OR LESS THAN 16" O.C: 19/32" WOOD STRUCTURAL PANEL T&G SHTG, PII 32/16, w/10d's AT 6" O.C AT EDGES AND BOUNDARIES, 12" O.C FIELD. - JOIST SPACING EQUAL TO OR LESS THAN 20" O.C: 19/32" WOOD STRUCTURAL PANEL T&G SHTG, PII 40/20, w/10d's AT 6" O.C AT EDGES AND BOUNDARIES, 12" O.C FIELD. - JOIST SPACING EQUAL TO OR LESS THAN 24" O.C: 23/32" WOOD STRUCTURAL PANEL T&G SHTG, PII 48/24, w/10d's AT 6" O.C AT EDGES AND BOUNDARIES, 12" O.C FIELD. - 1-1/8" PLYWOOD MAY BE USED W/ 3" LONG 10d's AT 6" O.C AT EDGES AND BOUNDARIES, 12" O.C FIELD. PANEL EDGES SHALL HAVE APPROVED T&G JOINTS OR SHALL BE SUPPORTED WITH * BLOCKING NOT REQUIRED WHEN LIGHTWEIGHT CONCRETE IS PLACED OVER SUBFLOOR.FLOOR AND ROOF SHEATHING TO BE VERIFIED W/ ARCHITECT. VALUES ABOVE ARE MINIMUMS.FRAMING LEGEND:INDICATES SPAN AND DIRECTION OFDECK JOISTS (SLOPED AS REQUIRED)ROOF JOISTS AND RAFTERSINDICATES SPAN AND DIRECTION OFFLOOR JOISTSINDICATES SPAN AND DIRECTION OFCEILING JOISTSINDICATES SPAN AND DIRECTION OFTRUSSESI-JOIST TABLER-I-JOIST @ 16" O.C.I-JOIST @ 12" O.C.I-JOIST @ 19.2" O.C.I-JOIST @ 16" O.C.Z-X-Y-I-JOIST @ 19.2" O.C.I-JOIST @ 16" O.C.I-JOIST @ 12" O.C.I-JOIST @ 19.2" O.C.V-W-S-U-SIZE &MANUFACTURER OPTIONSSPACINGI-JOIST @ 12" O.C.MARKQ-a) 9 1/2" TJI / 230a) 11 7/8" TJI / 360a) 14" TJI / 360##G=L - INDICATES (1) GANGLAM LVL 1.8EGLB - INDICATES GLULAM BEAMM=L - INDICATES (1) MICROLAM 2.0EPSL - INDICATES PARALAM 2.0ELSL - INDICATES TIMBERSTRAND 1.55EE/S - EACH SIDEFL. HT. - FULL HEIGHTALT. - ALTERNATETYP. - TYPICALU.W.A. - UNDER WALL ABOVEL.O.B. - INDICATES LINE OF BLOCKING W/ 'CS16' U.N.O.R.T.R. - RUN TO ROOF'U' - INDICATES 'U' HANGER, U.N.O. - INDICATES 'HU' HANGER, U.N.O. - INDICATES HEADERS AND BEAMS, REFER TO ENGINEERING CALCSNOTE: * APPLY SHEAR PRIOR TO FRAMING OF PERPENDICULAR WALL AND/OR BOX-OUTS. (WHERE APPLICABLE)FRAMING NOTES LEGENDMARK: DESCRIPTIONSPN12: 16d SOLE PLATE NAILING @ 12" O.C.SPN10: 16d SOLE PLATE NAILING @ 10" O.C.SPN8: 16d SOLE PLATE NAILING @ 8" O.C.SPN4: 16d SOLE PLATE NAILING @ 4" O.C.SPN6: 16d SOLE PLATE NAILING @ 6" O.C.SPN3: 16d SOLE PLATE NAILING @ 3" O.C. STAGGEREDSPN2: 16d SOLE PLATE NAILING @ 2" O.C. STAGGEREDSPN=SOLE PLATE NAILINGNAILS= 16d BOXXX - INDICATES LATERAL ENHANCEMENT. WALL NOT CONSIDERED IN LATERAL ANALYSIS. - SHEAR WALL GRID LINE, REFERENCE STRUCTURAL CALCS FASTENERS AND CONNECTORS TO BE GALVANIZED FOR PRESERVATIVE PRESSURE TREATED WOOD.#A. 2x6 AT 12" O.C. B. 2x6 AT 16" O.C. C. 2x6 AT 24" O.C. D. 2x8 AT 12" O.C.E. 2x8 AT 16" O.C.F. 2x8 AT 24" O.C. G. 2x10 AT 12" O.C.H. 2x10 AT 16" O.C.J. 2x10 AT 24" O.C.K. (2) 2x10 AT 16" O.C. L. 2x12 AT 12" O.C. M. 2x12 AT 16" O.C.N. 2x12 AT 24" O.C.P. (2) 2X12 AT 16" O.C.T. TRUSS AT 24" O.C. FAX: 714-835-2819PHONE: 714-835-2800STRUCTURAL ENGINEERS,INC.ESI/FMESANTA ANA, CA 927011800 E. 16TH ST. STE BJOB NO.DATEDOCUMENT VALID UPONORIGINAL SIGNATURESHEET NO.REVISIONSOWNER INFORMATION:PROJECT NAMESTATUSS1K320FOUNDATION PLANWATERPOINTE 407 N.WATERPOINTE 407 N.OwnerFIRST SUBMITTAL407 BAY FRONT NORTH,NEWPORT BEACH, CA 92662NO. DESCRIPTION DATE10/15/201935
JOB NO.DOCUMENT VALID UPONORIGINAL SIGNATURESHEET NO.REVISIONSCLIENT INFORMATION:PROJECT NAMESTATUSNO. REVISION DATE10/15/2019PLOTDATEFIRST SUBMITTALK320WATERPOINTE 407 N.407 BAY FRONT NORTH,NEWPORT BEACH, CA 92662±36