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HomeMy WebLinkAboutPA2023-0038_20230721_CDD_Action LetterCommunity Development Department CITY OF NEWPORT BEACH 100 Civic Center Drive Newport Beach, California 92660 949 644-3200 newportbeachca.gov/communitydevelopment VIA EMAIL July 21, 2023 Brandon Strauss Srour & Associates 2447 Pacific Coast Highway Suite #200 Hermosa Beach, CA 90254 brandon@esrour.com Subject: Staff Approval (PA2023-0038) 415 North Star Lane Minor Plan Revisions Brandon, It was a pleasure working with you on the above referenced application. Please be advised that the application was approved by the Community Development Director on July 20, 2023 and will be effective on August 4, 2023. A copy of the approved action letter with findings and conditions is attached. If you have any questions, please do not hesitate to contact me or David Lee directly. Sincerely, DL/ls C: gordon@mayhempictures.com, josh@mleearchitects.com COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 949-644-3200 www.newportbeachca.gov COMMUNITY DEVELOPMENT DIRECTOR ACTION LETTER Subject: Gray Residence Substantial Conformance (PA2023-0038)  Staff Approval Site Location 415 North Star Lane Applicant Gordon and Kristen Gray Legal Description Lot 113 of Tract 4224 On July 20, 2023, the Community Development Director found the proposed project in substantial conformance and approved Staff Approval (PA2023-0038) allowing minor revisions to a previously approved residential remodel and addition approved by Coastal Development Permit (CDP) No. CD2022-008 (PA2022-020), which was approved by the Zoning Administrator on May 26, 2022. The applicant proposes to add 305 square feet of living area above a detached garage and connect the new living area to the existing house. The proposed changes do not intensify the existing use and are in substantial conformance with CD2022-008. This approval is based on the following analysis. LAND USE AND ZONING • General Plan Land Use Plan Category: RS-D (Single Unit Residential Detached) • Zoning District: R-1-6000 (Single-Unit Residential) • Coastal Land Use Category: RSD-B (Single Unit Residential Detached – 6.0 - 9.9 DU/AC) • Coastal Zoning District: R-1-6000 (Single-Unit Residential) I. PREVIOUS APPROVAL On May 26, 2022, the Zoning Administrator approved CD2022-008 (PA2022-020) allowing a 990-square-foot second story addition, including an elevator, and the conversion of 290 square feet of garage area to living area within an existing single-unit residence that provides an attached 2-car garage and a detached 2-car garage. A CDP was required for the project as the proposed additions exceeded 10 percent of the existing floor area. The project complied with all applicable development standards and no deviations from development standards were requested or approved. The resolution for approval is included as Attachment No. CD 2. II. PROPOSED CHANGES The applicant requests a staff approval to allow an additional 305 square feet of living area above the existing detached garage and connect the added living area to the existing house, and a finding of substantial conformance with the previously approved CDP. The proposed project conforms to all applicable development standards, including setbacks, lot coverage, height and off-street parking as evidenced by the project plans (Attachment No. CD 3) and illustrated in Table 1 below: Table 1 – Development Standards Existing Approved Proposed Setbacks (min.) Front (bay) 10 feet 10 feet 10 feet Sides 6 feet 6 feet 6 feet Rear (street) 6 feet 6 feet 6 feet Parking 2-car garage 4-car garage 4-car garage Lot Coverage 60% of lot area 53% of lot area 55% of lot area Floor Area (max.) No maximum prescribed Height 24 feet flat roof 29 feet sloped roof 24 feet flat roof 29 feet sloped roof 24 feet flat roof 29 feet sloped roof III. FINDINGS Pursuant to Section 20.54.070 (Changes to an Approved Project) of the NBMC, the Community Development Director may authorize minor changes to an approved site plan, architecture, or the nature of an approved use without a public hearing where the Director first finds as follows: Finding: A. The changes are consistent with all applicable provisions of this Zoning Code. Facts in Support of Finding: 1. The project site is located within the R-1-6,000 (Single-Unit Residential) Zoning District. The proposed project revisions comply with all applicable residential development standards and no deviations are requested. 2. The proposed minor plan revisions comport with the findings of approval for the previously approved CDP and the conditions of approval set forth by Resolution ZA2022-037 (Attachment No. CD 2). Finding: B. The changes do not involve a feature of the project that was a basis for or subject of finding or exemptions in a negative declaration or Environmental Impact Report for the project. Fact in Support of Finding: 1. The approved project was found to be categorically exempt from the requirements of CEQA under Section 15301, Class 1 (Existing Facilities). Class 1 includes additions of less than 50 percent to existing structures. Including the proposed minor plan revisions, the project consists of net additions of approximately 46 percent. Therefore, the proposed modified project complies with the scope identified under the Class 1 exemption. Finding: C. The changes do not involve a feature of the project that was specifically addressed or was the subject of a condition(s) of approval for the project or that was a specific consideration by the applicable review authority in the project approval. Facts in Support of Finding: 1. The property is within a developed neighborhood and the existing use of the structure as a single-unit residence will remain. 2. The proposed project was reviewed by relevant City departments including the Building Division, Public Works Department, and Fire/Life Safety Services. It was determined that adequate public and emergency vehicle access, public services, and utilities are provided to the subject property. Finding: D. The changes do not result in an expansion or change in operational characteristics of the use. Facts in Support of Finding: 1. The project site is located within the R-1-6,000 (Single-Unit Residential) Zoning District. The proposed project revisions comply with all applicable residential development standards and no deviations are requested. The small expansion of floor area does not change or intensify the single unit structure. 2. All Facts in Support of Finding C incorporated by reference. IV. CONDITIONS 1. All conditions of approval for Coastal Development Permit No. CD2022-008 (PA2022-020) shall remain in force and effect, as stated in Attachment No. CD 2. 2. Prior to the Issuance of a Building Permit, a copy of the Staff Approval shall be incorporated into the Building Division and field sets of plans. 3. To the fullest extent permitted by law, the applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any 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 Gray Residence including, but not limited to, Staff Approval (PA2023-0038). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorney’s fees, and other expenses incurred in connection with such claim, action, causes of action, suit, or proceeding whether incurred by the applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all the City's costs, attorneys' fees, and damages that which City incurs in enforcing the indemnification provisions outlined 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. APPEAL PERIOD: An appeal or call for review may be filed with the Director of Community Development or City Clerk, as applicable, within fourteen (14) days following the date the action or decision was rendered unless a different period is specified by the NBMC. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: DL/ls Approved by: Jim Campbell, Acting Community Development Director Attachments: CD 1 Vicinity Map CD 2 ZA Resolution ZA2022-037 CD 3 Project Plans Attachment No. CD 1 Vicinity Map VICINITY MAP Staff Approval (PA2023-0038) 415 North Star Lane Subject Property Attachment No. CD 2 Resolution ZA2022-037 RESOLUTION NO. ZA2022-037 A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2022-008 FOR ADDITIONS TO AN EXISTING SINGLE-FAMILY RESIDENCE LOCATED AT 415 NORTH STAR LANE (PA2022-020) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Gordon and Kristen Gray (“Applicants”), with respect to property located at 415 North Star Lane, requesting approval of a coastal development permit (“CDP”). 2. The property is legally described as Lot 113 of Tract 4224, in the City of Newport Beach, County of Orange, State of California. 3. The Applicant proposes to construct a 990-square-foot second story addition, add an elevator, and convert 190 square-feet of garage to living area within an existing single- family residence with an attached 2-car garage and a detached 2-car garage. A CDP is required for the project since the proposed addition exceeds 10 percent of the existing floor area. No site improvements or bulkhead repair are proposed as part of the scope of work. The project complies with all applicable development standards, including height, setbacks and parking, and no deviations 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-1-6,000 (Single-Unit Residential) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RSD-B (Single Unit Residential Detached [6.0 – 9.9 DU/AC]) and the property is located within the R-1-6,000 (Single-Unit Residential) Coastal Zone District. 6. A public hearing was held on May 26, 2022, 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 15301, Division 6, Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (“CEQA”) under Class 1 (Existing Facilities), because it has no potential to have a significant effect on the environment. Zoning Administrator Resolution No. ZA2022-037 Page 2 of 9 2. Class 1 exemption includes additions of less than 50 percent to existing structures. The proposed project consists of a 990-square-foot second story addition and the conversion of 190 square-feet of garage to living area. Net additions to the existing structure are approximately 35 percent. Therefore, the project complies with the scope identified under the Class 1 exemption. SECTION 3. REQUIRED FINDINGS. In accordance with Newport Beach Municipal Code (“NBMC”) Section 21.52.015 (Coastal Development Permits, Findings and Decision), 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, setbacks, height, and on-site parking. A. The proposed development will provide the minimum required setbacks, which are ten (10) feet along the front property line abutting Newport Bay, six (6) feet along the rear property line, and six (6) feet along each side property lines. B. The highest guardrail is no more than 24 feet high, and the highest roof ridge is no more than 29 feet in height, measured from the established grade level of 10.8 feet based on the North American Vertical Datum of 1988 (“NAVD88”), which complies with the maximum height limitation. C. The project includes enclosed garage parking for four (4) vehicles, which exceeds the minimum parking requirement for single-family residences with less than 4,000 square feet of habitable floor area. 2. The neighborhood is predominantly developed with one (1)- and two (2)-story, single- family residences. The proposed design, bulk, and scale of the development will be consistent with the existing neighborhood pattern of development and expected future development. 3. A Coastal Hazards Report and Sea Level Rise Analysis was prepared Geo Soils, Inc. dated November 5, 2021, for the project. The current maximum bay water elevation is 7.7 North American Vertical Datum of 1988 (NAVD88) and is not expected to exceed the existing 10.9 feet (NAVD88) top of bulkhead elevation during high tide or storm events. The report analyzes future sea level rise scenarios assuming a 3-foot increase in the maximum water level over the next 75 years (i.e., the life of the structure). Therefore, the sea level is estimated to reach approximately 10.7 feet (NAVD88) - (the likely range Zoning Administrator Resolution No. ZA2022-037 Page 3 of 9 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). 4. On March 23, 2021, the City Council approved updated Waterfront Project Design Guidelines and Standards, Harbor Design Criteria Commercial & Residential Facilities. The guidelines require that any bulkhead structure permitted within the years 2021 through 2025 must have a minimum bulkhead elevation of 10.9 feet (NAVD88) with a design for adaptability elevation of 14.4 feet (NAVD88). The project has been conditioned to raise the bulkhead to an elevation of 10.9 feet (NAVD88). Geo Soils, Inc. has confirmed the bulkhead design can be raised up to 14.4 feet (NAVD88) if needed and in compliance with the updated guidelines. 5. The existing seawall/bulkhead does not need to be repaired/replaced per the report’s recommendations, flooding, wave runup, and erosion will not significantly impact this property over the proposed 75-year economic life of the development. The report concludes that the proposed project will be safe from flooding hazards for the next 75 years with the existing bulkhead. 6. The finished floor elevation of the first floor of the existing living area is 11.56 feet (NAVD88), which exceeds the minimum 9.0-foot (NAVD88) elevation standard for new structures and exceeds the minimum requirements for sea level rise (10.9 feet NAVD 88) for the anticipated 75-year life of the structure. 7. Pursuant to NBMC Section 21.30.030(C)(3)(d)(i)(iv) – (Development Standards - Protective Structures), 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 8. 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) – (Waterfront Development - Development Standards). This requirement is included as a condition of approval that will need to be satisfied prior to the issuance of building permits, respectively. 9. 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. 10. The property is located adjacent to coastal waters. A Construction Erosion Control Plan was provided to implement temporary Best Management Practices (BMPs) during Zoning Administrator Resolution No. ZA2022-037 Page 4 of 9 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. 11. 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. 12. Proposed landscaping complies with Implementation Plan Section 21.30.075 (Landscaping). A condition of approval is included that requires drought-tolerant species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 13. The property is not located near designated public viewpoints or coastal view roads and will not impact public coastal views. The project site is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the Coastal Land Use Plan. Furthermore, an investigation of the project site and surrounding area did not identify any other public view opportunities. The project site may be located within the viewshed of distant public viewing areas, however the project is located on a coastal lot and will replace an existing single-family home with a new single-family home that complies with all applicable Local Coastal Program development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. 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; 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 involves additions to an existing 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. Zoning Administrator Resolution No. ZA2022-037 Page 5 of 9 2. 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. Vertical and lateral coastal access is currently provided and will continue to be provided by North Star Beach, immediately across the street to the north of the subject property. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2022-008, subject to the conditions set forth in Exhibit “A,” which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 26TH DAY OF MAY, 2022. Zoning Administrator Resolution No. ZA2022-037 Page 6 of 9 EXHIBIT “A” CONDITIONS OF APPROVAL Planning Division 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 3. Coastal Development Permit No. CD2022-008 shall expire unless exercised within 24 months from the date of approval as specified in NBMC Section 21.54.060 (Time Limits and Extensions), unless an extension is otherwise granted. 4. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 5. The Applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Coastal Development Permit. 6. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 7. Prior to issuance of 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. 8. Prior to the issuance of a building permit, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 9. The existing seawall shall be maintained with a minimum top of wall elevation of 10.9 feet with adaptability up to 14.4 feet (NAVD88 datum) in accordance with the recommendations provided in the Coastal Hazards Report and Sea Level Rise Analysis prepared by Geo Soils, Inc. dated November 5, 2021. 10. 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 including the repair and maintenance, enhancement, reinforcement, or any other activity affecting the bulkhead, that results in any encroachment seaward of the authorized footprint of the Zoning Administrator Resolution No. ZA2022-037 Page 7 of 9 bulkhead or other shoreline protective device. The agreement shall be binding against the property owners and successors and assigns. 11. 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. 12. This approval does not authorize any new or existing improvements (including landscaping) on California Coastal Permit Jurisdiction, State tidelands, public beaches, or the public right-of-way. Any improvements located on tidelands, submerged lands, and/or lands that may be subject to the public trust shall require a coastal development permit (CDP) approved by the California Coastal Commission (Coastal Commission). Prior to the issuance of building permits, the applicant shall provide a copy of said coastal development permit or CDP waiver or documentation from the Coastal Commission that subject improvements are not subject to the permit requirements of the Coastal Act and/or not located within the permit jurisdiction of the Coastal Commission. 13. 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, wetland or their buffers. 14. 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. 15. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stockpiles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 16. 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. 17. 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. Zoning Administrator Resolution No. ZA2022-037 Page 8 of 9 18. 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 Gray Residence including, but not limited to, Coastal Development Permit No. CD2022-008 (PA2022-020). 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. Public Works Department 19. All improvements shall be constructed as required by Ordinance and the Public Works Department. 20. An encroachment permit is required for all work activities within the public right-of-way. 21. The damaged driveway approach shall be reconstructed per City Standard STD#162. 22. A new 36-inch box street tree shall be installed along the North Star Lane frontage. 23. All non-standard hardscape including pavers and rock within the North Star Lane frontage shall be removed and turf or drought tolerant landscaping installed. 24. The existing driveway shall be plugged per City Standard STD# 165. 25. A new sewer clean out shall be installed on the existing sewer lateral per City Standard STD# 406. 26. All improvements shall comply with the City’s sight distance requirement. See City Standard STD# 110. Building Division 27. Prior to issuance of a building permit, the approved Construction Pollution Prevention Plan (CPPP) shall be submitted with the Building Permit plans. Implementation shall be in compliance with the approved CPPP, and any changes could require separate review and approval by the Building Division. 28. A drainage plan will be required due to new roof structure over second floor addition. Any other new or replaced impervious surface areas must be included in determining Zoning Administrator Resolution No. ZA2022-037 Page 9 of 9 the required means of collecting site water runoff for percolation into site soils before discharging to city storm drain system. Attachment No. CD 3 Project Plans (N) ROOF (N) ROOF (N) ROOF (E) ROOF (E) ROOF (E) DECK (E) PATIO (E) DRIVEWAY (E) DRIVEWAY NO R T H S T A R L A N E EV E N I N G S T A R B A Y (E) CHIMNEY (E) CHIMNEY Drawn by: Scale: Date: SEE DWG JPT Cover Sheet 1.0A The drawings and descriptions set forth on this sheet and all copyrights therein are, and shall remain the property of Michael Lee Architects. Use of this drawing is limited to a one-time use on the specific project and for the specific person(s) named hereon. Any other use or reuse of said drawings is strictly prohibited without the express written permission of Michael Lee Architects. Copyright © 2014 by Michael Lee Architects. ALL RIGHTS RESERVED. Date: Revisions By Scale: Drawn by: 2200 Highland Avenue Manhattan Beach, CA 90266 t. 310.545.5771 f. 310.545.4330 www.mleearchitects.com MICHAEL LEE ARCHITECTS,INC. LEE 02.07.2023 P.C.C.JPT Professional Seal Submittals Gray Residence 415 North Star Lane Newport Beach, CA 92660 02/07/2023 2,815 S.F. 210 S.F. 1,280 S.F. -35 S.F. 4,270 S.F. 880 S.F. Living Area: First Floor Second Floor Total Living Area Vicinity Map: Sheet Index: Structural Engineer Architect Contacts: Architectural Cover Sheet CDP Approval CDP Approval Survey Site Plan First Floor Demo Plan Second Floor Demo Plan Roof Demo Plan First Floor Plan Second Floor Plan Roof Plan Lighting Plans Lighting Plans Power & Signal Plans Power & Signal Plans Finish Plans Finish Plans Exterior Elevations Exterior Elevations Exterior Elevations Exterior Elevations Exterior Elevations Building Sections Building Sections Building Sections Elevator Details Architectural Details A-1.0 A-1.1c A-1.1d A-1.3 A-1.4 A-1.5 A-1.6 A-2.0 A-2.1 A-2.2 A-2.3 A-2.4 A-2.5 A-2.6 A-2.7 A-2.8 A-3.0 A-3.1 A-3.2 A-3.3 A-3.4 A-4.0 A-4.1 A-4.2 A-6.0 A-7.0 Project Data: Project Summary: Job Address: Zone: Land Use: Building Type: Occupancy Group: Construction Type: Number of Stories: Fire Sprinklered: Lot Size: Height Limit: Community Assoc: Legal Description: 415 North Star Lane Newport Beach, CA 92660 R-1-6000 RSD-B Single Family + Detached Garage R3/U Type V-B 2 Stories Yes; NFPA 13D 60.00' x 100.00' = 6,000 S.F. 29'-0" (25'-0" per CC&R) Dover Shores LOT 113 TRACT 4224 APN 117-711-13 Notes Structural Michael Lee Architects 2200 Highland Ave. Manhattan Beach, CA 90266 (310) 545-5771 Existing 1,510 S.F. 1,305 S.F. 2,815 S.F. N Proposed 1,910 S.F. 2,360 S.F. 4,270 S.F. 4 1 5 N O R T H S T A R L A N E Project Site Door Schedule / Details Window Schedule / Details General Specifications General Specifications Title 24 Title 24 Title 24 Cal Green Building Cal Green Building N-1.0 N-1.1 N-3.0 N-3.1 T-24.1 T-24.2 T-24.3 CG-1 CG-2 General Notes & Schedules Foundation Plan Framing Plans Framing Plans Structural Details Structural Details Structural Details Structural Details Structural Details Structural Details Notes & Specifications Notes & Specifications Notes & Specifications Structural Details Structural Details Structural Details S0 S1 S2 S3 SD1 SD2 SD3 SD4 SD5 SD6 SN1 SN2 SN3 WSWH4 HFX2 HFX3 McCullum Engineering Services 727 2nd St. #104 Hermosa Beach, CA 90254 (310)944-0898 Energy Consultant Rick Maurer 7544 E. Saddlehill Trail Orange, CA 92869 (714) 771-1507 R E S I D E N C E Civil Engineer B.A. Sims Engineering, Inc. 1341 Orizaba Ave Long Beach, CA 90804 (562) 735-4955 -Convert 160 sf of existing attached 2-Car Garage and 50 sf of detached Garage into interior floor area -1 Bath, 1 Laundry room, Living Room extension -190 sf 1st floor addition -Living Room and Entry extension -500 sf 2nd floor addition to second floor (above attached garage) -1 Bedroom, 1 Bath, 130 sf covered deck -470 sf 2nd floor addition above detached Garage with hallway -1 Bedroom, 1 Bath, 125 sf covered deck -120 sf 2nd floor addition along West side -Incorporate 2-stop elevator into existing floor plan (-35 sf) Scope of Work: Civil C-1.0 C-2.0 New 400 S.F. 1,055 S.F. 1,455 S.F. Existing: Garage Conversion: Addition: Elevator Shaft Proposed: Existing Garage: Land Surveyor Toal Engineering, Inc. 139 Avenida Navarro San Clemente, CA 92672 (949) 492-8586 60% 55% Lot Coverage Allowable: Proposed: Structural Consultant David Skelly Engineering 1771 Tattenham Rd Encinitas, CA 92024 (619) 995-8378 Grading and Drainage Plan Erosion Control Plan 1N Height Calculation: (1) 10.64 + (2) 10.74 + (3) 11.15 + (4) 10.67 = (5) 43.20 / 4 = Avg. Grade Elevation: (6) 10.80 + Height Limit (7) = 29 Max. Allowable Height Elevation (8) 39.80 (1) 10.64 (2) 10.74 (3) 11.15 (4) 10.67 (7) 29 (8) 39.80 ALL WORK SHALL COMPLY WITH THE FOLLOWING CODES INCLUDING LOCAL AMENDMENTS: 2019 California Building Code (CBC) 2019 California Mechanical Code (CMC) 2019 California Plumbing Code (CPC) 2019 California Electrical Code (CEC) 2019 California Residential Code (CRC) 2019 California Fire Code (CFC) 2019 California Green Building Standards (CGBSC) 2019 California Energy Standards 2019 Newport Beach Municipal Code REMODEL + ADDITION DEFERRED SUBMITTALS (under separate permit) To be reviewed by Project Architect or Engineer of Record and certified prior to submittal for plan check or approval by the City -Fire Sprinklers -HVAC STC Design Flood Hazard Zone Notes: A.A licensed surveyor shall complete a FEMA Elevation Certificate (EC) and submit the EC for review and approval from the City's Community Rating System (CRS) Coordinator prior to requesting final inspection B.An approved EC must be submitted to the Building Department Inspector during final inspection C.All mechanical, gas, and electrical equipment servicing the building (including ducts) must be at least one foot above the BFE (NAVD88) 2/7/2023 12:04:04 PM BENCHMARK NOTE: OCSBM NB6-14-70 ELEV=70.275 NAVD88 DATUM, 1992 ADJ. EASEMENT NOTE: THE PLAT FOR THIS SURVEY WAS PREPARED WITHOUT A TITLE REPORT. UNPLOTTED EASEMENTS MAY EXIST ON THE SUBJECT PROPERTY. BASIS OF BEARINGS NOTE: THE BASIS OF BEARINGS FOR THIS TOPOGRAPHIC SURVEY IS THE CENTERLINE OF NORTH STAR LANE, N 45°21'40" W AS SHOWN ON A MAP OF TRACT 4224. JOB NO.SHEET 1 3 9 A v e n i d a N a v a r r o S a n C le me n t e , C A 9 2 6 7 2 9 4 9 .4 9 2 .8 5 8 6 w w w.to ale n g i n ee rin g .co m C I V I L E N G I N E E R I N G L A N D S U R V E Y I N G ST ORMWATE R Q UA LI TY OF PREPARED FOR: AP V D . DA T E R E V I S I O N S BY DA T E APPD.: DATE: DWG. NO. H. SCALE: V. SCALE:SURVEY DATE: CHD.: DRN.: GORDON AND KRISTEN GRAY S T A TE OF CA L I F OR NIA LICE N S E D LAND SU R V E Y ORVIKTOR P. MEUM No. 8682 VIKTOR P. MEUM P.L.S. 8682 DATE: 1/8"=1' -10-11-21 10-19-21 MSF - VM 21177 1 1 TP-01 LO T 1 1 3 , T R A C T 4 2 2 4 , A P N 1 1 7 - 7 1 1 - 1 3 41 5 N O R T H S T A R L A N E , N E W P O R T B E A C H , C A L I F O R N I A TO P O G R A P H I C S U R V E Y BOUNDARY NOTE: SCALE: XXXX (E) ENTRY COURTYARD (E) COVERED PATIO (E) PATIO (E) DRIVEWAY (E) DRIVEWAY NO R T H S T A R L A N E EV E N I N G S T A R B A Y (E) DETACHED 2-CAR GARAGE 460 SF FOOTPRINT (E) 2-STORY RESIDENCE 2,175 SF FOOTPRINT (E) COVERED PATIO 540 SF FOOTPRINT (E) 2-CAR GARAGE The drawings and descriptions set forth on this sheet and all copyrights therein are, and shall remain the property of Michael Lee Architects. Use of this drawing is limited to a one-time use on the specific project and for the specific person(s) named hereon. Any other use or reuse of said drawings is strictly prohibited without the express written permission of Michael Lee Architects. Copyright © 2014 by Michael Lee Architects. ALL RIGHTS RESERVED. Date: Revisions By Scale: Drawn by: 2200 Highland Avenue Manhattan Beach, CA 90266 t. 310.545.5771 f. 310.545.4330 www.mleearchitects.com MICHAEL LEE ARCHITECTS,INC. LEE 02.07.2023 P.C.C.JPT Professional Seal Submittals Gray Residence 415 North Star Lane Newport Beach, CA 92660 02/07/2023 1.3A Site Plan 1/4" = 1'-0" JPT 1N 2/7/2023 12:18:05 PM 2-CAR GARAGE ENTRY FOYER DINING ROOM LIVING ROOM KITCHEN MEDIA ROOM INFORMAL DINING DEN 2-CAR GARAGE COVERED PATIO PATIO ENTRY PORCH NO R T H S T A R L A N E EV E N I N G S T A R B A Y BATH ENTRY COURTYARD (E) DRIVEWAY (E) DRIVEWAY 1/4" = 1'-0" JPT First Floor Existing Demo Plan 1.4A The drawings and descriptions set forth on this sheet and all copyrights therein are, and shall remain the property of Michael Lee Architects. Use of this drawing is limited to a one-time use on the specific project and for the specific person(s) named hereon. Any other use or reuse of said drawings is strictly prohibited without the express written permission of Michael Lee Architects. Copyright © 2014 by Michael Lee Architects. ALL RIGHTS RESERVED. Date: Revisions By Scale: Drawn by: 2200 Highland Avenue Manhattan Beach, CA 90266 t. 310.545.5771 f. 310.545.4330 www.mleearchitects.com MICHAEL LEE ARCHITECTS,INC. LEE 02.07.2023 P.C.C.JPT Professional Seal Submittals Gray Residence 415 North Star Lane Newport Beach, CA 92660 02/07/2023 1N 2/7/2023 3:46:38 PM MASTER BEDROOM BEDROOM 2 BEDROOM 3 DECK DECK BATH CLOSET BATH SITTING 1/4" = 1'-0" JPT Second Floor Existing Demo Plan 1.5A The drawings and descriptions set forth on this sheet and all copyrights therein are, and shall remain the property of Michael Lee Architects. Use of this drawing is limited to a one-time use on the specific project and for the specific person(s) named hereon. Any other use or reuse of said drawings is strictly prohibited without the express written permission of Michael Lee Architects. Copyright © 2014 by Michael Lee Architects. ALL RIGHTS RESERVED. Date: Revisions By Scale: Drawn by: 2200 Highland Avenue Manhattan Beach, CA 90266 t. 310.545.5771 f. 310.545.4330 www.mleearchitects.com MICHAEL LEE ARCHITECTS,INC. LEE 02.07.2023 P.C.C.JPT Professional Seal Submittals Gray Residence 415 North Star Lane Newport Beach, CA 92660 02/07/2023 1N 2/7/2023 3:48:15 PM (E) DECK (E) DECK 1/4" = 1'-0" JPT Roof Plan Existing Demo Plan 1.6A The drawings and descriptions set forth on this sheet and all copyrights therein are, and shall remain the property of Michael Lee Architects. Use of this drawing is limited to a one-time use on the specific project and for the specific person(s) named hereon. Any other use or reuse of said drawings is strictly prohibited without the express written permission of Michael Lee Architects. Copyright © 2014 by Michael Lee Architects. ALL RIGHTS RESERVED. Date: Revisions By Scale: Drawn by: 2200 Highland Avenue Manhattan Beach, CA 90266 t. 310.545.5771 f. 310.545.4330 www.mleearchitects.com MICHAEL LEE ARCHITECTS,INC. LEE 02.07.2023 P.C.C.JPT Professional Seal Submittals Gray Residence 415 North Star Lane Newport Beach, CA 92660 02/07/2023 1N 2/7/2023 12:20:53 PM (N) LAUNDRY/ 109 MUDROOM (N) BEACH 108 BATH (E) ENTRY COURTYARD (E) 2-CAR 100 GARAGE (E) ENTRY 101 FOYER (E) LIVING 102 ROOM 105 (N) KITCHEN (E) MEDIA 107 ROOM (N) ELEVATOR (E) INFORMAL 106 DINING (E) DINING 103 ROOM (E) 2-CAR 110 GARAGE (E) COVERED PATIO GARAGE CONVERSION 160 S.F. (E) PATIO (E) DRIVEWAY (E) DRIVEWAY NO R T H S T A R L A N E EV E N I N G S T A R B A Y REMODEL AREA REMODEL AREA NO NEW WORK NO NEW WORK NO NEW WORK NEW ADDITION 190 S.F. (N) 111 BAR GARAGE CONVERSION 50 S.F. 1 2 3 4 5 6 GENERAL NOTES: 1/4" = 1'-0" JPT First Floor Plan 2.0A The drawings and descriptions set forth on this sheet and all copyrights therein are, and shall remain the property of Michael Lee Architects. Use of this drawing is limited to a one-time use on the specific project and for the specific person(s) named hereon. Any other use or reuse of said drawings is strictly prohibited without the express written permission of Michael Lee Architects. Copyright © 2014 by Michael Lee Architects. ALL RIGHTS RESERVED. Date: Revisions By Scale: Drawn by: 2200 Highland Avenue Manhattan Beach, CA 90266 t. 310.545.5771 f. 310.545.4330 www.mleearchitects.com MICHAEL LEE ARCHITECTS,INC. LEE 02.07.2023 P.C.C.JPT Professional Seal Submittals Gray Residence 415 North Star Lane Newport Beach, CA 92660 02/07/2023 1N 2/7/2023 3:34:32 PM MASTER 205 BEDROOM (N) MASTER 206 CLOSET (N) MASTER 204 BATH 203 (E) BEDROOM 2 202 (E) BEDROOM 3 208 (N) BEDROOM 4 207 (N) BATH 3 210 BATH 4 201 (N) BATH 2 (E) DECK 126 SF (N) DECK 130 SF (N) DECK (N) CLOSET NEW ADDITION 500 S.F. NEW ADDITION 120 S.F. (N) ELEVATOR (N) CLOSET 211 (N) HALLWAY 212 (N) HALLWAY (E) DECK REMODEL AREA REMODEL AREA REMODEL AREA REMODEL AREA REMODEL AREA 209 (N) BEDROOM 5 NEW ADDITION 470 S.F. 1 2 3 4 5 6 GENERAL NOTES: 1/4" = 1'-0" JPT Second Floor Plan 2.1A The drawings and descriptions set forth on this sheet and all copyrights therein are, and shall remain the property of Michael Lee Architects. Use of this drawing is limited to a one-time use on the specific project and for the specific person(s) named hereon. Any other use or reuse of said drawings is strictly prohibited without the express written permission of Michael Lee Architects. Copyright © 2014 by Michael Lee Architects. ALL RIGHTS RESERVED. Date: Revisions By Scale: Drawn by: 2200 Highland Avenue Manhattan Beach, CA 90266 t. 310.545.5771 f. 310.545.4330 www.mleearchitects.com MICHAEL LEE ARCHITECTS,INC. LEE 02.07.2023 P.C.C.JPT Professional Seal Submittals Gray Residence 415 North Star Lane Newport Beach, CA 92660 02/07/2023 1N 2/7/2023 12:21:31 PM NEW ROOF NEW ROOF NEW ROOF (E) DECK (E) ROOF (E) ROOF(E) DECK GENERAL NOTES:ATTIC VENT CALCULATIONS 1/4" = 1'-0" JPT Roof Plan 2.2A The drawings and descriptions set forth on this sheet and all copyrights therein are, and shall remain the property of Michael Lee Architects. Use of this drawing is limited to a one-time use on the specific project and for the specific person(s) named hereon. Any other use or reuse of said drawings is strictly prohibited without the express written permission of Michael Lee Architects. Copyright © 2014 by Michael Lee Architects. ALL RIGHTS RESERVED. Date: Revisions By Scale: Drawn by: 2200 Highland Avenue Manhattan Beach, CA 90266 t. 310.545.5771 f. 310.545.4330 www.mleearchitects.com MICHAEL LEE ARCHITECTS,INC. LEE 02.07.2023 P.C.C.JPT Professional Seal Submittals Gray Residence 415 North Star Lane Newport Beach, CA 92660 02/07/2023 1N 2/7/2023 12:21:35 PM 2 3 9 4 8 10 1 COURTYARD ENTRY (E) DRIVEWAY(E) DRIVEWAY (N) DECK(N) DECK 10 12 12 12 (E) 13 14 15 13 (E) (E) KEY NOTES LEGEND: 1 2 3 5 6 4 7 8 9 11 12 10 13 14 15 16 17 18 19 20 1/4" = 1'-0" JPT Exterior Elevations 3.0A The drawings and descriptions set forth on this sheet and all copyrights therein are, and shall remain the property of Michael Lee Architects. Use of this drawing is limited to a one-time use on the specific project and for the specific person(s) named hereon. Any other use or reuse of said drawings is strictly prohibited without the express written permission of Michael Lee Architects. Copyright © 2014 by Michael Lee Architects. ALL RIGHTS RESERVED. Date: Revisions By Scale: Drawn by: 2200 Highland Avenue Manhattan Beach, CA 90266 t. 310.545.5771 f. 310.545.4330 www.mleearchitects.com MICHAEL LEE ARCHITECTS,INC. LEE 02.07.2023 P.C.C.JPT Professional Seal Submittals Gray Residence 415 North Star Lane Newport Beach, CA 92660 02/07/2023 1 2 2/7/2023 2:38:51 PM KEY NOTES LEGEND: 1 2 3 5 6 4 7 8 9 11 12 10 13 14 15 16 17 18 19 20 2 14 9 8 7 4 11 (E) DRIVEWAY (E) DECK (E) COVERED PATIO (N) DECK 6 12 NO R T H S T A R L A N E EV E N I N G S T A R B A Y 13 1 1 3 (E) (E)(E) 3 15413 (E)(E) 7 (E) (E) DRIVEWAY (E) DECK (E) COVERED PATIONO R T H S T A R L A N E EV E N I N G S T A R B A Y 1/4" = 1'-0" JPT Exterior Elevations 3.1A The drawings and descriptions set forth on this sheet and all copyrights therein are, and shall remain the property of Michael Lee Architects. Use of this drawing is limited to a one-time use on the specific project and for the specific person(s) named hereon. Any other use or reuse of said drawings is strictly prohibited without the express written permission of Michael Lee Architects. Copyright © 2014 by Michael Lee Architects. ALL RIGHTS RESERVED. Date: Revisions By Scale: Drawn by: 2200 Highland Avenue Manhattan Beach, CA 90266 t. 310.545.5771 f. 310.545.4330 www.mleearchitects.com MICHAEL LEE ARCHITECTS,INC. LEE 02.07.2023 P.C.C.JPT Professional Seal Submittals Gray Residence 415 North Star Lane Newport Beach, CA 92660 02/07/2023 1 2 2/7/2023 2:39:01 PM 7 11 (E) DECK (E) DECK (E) COVERED PATIO (E) PATIO 1 (E)4 15 (E)(E) 3 (E) (E) 3 (E)3 KEY NOTES LEGEND: 1 2 3 5 6 4 7 8 9 11 12 10 13 14 15 16 17 18 19 20 (E) DECK (E) DECK (E) COVERED PATIO (E) PATIO 1/4" = 1'-0" JPT Exterior Elevations 3.2A The drawings and descriptions set forth on this sheet and all copyrights therein are, and shall remain the property of Michael Lee Architects. Use of this drawing is limited to a one-time use on the specific project and for the specific person(s) named hereon. Any other use or reuse of said drawings is strictly prohibited without the express written permission of Michael Lee Architects. Copyright © 2014 by Michael Lee Architects. ALL RIGHTS RESERVED. Date: Revisions By Scale: Drawn by: 2200 Highland Avenue Manhattan Beach, CA 90266 t. 310.545.5771 f. 310.545.4330 www.mleearchitects.com MICHAEL LEE ARCHITECTS,INC. LEE 02.07.2023 P.C.C.JPT Professional Seal Submittals Gray Residence 415 North Star Lane Newport Beach, CA 92660 02/07/2023 1 2 2/7/2023 2:39:29 PM KEY NOTES LEGEND: 1 2 3 5 6 4 7 8 9 11 12 10 13 14 15 16 17 18 19 20 11 2 3 9 4 (N) DECK(E) DECK (E) PATIO (E) DRIVEWAY 8 6 12 NO R T H S T A R L A N E EV E N I N G S T A R B A Y (E) (E) (E) 11541 13 14 13 (E) (E) DECK (E) PATIO (E) DRIVEWAY NO R T H S T A R L A N E EV E N I N G S T A R B A Y 1/4" = 1'-0" JPT Exterior Elevations 3.3A The drawings and descriptions set forth on this sheet and all copyrights therein are, and shall remain the property of Michael Lee Architects. Use of this drawing is limited to a one-time use on the specific project and for the specific person(s) named hereon. Any other use or reuse of said drawings is strictly prohibited without the express written permission of Michael Lee Architects. Copyright © 2014 by Michael Lee Architects. ALL RIGHTS RESERVED. Date: Revisions By Scale: Drawn by: 2200 Highland Avenue Manhattan Beach, CA 90266 t. 310.545.5771 f. 310.545.4330 www.mleearchitects.com MICHAEL LEE ARCHITECTS,INC. LEE 02.07.2023 P.C.C.JPT Professional Seal Submittals Gray Residence 415 North Star Lane Newport Beach, CA 92660 02/07/2023 1 2 2/7/2023 2:39:58 PM KEY NOTES LEGEND: 1 2 3 5 6 4 7 8 9 11 12 10 13 14 15 16 17 18 19 20 2 14 9 4 (E) DRIVEWAY (N) DECK 12 NO R T H S T A R L A N E 13 1 3 15 4 (E) COURTYARD ENTRY 8 13 (E) ENTRY PORCH EXISTING 2 3 9 4 (N) DECK (E) DRIVEWAYNO R T H S T A R L A N E 1 15 4 13 14 13 (E) COURTYARD ENTRY 12 3 8 1/4" = 1'-0" JPT Exterior Elevations 3.4A The drawings and descriptions set forth on this sheet and all copyrights therein are, and shall remain the property of Michael Lee Architects. Use of this drawing is limited to a one-time use on the specific project and for the specific person(s) named hereon. Any other use or reuse of said drawings is strictly prohibited without the express written permission of Michael Lee Architects. Copyright © 2014 by Michael Lee Architects. ALL RIGHTS RESERVED. Date: Revisions By Scale: Drawn by: 2200 Highland Avenue Manhattan Beach, CA 90266 t. 310.545.5771 f. 310.545.4330 www.mleearchitects.com MICHAEL LEE ARCHITECTS,INC. LEE 02.07.2023 P.C.C.JPT Professional Seal Submittals Gray Residence 415 North Star Lane Newport Beach, CA 92660 02/07/2023 2 1 2/7/2023 2:40:26 PM