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HomeMy WebLinkAbout04_Beane Residence CDP_PA2023-0234 CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT April 25, 2024 Agenda Item No. 4 SUBJECT: Bean Residence (PA2023-0234)  Coastal Development Permit SITE LOCATION: 2632 Circle Drive APPLICANT: Craig Hampton OWNER: Roger and Molly Beane PLANNER: Laura Rodriguez, Planning Technician 949-644-3216 or lrodriguez@newportbeachca.gov LAND USE AND ZONING • General Plan Land Use Plan Category: RS-D (Single Unit Residential Detached) • Zoning District: R-1 (Single-Unit Residential) • Coastal Land Use Plan Category: RSD-B (Single Unit Residential Detached – 6.0 - 9.9 DU/AC) • Coastal Zoning District: R-1 (Single-Unit Residential) PROJECT SUMMARY A coastal development permit (CDP) to allow the demolition of an existing single-family residence and construct a new 3,784 square-foot, two story, single-family residence and an attached 627 square-foot, two-car garage. The project includes landscape, hardscape, fences, and subsurface drainage facilities all within the confines of private property, with the exception of a front yard wall within the home owner association’s jurisdiction. The project complies with all development standards and no deviations from the Newport Beach Municipal Code (NBMC) 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; 3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. PA2023-0234 (Attachment No. ZA 1). 1 Bean Residence (PA2023-0234) Zoning Administrator, April 25, 2024 Page 2 DISCUSSION Land Use and Development Standards • The subject property is in the R-1 Coastal Zoning District, which provides for single- family 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 in the Coastal Commission Appeal Area. • The property currently consists of one legal lot developed with a single-family residence. The neighborhood is predominantly developed with one- and two-story, single-family residences. The proposed design, bulk, and scale of the development are consistent with the existing neighborhood pattern of development (Figure 1, below) and expected future development consistent with applicable development standards. Figure 1: Oblique Aerial Image of Neighborhood • 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.) Subject Property 2 Bean Residence (PA2023-0234) Zoning Administrator, April 25, 2024 Page 3 Front 10 feet 10 feet Sides 3 feet 3 feet Rear 10 feet 10 feet Allowable Floor Area (max.) 5,440 square feet 4,411 square feet Open Space (min.) 408 square feet 539 square feet Parking (min.) 2-car garage 2-car garage Height (max.) 24-foot flat roof 29-foot sloped roof 29-foot sloped roof Hazards • The project site’s location is approximately 300 feet from the mean high tide line and is separated from the water by Bay Shore Drive and several rows of existing residential development. • The finished floor elevation of the proposed single-family residence is 13.30 feet based on the North American Vertical Datum of 1988 (NAVD 88), which complies with the minimum 9.0-foot (NAVD88) elevation standard for new structures. • The property is 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 before 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 before building permit issuance. Water Quality • The property is not located on the shoreline nor is it located within 100 feet of coastal waters. Under 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. • The project design addresses water quality with a construction erosion control plan and a post-construction drainage system that includes drainage and percolation features designed to retain dry weather runoff and minor rain event runoff on-site. Any water not retained on-site is directed to the City’s storm drain system. Public Access and Views 3 Bean Residence (PA2023-0234) Zoning Administrator, April 25, 2024 Page 4 • The project site is located between the nearest public road and the sea or shoreline in the private community of Bayshores. Developed in 1941, Bayshores is a 258-lot, single-family gated community located on the Lido Channel, southwest of Coast Highway and Newport Bay Bridge. The 39-unit Anchorage Apartment complex is also located within the community. The community is accessible from West Coast Highway via Bay Shore Drive, a private street. The shoreline is on the south and east sides of the community and consists of bulkheads and two small sandy beaches. • Coastal Land Use Plan Policy 3.1.5-3 requires public access consistent with public access policies for any new development in private/gated communities causing or contributing to adverse public access impacts. 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 site replaces an existing single-unit residence located on a coastal lot with a new single-unit residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. • The project site does not currently provide, nor does it inhibit public coastal access. Vertical and lateral access to the bay front is available adjacent to the Bay Shores community at the Balboa Bay Club, immediately west of the Bayshores community. • The project site is within a neighborhood that is adjacent to Coast Highway, a designated coastal view road. However, the segment of Coast Highway abutting the Bayshores Community is excluded from this designation. Therefore, the property is not located adjacent to a coastal view road, public access way, or Coastal Viewpoint as identified in the Coastal Land Use Plan. The nearest coastal viewpoint is Castaways Park, which is not visible from the site. 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-unit dwelling with a new single-unit dwelling 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. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) under Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA 4 Bean Residence (PA2023-0234) Zoning Administrator, April 25, 2024 Page 5 Guidelines, California Code of Regulations, Title 14, Division 6, 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 new construction of a single-family residence on any legal parcel. The proposed project consists of the demolition of one single-family residence and the construction of a new 3,784 square-foot single-family residence and an attached 627 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 resource. 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 by 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. 5 Bean Residence (PA2023-0234) Zoning Administrator, April 25, 2024 Page 6 Prepared by: Laura Rodriguez, Planning Technician DL/lr Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 6 Attachment No. ZA 1 Draft Resolution 7 01-10-2023 RESOLUTION NO. ZA2024-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT TO DEMOLISH AN EXISTING SINGLE- FAMILY RESIDENCE AND CONSTRUCT A NEW TWO-STORY SINGLE-FAMILY RESIDENCE AND ATTACHED TWO-CAR GARAGE LOCATED AT 2632 CIRCLE DRIVE (PA2023-0234) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Craig Hampton (Applicant), concerning property located at 2632 Circle Drive, requesting approval of a coastal development permit. 2. The lot at 2632 Circle Drive is legally described as Lot 22 of Tract 1102 (Property). 3. The applicant proposes the demolition of an existing 3,307 square-foot, single-unit residence with a two-car garage, and the construction of a new 3,784 square foot two-story single-unit residence and an attached 627 square-foot two-car garage (Project). 4. The 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 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 is located within the R- 1 (Single-Unit Residential) Coastal Zoning District. 6. A public hearing was held on April 25, 2024, online via Zoom. A notice of the time, place, and purpose of the hearing was given by 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, Division 6, Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures) because it has no potential to have a significant effect on the environment. 2. Class 3 exempts the demolition of up to three single-family residences and new construction of a single-family residence on any legal parcel. The proposed Project consists of the demolition of one single-family residence and the construction of a new 3,784 square-foot single-family residence and an attached 627 square-foot, two-car garage and therefore qualifies within this exemption. 8 Zoning Administrator Resolution No. ZA2024-### Page 2 of 9 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. By Section 21.52.015(F) (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 5,440 square feet and the proposed floor area is 4,411 square feet. b.The proposed development provides the minimum required setbacks, which are 10 feet along the front property line abutting Circle Drive, 3 feet along each side property line, and 10 feet along the rear property line. c.The highest guardrail is less than 24 feet from the established grade and the highest ridge is no more than 29 feet from the established grade, which complies with the maximum height requirements. d.The Project includes garage parking for a total of two vehicles, complying with the minimum two-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 one- and two-story, single-family residences. The proposed design, bulk, and scale of the development are consistent with the existing neighborhood pattern of development. 3.The Property is approximately 300 feet from the bay and is separated from the water by a row of residences and Bay Shore Drive. The finished floor elevation of the first floor of the proposed structure is 13.30 feet based on the North American Vertical Datum of 1988 (NAVD88), which complies with the minimum 9.0-foot (NAVD88) elevation standard for new structures. The identified distances from the coastal hazard areas 9 Zoning Administrator Resolution No. ZA2024-### Page 3 of 9 coupled with the 13.30-foot NAVD88 finish floor elevation will help to ensure the Project is reasonably safe for the economic life of the structure. 4. The Property is 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 before 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 before building permit issuance. 5. The Property is not located on the shoreline, nor is it located within 100 feet of coastal waters 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 from 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. 6. Proposed landscaping complies with Implementation Plan Section 21.30.075. A condition of approval is included that requires drought-tolerant species. Before the issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 7. The Property is within a neighborhood that is adjacent to Coast Highway, a designated coastal view road. However, the segment of Coast Highway abutting the Bayshores Community is excluded from this designation. Therefore, the Property is not located adjacent to a coastal view road, public access way, or Coastal Viewpoint as identified in the Coastal Land Use Plan. The nearest coastal viewpoint is Castaways Park, which is not visible from the site. 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-unit dwelling with a new single-unit dwelling 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. Fact in Support of Finding: 10 Zoning Administrator Resolution No. ZA2024-### Page 4 of 9 1. The Property is located between the nearest public road and the sea or shoreline in the private community of Bayshores. Developed in 1941, Bayshores is a 258-lot, single-family gated community located on the Lido Channel, southwest of Coast Highway and Newport Bay Bridge. The 39-unit Anchorage Apartment complex is also located within the community. The community is accessible from West Coast Highway via Bay Shore Drive, a private street. The shoreline is on the south and east sides of the community and consists of bulkheads and two small sandy beaches. 2. Coastal Land Use Plan Policy 3.1.5-3 requires public access consistent with public access policies for any new development in private/gated communities causing or contributing to adverse public access impacts. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be proportional to the impact. In this case, the Project replaces an existing single-unit residence located on a coastal lot with a new single-unit residence. Therefore, the Project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. 3. The Property does not currently provide, nor does it inhibit public coastal access. Vertical and lateral access to the bay front is available adjacent to the Bay Shores community at the Balboa Bay Club, immediately west of the Bayshores community. 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 under 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. PA2023-0234, subject to the conditions outlined 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 by 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. 11 Zoning Administrator Resolution No. ZA2024-### Page 5 of 9 PASSED, APPROVED, AND ADOPTED THIS 25TH DAY OF APRIL, 2024. _____________________________________ Benjamin M. Zdeba, Zoning Administrator 12 Zoning Administrator Resolution No. ZA2024-### Page 6 of 9 EXHIBIT “A” CONDITIONS OF APPROVAL (Project-specific conditions are in italics) 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. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter the sensitive habitat, receiving waters, or storm drains 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. 3. 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 under MBTA: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one or two short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 4. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall be implemented before and throughout the duration of construction activity as designated in the Construction Erosion Control Plan. 5. 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. 13 Zoning Administrator Resolution No. ZA2024-### Page 7 of 9 6. 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. 7. Trash and debris shall be disposed of in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed of in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 8. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 9. The Project is subject to all applicable City ordinances, policies, and standards unless specifically waived or modified by the conditions of approval. 10. The Applicant shall comply with all federal, state, and local laws. A material violation of any of those laws in connection with the use may be caused by the revocation of this Coastal Development Permit. 11. 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 are detrimental to the public health, and welfare or materially injurious to Property or improvements in the vicinity or if the Property is operated or maintained to constitute a public nuisance. 12. Before the issuance of building permits, the Applicant shall submit a final construction erosion control plan. The plan shall be subject to review and approval by the Building Division. 13. Before the issuance of building permits, the Applicant shall submit a final drainage and grading plan. The plan shall be subject to review and approval by the Building Division. 14. Before 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. 15. Before the 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. 16. Before 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. 17. All landscape materials and irrigation systems shall be maintained by the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing 14 Zoning Administrator Resolution No. ZA2024-### Page 8 of 9 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. 18. Construction activities shall comply with Section 10.28.040 (Construction Activity – Noise Regulations) 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. 19. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 (Community Noise Control) 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 periods unless the ambient noise level is higher: Between the hours of 7:00 AM and 10:00 PM Between the hours of 10:00 PM and 7:00 AM 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 20. Before the issuance of the building permit, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 21. 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. 22. This Coastal Development Permit No. PA2023-0234 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. 23. To the fullest extent permitted by law, the Applicant shall indemnify, defend and hold harmless the 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 Beane Residence including but not limited to, Coastal Development Permit No. PA2023-0234. 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 15 Zoning Administrator Resolution No. ZA2024-### Page 9 of 9 such proceeding. The Applicant shall indemnify the City for all the City's costs, attorneys' fees, and damages, which the 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 under the indemnification requirements prescribed in this condition. Building Division 24. Foundation shall be design for liquefaction mitigation per policy CBC 1803.5.11-12. 25. The applicant is required to obtain all applicable permits from the City’s Building Division and Fire Department. The construction plans must comply with the most recent, City- adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. 26. The Applicant shall employ the following best available control measures (BACMs) to reduce construction-related air quality impacts: Dust Control • Water all active construction areas at least twice daily. • Cover all haul trucks or maintain at least two feet of freeboard. • Pave or apply water four times daily to all unpaved parking or staging areas. • Sweep or wash any site access points within two hours of any visible dirt deposits on any public roadway. • Cover or water twice daily any on-site stockpiles of debris, dirt, or other dusty material. • Suspend all operations on any unpaved surface if winds exceed 25 mph. Emissions • Require 90-day low-NOx tune-ups for off-road equipment. • Limit allowable idling to 30 minutes for trucks and heavy equipment. Off-Site Impacts • Encourage carpooling for construction workers. • Limit lane closures to off-peak travel periods. • Park construction vehicles off traveled roadways. • Wet down or cover dirt hauled off-site. • Sweep access points daily. • Encourage receipt of materials during non-peak traffic hours. • Sandbag construction sites for erosion control. Fill Placement • The number and type of equipment for dirt pushing will be limited on any day to ensure that SCAQMD significance thresholds are not exceeded. • Maintain and utilize a continuous water application system during earth placement and compaction to achieve a 10% soil moisture content in the top six-inch surface layer, subject to review/discretion of the geotechnical engineer. Fire Division 27. NFPA 13D fire sprinkler system required to be installed. 16 Attachment No. ZA 2 Vicinity Map 17 VICINITY MAP Coastal Development Permit No. PA2023-0234 2632 Circle Drive Subject Property 18 Attachment No. ZA 3 Project Plans 19 CRA I G S. H AM P T O N I N C O R P O R A T E D D E S I G N I N G Q U A L I T Y C U S T O M H O M E S S I N C E 19 7 9 55 0 0 E . Q UA R T E R S A W N STR E E T ~B OIS E ,IDAH O 83 7 1 6 ( 9 4 9 ) 2 0 9 - 8 8 8 3 c r a i g @ c r a i g s h a m p t o n . c o m w w w . c r a i g s h a m p t o n . c o m                                                                       Scale: 1/8" = 1'-0" Date: 3/27/24 Drawn: CSH 1 OF SHEET SHEETS20 Job:2632 CIRCLE DRIVE CD P S U B M I T T A L P A C K A G E 3/2 7 / 2 4 1 : 2 6 P M 2 6 3 2 C I R C L E D R I V E _ B E A N E _ C D P P A C K A G E _ R E V 2 . p l n SIT E P L A N CIR C L E D R IVE N61 ° 0 1 ' 0 7 " W 4 0 . 0 1 ' N6 1 ° 0 1 ' 0 7 " W 4 0 . 0 4 ' AL LE Y N29°03'34"E 100.00' N29°02'37"E100.00' (P R I V A T E S T R E E T ) (12.06) (11.91) (17.40)TOW(11.90) (17.83)TOW(12.55) (17.72)TOW (12 . 2 2 ) (17 .21)TOW (12.52) (16.18)TOW (12.78) N 10'-0"ROOF 10'-0" P.U.E. 3'-0 " ROO F 4'-0 " BUI L D I N G 4'-0 " BUI L D I N G 3'-0" ROO F 9'-1"ROOF 2'-2"F.P. 11'-0"BUILDING ELEVATOR UP UP MUD ROOM POWDER GARAGE WINE ROOM FAMILY ROOM KITCHEN PATIO GOLF CART DINING PANTRY PORCH 20'-0" DEEP X 20'-0" WIDEPARKING AREA TRASH LIVING ROOM W/H AVERAGE GRADE CALCULATION PER NBZC EXISTING GRADES:11.91+12.06+12.40+12.74 (DIVIDE BY 4) = 12.28 CLG. 100 CLG. 100 CLG. 100 CLG. 100 CLG. 100 CLG. 100 CLG. 100 CLG. 100 ENTRYCLG. 100 CLG. 90 A/C NOTE:THE A.C. CONDENSER UNITS SHALL MEETTHE SOUND LEVEL OF THE CITY OFNEWPORT BEACH REQUIRED SOUNDATTENUATION ARI STANDARD 275. SOUNDLEVEL OF UNITS NOT TO EXCEED 50 dbaPER SECTION 10.26.045 OF THE NBMC. A/C NEWPORT BEACH ZONING CODE GRADE ESTABLISHMENT:HIGH POINT OF BUILDING POLYGON EQUALS (12.40+12.74)/2 ==> 12.57LOW POINT OF BUILDING POLYGON EQUALS (11.91+12.06)/2 ==> 11.99DISTANCE FROM HIGH POINT TO LOW POINT EQUALS (12.57-11.99)/79 ==> 0.07% SLOPE PROPERTY LINE PROPERTY LINE PRO P E R T Y L I N E PRO P E R T Y L I N E (12.40) (12.74) T.O.W.15.30 (12.34) T.O. W.15.30 (12.42) 10'-0"BLDG. 8'-0" 12'-0" DEMO EXISTING 5BED/4BATH(APPROX. 3,307SF) RESIDENCEWITH 2 CAR GARAGECONSTRUCT NEW 2 STORYSINGLE FAMILY RESIDENCEAND ATTACHED GARAGE SHEET INDEX ID 1 2 3 4 5 6 7 8 9 10 11 12 L-00 L-01 L-02 L-03 L-04 L-05 C2 C4 Name SITE PLAN LOWER LEVEL FLOOR PLAN UPPER LEVEL FLOOR PLAN ROOF PLAN BUILDING SECTIONS "A" & "B" BUILDING SECTIONS "C" & "D" EXTERIOR ELEVATIONS (FRONT, REAR & RIGHT) EXTERIOR ELEVATIONS (LEFT SIDE) LOWER LEVELAREA CALCULATIONS UPPER LEVELAREA CALCULATIONS TOPOGRAPHIC SURVEY DEMOLITION PLAN LANDSCAPE COVER SHEET LANDSCAPE CONSTRUCTION PLAN LANDSCAPE CONSTRUCTION DETAILS LANDSCAPE IRRIGATION PLAN LANDSCAPE LIGHTING PLAN LANDSCAPE PLANTING PLAN PRECISE GRADING PLAN EROSION CONTROL PLAN CITY OF NEWPORT BEACH COMMUNITY DEVELOPMENT DEPARTMENTBUILDING DIVISION100 Civic Center Drive | P.O. Box 1768 | Newport Beach, CA 92658-8915www.newportbeachca.gov | (949) 644-3200 ACKNOWLEDGMENT OF NO CONSTRUCTION-RELATED NOISEON SATURDAY OR SUNDAY IN HIGH DENSITY AREAS On June 11, 2019, the City Council adopted an ordinance restricting construction-related noise on Saturday in High Density Areas effective August 12, 2019. I acknowledge that any construction-related noise, (including, but not limited to operating power equipment or machinery in a manner that produces noise)is not allowed on Saturday or Sunday in High Density Areas in accordance with Newport Beach Municipal Code 10.28.040. As the owner of the property, I am responsible to ensure all persons working on the property comply with this provision of the Newport Beach Municipal Code. Project Address:_______________________________________________________ Permit Number: ________________________________________________________ Owner’s Name:________________________________________________________ Owner’s Signature:_____________________________________________________ Contractor’s Signature:_________________________________________________ Date:_________________________________________________________________ Housing Crisis Act Compliance for Demolitions Community Development Department Planning Division100 Civic Center Drive / P.O. Box 1768 / Newport Beach, CA 92658-8915 (949) 644-3204 Telephone / (949) 644-3229 Facsimilewww.newportbeachca.gov General Information The Housing Crisis Act of 2019 (SB 330 [Chapter 654, Statutes of 2019] and SB 8 [Chapter 161, Statues of 2021])sets a temporary 10-year prohibition on reducing residential density when associated with the approval of a “housing development project”, beginning January 1, 2020 and concluding on January 1, 2030. A “housing development project” is defined as: a residential project of one or more units; a mixed-use project with two-thirds of the floor area designated for residential use; or a transitional or supportive housing project. In addition, existing units that are defined as “protected”0F1under the law (see below for qualifications) must be replaced with units that have an equivalent number of bedrooms, rents affordable at the same income categoryas the displaced tenant(s) (or if incomes are unknown, according to the proportion of lower income renter households in the jurisdiction), and displaced tenants must be provided relocation benefits. Therefore, concurrent with the application of a housing development project that involves the demolition of any residential unit(s), the property owner shall answer the questions below for Housing Crisis Act compliance. Site Address:____________________________ Legal Description: _________________________________ 1)Are you proposing to redevelop the site with a “housing development project”?___ Yes ___ No If no, stop here and sign certification. 2)Units proposed for demolition:____ Units proposed for construction:____ If a reduction in density is proposed, a demolition permit cannot be issued. 3)If you answer yes to any of the following questions, the unit(s) are considered “protected”: a.Currently, or within the last 5 years, are any of the units subject to a recorded covenant ordinance, orlaw restricting rents to levels affordable to low- or very low-income households? __ Yes __ No b.Currently, or within the last 5 years, are any of the units occupied by low- or very-low incomehouseholds (see attachment for current income limits)? __ Yes __ No If any of the units proposed for demolition meet the “protected” criteria, please provide a summary of units (i.e., apartment number, size, number of bedrooms, household size, and income level of tenant) and schedule a meeting with a planner to discuss replacement requirements. A demolition permit cannot be issued until an agreement is executed with the City guaranteeing the replacement of the protected units and tenant relocation benefits. Property Owner Certification (required): I ________________________, hereby certify that I am the property owner of the above described property. I declare under the penalty of perjury, the facts, statements and information presented in this document are true and correct to the best of my knowledge and belief. Signature Date Phone Number 1The City of Newport Beach does not have a local rent control ordinance. As such, the categories of “protected units” are limited to those stated above. Updated 1/2022 SCALE: 1/8" = 1'-0" SITE PLAN PROJECT INFORMATION CUSTOM RESIDENCE FOR Roger & Molly Beane2632 Circle DriveNewport Beach, CA 92663(949) 466-6572 JOB ADDRESS 2632 Circle DriveNewport Beach, CA 92663 LEGAL Lot 22 Tract 1102 Zoning R-1APN: 049 176 06 SITE Lot Area 4,000 sq. ft. Buildable Area 2,720 sq. ft. Max allowed Bldg. Area (2x) 5,440 sq. ft.Project Bldg. Area (1.6x) 4,411 sq. ft.Min. Open Volume Area (15%) 408 sq. ft.Project Open Volume Area (20%) 539 sq. ft. RESIDENCE (3 bedrooms) Lower Level Floor Area 1,726 sq. ft. Upper Level Floor Area 2,058 sq. ft. Total Floor Area 3,784 sq. ft. Garage Area 627 sq. ft. Front Porch 35 sq. ft.Master Bedroom Deck 42 sq. ft. TOTAL LANDSCAPE AREA 162 sq. ft. OCCUPANCY: R-3, U TYPE: V-B fire-sprinkled per NFPA 13D ZONING: R-1 VICINITY MAP NOTE:A CERTIFIED BUILDING HEIGHT CERTIFICATION MUST BE SUBMITTED AT THE FOLLOWING POINT OF THE CONSTRUCTION PROCESS: 1. AFTER ROOF FRAMING AND INSTALLATION OF ROOF MATERIAL. SCOPE OF WORK: DEMO EXISTING 5BED/4BATH (APPROX. 3,307SF) RESIDENCE WITH 2 CAR GARAGE. CONSTRUCT NEW 2 STORYSINGLE FAMILY RESIDENCE AND ATTACHED GARAGE FORKERT ENGINEERING & SURVEYING- CIVIL ENGINEERTom Ruiz CE 5862722311 Brookhurst St., STE. 203Huntington Beach, CA 92646(714) 963-6793Job No. JN XXXX PLANS PREPARED BYDesign Professional in Responsible ChargeCraig S. Hampton, Inc.5500 E. Quartersawn StreetBoise, ID 83716(949) 209-8883 RYAN BURRESS INC.- LANDSCAPE DESIGNRyan BurressP.O. Box 7326Newport Beach, CA 92663(714) 975-1434 R McCarthy Consulting, INC.- SOILS ENGINEERRobert J. McCarthy, G.E. 249023 Corporate Plaza, Suite 150Newport Beach, CA 92660(949) 629-2539Report No: R1-8827Dated: MONTH 00, 2022 2632 Circle Drive PC 2023-XXXX Molly Beane Molly Beane 20632 CIRCLE DRIVE LOT 22 TRACT 1102 11 Molly Beane (949) 466-657212/05/2023Molly Beane SITE PLAN NOTES1. PROVIDE STREET ADDRESS HOUSE NUMBERS ON FRONT BUILDING ELEVATION PER NBMC13.12.210.2. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURESREQUIRE SEPARATE REVIEWS AND PERMITS. 3. CONSTRUCTION WITHIN THE CITY RIGHT-OF-WAY REQUIRES A SEPARATE ENCROACHMENTPERMIT.4. A NEW SEWER LATERAL CLEAN-OUT IS REQUIRED. NEW SEWER LATERAL WITH CLEAN-OUTCONSTRUCTED PER CITY STANDARD STD-406-L. THE NEW LATERAL SHALL BE IN THESAME PROPERTY LOCATION AS THE EXISTING LATERAL.5. DISTANCE FROM FACE OF THE FOUNDATION TO PROPERTY LINE TO BE ZONING SETBACKPLUS WALL FINISH THICKNESS (MINIMUM)6. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENTPERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT.7. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVEAPPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS ANDRESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS.YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OFANY CONSTRUCTION AUTHORIZED BY THIS PERMIT.8. PROVIDE SECTIONAL ROLL-UP GARAGE DOOR WITH REMOTE CONTROL DOOR OPENER9. EXTERIOR TRIM SHALL NOT PROJECT MORE THAN 6” INTO ANY SETBACK. TRIM TOINCLUDE: DOOR & WINDOW TRIM, CORNER TRIM, COLUMN HEAD & BASE TRIM, ETC.. 10. FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILS AND HANDRAILS OR ANYCOMBINATION THEREOF SHALL NOT EXCEED 42” FROM EXISTING GRADE PRIOR TOCONSTRUCTION WITHIN THE REQUIRED FRONT SETBACK AREA (S).11. FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILS AND HANDRAILS OR ANYCOMBINATION THEREOF SHALL NOT EXCEED 6'-0" FROM EXISTING GRADE PRIOR TOCONSTRUCTION WITHIN THE REQUIRED SIDE SETBACK AREA (S). 20 CRA I G S. H AM P T O N I N C O R P O R A T E D D E S I G N I N G Q U A L I T Y C U S T O M H O M E S S I N C E 19 7 9 55 0 0 E . Q UA R T E R S A W N STR E E T ~B OIS E ,IDAH O 83 7 1 6 ( 9 4 9 ) 2 0 9 - 8 8 8 3 c r a i g @ c r a i g s h a m p t o n . c o m w w w . c r a i g s h a m p t o n . c o m                                                                       Scale: 1/8" = 1'-0" Date: 3/27/24 Drawn: CSH 2 OF SHEET SHEETS20 Job:2632 CIRCLE DRIVE CD P S U B M I T T A L P A C K A G E 3/2 7 / 2 4 1 : 2 6 P M 2 6 3 2 C I R C L E D R I V E _ B E A N E _ C D P P A C K A G E _ R E V 2 . p l n LO W E R L E V E L F L O O R P L A N 4'-0 " 32' - 0 " 4'-0 " 11'-0"79'-0"10'-0" 11'-0"79'-0"10'-0" 4'-0 " 32' - 0 " 4'-0 " 10'-0"12"18'-0"8'-6"18'-6"12'-0"21'-4"8" 10'-0"12"21'-0"12'-6"23'-6"6'-2"15'-2"8" 6'-9"7'-6"7'-9"18" 4'-0 " 3'- 0 " 4'-6 " 3'- 8 " 16' - 1 0 " 4'- 4 " 4'-8 " 7'-1 0 " 7'-6 " 7'- 8 " 12' - 6 " 7'-0 " 3" 4'-9 " 5'- 0 " 7'-8"6'-0"7'-8"18'-0"3'-0"5'-6"24"14'-6"24" 9" 5'- 9 " 6'-6 " 13' - 0 " 6'-0 " 13 ' - 0 " 22 " 2 ' - 2 " 2'-6 " 17 ' - 4 " 1'-4 " 8'-4 " 2'-6 " 2'-4" 8" 3'-0" 21" 3'-9" 24 " 9'-0 " 24" 8" 8 " 8 " 8" 8 " 8 " 8" 8 " 8 " 24" 9'- 0 " 24 " 8" 8 " 8 " A5 A5 C6 C6 B5 B5 D6 D6 ELEVATOR UP UP MUD ROOM POWDER GARAGE WINE ROOM FAMILY ROOM KITCHEN PATIO GOLF CART DINING PANTRY PORCH 20'-0" DEEP X 20'-0" WIDE PARKING AREA TRASH LIVING ROOM W/H OUTDOORSHOWER CLG. 100 CLG. 100 CLG. 100 CLG. 100 CLG. 100 CLG. 100 CLG. 100 CLG. 100 ENTRY CLG. 100 F.F. 13.30 F.F. 9.55 CLG. 90 ICE COFFEE A/C A/C PROPERTY LINE PROPERTY LINE PR O P E R T Y L I N E PR O P E R T Y L I N E SCALE: 1/4" = 1'-0" LOWER LEVEL FLOOR PLAN 21 CRA I G S. H AM P T O N I N C O R P O R A T E D D E S I G N I N G Q U A L I T Y C U S T O M H O M E S S I N C E 19 7 9 55 0 0 E . Q UA R T E R S A W N STR E E T ~B OIS E ,IDAH O 83 7 1 6 ( 9 4 9 ) 2 0 9 - 8 8 8 3 c r a i g @ c r a i g s h a m p t o n . c o m w w w . c r a i g s h a m p t o n . c o m                                                                       Scale: 1/8" = 1'-0" Date: 3/27/24 Drawn: CSH 3 OF SHEET SHEETS20 Job:2632 CIRCLE DRIVE CD P S U B M I T T A L P A C K A G E 3/2 7 / 2 4 1 : 2 6 P M 2 6 3 2 C I R C L E D R I V E _ B E A N E _ C D P P A C K A G E _ R E V 2 . p l n UP P E R L E V E L F L O O R P L A N W D A5 A5 C6 C6 B5 B5 D6 D6 4'-0 " 32' - 0 " 4'-0 " 12' - 1 0 " 19' - 2 " 11'-0"79'-0"10'-0" 4'-0 " 32' - 0 " 4'-0 " 11'-0"79'-0"10'-0" 10'-6"6"45'-0"10'-0"15'-0"4'-0"5'-0"10'-0" 2'-2 " 22 " 11' - 0 " 17 ' - 6 " 3'- 6 " 20" 9'-4 " 10' - 0 " 7'-6 " 10'-6"11'-4"5'-4"5'-10"12'-0" 12 ' - 1 0 " 2'- 6 " 4'-2 " 12 ' - 6 " 4'-8 " 7'-1 0 " 12' - 1 0 " 2'- 6 " 3'-1 0 " 12' - 1 0 " 12' - 6 " 6'-8 " 12' - 1 0 " 14'-6"11'-2"8'-0"9'-8"11'-8"13'-0"4'-0" 18" 18" 4'-0" 10'-2"1'-0" 3'-8"5'-10"9'-6"5'-0" 3'-4"6'-4 " 3'-8"6'-6"18" 12' - 0 " 11'-8" 11' - 2 " 20 " 6'-0"5'-2" 10'-6"6"72'-0"7'-0" 9'-8"2'-4" 3'-0"12" 4'-0" 5'-2 " 12'- 0 " 24 " 2 ' - 8 " 7'-0 " 3'-2 " 5'-6" 4'-6 " 2'-6 " 8"DN.36" FIREPLACE ELEVATOR OFFICE BONUS ROOM VENT LAUNDRY SHELF & POLE CLOSET W/C LAV SHOWER SHELF & POLE SHELF & POLE SHE L F & P O L E SH E L F & P O L E W/C BE N C H SHOWER MASTERBEDROOM TUB LAV BEDROOM 2BEDROOM 3 CLG. 80 GYMCLG. 96 CLOSETCLG. 96 MASTER BATHCLG. 96 CLG. 96 BATH 3CLG. 96 BATH 2CLG. 96 BOOKS LAV SHELF & POLE CLOSET W/C SHOWER LAVVANITY BARN DOOR SLOPED CLG. 6:12 SLOPE 6:12 SLOPE SLOPED CLG. 6:12 SLOPE 6:12 SLOPE SLOPED CLG. 6:12 SLOPE6:12 SLOPE SLOPED CLG. 6:12 SLOPE6:12 SLOPE SLOPED CLG. 6:12 SLOPE6:12 SLOPE CLG. 96 PROPERTY LINE PROPERTY LINE PR O P E R T Y L I N E PR O P E R T Y L I N E SHOWERSHOWER SCALE: 1/4" = 1'-0" UPPER LEVEL FLOOR PLAN 22 CRA I G S. H AM P T O N I N C O R P O R A T E D D E S I G N I N G Q U A L I T Y C U S T O M H O M E S S I N C E 19 7 9 55 0 0 E . Q UA R T E R S A W N STR E E T ~B OIS E ,IDAH O 83 7 1 6 ( 9 4 9 ) 2 0 9 - 8 8 8 3 c r a i g @ c r a i g s h a m p t o n . c o m w w w . c r a i g s h a m p t o n . c o m                                                                       Scale: 1/4" = 1'-0" Date: 3/27/24 Drawn: CSH 4 OF SHEET SHEETS20 Job:2632 CIRCLE DRIVE CD P S U B M I T T A L P A C K A G E 3/2 7 / 2 4 1 : 2 6 P M 2 6 3 2 C I R C L E D R I V E _ B E A N E _ C D P P A C K A G E _ R E V 2 . p l n RO O F P L A N 3:1 2 3:1 2 6:12 6:12 6:12 6:12 RIDGE 6:1 2 6:1 2 RIDGE 6:1 2 6:1 2 RIDGE 41.28 6:126:12 6:1 2 RID G E 6:12 6:126:12 6:12 6:1 2 6:1 2 6:12 6:12 6:12 6:12 6:12 6:1 2 6:12 6:1 2 6:1 2 6:12 6:12 2% SLOPE 6:12 6:12 RID G E RID G E A5 A5 C6 C6 B5 B5 D6 D6 2'-4"SQ. 9'-0" ROOF 10'-0"BUILDING 12" 12" 12 " 12 " 3 ' - 0 " RO O F 12" 12" 12 " 12" 3'-0 " RO O F 12" 4'- 0 " BU I L D I N G 12 " 12" 12 " 12" 12 " 3" 3" 12" 4'-0 " BU I L D I N G 11'-0" BUILDING 11'-0" BUILDING 10'-0" ROOF 10'-0" ROOF 2'-2 " F.P . 24" SQ.CAP 24" SQ.CAP RIDGE RID G E RID G E VA L L E Y HIP HIPVALLEY HIP R. HIP VALLEY HIP VALLEY VAL L EY VALLEY VALLEY VALL E Y RID G E HIP HIP HIPHIP VA LLEYRID G E RID G E VA LL EY VALLEY HIP R. HIP RID G E VA LLEY HIP VAL L E Y VALL E Y VAL L E Y VAL L E Y VALLEY HIP VAL LEY PROPERTY LINE PROPERTY LINE PR O P E R T Y L I N E PR O P E R T Y L I N E SCALE: 1/4" = 1'-0" ROOF DECK/ROOF PLAN 23 CRA I G S. HAM P T O N I N C O R P O R A T E D D E S I G N I N G Q U A L I T Y C U S T O M H O M E S S I N C E 19 7 9 55 0 0 E. QUA R T E R S A W N STR E E T ~ BOIS E , IDAH O 83 7 1 6 ( 9 4 9 ) 2 0 9 - 8 8 8 3 c r a i g @ c r a i g s h a m p t o n . c o m w w w . c r a i g s h a m p t o n . c o m                                                                             Scale: 1/4" = 1'-0" Date: 3/27/24 Drawn: CSH 5 OF SHEET SHEETS20 Job:2632 CIRCLE DRIVE CD P S U B M I T T A L P A C K A G E 3/2 7 / 2 4 1 : 2 7   P M 2 6 3 2 C I R C L E D R I V E _ B E A N E _ C D P P A C K A G E _ R E V 2 . p l n BU I L D I N G S E C T I O N S " A " & " B " 10 ' - 1 " 9'- 7 " 9'- 7 " F R O N T P O R C H 9'- 7 " 42 " RA I L I N G HOUSE F.F. 13.30 HOUSE F.F. 13.30 10 ' - 1 " 9'- 7 " 29' - 0 " RIDGE 41.28 HOUSE F.F. 13.30 NBZC AVG. GRADE 12.28 SCALE: 1/4" = 1'-0" BUILDING SECTION "A" SCALE: 1/4" = 1'-0" BUILDING SECTION "B" 24 CRA I G S. HAM P T O N I N C O R P O R A T E D D E S I G N I N G Q U A L I T Y C U S T O M H O M E S S I N C E 19 7 9 55 0 0 E. QUA R T E R S A W N STR E E T ~ BOIS E , IDAH O 83 7 1 6 ( 9 4 9 ) 2 0 9 - 8 8 8 3 c r a i g @ c r a i g s h a m p t o n . c o m w w w . c r a i g s h a m p t o n . c o m                                                                             Scale: 1/4" = 1'-0" Date: 3/27/24 Drawn: CSH 6 OF SHEET SHEETS20 Job:2632 CIRCLE DRIVE CD P S U B M I T T A L P A C K A G E 3/2 7 / 2 4 1 : 2 7   P M 2 6 3 2 C I R C L E D R I V E _ B E A N E _ C D P P A C K A G E _ R E V 2 . p l n BU I L D I N G S E C T I O N S " C " & " D " 3'- 9 " 10 ' - 1 " 9'- 7 " HOUSE F.F. 13.30 10 ' - 1 " 9'- 7 " HOUSE F.F. 13.30 NBZC AVG. GRADE 12.28 SCALE: 1/4" = 1'-0" BUILDING SECTION "C" SCALE: 1/4" = 1'-0" BUILDING SECTION "D" 25 CRA I G S. H AM P T O N I N C O R P O R A T E D D E S I G N I N G Q U A L I T Y C U S T O M H O M E S S I N C E 19 7 9 55 0 0 E . Q UA R T E R S A W N STR E E T ~B OIS E ,IDAH O 83 7 1 6 ( 9 4 9 ) 2 0 9 - 8 8 8 3 c r a i g @ c r a i g s h a m p t o n . c o m w w w . c r a i g s h a m p t o n . c o m                                                                       Scale: 1/8" = 1'-0" Date: 3/27/24 Drawn: CSH 7 OF SHEET SHEETS20 Job:2632 CIRCLE DRIVE CD P S U B M I T T A L P A C K A G E 3/2 7 / 2 4 1 : 2 7 P M 2 6 3 2 C I R C L E D R I V E _ B E A N E _ C D P P A C K A G E _ R E V 2 . p l n EX T E R I O R E L E V A T I O N S ( F R O N T , R E A R & R I G H T ) 10 ' - 1 " 8'- 7 " 29 ' - 0 " 3'- 6 " RA I L I N G 10 ' - 1 " 9'-7 " 29 ' - 0 " 12 " 2 4 " 9'- 7 " FR O N T P O R C H 9'-7 " F R O N T P O R C H RIDGE 41.28 HOUSE F.F. 13.30 NBZC AVG. GRADE 12.28 RIDGE 41.28 HOUSE F.F. 13.30 NBZC AVG. GRADE 12.28 6 12 2'-4"SQ. 10 ' - 1 " 9'- 7 " 29 ' - 0 " 10 ' - 1 " 9'- 7 " 29 ' - 0 " 12 " 2 4 " 612 612 6 12 RIDGE 41.28 HOUSE F.F. 13.30 RIDGE 41.28 HOUSE F.F. 13.30 NBZC AVG. GRADE 12.28 6 12 6 12 NBZC AVG. GRADE 12.28 10 ' - 1 " 9'-7 " 29 ' - 0 " 10 ' - 1 " 9'-7 " 29 ' - 0 " 12 " 2 4 " RIDGE 41.28 HOUSE F.F. 13.30 NBZC AVG. GRADE 12.28 RIDGE 41.28 HOUSE F.F. 13.30 NBZC AVG. GRADE 12.28 6 12 6 12                 "  #             "  #       "  ##           "  #             "  #        ! "  #                ! "  #             "  #                 "  #                       "  #              "  #   SCALE: 1/4" = 1'-0" FRONT EXTERIOR ELEVATION SCALE: 1/4" = 1'-0" RIGHT SIDE ELEVATION SCALE: 1/4" = 1'-0" REAR EXTERIOR ELEVATION COLORS & MATERIALS **HEIGHT CERTIFICATION REQUIRED** 26 CRA I G S. H AM P T O N I N C O R P O R A T E D D E S I G N I N G Q U A L I T Y C U S T O M H O M E S S I N C E 19 7 9 55 0 0 E . Q UA R T E R S A W N STR E E T ~B OIS E ,IDAH O 83 7 1 6 ( 9 4 9 ) 2 0 9 - 8 8 8 3 c r a i g @ c r a i g s h a m p t o n . c o m w w w . c r a i g s h a m p t o n . c o m                                                                       Scale: 1/8" = 1'-0" Date: 3/27/24 Drawn: CSH 8 OF SHEET SHEETS20 Job:2632 CIRCLE DRIVE CD P S U B M I T T A L P A C K A G E 3/2 7 / 2 4 1 : 2 7 P M 2 6 3 2 C I R C L E D R I V E _ B E A N E _ C D P P A C K A G E _ R E V 2 . p l n EX T E R I O R E L E V A T I O N S ( L E F T S I D E ) 10 ' - 1 " 9'-7 " 29' - 0 " 2'-4"SQ. 10 ' - 1 " 9'- 7 " 29' - 0 " 12 " 2 4 " RIDGE 41.28 HOUSE F.F. 13.30 612 612 612 NBZC AVG. GRADE 12.28 RIDGE 41.28 HOUSE F.F. 13.30 NBZC AVG. GRADE 12.28 612                 "  #             "  #       "  ##           "  #             "  #        ! "  #                ! "  #             "  #                 "  #                       "  #              "  #   SCALE: 1/4" = 1'-0" LEFT SIDE ELEVATION COLORS & MATERIALS **HEIGHT CERTIFICATION REQUIRED** 27 CRA I G S. H AM P T O N I N C O R P O R A T E D D E S I G N I N G Q U A L I T Y C U S T O M H O M E S S I N C E 19 7 9 55 0 0 E . Q UA R T E R S A W N STR E E T ~B OIS E ,IDAH O 83 7 1 6 ( 9 4 9 ) 2 0 9 - 8 8 8 3 c r a i g @ c r a i g s h a m p t o n . c o m w w w . c r a i g s h a m p t o n . c o m                                                                       Scale: 1/4" = 1'-0" Date: 3/27/24 Drawn: CSH 9 OF SHEET SHEETS20 Job:2632 CIRCLE DRIVE CD P S U B M I T T A L P A C K A G E 3/2 7 / 2 4 1 : 2 7 P M 2 6 3 2 C I R C L E D R I V E _ B E A N E _ C D P P A C K A G E _ R E V 2 . p l n LO W E R L E V E L A R E A C A L C U L A T I O N S 4'-0 " 32' - 0 " 4'-0 " 11'-0"79'-0"10'-0" 11'-0"79'-0"10'-0" 4'-0 " 32' - 0 " 4'-0 " 10'-0"12"18'-0"8'-6"18'-6"12'-0"21'-4"8" 10'-0"12"21'-0"12'-6"23'-6"6'-2"15'-2"8" 6'-9"7'-6"7'-9"18" 4'-0 " 3'- 0 " 4'-6 " 3'- 8 " 16 ' - 1 0 " 4'- 4 " 4'- 8 " 7'- 1 0 " 7'-6 " 7'- 8 " 12 ' - 6 " 7'-0 " 3" 4'-9 " 5'-0 " 7'-8"6'-0"7'-8"18'-0"3'-0"5'-6"24"14'-6"24" 9" 5'-9 " 6'- 6 " 13' - 0 " 6'-0 " 13 ' - 0 " 22 " 2 ' - 2 " 2'- 6 " 17 ' - 4 " 1'- 4 " 8'-4 " 2'-6 " 2'-4" 8" 3'-0" 21" 3'-9" 24 " 9'-0 " 24" 8" 8 " 8 " 8" 8 " 8 " 8" 8 " 8 " 24" 9'- 0 " 24 " 8" 8 " 8 " A5 A5 C6 C6 B5 B5 D6 D6 ELEVATOR UP UP MUD ROOM POWDER GARAGE WINE ROOM FAMILY ROOM KITCHEN PATIO GOLF CART DINING PANTRY PORCH 20'-0" DEEP X 20'-0" WIDE PARKING AREA TRASH LIVING ROOM W/H OUTDOORSHOWER CLG. 100 CLG. 100 CLG. 100 CLG. 100 CLG. 100 CLG. 100 CLG. 100 CLG. 100 ENTRY CLG. 100 F.F. 13.30 F.F. 9.55 CLG. 90 ICE COFFEE A/C A/C PROPERTY LINE PROPERTY LINE PR O P E R T Y L I N E PR O P E R T Y L I N E 18'-0" x 32'-0" 576 Sq. Ft. 2'-6" x 20'-6"51 Sq. Ft. 27'-0" x 11'-6" 310.5 Sq. Ft. 24'-6" x 20'-6"502.25 Sq. Ft.12'-0" x 19'-6"234 Sq. Ft. 19'-0" x 32'-0" 608 Sq. Ft. 6'-0" x 1'-10" 11 Sq. Ft. 2'-4" x 13'-0" 30.3 Sq. Ft. 2'-4" x 13'-0" 30.3 Sq. Ft. 12'-0" x 13'-6" 162 Sq. Ft. PORCH SF A: 35 sq ft TOTAL FIRST LEVEL SF A: 1,726 sq ft GARAGE SF A: 627 sq ft OPEN SPACE SFA:162sqft SCALE: 1/4" = 1'-0" LOWER LEVELAREA CALCULATIONS 28 CRA I G S. H AM P T O N I N C O R P O R A T E D D E S I G N I N G Q U A L I T Y C U S T O M H O M E S S I N C E 19 7 9 55 0 0 E . Q UA R T E R S A W N STR E E T ~B OIS E ,IDAH O 83 7 1 6 ( 9 4 9 ) 2 0 9 - 8 8 8 3 c r a i g @ c r a i g s h a m p t o n . c o m w w w . c r a i g s h a m p t o n . c o m                                                                       Scale: 1/4" = 1'-0" Date: 3/27/24 Drawn: CSH 10 OF SHEET SHEETS20 Job:2632 CIRCLE DRIVE CD P S U B M I T T A L P A C K A G E 3/2 7 / 2 4 1 : 2 7 P M 2 6 3 2 C I R C L E D R I V E _ B E A N E _ C D P P A C K A G E _ R E V 2 . p l n UP P E R L E V E L A R E A C A L C U L A T I O N S W D A5 A5 C6 C6 B5 B5 D6 D6 4'-0 " 32' - 0 " 4'-0 " 12' - 1 0 " 19'- 2 " 11'-0"79'-0"10'-0" 4'-0 " 32' - 0 " 4'-0 " 11'-0"79'-0"10'-0" 10'-6"6"45'-0"10'-0"15'-0"4'-0"5'-0"10'-0" 2'-2 " 22 " 11'- 0 " 17 ' - 6 " 3'- 6 " 20" 9'-4 " 10' - 0 " 7'- 6 " 10'-6"11'-4"5'-4"5'-10"12'-0" 12 ' - 1 0 " 2'-6 " 4'-2 " 12 ' - 6 " 4'- 8 " 7'- 1 0 " 12' - 1 0 " 2'-6 " 3'-1 0 " 12 ' - 1 0 " 12 ' - 6 " 6'- 8 " 12 ' - 1 0 " 14'-6"11'-2"8'-0"9'-8"11'-8"13'-0"4'-0" 18" 18" 4'-0" 10'-2"1'-0" 3'-8"5'-10"9'-6"5'-0" 3'-4"6'-4 " 3'-8"6'-6"18" 12' - 0 " 11'-8" 11'- 2 " 20 " 6'-0"5'-2" 10'-6"6"72'-0"7'-0" 9'-8"2'-4" 3'-0"12" 4'-0" 5'-2 " 12 ' - 0 " 24 " 2 ' - 8 " 7'-0 " 3'-2 " 5'-6" 4'-6 " 2'-6 " 8"DN.36" FIREPLACE ELEVATOR OFFICE BONUS ROOM VENT LAUNDRY SHELF & POLE CLOSET W/C LA V SHOWER SHELF & POLE SHELF & POLE SHE L F & P O L E SH E L F & P O L E W/C BE N C H SHOWER MASTERBEDROOM TUB LAV BEDROOM 2BEDROOM 3 CLG. 80 GYMCLG. 96 CLOSET CLG. 96 MASTER BATHCLG. 96 CLG. 96 BATH 3CLG. 96 BATH 2CLG. 96 BOOKS LA V SHELF & POLE CLOSET W/C SHOWER LAVVANITY BARN DOOR SLOPED CLG. 6:12 SLOPE 6:12 SLOPE SLOPED CLG. 6:12 SLOPE 6:12 SLOPE SLOPED CLG. 6:12 SLOPE6:12 SLOPE SLOPED CLG. 6:12 SLOPE6:12 SLOPE SLOPED CLG. 6:12 SLOPE6:12 SLOPE CLG. 96 PROPERTY LINE PROPERTY LINE PRO P E R T Y L I N E PR O P E R T Y L I N E SHOWERSHOWER 21'-0" x 32'-0" 672 Sq. Ft. 6" x 7'-0" 3.5 Sq. Ft. 6" x 12'-0"6 Sq. Ft. 12'-8" x 19'-6" 247 Sq. Ft. 5'-0" x 7'-10" 39.17 Sq. Ft. 11'-4" x 32'-0"362.67 Sq. Ft. 10'-0" x 19'-6" 195 Sq. Ft. 19'-0" x 10'-0"190 Sq. Ft. 2'-4" x 1'-10" 4.28 Sq. Ft. 15'-0" x 11'-0"165 Sq. Ft. 13'-0" x 11'-0"143 Sq. Ft. 4'-0" x 7'-6" 30 Sq. Ft. 10'-0" x 13'-6" 135 Sq. Ft. 9'-0" x 12'-0" 108 Sq. Ft. 5'-0" x 10'-0" 50 Sq. Ft. 7'-0" x 12'-0" 84 Sq. Ft. UPPER LEVEL SF A: 2,058 sq ft TOTAL RELIEF AREAA: 247 sq ft TOTAL COVERAGE A: 2,423 sq ft MASTER DECK SF A: 42 sq ft OPEN SPACE SFA:135sqft OPEN SPACE SFA:242sqft SCALE: 1/4" = 1'-0" UPPER LEVELAREA CALCULATIONS 29 3/2 7 / 2 4 1 : 2 7   P M 2 6 3 2 C I R C L E D R I V E _ B E A N E _ C D P P A C K A G E _ R E V 2 . p l n 11 OF SHEET SHEETS20 30 3/2 7 / 2 4 1 : 2 7   P M 2 6 3 2 C I R C L E D R I V E _ B E A N E _ C D P P A C K A G E _ R E V 2 . p l n 12 OF SHEET SHEETS20 DE M O L I T I O N P L A N DRY SEASON REQUIREMENTS (MAY-SEPTEMBER)1. WIND EROSION BMPS (DUST CONTROL) SHALL BE IMPLEMENTED2. SEDIMENT CONTROL BMPS SHALL BE INSTALLED AND MAINTAINED AT ALL OPERATIONAL STORM DRAININLETS.3. BMPS TO CONTROL OFF-SITE SEDIMENT TRACKS SHALL BE IMPLEMENTED AND MAINTAINED4. APPROPRIATE WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL BMPS SHALL BE IMPLEMENTEDTO PREVENT THE CONTAMINATION OF STORM WATER BY WASTES AND CONSTRUCTION MATERIALS5. APPROPRIATE NON-STORM WATER BMPS SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OFSTORM WATER FROM CONSTRUCTION ACTIVITIES.6. THERE SHALL BE A "WEATHER TRIGGERED" ACTION PLAN AND THE ABILITY TO DEPLOY STANDBY SEDIMENTCONTROL BMPS AS NEEDED TO COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE WITHIN 48HOURS OF A PREDICTED STORM EVENT (A PREDICTED STORM IS DEFINED AS A FORECASTED , 50% CHANCE OF RAIN.7. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY SEDIMENT CONTROL BMPS (AT THE SITE PERIMETER. SITE SLOPES AND OPERATIONAL INLETS WITHIN THE SITE) NECESSARY TO PREVENT SEDIMENT DISCHARGESFROM EXPOSED PORTIONS OF THE SITE SHALL BE STORED ON SITE. AREAS THAT HAVE ALREADY BEEN PROTECTED FROM EROSION USING PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATIONBMPS AS DESCRIBED IN ITEM H ARE NOT CONSIDERED TO BE EXPOSED FOR PURPOSES OF THIS REQUIREMENT.8. DEPLOYMENT OF PERMANENT EROSION CONTROL BMPS (PHYSICAL OR VEGETATION SHOULD COMMENCE AS SOON AS PRACTICAL ON SLOPES THAT ARE COMPLETED FOR ANY PORTION OF THE SITE). STANDBY BMPMATERIALS SHOULD NOT BE RELIED UPON TO PREVENT EROSION OF SLOPES THAT HAVE BEEN COMPLETED. WET SEASON REQUIREMENTS (OCTOBER-APRIL)1. WHERE APPROPRIATE SEDIMENT CONTROL BMPS SHALL BE IMPLEMENTED AT THE SITE PERIMETER, AT ALL OPERATIONAL STORM DRAIN INLETS, AND AT ALL NON-ACTIVE SLOPES, TO PROVIDE SUFFICIENT PROTECTIONFOR STORMS LIKELY TO OCCUR DURING THE RAINY SEASON. 2. ADEQUATE PHYSICAL OR VEGETATION EROSION CONTROL BMPS (TEMPORARY OR PERMANENT) SHALL BEINSTALLED AND ESTABLISHED FOR ALL COMPLETED SLOPES PRIOR TO THE START OF THE RAINY SEASON. THESE BMPS MUST BE MAINTAINED THROUGHOUT THE RAINY SEASON. IF A SELECTED BMPS FAILS, IT MUST BEREPAIRED AND IMPROVED, OR REPLACED WITH AN ACCEPTABLE ALTERNATE AS SOON AS IT IS SAFE TO DO SO. THE FAILURE OF A BMP MAY INDICATE THAT THE BMP, AS INSTALLED, WAS NOT ADEQUATE FOR THECIRCUMSTANCES IN SHICH IT WAS USED. REPAIRS OR REPLACEMENTS MUST RESULT IN A MORE ROBUST BMP, OR ADDITIONAL BMPS SHOULD BE INSTALLED TO PROVIDE ADEQUATE PROTECTION3. THE AMOUNT OF EXPOSED SOIL ALLOWED AT ONE TIME SHALL NOT EXCEED THAT WHICH CAN BE ADEQUATELY PROTECTED BY DEPLOYING STANDBY EROSION CONTROL AND SEDIMENT CONTROL BMPS PRIORTO A PREDICTED RAIN STORM. 4. A DISTURBED AREA THAT IS NOT COMPLETED OR THAT IS NOT BEING ACTIVELY GRADED (NON-ACTIVE AREA)SHALL BE FULLY PROTECTED FROM EROSION WITH TEMPORARY OR PERMANENT BMPS (EROSION AND SEDIMENT CONTROL). THE ABILITY TO DEPLOY STANDBY BMP MATERIALS IS NOT SUFFICIENT FOR THESEAREAS. EROSION AND SEDIMENT CONTROL BMPS MUST ACTUALLY BE DEPLOYED. THIS INCLUDES ALL BUILDINGPADS, UNFINISHED ROADS, AND SLOPES.5. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY EROSION AND SEDIMENT BMPS NECESSARY TOCOMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE FROM EROSION AND TO PREVENT SEDIMENTDISCHARGES SHALL BE STORED ON-SITE. AREAS THAT HAVE ALREADY BEEN PROTECTED FROM EROSIONUSING PERMANENT PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATION BMPS ARE NOTCONSIDERED TO BE EXPOSED FOR PURPOSES OF THIS REQUIREMENT. PROVIDE DESIGNATED ON-SITE WASTE COLLECTION AREA PER BEST MANAGEMENT PRACTICES CA20 (TYP.) PROVIDE PORTABLE TOILET, PER BEST MANAGEMENT PRACTICES CA24 (TYP.) PROVIDE 1" TO 3" COARSE AGGREGATE OVER FILTER FABRIC @ CONSTRUCTION ENTRANCE (TYP.) CRAIG S. HAMPTON I N C O R P O R A T E D DESIGNING QUALITY CUSTOM HOMES SINCE 1979 5500 E. QUARTERSAWN STREET ~ BOISE, IDAHO 83716 (949) 209-8883 craig@craigshampton.com www.craigshampton.com EROSION CONTROL- SANDBAGS 2 LAYERS HIGH 6 FT. HIGH TEMPORARY CONSTRUCTION FENCE LEGEND DEMO PLAN NOTES ALL DEBRIS SHALL BE WET AT TIME OF HANDLING TO PREVENT DUST. SEWER LINE SHALL BE CAPPED ALL BASEMENT FILLS SHALL BE CLEAN AND UNIFORM STREETS AND SIDEWALKS ARE TO REMAIN CLEAN AND CLEAR EROSION CONTROL DEVICES SHALL BE AVAILABLE ON SITE BETWEEN OCTOBER 15 AND MAY 15. BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHENEVER THE FIVE DAY PROBABILITY OF RAIN EXCEEDS 30 PERCENT. DURING THE REMAINDER OF THE YEAR, THEY SHALL BE IN PLACE AT THE END OF THE WORKING DAY, WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50 PERCENT. TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLEDAND MAINTAINED FOR THE DURATION OF THE PROJECT. PEDESTRIAN CANOPY PROTECTION REQUIRED IF DEMOLITION WITHIN10 FEET OF PUBLIC SIDEWALK. 3/27/24 3/2 7 / 2 4 DEMOLISH EXISTING 3,100 SQ. FT.HOUSE WITH ATTACHED GARAGE4 BEDROOM & 4 BATH DEMO ALL ON-SITE IMPROVEMENTS 31  !" #$%&'()*+ !(,-./ -, 0%&&$#1230#4312$2*5,'6*5,'7!8**(99:-;  !"#$%&&"'!( '+<-( + -'+*,-+*9=x -'+*,-+*9 9.,>> '+<?5 *5,' !8**(99 <'-: ? ,'5 (***9/ ;<99<'9/ 7<9-*(,'-<(9/ * 9(-<?<-,+<'9 9 +.,+ *5,' !8**(99 <'- -,' -**(-+ *<* + -;;('-(;('+ ? -'9+*8-+<': x ,>> )*@ 9.,>> !( 7'( <' -;><,'-( ? >-,> -7(9 ,'7 9+,'7,*7 <'789+*5 *,-+<-(:x ,>> )*@;,'9.< 9.,>> !( ? 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