HomeMy WebLinkAbout08_Mclain Residence CDP_PA2022-002CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
April 14, 2022
Agenda Item No. 8
SUBJECT: Mclain Residence (PA2022-002)
Coastal Development Permit No. CD2022-003
SITE LOCATION: 2172 East Ocean Front
APPLICANT: GRAHAM Architecture
OWNER: Helle Mclain
PLANNER: Chelsea Crager, Associate Planner
949-644-3227 or ccrager@newportbeachca.gov
LAND USE AND ZONING
x General Plan: RS-D (Single Unit Residential Detached)
x Zone: R-1 (Single-Unit Residential)
x Coastal Land Use Category: RSD-C (Single-Unit Residential Detached – 10.0 - 19.9
DU/AC)
x Coastal Zoning District: R-1 (Single-Unit Residential)
PROJECT SUMMARY
A Coastal Development Permit (CDP) to allow the construction of a 753-square-foot, one-
story, single-family residence with an attached 483-square-foot, two-car garage. The project
includes landscape, hardscape, and subsurface drainage facilities all within the confines of
the private property. The project complies with all development standards and no deviations
from the municipal code 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, California Code of Regulations, Title 14, Division
6, Chapter 3, because it has no potential to have a significant effect on the
environment and the exceptions to this exemption do not apply; and
3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit No. CD2022-003 (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
single-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 previously developed with a single-
family residence, demolished in 2020 pursuant to Coastal Development Permit No.
CD2019-056 (PA2019-222). The neighborhood is predominantly developed with
two- and three-story, single-family residences. The proposed design, bulk, and
scale of the development is consistent with the existing neighborhood pattern of
development and expected future development consistent with applicable
development standards.
x The proposed single-family dwelling and accessory structures conform to all
applicable development standards, including floor area limit, setbacks, height, and
off-street parking as evidenced by the project plans and illustrated in Table 1 below.
Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front 10 feet 20 feet
Sides 4 feet 4 feet
Rear 0 feet 17 feet
Allowable Floor Area (max.) 6,048 square feet 1,236 square feet
Allowable 3rd Floor Area (max.) 454 square feet 0 square feet
Allowable 3rd Floor Area &
Covered (max.)
1,512 square feet 0 square feet
Open Space (min.) 454 square feet 2,306 square feet
Parking (min.) 2-car garage 2-car garage
Height (max.) 24-foot flat roof
29-foot sloped roof
14-foot sloped roof
Hazards
x Coastal Hazards Report and Sea Level Rise Analysis was prepared by GeoSoils,
Inc., dated November 8, 2021, for the project. The report concludes that the
proposed project is reasonably safe from the shoreline erosion due to lack of wave
or wakes that can erode sand from the beach. The report also concludes that the
project will be reasonably safe from future sea level rise assuming an increase up
to 10.9 feet North American Vertical Datum of 1988 (NAVD 88) (the likely range
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for sea level rise over 75-year design life of the structure based on low risk aversion
estimates for sea level rise provided by the State of California, Sea Level Rise
Guidance: 2018 Update). The finished floor elevation of the first floor of the
proposed structure is 13.46 feet NAVD 88, which complies with the minimum 9.0-
foot (NAVD 88) elevation standard for new structures and exceeds the minimum
requirements for future sea level rise (10.9 feet NAVD 88).
x The finish floor elevation of the proposed dwelling is 13.46 feet (NAVD 88), which
complies with the minimum 9.0-foot (NAVD 88) elevation standard.
x Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required
to enter into an agreement with the City waiving any potential right to protection to
address situations in the future in which the development is threatened with damage
or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The
Waiver of Future Protection is included as a condition of approval that will need to be
satisfied prior to final building inspection.
x 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). The Acknowledgement
of Coastal Hazards is included as a condition of approval that will need to be satisfied
prior to the issuance of building permits.
x The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code
(CBC) and Building Division standards and policies. Geotechnical investigations
specifically addressing liquefaction are required to be reviewed and approved prior
to the issuance of a building permit. Permit issuance is also contingent on the
inclusion of design mitigation identified in the investigations. Construction plans are
reviewed for compliance with approved investigations and CBC prior to building
permit issuance.
Water Quality
x The property is located within 100 feet of coastal waters. 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, due to the proximity of the
development to the shoreline and the development containing more than 75 percent
of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required.
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A preliminary WQHP has been prepared for the project by Toal Engineering, Inc.
dated December 13, 2018. The WQHP 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.
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 a single-family
residence, demolished in 2020, located on standard 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 adjacent to and immediately west of West Jetty View Park,
which is a designated public viewpoint in the Coastal Land Use Plan and offers public
views of the Pacific Ocean. Site evaluation revealed that the proposed one-story
design is consistent with the existing neighborhood pattern of development and will
not affect the existing views afforded from West Jetty View Park. The project will
replace a single-family home, demolished in 2020, with a new single-family home
that complies with all applicable development standards. Views from West Jetty
View Park are toward the ocean and not toward the subject site. 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.
x Vertical access to the beach is available adjacent to the site at West Jetty View Park.
Lateral access is available on the beach to the north. The project does not include
any features that would obstruct access along these routes.
x The front and side of the proposed residence, which are visible from the beach and
West Jetty View Park, contain substantial architectural treatment and visual
interest, including varied building materials and large windows, in-keeping with the
design guidelines of the Zoning Code. The new structure would comply with
required setbacks. Lastly, the design includes modulation of volume throughout
the structure, an increased front setback beyond what is required by code, and a
low, single-story building height. Therefore, the project does not have the potential
to degrade the visual quality of the Coastal Zone or result in significant adverse
impacts to existing public views.
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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 demolition of up to three single-family residences and additions of
up to 10,000 square feet to existing structures. The proposed project consists of the
demolition of one single-family residence and the construction of a new 2,302-square-
foot, three-story, single-family residence with an attached 416-square-foot, two-car
garage and therefore qualifies within this exemption.
There are no known exceptions listed in CEQA Guidelines Section 15300.2 that would
invalidate the use of this exemption. 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 resource6, Chapter 3, because it has no potential to have a
significant effect on the environment.
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 Program
[LCP] 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
(Appeal to the Coastal Commission) 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.
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Prepared by:
MS/cc
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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10-18-2021
RESOLUTION NO. ZA2022-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2022-003 TO CONSTRUCT A
NEW ONE (1)-STORY SINGLE-FAMILY RESIDENCE AND
ATTACHED TWO (2)-CAR GARAGE LOCATED AT 2172 EAST
OCEAN FRONT (PA2022-002)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by GRAHAM Architecture, with respect to property located at
2172 East Ocean Front, requesting approval of a coastal development permit.
2. The lot at 2172 East Ocean Front is legally described as Lot 19 of Block E.
3. The applicant proposes a coastal development permit to allow the construction of a 753-
square-foot, one (1)-story, single-family residence with an attached 483-square-foot, two
(2)-car garage. The project includes landscape, hardscape, and subsurface drainage
facilities all within the confines of the private property. The project complies with all
development standards and no deviations from the municipal code are requested.
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 Single-Unit Residential – 10.0-19.9 DU/AC (RSD-C) and it is located within the
R-1 (Single Unit Residential) Coastal Zoning District.
6. A single-unit residence at the property was demolished in 2020, pursuant to Coastal
Development Permit No. CD2019-056 (PA2019-222).
7. A public hearing was held on April 14, 2022, online via Zoom. A notice of time, place and
purpose of the hearing was given in accordance with the Newport Beach Municipal Code
(NBMC). Evidence, both written and oral, was presented to, and considered by, the
Zoning Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is categorically exempt pursuant to Title 14 of the California Code of
Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the
California Environmental Quality Act (CEQA) under Class 3 (New Construction or
Conversion of Small Structures), because it has no potential to have a significant effect
on the environment.
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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
construction of a new 753-square-foot, one (1)-story, single-family residence and
attached 483-square-foot, two (2)-car 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.
In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision)
of the Newport Beach Municipal Code, the following findings and facts in support of such
findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1. The proposed development complies with applicable residential development standards
including, but not limited to, floor area limitation, setbacks, height, and parking.
a. The maximum floor area limitation is 6,048 square feet and the proposed floor area
is 1,236 square feet.
b. The proposed development provides the minimum required setbacks, which are 10
feet along the front property line abutting East Ocean Front (beach side), 4 feet
along each side property line and 0 feet along the rear property line abutting the
alley.
c. The highest guardrail is less than 24 feet from established grade (13.16 feet
NAVD88) and the highest ridge is no more than 29 feet from established grade,
which comply with the maximum height requirements.
d. The project includes garage parking for a 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 predominantly developed with two (2)- and three (3)-story, single-
family residences. The proposed design, bulk, and scale of the development is
consistent with the existing neighborhood pattern of development.
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3. The finish floor elevation of the proposed dwelling is 13.46 feet North American Vertical
Datum of 1988 (NAVD 88), which complies with the minimum 9.0-foot (NAVD 88)
elevation standard.
4. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by GeoSoils, Inc.,
dated November 8, 2021, for the project. The report concludes that the proposed project
is reasonably safe from the shoreline erosion due to lack of wave or wakes that can
erode sand from the beach. The report also concludes that the project will be reasonably
safe from future sea level rise assuming an increase up to 10.9 feet NAVD 88 (the likely
range for sea level rise over 75-year design life of the structure based on low risk
aversion estimates for sea level rise provided by the State of California, Sea Level Rise
Guidance: 2018 Update). The finished floor elevation of the first floor of the proposed
structure is 13.46 feet NAVD 88, which complies with the minimum 9.0-foot (NAVD 88)
elevation standard for new structures and exceeds the minimum requirements for future
sea level rise (10.9 feet NAVD 88).
5. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to
enter into an agreement with the City waiving any potential right to protection to address
situations in the future in which the development is threatened with damage or destruction
by coastal hazards (e.g., waves, erosion, and sea level rise). This requirement is included
as a condition of approval that will need to be satisfied prior to final building permit
inspection, respectively
6. 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). This requirement is included as a
condition of approval that will need to be satisfied prior to the issuance of building permits,
respectively.
7. 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.
8. The property is located within 100 feet of coastal waters. A Construction Erosion Control
Plan was provided to implement temporary Best Management Practices (BMPs) during
construction to minimize erosion and sedimentation and to minimize pollution of runoff and
coastal waters derived by construction chemicals and materials. The project design also
addresses water quality through the inclusion of 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.
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9. Pursuant to Municipal Code Section 21.35.050, due to the proximity of the development to
the shoreline and the development containing more than 75 percent of impervious surface
area, a Water Quality and Hydrology Plan (WQHP) is required. A preliminary WQHP has
been prepared for the project by Toal Engineering, Inc. dated December 13, 2018. The
WQHP 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.
10. Proposed landscaping complies with Implementation Plan Section 21.30.075. A
condition of approval is included that requires drought-tolerant species. Prior to issuance
of building permits, the final landscape plans will be reviewed to verify invasive species
are not planted.
11. The project site is located adjacent to and immediately west of West Jetty View Park, which
is a designated public viewpoint in the Coastal Land Use Plan and offers public views of
the Pacific Ocean. Site evaluation revealed that the proposed one (1)-story design is
consistent with the existing neighborhood pattern of development and will not affect the
existing views afforded from West Jetty View Park. The project will replace a single-family
home, demolished in 2020, with a new single-family home that complies with all applicable
development standards. Views from West Jetty View Park are toward the ocean and not
toward the subject site. 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.
12. The front and side of the proposed residence, which are visible from the beach and West
Jetty View Park, contain substantial architectural treatment and visual interest, including
varied building materials and large windows, in-keeping with the design guidelines of
the Zoning Code. The new structure would comply with required setbacks. Lastly, the
design includes modulation of volume throughout the structure, an increased front
setback beyond what is required by code, and a low, single-story building height.
Therefore, the project does not have the potential to degrade the visual quality of the
Coastal Zone or result in significant adverse impacts to existing public views.
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone.
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 a single-family residence,
demolished in 2020, located on standard 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,
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the project is designed and sited (appropriate height, setbacks, etc.) so as not to block or
impede existing public access opportunities.
2. Vertical access to the beach is available adjacent to the site at West Jetty View Park.
Lateral access is available on the beach to the north. The project does not include any
features that would obstruct access along these routes.
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 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. CD2022-003, 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 Program (LCP) 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 (Appeal to the Coastal Commission) 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 14TH DAY OF APRIL, 2022.
_____________________________________
Jaime Murillo, 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 final of building permits, the existing seawall shall be reinforced and capped to
10.90 feet (NAVD 88) and capable to be raised up to 14.4 feet (NAVD 88), in compliance
with the City of Newport Beach Waterfront Project Guidelines and Standards, Harbor
Design Criteria Commercial & Residential Facilities
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 Coastal Development Permit does not authorize any development seaward of the
private property.
7. 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:
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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.
8. 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.
9. 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.
10. 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.
11. 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.
12. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
13. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
14. 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.
15. 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.
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16. 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.
17. 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.
18. 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.
19. Prior to issuance of a building permit, the applicant shall submit a final landscape and
irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive
plant species and water efficient irrigation design. The plans shall be approved by the
Planning Division.
20. 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.
21. 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.
22. 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.
23. Construction activities shall comply with Section 10.28.040 of the Newport Beach
Municipal Code, which restricts hours of noise-generating construction activities that
produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday.
Noise-generating construction activities are not allowed on Saturdays, Sundays or
Holidays.
24. All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 and other applicable noise control requirements of the Newport Beach Municipal
Code. The maximum noise shall be limited to no more than depicted below for the
specified time periods unless the ambient noise level is higher:
15
Zoning Administrator Resolution No. ZA2022-###
Page 9 of 9
10-05-2021
Between the hours of 7:00AM
and 10:00PM
Between the hours of
10:00PM and 7:00AM
Location Interior Exterior Interior Exterior
Residential Property 45dBA 55dBA 40dBA 50dBA
Residential Property located within
100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA
Mixed Use Property 45dBA 60dBA 45dBA 50dBA
Commercial Property N/A 65dBA N/A 60dBA
25. 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.
26. 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.
27. This Coastal Development Permit No. CD2022-003 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.
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 Mclain Residence including, but not limited to, Coastal Development Permit
No. CD2022-003 (PA2022-002). 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.
16
Attachment No. ZA 2
Vicinity Map
17
VICINITY MAP
Coastal Development Permit No. CD2022-003
PA2022-002
2172 East Ocean Front
Subject Property
Subject Property
18
Attachment No. ZA 3
Project Plans
19
graham architecture expressly reserves its common law copyright and other property rights in these drawings. these drawings are not to be reproduced, changed, or copied in any form or manner whatsoever nor are they to be assigned to any third party without first obtaining the expressed written permission of graham architecture.GRAHAMa r c h i t e c t u r eTEL: 949.715.2365E: carlton@grahamarchitecture.comLaguna Beach, CA 926511278 Glenneyre St. # 107Date NoDescriptionDATE:COVER SHEETCS12.21.21WEDGE HOUSE 22172 EAST OCEAN FRONT , NEWPORT BEACH, CA 92663WEDGE HOUSE 22172 EAST OCEAN FRONT , NEWPORT BEACH, CA 9266320
A.B. ANCHOR BOLTI.D. INSIDE DIAMETERA.C. ASPHALT CONCRETEIN INCHA.F.F. ABOVE FINISH FLOOR INS INSULATIONALUM ALUMINUMINT INTERIORALT ALTERNATEJAN. JANITORAPPROX APPROXIMATEJT JOINTARCH ARCHITECTURALKIT KITCHENBD BOARDL LENGTHBEL BELOWLAV LAVATORYBET BETWEENM.C. MEDICINE CHESTBLDG BUILDINGM.O. MASONRY OPENINGBM BEAMMAS MASONRYBOT BOTTOMMAX MAXIMUMBW BOTH WAYSMECH MECHANICALC.J. CEILING JOISTSMED MEDIUMC.M.U. CONCRETE MET METALMASONRY UNITSMFG MANUFACTURERC.O. CLEAR OPENINGMIN MINIMUMCAB CABINETMISC. MISCELLANEOUSCEILG CEILINGMTD MOUNTEDCEM CEMENT(N) NEWCER CERAMICN.I.C. NOT IN CONTRACTCLR CLEARN.T.S. NOT TO SCALECOL COLUMNNAT NATURALCONC CONCRETEO.C. ON CENTERCONN CONNECTIONO.D. OUTSIDE DIAMETERCONST CONSTURUCTIONOPG OPENINGCONT CONTINUOUSOPP OPPOSITECONTR CONTRACTORP.S.I. POUNDS / SQUARED DEPTHINCHD.F. DRINKING FOUNTAIN, PL PLATED.F. DOUGLAS FIRPLAS PLASTERD.S. DOWNSPOUTPLY PLYWOODDBL DOUBLEPOL POLISH, POLISHEDDET DETAILPR PAIRDIA DIAMETERPTD. PAINTEDDIM DIMENSIONR RADIUS, RAFTERDN DOWNR.D. ROOF DRAINDR DOORR.O. ROUGH OPENINGDWG DRAWINGR.R. ROOF RAFTERDWR DRAWERR.S. ROUGH SAWNE.N. EDGE NAIL(ING)RA RETURN AIRE.W. EACH WAYREQ REQUIREDEA EACHRI RISERELEC ELECTRIC, RM ROOMELEC ELECTRICALS.S. STAINLESS STEELELEV ELEVATIONS.C. SOLID COREE.G. EXISTING GRADESCH SCHEDULEE.P. EXISTING PAVINGSECT SECTIONEQ EQUALSH SHELFEQUIP EQUIPMENTSHTG SHEATHINGEXH EXHAUSTSIM SIMILAREXIST(E) EXISTINGSPEC SPECIFICATIONSEXP EXPOSEDSQ SQUAREF.N. FIELD NAILINGSTD STANDARDF.O.C. FACE OF CONCRETESTL STEELF.O.M. FACE OF MASONRYSTRUCT STRUCTURALF.O.S. FACE OF STUD OR SYM SYMMETRICALFRMG. FRAMINGT & B TOP AND BOTTOMF.G. FINISH GRADET & G TOUNGE AND GROOVEFIN FINISHT TREAD,F.F. FINISH FLOORTEMP TEMPERED GLASSF.S. FINISH SURFACET.C. TOP OF CURBFT FOOTT.C. TOP OF CHIMNEYFTG FOOTINGT.W. TOP OF WALLGA GAUGET.R. TOP OF ROOFGALV GALVINIZEDTHK THICKG.F.I. GROUND FAULTT.T. TOP OF TRELLISINTERRUPTORTYP TYPICALG.F.R.C. GLASS FIBER U.N.O. UNLESS NOTED OTHERWISEREINFORCED CEMENT UR URINALG.I. GALVINIZED IRONV.T. VINYL TILEGL GLASSV.T.R. VENT THROUGH ROOFGR GRANITEW WIDE, WIDTHGRD GRADEW.C. WATER CLOSET,GYP. BD. GYPSUM BOARDWALL COVERINGH.M. HOLLOW METALW/ WITHH.C. HOLLOW COREWD WOODHC HANDICAPPEDWP WATERPROOFHD HIGH DENSITY,W.R. WATER RESISTANTHD HOLD DOWNHDW HARDWAREHR HOURHT HEIGHTHTR HEATERgraham architecture expressly reserves its common law copyright and other property rights in these drawings. these drawings are not to be reproduced, changed, or copied in any form or manner whatsoever nor are they to be assigned to any third party without first obtaining the expressed written permission of graham architecture.GRAHAMa r c h i t e c t u r eTEL: 949.715.2365E: carlton@grahamarchitecture.comLaguna Beach, CA 926511278 Glenneyre St. # 107- 2019 CALIFORNIA RESIDENTIAL CODE 9 (CRC)- 2019 CALIFORNIA BUILDING CODE (CBC)- 2019 CALIFORNIA ELECTRICAL CODE (CEC)- 2019 CALIFORNIA MECHANICAL CODE (CMC)- 2019 CALIFORNIA PLUMBING CODE (CPC)- 2019 CALIFORNIA BUILDING ENERGY EFFICIENCY STANDARDS CODE ( BEES)- 2019 CALIFORNIA GREEN BUILDING STANDARDS CODE (CGBSC)- LOCAL JURISDICTION AMENDMENTSR E V I S I O N SBUILDING CODESDate NoDescriptionDATE:TITLE SHEETTSA B B R E V I A T I O N SV I C I N I T Y M A PS Y M B O L SS H E E T I N D E XP R O J E C T S U M M A R YG E N E R A L N O T E S1. All work, including materials and workmanship, shall conform to the requirements of local codes, laws, and ordinances and as specified by all by all governing authorities whereapplicable. Reference is to the latest accepted edition or revision. In the event of conflict with code requirements, that code requirement or note which establishes the higher standard shalltake precedence.2. The intention of the Contract Documents is to include all labor and materials, equipment, and transportation necessary for the complete and proper execution of the work.3. The Contractor shall visit the job site prior to bidding any portion of the work. The Contractor shall verify all dimensions and conditions prior to beginning work. Should any conditionarise where the intent of the drawings is in doubt or where there is a discrepancy between the Contract Documents and the field conditions, or within the Contract Documents, theContractor shall notify the Architect immediately for clarification.4. Dimensions are finished dimensions, from face of gyp to face of gyp or as indicated on drawings, unless noted otherwise.5. Written dimensions take precedence. Do not scale drawings. Walls not dimensioned are to align with existing walls or be abutted or applied to existing walls per drawings. Doors arenot dimensioned. Refer to door schedule for sizes.6. Reference to any detail or drawing is for convenience only and does not limit the application of such details or drawings.7. The design, adequacy and safety of erection bracing, shoring, temporary supports, etc., is the sole responsibility of the Contractor. The Contractor shall be responsible for the stability ofthe structure and provide necessary bracing prior to the application of all shear walls, roof and floor diaphragms, and finish materials. The Contractor shall be responsible for initiating,maintaining, and supervising all safety precautions and programs in connection with the work.8. The Structural, Mechanical, Plumbing, and Electrical Drawings, as well as the drawings of other consultants, are supplementary to the Architectural Drawings. It shall be theresponsibility of the General Contractor to check with the Architectural Drawings before the installation of work shown on the drawings of consultants. The Contractor shall bring anydiscrepancy between the Architectural Drawings and the drawings of the consulting engineers to the attention of the Architect for clarification. Any work installed in conflict with theArchitectural drawings and not brought to the Architect’s attention shall be corrected by the Contractor at the Contractor’s expense and at no expense to the Owner or Architect.9. Prior to performance of work, the Contractor shall require each subcontractor to notify the Contractor of any work called out in the drawings for his trade that cannot be fully guaranteed.10. Contractor shall verify the location and size of all openings with all drawings and manufactured items where applicable.11. The Contractor shall supervise and direct the Work and be solely responsible for all construction, means, methods, techniques, sequences, and procedures, and for coordinating allportions of the Work.12. The Contractor herein agrees to repair or replace any or all work, together with any other adjacent work which may be displaced in connection with such replacement, that may prove tobe defective in workmanship or materials within a period of one year form the date of acceptance, ordinary wear and unusual abuse or neglect excepted.13. Contractor shall protect all existing structures, landscaping, materials, etc., during construction. Contractor shall patch and repair all surfaces disrupted or damaged during constructionto match existing adjacent surfaces.14. The Contractor shall on a daily basis keep the premises free form all accumulations of waste material or rubbish caused by his employees, subcontractors, or work, and at thecompletion of the work shall remove all rubbish, debris, equipment, and surplus materials from in and about the building and leave the premises “broom clean”.15. Any deviation from the Construction Documents or specifications by the Contractor or Owner without the Architect’s approval releases the Architect of responsibility and liability inconnection with all work so involved.16. Clarifications on and/or inconsistencies with the drawings and specifications shall be brought to the attention of the Architect by the Contractor prior to commencement of work.Additional charges will not be granted based on claims of incomplete, inaccurate, or inconsistent drawings and specifications.17. The requirements of Title 24 relating to energy conservation are taken into consideration in the design / construction of this project.18. Licensed civil engineer that prepared the drainage plan shall certify at the completion of the project that the site drainage is in susbstantial compliance with the approved drainage plan.19. This project requires structural obsversations by design engineer.20. Owners on adjacent properties that must underpin their buildings due to the proposed excavation shall be notified in writing ten days prior to beginning the excavation. Copies of thesenotification letter shall be provided to the city prior to beginning the excavation.21. All smoke alarms to be interconnected, the activation of one alarm will trigger all the alarms and shall be heard in all bedrooms over background noise levels with all intervening doorsclosed per 9007.2.10.322. These plans shall comply with the 2007 California Codes. CBC, CPC, CMC, CEC and all local City of Newport Beach codes and ordinances shall be adhered to in the construction ofthis project. It is the Contractor's responsibility to construct the project as per these codes.23. The Contractor shall comply with current editions of all applicable codes and ordinances. The Contractor shall obtain all permits necessary to complete the work, including the BuildingPermit which the Owner shall pay for prior to the start of the work. Before final acceptance of any part of the work, the Contractor shall furnish the Architect with "Certificates of Inspection"and "Certificates of Occupancy" stating that the work has been approved by the Building Department.24. The Contractor shall carry all needed insurance, licenses, fees, permits, taxes as required by law for the duration of the project.25. The Contractor shall maintain liability insurance to protect himself and indemnify and hold the Owner and the Architect harmless from any and all claims for damages, for personal bodilyinjury or death, or property damage during the course of the contract. Fire Insurance shall be maintained by the Owner.26. The Contractor shall provide sufficent means for protecting existing construction, new construction and materials from damage by other trades, weather, vandals for the course of theproject. The Contractor shall provide all barricades, fences and other items required by local ordinances and codes.27. All plumbing fixtures, lighting fixtures, door hardware, finishes, hardware and miscellaneous items shall be selected and or approved by the Owner and Architect. "Or approved equal"means equal approved by the Architect.28. Field samples and mock-ups shall be prepared at the site by the Contractor. Affected finish work shall not be started until the Architect has accepted as satisfactory the field samplesand or mock up in writing.29. If the Contractor desires to use any other brand or manufacturer of equal quality, appearance and utility to the product specified, he shall request a substiution to the Architect withspecifications and samples. The Architect will accept or reject the request for substitution and his decision will be final. Unless substitutions are requested as provided herein, deviationsfrom the drawings and specifiacations will not be permited.30. The Owner may order extra work or make changes by altering, adding to, or deducting from the work with a formal "Change Order". The contract sum shall be adjusted accordingly.Changes or alterations shall be approved by the Architect prior to the start of any work.31. The Architect will in no way be responsible for how the work is performed, safety in, on or about the job site, nor means, methods or timeliness in the performance of the work.32. The Architect reserves the right to reject any materials and work quality which are not considered to be up to the highest standards of the various trades involved. Such inferior materialor work quality shall be repaired or replaced as directed by the Owner at no additional cost to the Owner.33. All findings of the Soils Report as prepared by the Geotechnical Engineer are part of these plans.34. The Contractor shall notify the Architect immediately for direction in the event that any unusual conditions not covered by these plans are encountered during construction.35. The Contractor shall have a superintendant at the job site whenever any work under this Contract is being performed in order to provide constant supervision.36. The Contractor shall maintain the job site in a neat and safe condition in accordance with Title 8 of the Construction Safety Orders at all times during the construction period. TheContractor shall on a weekly basis, clean up, remove and dispose of all debris from the job.37. The Contractor shall provide and locate all ducts, accces panels and return air grilles as required for the mechanical system. Prior to any mechanical work, the Contractor shall providethe Architect with drawings of the proposed locations of the above items. The Architect shall approve the drawings and the locations before any work shall begin.38. All shoring and bracing necessary for construction of the project is the sole responsibility of the Contractor.39. The Contractor shall submit 2 copies of required shop drawings, cut sheets, materials samples used in the project to the Architect before purchase and delivery to the site. All shopdrawings shall be approved by the Architect. The Architect's approval of such drawings shall not relieve the Contractor of responsibility for errors of any sort pertaining to the shop drawings.The Architect's approval is merely a review for the limited purpose of checking for conformance with the information given and the design concept expressed in the Contract Documents.The Contractor is responsible for the adequacy of the performance, dimensions given and the design criteria required by the Contract Documents.40. All utilities shall be undergrounded to the nearest utility pole or transformer. The Contractor shall be responsible for any damage to underground utility lines. Where utility lines must bemaintained under a building, they must be properly sleeved through foundation walls. Contact DIG ALERT before starting any underground work.41. This Project shall comply with NPDES, SUSMP, and BMP requirements.42. Exterior walls shall be approved noncombustible or ignition resistant material, heavy timber, or log wall construction or shall provide protection from the intrusion of flames and embers inaccordance with standard SFM 12-7A-1.43. Artificial light shall be provided that is adequate to provide an average illumination of 10 foot candles ( 107 lux) over the area of the room at a height of 30" above the floor level.44. Stairways within dwelling units and exterior stairways serving a dwelling unit shall have an illumination level on tread runs of not less than 1 foot candle ( 11 lux ).45. Rooms containing bathtubs, showers, spas and similar bathing fixtures shall be mechanically ventilated in accordance with the International Mechanical Code 1203.4.2.11.Fire Sprinklers ( detailed drawings and specs shall be submitted to theBldg. Dept / NBFD )R E V I S I O N SDEFERRED SUBMITTALS2.22.22WEDGE HOUSE 22172 EAST OCEAN FRONT , NEWPORT BEACH, CA 92663P R O J E C T T E A MPROJECT ADDRESS2172 East OceanfrontNewport Beach, CA 92663LEGAL DESCRIPTIONLot 19, Tract 518, Newport Beach, California, Orange CountyZone: R-1 Single Family ResidentialAPN: 048-282-37PROJECT DESCRIPTIONDemo existing S.F.R. and construct a one story single family residence with a pool, spa and landscapingCODE ANALYSISCode:CBC, CPC, CMC, CECConstruction Type:V-B SPROccupancyR3 / UAREA CALCULATIONSPROPOSED AREAS:Lower Floor753 sfTotal Habitable753 sfGarage483 sfTotal Non-Habitable483 sfTotal Area (Hab. + Non Hab.) 1,236Lot Area 4,038 sfBuildable Area ( lot area - required setbacks)3,024 sfMax F.A.R. floor area ratio ( B.A. X 2)6,048 sfTotal Area is less than Max allowable F.A.R. = Project complies OK1,236 < 6,048 sfSETBACKSFront (beach side) 10'0"Rear (alley side)0"Side yards ( each )4'0"OWNERHELLE MCLAIN8 Strands913 Balmoral 2 Praed StreetLondon, UK W21JNARCHITECTGRAHAM ARCHITECTURE1278 Glenneyre Street, #107Laguna Beach, CA 92651(949) 715-2365BUILDERGALLO BUILDERS1105 North Coast Hwy.Laguna Beach, CA 92651(949) 715-9874SURVEYORGUIDA SURVEYING9241 Irivine Blvd. , Suite 100Irvine, CA 92618(949) 777-2000INTERIOR DESIGNERLOUISE HOLT DESIGN96 Kensington High StreetLondon, UK W8(44) 0-203-727-2671GEOLOGISTROBERT MCCARTHY CONSULTING23 Corporate Plaza, Suite 150Newport Beach, CA 92660(949) 629-2539STRUCTURAL ENGINEERT.B.D.T-24 ENGINEERT.B.D.MECHAICAL ENGINEERT.B.D.CIVIL ENGINEER(Fully sprinklered per NFPA 13D )LOT COVERAGE DETERMINATIONTotal Habitable Lower Floor + Garage = 1,236 sf FootprintFootprint / Buildable Area = 1,236 sf / 3,024 sf = 40.8 %MINIMUM OPEN SPACE VOLUME DETERMINATION15% X Buildable Lot Area ( 3,024 sf ) = 453.6 sf minimumOpen Volumes = 2,326 sf2,326 sf > 453 sf = OK2A8Section NumberSheet NumberDetail NumberSheet Number3A2Door symbol - see door scheduleWindow symbol - see window scheduleKeynote symbol - see keynotesColor/material symbol - see color/fin. list1P-2A8'-0"Ceiling height symbol10Sheet NumberInterior ElevationNumberA512342 x wood stud wallConcrete wallLow wall - refer to spot elevation 0.00' a.f.f.TWTOAL ENGINEERING139 Avenida Navarro San Clemente, CA 92672(949) 492-8586S.E. 13.36'Based on 4 corners of the Lower footprint :Max Height Elev. Determination Calc.CORNERN.W.N.E.S.W.Avg. ( E.) Grade(E.) Grades at FootprintCorners in feet13.05'12.92'13.34'13.16'Max Bldg. Height Elev. = 13.16' + 29.0' = 42.16' ( for sloped 3:12 Roof )Max Bldg. Height Elev. = 13.16' + 24.0' = 37.16' ( for Flat Roof )Lot Slope Calc.CORNER( Highest ) S.E. ( Lowest ) N.E.Distance betweenAvg. Lot Slope %(E.) Grades at FootprintCorners in feet13.36'12.92'48.16'.91 %EXISTING SURVEYLOT SLOPE / MAX HEIGHT CALC.SITE PLANFLOOR PLANFLOOR AREA CALCS. ROOF PLAN EXTERIOR ELEVATIONSEXTERIOR ELEVATIONSBUILDING SECTIONSA-0.0A-0.1A-1.0A-2.0A-2.1A-3.0A-4.0A-4.1A-5.0COVER SHEETTITLE SHEETCSTSCIVILTITLE SHEETPRECISE GRADING AND DRAINAGE PLANSECTIONS AND DETAILSEROSION CONTROL / CONSTRUCTION POLLUTION PREVENTION PLANC-1C-2C-3C-4LANDSCAPEHARDSCAPE PLANPLANTING PLANL-1.0L-2.0ARCHITECTURE21
NOTICE TO CONTRACTORREQUIRED INSPECTIONSGRADING NOTESGENERAL GRADING NOTESEROSION CONTROL NOTESDOCUMENTATIONPROPERTY CORNER MONUMENTATIONEXISTING UTILITIES NOTEPRECISE GRADING PLANLOT 19, BLOCK E, TRACT 5182172 EAST OCEANFRONT, NEWPORT BEACH, CALIFORNIAWEDGE GARDENSHEET INDEXC-1TITLE SHEETC-2 PRECISE GRADING PLANC-3SECTIONS AND DETAILSC-4EROSION CONTROL PLAN / CONSTRUCTIONPOLLUTION PREVENTION PLANJOB ADDRESSARCHITECTTOPOGRAPHIC SURVEYBASIS OF BEARINGSBENCH MARKOWNERVICINITY MAPSOILS ENGINEERDATE REVISED: 7-1-068 1 1CONSTRUCTION NOTES AND QUANTITY ESTIMATEADDITIONAL NOTESCITY OF NEWPORT BEACH NOTESDEVELOPMENT STATISTICS22
T/SLAB= 13.466446PAD=1_.__POPPOOOPPPPPOPPOOPPPPPPPOOPOOOOLOOPOOPOPOOOOOOOPOOPOOOOLOOPOOPOOOOOOPOOPOOPOPPOOOOOOPOOPOPOOLOLLOOPOOPOPOOOLLOLOOPOOPOPOOLOLOOPOOPOPOOLLOOPOOPOPOPOOPOOOLLOLOOPOOPOPOOLLOOPOOPOPOOLOLOOPOOPOOOLLOOPOOPOPOOLLOOPOOPOPOPOOPOPOOLOLOOPOOOOOOLOLOOPOOPOOOLOLLOOOOOOOLLOOPOOOOOLOLOOPOOOOPOOPOOOLOLLOOOOLLOOOOOOOLLOOOLLOOLLOOOOOOOLLOOLLOLOLLLLLOLLLPRELIMINARY CONSTRUCTION NOTESDISPOSITION NOTESLEGENDSCOPE OF WORKNOTICE TO CONTRACTORREQUIRED CERTIFICATIONS / APPROVALSIn addition to any certifications required by the agencies having jurisdiction overthis project, the following approvals from the Civil engineer of record are required:1. Foundation forms for improvements on or abutting property lines is requiredprior to concrete pour.2. Location, size, and depth of all drain lines prior to backfill.ADDITIONAL NOTESCITY OF NEWPORT BEACH NOTES23
SECTIONSECTIONSSPRELIMINARY CONSTRUCTION NOTESPRELIMINARY CONSTRUCTION NOTESDISPOSITION NOTESDISPOSITION NOTES139AvenidaNavarroSanClemente,CA92672949.492.8586www.toalengineering.comCIVILENGINEERINGLANDSURVEYINGSTORMWATERQUALITYDETAILINFILTRATION TRENCHDETAILDOWNSPOUT CONNECTION TO S.D.DETAILTYPICAL DRAIN INLETDETAILTYPICAL HARDSCAPE SECTION24
T/SLAB= 13.46PAD=1_.__POPOPOOLPOOLPOOLPOOLPOOLPOOLPOOLPOOLOOLOOLOLOLLEGENDNOTEEROSION CONTROL BMPsTEMPORARY SEDIMENT CONTROLWIND EROSION CONTROLTRACKING CONTROLWASTE MANAGEMENT AND MATERIALS POLLUTION CONTROLNON-STORMWATER MANAGEMENTYEAR-ROUND BMP REQUIREMENTSLEGEND25
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A-0.1LOT SLOPE / MAX HT. CALC.SCALE:1/8" = 1'-0"graham architecture expressly reserves its common law copyright and other property rights in these drawings. these drawings are not to be reproduced, changed, or copied in any form or manner whatsoever nor are they to be assigned to any third party without first obtaining the expressed written permission of graham architecture.GRAHAMa r c h i t e c t u r eTEL: 949.715.2365E: carlton@grahamarchitecture.comLaguna Beach, CA 926511278 Glenneyre St. # 107Date NoDescriptionDATE:2.22.22WEDGE HOUSE 22172 EAST OCEAN FRONT , NEWPORT BEACH, CA 92663E OCEAN FRONT ALLEYC H A N N E L R O A D \U +2 1 04
BBBB(00.00)FND MON CHIZ X NA FND MON LTT "LS 5174" FLUSH BBBB(00.00)FND MON 1" IP NA FLUSH EXISTINGRESIDENCE6' BLOCK WALLCARPORTCONCRETE PATTERNCONCRETE PATTERNNATURAL GROUNDSANDLOT 17BLOCK ELOT 19M.M. 17/33-66ROOFLOT 18LOT 16TRACT NO. 518SCOSST
STEDFEEEE(00.00) (14.14)(13.71)(13.76)(14.13)(12.86)(12.57)(12.92)(13.22)(14.05)(14.43)(14.26)(15.06)(14.23)(13.32)(13.45)(12.98)(12.45)(12.16)(12.03)(12.04)(11.54)(11.29)(11.87)(12.17)(12.29)(12.44)(12.26)(13.15)(13.25)(13.33)(13.33)8" TREEACONGM(12.56)MBXGM(12.35)(12.43) FS(12.38) TC
(11.89) FL(11.96) LIP
(11.82) FL(11.86) LIP
(11.72) FL(11.77) LIP
(11.62) FL(11.68) LIP
(12.42) TC
(12.41) TC
(12.29) TC EEEE(00.00)(11.79) BW (11.66) TC(11.21) EOC (11.69)FND LTT "LS 4653" FLUSH (11.87) BW (11.59) TC(11.24) EOC BBBB(00.00)AAAA(00.00) (11.28) FL (11.29) EOC EEEE(00.00)
(11.51) BW(11.56) EOC EEEE(00.00)(11.39) FL (11.93) BW (11.36) EOC (11.41) EOC (12.02) BW (12.03) BW (11.86) TC (12.11) BW (12.20) BW EEEE(00.00)(12.05) MOW (12.27) MOW (12.69) EOC EEEE(00.00)CCCC(00.00)(12.69) EOC (12.20)EEEE(00.00)(12.68) EMH (11.40)(11.56)(12.24) TC(11.77) EOC (12.32) TC(11.95) EOC (12.12) TC (12.44) TC(12.17) EOC (12.61)(12.01)WMWMMHSS (11.90) RIM (12.45) BW (12.50) BW (13.42) BW (13.02) BW (12.74) BW (12.66) BW (12.46) BW (12.23) BW (13.58) BW (12.60) BW (13.22) BW (13.14)(12.75)BENCHBENCH(12.29) MOW (12.56)(13.35)(13.71)(13.72) MOW CCCC(00.00)(13.42) MOW (12.53) MOW EEEE(00.00)(13.14) WALL EEEE(00.00)(13.28) WALL EEEE(00.00)CCCC(00.00)AAAA(00.00) AAAA(00.00) BBBB(00.00)(14.04) WALL 2' TIMBER WALL(12.67) EOC (12.94) EOC (13.05) E. EEEE(00.00)(13.37) EOC (15.53) WALL(19.09) RWT DOOR(13.04) FF (13.03) BLDL DOOR(13.08) FF (13.05) BLDL DOOR(13.03) FF (12.92) E. EEEE(00.00)CCCC(00.00)3' DOOR(13.17) FF 3' DOOR(13.52) FF (13.11)(13.35)(13.22)(13.37)(23.67) DECK (22.73)(23.13) STEP(23.57) STEP (13.49) EOC 6' DOOR(13.61) FF STEP(13.13) PWALL (13.18) PWALL (14.83) BLDL 6' DOOR(13.53) FF (13.30) BLDL 6' DOOR(13.55) FF (13.37) EOC (13.19) BLDL(32.67) ROOF AAAA(00.00)(32.63) ROOF 5' DOOR(13.60) FF (13.38) BLDL EEEE(00.00)CCCC(00.00)(13.32) EOC (27.83) WIND EEEE(00.00)(30.80) WIND CCCC(00.00)(29.26) WIND (30.86) WIND EEEE(00.00)(18.93) WIND (18.94) WIND (13.31) PWALL (13.28) WALL (13.19) PWALL (13.24) PWALL EEEE(00.00)(13.25) WALL (12.80) WALL STAIRS(15.69) EOC (15.24) WALL 2' CONCRETE WALLEEEE(00.00)(13.66) PWALL (12.32)(12.33)(12.34) TC (12.16)ICV 6"ICV 10"(13.05)WVSGSGSGSGSG5.5' CONCRETE WALL(12.45)(12.47)(11.66)(11.42)AAAA(00.00) (13.34)(13.20) BLDL(32.72) ROOF (32.39) ROOF EEEE(00.00)CCCC(00.00)(13.29) WALL ICV 10"BBBB(00.00)(12.54) WALL EEEE(00.00)(19.10) RWT EEEE(00.00)BBBB(00.00)(15.44) WALL EEEE(00.00)(14.89) WALL 4.4'6' CONCRETE WALLEEEE(00.00)CCCC(00.00)(12.04) TC EEEE(00.00)(12.21) TC(11.79) EOC (13.00) EOC NATURAL GROUNDSANDNATURAL GROUNDGRASSGRASSCONCRETECONCRETECONCRETESIDEWALKSIDEWALKGRASS3.3'S T
VENTVENTEEEE(00.00)DDDD(00.00)AAAA(00.00) (12.16) TC (12.10) BW (12.51)GUARD RAIL(13.39)(15.05) (13.47) EOC (13.47)(13.45)(13.31) PWALL (13.44)(13.42)(13.42)
(13.40)(13.33)(13.36)(13.34)(14.25)(14.96)(13.45)GRASSGRASS(13.24)(13.15)(13.08)4.3'3.4'DECKN09°28'54"E 94.72'
N1 5°00 '0 0"W 44 .1 7''00.0273=R'52.92=L'(13.18) PWALL DDDD(00.00)
EEEE(00.00)
(14.62) WALL/FS
EEEE(00.00)
(14.81) WALL/FS EEEE(00.00)DDDD(00.00)CCCC(00.00)
(13.76) BDO EEEE(00.00)DDDD(00.00)CCCC(00.00)BBBB(00.00)(33.21) O/H(15.01) BDO DDDD(00.00)CCCC(00.00)BBBB(00.00)(23.13) O/H
EEEE(00.00)(33.23) O/H EEEE(00.00)(32.61) O/H EEEE(00.00)3' DOOR(15.19) FF ROOFBALCONYBUILDING FOOTPRINTBUILDING FOOTPRINTOVERHANG ( E.) BUILDINGFOOTPRINTBALCONYBALCONY
EEEE(00.00)DDDD(00.00)CCCC(00.00)BBBB(00.00)(12.52) FSEEEE(00.00)(32.46) O/H ROOF(23.61) DECK BUILDING FOOTPRINTBUILDING FOOTPRINTNLOT SLOPE + MAX HT. CALC.(12.48)(12.16)"20'72°00^=(15.06) "72'40°00=^'00.0958=R'21.11=L(14.90)(13.34)'98.97=L'00.04=R"25'52°411=^(13.12)48.16'Existing Property Corner Spot ElevationsCORNERN.W.N.E.S.W.S.E.(E.) Grades at FootprintCorners in feet12.48'12.16'14.90'13.34'E.13.12'PUBLIC PARKS.E.13.36'Based on 4 corners of the existing Lower footprint :Max Height Elev. Determination Calc.CORNERN.W.N.E.S.W.Avg. ( E.) Grade(E.) Grades at FootprintCorners in feet13.05'12.92'13.34'13.16'Max Bldg. Height Elev. = 13.16' + 29.0' = 42.16' ( for sloped 3:12 Roof )Max Bldg. Height Elev. = 13.16' + 24.0' = 37.16' ( for Flat Roof )Lot Slope Calc.CORNER( Highest ) S.E. ( Lowest ) N.E.Distance betweenAvg. Lot Slope %(E.) Grades at FootprintCorners in feet13.36'12.92'48.16'.91 %EXISTINGRESIDENCE1236 SF FOOTPRINTF.F. 13.46'PROPOSEDRESIDENCECCCC(00.00)(13.19) BLDL(13.34) E.(13.36) E. ( N.) BUILDINGFOOTPRINT20'-0"29
LOT 19, BLOCK E, TRACT 518LOT AREA = 4,038 SFAPN = 048-282-37A-1.0SITE PLANSCALE:1/8" = 1'-0"graham architecture expressly reserves its common law copyright and other property rights in these drawings. these drawings are not to be reproduced, changed, or copied in any form or manner whatsoever nor are they to be assigned to any third party without first obtaining the expressed written permission of graham architecture.GRAHAMa r c h i t e c t u r eTEL: 949.715.2365E: carlton@grahamarchitecture.comLaguna Beach, CA 926511278 Glenneyre St. # 107Date NoDescriptionDATE:2.22.22WEDGE HOUSE 22172 EAST OCEAN FRONT , NEWPORT BEACH, CA 92663NSPIRAL STAIR4'-0"E OCEAN FRONT ALLEYC H A N N E L R O A D
BBBB(00.00)FND MON CHIZ X NA FND MON LTT "LS 5174" FLUSH BBBB(00.00)FND MON 1" IP NA FLUSH CONCRETE PATTERNSANDLOT 17BLOCK ELOT 18LOT 16TRACT NO. 518SCOSST
STEDF (14.14)(13.71)(13.76)(14.13)(12.86)(12.57)(12.92)(13.22)(14.05)(14.43)(14.26)(15.06)(12.45)(12.16)(12.03)(12.04)(11.54)(11.29)(11.87)(12.26)GM
(11.89) FL(11.96) LIP
(11.82) FL(11.86) LIP
(11.72) FL(11.77) LIP
(11.62) FL(11.68) LIP
(12.42) TC
(12.41) TC
(12.29) TC EEEE(00.00)(11.79) BW (11.66) TC(11.21) EOC (11.69)FND LTT "LS 4653" FLUSH (11.87) BW (11.59) TC(11.24) EOC BBBB(00.00)AAAA(00.00) (11.28) FL (11.29) EOC (11.51) BW(11.56) EOC (11.39) FL (11.93) BW (11.36) EOC (11.41) EOC (12.02) BW (12.11) BW (12.05) MOW (12.27) MOW (12.69) EOC (12.69) EOC (12.20)(12.68) EMH (11.40)(11.56)(12.24) TC(11.77) EOC (12.32) TC(11.95) EOC (12.12) TC (12.44) TC(12.17) EOC (12.61)(12.01)WMWMMHSS (11.90) RIM (12.45) BW (12.50) BW (13.42) BW (13.02) BW (12.74) BW (12.66) BW (12.46) BW (12.23) BW (13.58) BW (12.60) BW (13.22) BW (13.14)(12.75)BENCHBENCH(12.29) MOW (12.56)(13.35)(13.71)(13.72) MOW CCCC(00.00)(13.42) MOW (12.53) MOW (13.14) WALL (13.28) WALL AAAA(00.00) BBBB(00.00)(14.04) WALL 2' TIMBER WALL WV(12.45)(12.47)(11.66)(11.42) (12.04) TC EEEE(00.00)(12.21) TC(11.79) EOC NATURAL GROUNDSANDNATURAL GROUNDGRASSGRASSCONCRETECONCRETECONCRETESIDEWALKSIDEWALKGRASSS T
VENTVENT (12.16) TC (12.10) BW (12.51)GUARD RAILN09°28'54"E 94.72'
N1 5°00 '00 "W 44 .17 '"20'72°00=^'00.0273=R'52.92=L
SAND 45.00'"72'40°00=^'00.0958=R'21.11=L91.88'44.60'WEDGE HOUSE 1 - S.F.R.EXISTINGRESIDENCELOT 194'-0"4'-0"4'-0"S.Y.S.B. S.Y.S.B.S.Y.S.B.EXISTINGRESIDENCE4'-0"S.Y.S.B.10'-0"15'-0"R.O.W. F.Y.S.B.DRIVEWAY+FS 13.38FS 13.38+FS 13.96++EG 15.10+EG 13.00+TW 16.00+FS 13.04FS 12.18++FS 12.30+(FS 12.20)+FS 13.92FS 13.76++FS 13.92FS 13.38++FS 13.38FS 13.00++FS 13.48FS 13.02+FS 13.04++FS 13.92FS 13.84+FS 12.84++FS 12.72+FS 13.00+FS 12.46+FS 16.00FG 13.00+PAPAPAGARAGEPUBLIC PARKSUMPPUMP4' HIGH TRASH ENCLOSUREPAPAPAPAPAPAGARAGEDRIVEWAYPAPAPAGYM MASTERBEDROOMENTRYROOF ABOVEROOF ABOVEFIRE STRIP POOL SPA FF 14.0'FF 14.0'FS 13.5'FF 13.46'FS 13.46'FS 13.08'TERRACEPA+FS 13.38+FS 13.38+FS 13.92+FS 13.92KITCHENLIVINGDININGMECH +POOL EQUIP.20'-0"FS 13.38+FS 13.38+FG 13.30+FG 13.30+FS 13.38+TILE ON BISON SYS.BASALT PAVERS+ TW 14.20TW 14.20+S.Y.S.B.+EG 13.37TW 19.00+ CONC. WALL AT 6' HIGH'98.97=L'00.04=R"25'52°411=^BATHBEDROOMFF 13.46'2 CARTW 14.20++FS 13.48+ TW 19.00FF 14.0'FS 13.38+PA PA(12.48)(14.90)(12.16)(13.34)(13.12)SITE PLANFS 13.38+FS 13.38++ FS 13.3817'-7 1/2"29'-5 1/2"21'-9"4'-0"10'-9"24'-8"9'-11"S.Y.S.B.4'-6 1/2"7'-10 1/2"4'-0"16'-0"25'-10 1/2"5'-0 1/2"21'-9"14'-3"30'-8"8'-8"2'-4 1/2"LOT AREA = 4,038 SFBUILDABLE AREA = 3,024 SFMAX SF = BUILDABLE AREA X 2 = 6,048 SFHAB. AREA = 753 SFGARAGE AREA = 483 SFTOTAL FOOTPRINT AREA = 1,236 SF ( Less than 6,048 SF )20'-0"TW 16.0+5' HIGH POOL SECURITY 3' GLASS FENCE ON 2' LOW WALLN.B. 21.30.40 B5' HIGH GATE5' HIGH GATE5' HIGH GATEFS 15.46+TW 19.00+ CONC. WALL AT 6' HIGHPAWEDGE HOUSE 2 - S.F.R.LOT 19CONC.TILECONC.CONC.CONC.CONC.+TW 16.00+EG 14.030
FLOOR PLANSCALE:1/4" = 1'-0"A-2.0graham architecture expressly reserves its common law copyright and other property rights in these drawings. these drawings are not to be reproduced, changed, or copied in any form or manner whatsoever nor are they to be assigned to any third party without first obtaining the expressed written permission of graham architecture.GRAHAMa r c h i t e c t u r eTEL: 949.715.2365E: carlton@grahamarchitecture.comLaguna Beach, CA 926511278 Glenneyre St. # 107Date NoDescriptionDATE:WEDGE HOUSE 22172 EAST OCEAN FRONT , NEWPORT BEACH, CA 92663
15' R.O.W.sand2A5.0 1A5.0LOT AREA = 4,038 SFBUILDABLE AREA = 3,024 SFMAX SF = BUILDABLE AREA X 2 = 6,048 SFHAB. AREA = 753 SFGARAGE AREA = 483 SFTOTAL FOOTPRINT AREA = 1,236 SF ( Less than 6,048 SF )2.22.2229'-5 1/2"CLOSET4'-0"E OCEAN FRONT ALLEY
94.72'44.17'
4'-0"
S.Y.S.B.F.Y.S.B.+FS 13.38FS 13.38+
FS 13.96+
+EG 15.10 +EG 13.00TW 19.00+
+TW 16.0
+FS 13.04
FS 12.18++FS 12.30
+FS 13.92
FS 13.38+
+FS 13.38
FS 13.04+
FG 13.00+4' HIGH TRASH ENCLOSUREDRIVEWAYROOF ABOVE
ROOF ABOVE POOL SPA FS 13.46'
FS 13.08'
+FS 13.92 MECH +POOL EQUIP.20'-0"FS 13.38+FS 13.38+FG 13.30+FS 13.38+basalt pavers+ TW 14.20
TW 14.20+
FS 13.38+S.Y.S.B.+EG 13.37
TW 19.00+
TW 16.0+S.Y.S.B.29.25'N
FLOOR PLANNOTES: 1. Setbacks are measured to face of finish2. Waterproofing of the residence required to 14.4' NAVD88GARAGE2 CARconc.TERRACEstone tile on bison sys.FS 13.38+KITCHENF.F. 13.46'stoneBATHFF 13.46'stonePAPAPAPAPA+ TW 19.00+FS 12.24'4% Slope21'-7"W.H.Elec.11.12''98.97=L20'-4 1/2"BEDROOMFF 13.46'stoneP.L.S.B.P.L.P.L.S.B.2 X wood stud wallskylight abv.2 x 82A5.01A5.0PAPASHWR.FS 13.38+
FS 13.38++ FS 13.38conc.conc.
conc.
TV cab.Art Wall17'-7 1/2"21'-9"24'-8"10'-0"10'-9"9'-11"4'-0"S.Y.S.B.4'-6 1/2"7'-10 1/2"2'-4 1/2"12"8"ROOF ABOVE1'-6"2'-6"7'-3"7 1/2"7 1/2"4'-6 1/2"21'-4"4'-0"16'-0"25'-10 1/2"5'-0 1/2"21'-9"14'-3"30'-8"8'-8"LIVINGF.F. 13.46'stone24"REF.24"REF. /FRZ.24"PantryDWDININGTrashD.S.D.S.D.S. D.S.D.S.5' Gate5' Gate
5' Gate
FS 15.46+
FG 13.79+
+EG 14.0 31
FLOOR AREA CALCS.SCALE:1/4" = 1'-0"A-2.1graham architecture expressly reserves its common law copyright and other property rights in these drawings. these drawings are not to be reproduced, changed, or copied in any form or manner whatsoever nor are they to be assigned to any third party without first obtaining the expressed written permission of graham architecture.GRAHAMa r c h i t e c t u r eTEL: 949.715.2365E: carlton@grahamarchitecture.comLaguna Beach, CA 926511278 Glenneyre St. # 107Date NoDescriptionDATE:WEDGE HOUSE 22172 EAST OCEAN FRONT , NEWPORT BEACH, CA 9266329'-5 1/2"4'-0"E OCEAN FRONT ALLEY
94.72'44.17'
4'-0"
S.Y.S.B.F.Y.S.B.+FS 13.38FS 13.38++EG 13.00+FS 13.04
FS 12.18++FS 12.30
+FS 13.92
FS 13.38+
+FS 13.38
FS 13.04+4' HIGH TRASH ENCLOSUREDRIVEWAYROOF ABOVE
ROOF ABOVE POOL SPA FS 13.46'
FS 13.08'
+FS 13.92 MECH +POOL EQUIP.20'-0"FS 13.38+FS 13.38+FG 13.30+FS 13.38+basalt pavers+ TW 14.20
TW 14.20+
FS 13.38+S.Y.S.B.S.Y.S.B.29.25'N
FLOOR AREA CALCSGARAGELIVINGTERRACEstone tile on bison sys.FS 13.38+KITCHENBATHPAPAPAPA+ TW 19.00+FS 12.24'4% Slope15' R.O.W.sand21'-7"W.H.11.12''98.97=L20'-4 1/2"BEDROOMP.L.S.B.P.L.P.L.S.B.DININGPAPAFS 13.38+
FS 13.38++ FS 13.38conc.conc.
conc.
TV cab.17'-7 1/2"21'-9"24'-8"10'-0"10'-9"9'-11"4'-0"S.Y.S.B.4'-6 1/2"7'-10 1/2"2'-4 1/2"12"8"ROOF ABOVE1'-6"2'-6"7'-3"7 1/2"7 1/2"4'-6 1/2"21'-4"4'-0"16'-0"25'-10 1/2"5'-0 1/2"21'-9"14'-3"30'-8"8'-8"LEGEND HABITABLE AREAGARAGE AREA483 SF753 SF483 S.F.526 S.F.65 S.F.157 S.F.5 S.F.LOT AREA = 4,038 SFBUILDABLE AREA = 3,024 SFMAX SF = BUILDABLE AREA X 2 = 6,048 SFHAB. AREA = 753 SFGARAGE AREA = 483 SFTOTAL FOOTPRINT AREA = 1,236 SF ( Less than 6,048 SF )12.21.2132
ROOF PLANSCALE:1/4" = 1'-0"A-3.0graham architecture expressly reserves its common law copyright and other property rights in these drawings. these drawings are not to be reproduced, changed, or copied in any form or manner whatsoever nor are they to be assigned to any third party without first obtaining the expressed written permission of graham architecture.GRAHAMa r c h i t e c t u r eTEL: 949.715.2365E: carlton@grahamarchitecture.comLaguna Beach, CA 926511278 Glenneyre St. # 107Date NoDescriptionDATE:WEDGE HOUSE 22172 EAST OCEAN FRONT , NEWPORT BEACH, CA 9266312.21.21LOW CANOPY4'-0"E OCEAN FRONT ALLEY
94.72'44.17'
4'-0"4'-0"
S.Y.S.B.10'-0"F.Y.S.B.+FS 13.38+EG 13.00
TW 19.00+
FS 12.18++FS 12.30
FG 13.00+4' HIGH TRASH ENCLOSURE - belowDRIVEWAYHIGH SHED ROOF - metal POOL SPA basalt pavers+ TW 14.20
TW 14.20+S.Y.S.B.S.Y.S.B.29.25'N ROOF PLANNOTES: - Setbacks are measured to face of finish- Roof Height Cert. Required by City of N.B.TERRACEPAPAPAPAPA+ TW 19.00+FS 12.24'4% Slope15' R.O.W.sand11.12''98.97=LP.L.S.B.P.L.P.L.S.B.TRAV. WALLHIGH SHED ROOF -metal
FLAT ROOFSLOPE2:12SLOPE2:12flat glass skylightBELOWBELOWBELOW2'-7"2'-6"2A5.02A5.0S.S. METAL ROOFS.S. METAL ROOFLOW SHED ROOF -metal
LOW SHED ROOF -metalFLAT ROOFTRAV. WALLbuilt in gutterbuilt in gutter1A5.0 1A5.0R.D.R.D.R.D.R.D.metal capmetal capmetal capLOW CANOPY1'-6"2'-6"33
EXTERIOR ELEVATIONSSCALE:1/4" = 1'-0"A-4.0graham architecture expressly reserves its common law copyright and other property rights in these drawings. these drawings are not to be reproduced, changed, or copied in any form or manner whatsoever nor are they to be assigned to any third party without first obtaining the expressed written permission of graham architecture.GRAHAMa r c h i t e c t u r eTEL: 949.715.2365E: carlton@grahamarchitecture.comLaguna Beach, CA 926511278 Glenneyre St. # 107Date NoDescriptionDATE:WEDGE HOUSE 22172 EAST OCEAN FRONT , NEWPORT BEACH, CA 926632.22.22F.F. 13.46'P.L.T.R. 27.08'2:12 slopeDRIVEWAYALLEYF.F. 13.46'metal roofsteel canopystone tile wallalum. windowsclerestory windowmetal roofsteel canopystone tile wall T.R. 27.08'stucco6' H. stucco wallalum. break metalwood sidingF.F. 13.46'P.L.S.B.P.L.S.B.PAT.R. 27.08'2:12 slope8'-0"plate ht.4'-0"metal roof4'-0"T.R. 27.08'Garage front FS 13.08'clerestory windowwood eavesalum. break metalsteel canopystuccostone tilealum. break metalwood sidingstuccowood doorswood doorsstuccoNORTH ELEV.ALLEYEAST ELEV.FACING PUBLIC PARKNOTES: - Setbacks are measured to face of finish- Roof Height Cert. Required by City of N.B.Max. Ht. Limit 37.16'Max. Ht. Limit 37.16'6' H. stucco wall5' H. gateMax Bldg. Height Elev. = 13.16' + 29.0' = 42.16' ( for sloped 3:12 Roof )Max Bldg. Height Elev. = 13.16' + 24.0' = 37.16' ( for Flat Roof )34
EXTERIOR ELEVATIONSSCALE:1/4" = 1'-0"A-4.1graham architecture expressly reserves its common law copyright and other property rights in these drawings. these drawings are not to be reproduced, changed, or copied in any form or manner whatsoever nor are they to be assigned to any third party without first obtaining the expressed written permission of graham architecture.GRAHAMa r c h i t e c t u r eTEL: 949.715.2365E: carlton@grahamarchitecture.comLaguna Beach, CA 926511278 Glenneyre St. # 107Date NoDescriptionDATE:WEDGE HOUSE 22172 EAST OCEAN FRONT , NEWPORT BEACH, CA 926632.22.22S.B.F.S. 13.46'P.L.T.R. 27.08'10'-0"setback2:12 slopeDRIVEWAYALLEY+FS 12.27'TERRACEstone tile on bison sys.F.F. 13.46'stucco BEACHclerestory windowwood eavesalum. break metalsteel canopyalum. break metalalum. doorsclerestory windowmetal roofsteel canopy+FS 13.04'stucco8'-8"plate ht.POOLF.F. 13.46'P.L.S.B.P.L.S.B.PAT.R. 27.08'2:12 slope8'-0"plate ht.4'-0"TERRACEstone tile on bison sys.F.F. 13.46'metal roofalum. doorsstucco6' H. stucco wall4'-0"T.R. 27.08'stone tile wall stone tile wall beyond5' H. GateSOUTH ELEV.OCEAN FACINGWEST ELEV.FACING MAIN HOUSENOTES: - Setbacks are measured to face of finish- Roof Height Cert. Required by City of N.B.Max. Ht. Limit 37.16'Max. Ht. Limit 37.16'metal roofPA SPA P.L.5' H. pool security glass fenceMax Bldg. Height Elev. = 13.16' + 29.0' = 42.16' ( for sloped 3:12 Roof )Max Bldg. Height Elev. = 13.16' + 24.0' = 37.16' ( for Flat Roof )T.R. 27.08'35
S.B.PA SPA P.L.BUILDING SECTIONSSCALE:1/4" = 1'-0"A-5.0graham architecture expressly reserves its common law copyright and other property rights in these drawings. these drawings are not to be reproduced, changed, or copied in any form or manner whatsoever nor are they to be assigned to any third party without first obtaining the expressed written permission of graham architecture.GRAHAMa r c h i t e c t u r eTEL: 949.715.2365E: carlton@grahamarchitecture.comLaguna Beach, CA 926511278 Glenneyre St. # 107Date NoDescriptionDATE:WEDGE HOUSE 22172 EAST OCEAN FRONT , NEWPORT BEACH, CA 92663 BEACHLIVINGDININGSECTION 2 F.F. 13.46'P.L.S.B.P.L.S.B.PAT.R. 27.08'2:12 slope8'-0"plate ht.hvachvac1'-6"gyp. bd.4'-0"TERRACEstone tile on bison sys.F.F. 13.46'metal roofalum. doorsstucco6' H. stucco wall4'-0"T.R. 27.08'F.S. 13.46'P.L.PAT.R. 27.08'8'-0"hvacP.L.10'-0"setback2:12 slopeFS 13.08'GARAGEDRIVEWAYALLEY+FS 12.27'SECTION 1 TERRACEstone tile on bison sys.F.F. 13.46'stuccoclerestory windowwood eavesmetal roofalum. break metalsteel canopyalum. break metalalum. doorsclerestory windowwood eavesmetal roofalum. break metalsteel canopywood doors1'-6"gyp. bd.+FS 13.04'stuccostone tile wall beyondT.R. 27.08'NOTES: - Setbacks are measured to face of finish- Roof Height Cert. Required by City of N.B.Max. Ht. Limit 37.16'Max. Ht. Limit 37.16'2.22.225' H. pool security glass fenceMax Bldg. Height Elev. = 13.16' + 29.0' = 42.16' ( for sloped 3:12 Roof )Max Bldg. Height Elev. = 13.16' + 24.0' = 37.16' ( for Flat Roof )36