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HomeMy WebLinkAbout3.0_Newport Beach Homes, LLC Residence_PA2024-0121CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT October 3, 2024 Agenda Item No. 3 SUBJECT: Newport Beach Homes, LLC Residence (PA2024-0121) ▪Coastal Development Permit ▪Variance SITE LOCATION: 3202 West Ocean Front APPLICANT: David Dilettoso, Mesa Studio OWNER: Newport Homes LLC PLANNER: Daniel Kopshever, Assistant Planner 949-644-3235, dkopshever@newportbeachca.gov PROJECT SUMMARY A request for a coastal development permit to demolish an existing single-dwelling unit and construct a new 2,634-square-foot, three-story, single-unit dwelling with an attached 376- square-foot, two-car garage in the VE Special Flood Hazard Area (VE Flood Zone). Additionally, the applicant requests a variance from Title 20 (Planning and Zoning) and Title 21 (Local Coastal Program Implementation Plan) of the Newport Beach Municipal Code (NBMC) to construct two exterior entry stairs; one set of stairs (front stairs) is partially within the front and side setbacks facing West Ocean Front, and one set of stairs (side stairs) is entirely within the interior side setback. The front stairs are approximately 6 feet, 10 inches in height, measured to the highest guardrail and the side stairs are approximately 9 feet 2 inches in height, measured to the highest guardrail. A variance is required because the NBMC restricts the height of stairs, platforms, and landings within the side setback to 18 inches maximum, measured from existing grade, and restricts fences, hedges, and walls (including guardrails and handrails) to 6 feet maximum, measured from existing grade. Further, the NBMC restricts the height of fences, hedges, and walls (including guardrails and handrails) within the front setback to 42 inches maximum, measured from existing grade. The project complies with all other development standards and no other deviations are requested. RECOMMENDATION 1)Conduct a public hearing; 2)Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; 1 Newport Beach Homes, LLC Residence (PA2024-0121) Planning Commission, October 3, 2024 Page 2 3) Adopt Resolution No. PC2024-022 approving the Coastal Development Permit and Variance filed as PA2024-0121 (Attachment No. PC 1). 2 Newport Beach Homes, LLC Residence (PA2024-0121) Planning Commission, October 3, 2024 Page 3 VICINITY MAP GENERAL PLAN ZONING LOCATION GENERAL PLAN ZONING CURRENT USE ON-SITE Two-Unit Residential (RT) Two-Unit Residential (R-2) Single-unit residence NORTH RT R-2 Single and Two-unit residences SOUTH RT R-2 Single and Two-unit residences EAST RT R-2 Single and two-unit residences WEST Parks and Recreation (PR) Parks and Recreation (PR) Beach Subject Property 3 Newport Beach Homes, LLC Residence (PA2024-0121) Planning Commission, October 3, 2024 Page 4 INTRODUCTION Project Setting The subject property is a 2,250-square-foot, rectangular, beach-front lot between 32nd and 33rd Streets. The property fronts the public boardwalk known as West Ocean Front. Vehicular access is provided from West Oceanfront Alley. The property is currently developed with a single-story, single-unit, dwelling with detached two-car garage. Figure 1: Aerial view of the subject property abutting the West Oceanfront boardwalk Background VE Special Flood Hazard Area The property is located within the VE Flood Zone (15 feet), which is a Special Flood Hazard Area designated by the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRMs) affecting 139 ocean fronting properties between 28th Street and 48th Street (Figure 2 below). This flood zone designation became effective March 21, 2019. Subject Property Public Boardwalk 4 Newport Beach Homes, LLC Residence (PA2024-0121) Planning Commission, October 3, 2024 Page 5 Figure 2: Properties within the VE Flood Zones New development within the VE Flood Zone (15) is required to meet FEMA design criteria and the City’s Building Code, which require the first floor of the dwelling to be elevated approximately 3 to 5 feet above the ground. Specifically, in the VE Flood Zone, the first floor of the dwelling is required to be at or above the Base Flood Elevation (BFE) of 15 feet based on the North American Vertical Datum of 1988 (NAVD 88), and the City requires an additional 1 foot of freeboard to the bottom of the lowest horizontal structural member. Therefore, the lowest horizontal structural member must be at an elevation of 16 feet NAVD 88. Including the floor system, the finished floor of new residential dwellings in the VE Flood Zone is typically at an elevation of 17.5 feet NAVD 88. The FEMA construction design criteria requires that new developments utilize pilings, posts, piers, or columns to raise the main dwelling and maintain an open foundation free of obstructions for those areas located below the BFE as shown in Figure 3 below. Garages are allowed to be located below the BFE, provided they are constructed with breakaway walls per the National Flood Insurance Program (NFIP). Additionally, raising the residential structure requires an elevated stair system to access the dwelling; Condition of Approval No. 28 is included to ensure that the stairs are an open design and constructed of flood damage resistant material per the NFIP. Subject Property 5 Newport Beach Homes, LLC Residence (PA2024-0121) Planning Commission, October 3, 2024 Page 6 Figure 3: Conceptual design for a raised structure with an open foundation per FEMA construction design criteria In the event of wave action, these structures are designed and engineered to allow water to flow below the elevated floor system without damaging the foundation or creating substantial debris. Figure 4 on the following page provides an example of an elevated foundation. 6 Newport Beach Homes, LLC Residence (PA2024-0121) Planning Commission, October 3, 2024 Page 7 Figure 4: Example of a raised foundation on piers/piles. Challenges for Development in the VE Flood Zone Compliance with the new VE Flood Zone design criteria presents several challenges for new residential development to also meet the requirements of Title 20 (Planning and Zoning) and Title 21 (Local Coastal Program Implementation Plan) of the NBMC. Specifically, the VE Flood Zone design criteria significantly limit the means of access to the dwelling. For example, the NBMC allows stairs, landings, platforms, steps, and similar features to encroach into the side setback, up to 18 inches from existing grade. Similarly, the NBMC allows fences, hedges, and walls, including guardrails and handrails, to encroach into the side setback, up to 6 feet from existing grade. However, for new residential dwellings in the VE Flood Zone, the existing grade may be 5 or more feet below the new finished floor, making access impossible within the side setback without a variance for the maximum height of accessory structures. The City is in the process of amending the NBMC to remedy the challenges related to access to the dwelling. 7 Newport Beach Homes, LLC Residence (PA2024-0121) Planning Commission, October 3, 2024 Page 8 Pending Zoning Code and LCP Amendments On March 26, 2019, the City Council adopted Resolution No. 2019-31 initiating an amendment to Title 20 (Planning and Zoning) and Title 21 (Local Coastal Program Implementation Plan) of the NBMC to modify the setback encroachment regulations for residential properties in the VE Flood Zone. On June 27, 2023, the City Council adopted Ordinance No. 2023-10 to amend Title 20 (Planning and Zoning) and approved Resolution No. 2023-37 authorizing the submittal of a Local Coastal Program Amendment (LCPA) to the California Coastal Commission (CCC) for approval to amend Title 21 (Local Coastal Program Implementation Plan). The amendments will create a Special Food Hazard Area (VE) Overlay Zoning District to modify certain development standards for properties in the VE Flood Zone. The VE Overlay District would allow for the construction of raised patios, steps, landings, platforms, terraces, stairs, guardrails, handrails, and similar features for access to exceed the height limits for accessory structures within side, rear, and front setbacks, subject to certain limitations. The LCPA was deemed complete on April 15, 2024, and will be scheduled for a future hearing date for consideration by the CCC. Until the CCC approves the LCPA, the VE Overlay District will not be effective in Title 20 (Planning and Zoning) or Title 21 (Local Coastal Program Implementation Plan) and a variance is necessary to authorize deviations to setback standards. Project Description The applicant proposes to demolish an existing single-unit dwelling and construct a new 2,634 square-foot, single-unit residence with an attached 376-square-foot, two-car garage in the VE Flood Zone. The proposed residence features a contemporary design, which utilizes split-level living spaces, balconies and decks, and a third floor which is stepped back to reduce bulk and mass. The proposed structure includes a raised foundation at 17.25 feet NAVD 88, which is supported by caissons to meet the minimum finished floor requirements of the VE Flood Zone. The structures below the required base flood elevation are designed as breakaway walls or are open construction to allow water to flow through them. They are also designed consistent with ASCE 24 (American Society of Civil Engineers) Section 4.5.12. The project includes hardscape, walls, and drainage devices. DISCUSSION Analysis General Plan, Local Coastal Plan, and Zoning Code The site is categorized as Two-Unit Residential (RT) by the General Plan Land Use Element and Two Unit Residential– 30.0-39.9 DU/AC (RT-E) by the Coastal Land Use Plan (CLUP). It is located within the Two-Unit Residential (R-2) Zoning District and 8 Newport Beach Homes, LLC Residence (PA2024-0121) Planning Commission, October 3, 2024 Page 9 Coastal Zoning District. A single-unit residence is a permitted use within these designations. With the exception of the requested deviations for maximum stair and guardrail height in the front and side setback areas, the proposed residence complies with all other applicable development standards of the R-2 Zoning and Coastal Zoning Districts, as illustrated in Table 1 below: Table 1: Zoning and Coastal Zoning Development Standards Development Feature Required Proposed Setbacks (min.) Front (West Ocean Front) Rear (Street) Left Side (West) Right Side (East) 5 feet 0 feet 3 feet 3 feet 5 feet1 10 feet 3 feet 3 feet Height (max.) Flat Roof Sloped Roof 24 feet 29 feet 24 feet 29 feet Open Volume (min.) 0 sq. ft. 226 sq. ft. Floor Area Limit (max.) 3,040 sq. ft. 3,010 sq. ft. Third Floor Area (max.) No Maximum 377 sq. ft. Parking (min.) 2 spaces 2 spaces 1 The project also includes balconies that are permitted to encroach 3 feet into the front setback that fronts the public beach pursuant to Sections 20.30.110(D)(5) and 21.30.110(D)(5) (Setback Regulations and Exceptions – Balconies Abutting East Ocean Front and West Ocean Front) Title 20 - Variance Findings A variance is requested for two entry staircases to exceed maximum height limits within required setbacks. A variance is a request to waive or modify certain standards when, because of special circumstances applicable to the property, including location, shape, size, surroundings, topography, or other physical features, the strict application of the development standards otherwise applicable to the property denies the property owner privileges enjoyed by other property owners in the vicinity and in the same zoning district. Section 20.52.090.F (Variances, Findings and Decision) of the Zoning Code requires the Planning Commission to make the following findings before approving a variance: A. There are special or unique circumstances or conditions applicable to the subject property (e.g., location, shape, size, surroundings, topography, or other physical features) that do not apply generally to other properties in the vicinity under an identical zoning classification; B. Strict compliance with Zoning Code requirements would deprive the subject property of privileges enjoyed by other properties in the vicinity and under an identical zoning classification; C. Granting of the Variance is necessary for the preservation and enjoyment of substantial property rights of the applicant; 9 Newport Beach Homes, LLC Residence (PA2024-0121) Planning Commission, October 3, 2024 Page 10 D. Granting of the Variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district; E. Granting of the Variance will not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood; and F. Granting of the Variance will not be in conflict with the intent and purpose of this Section, this Zoning Code, the General Plan, or any applicable specific plan. Entry Stairs The project includes a set of entry stairs within the interior side setback to provide access to the dwelling. There is an additional set of stairs partially within the front and side setbacks to provide access to the beach and ocean beyond. The two stairs are shown below in Figure 5. Due to the VE Flood Zone design standards requiring a raised finished floor, stairs are necessary to reach the lower existing grade. Figure 5: Proposed stairs Side Setback The existing grade within the side setback is approximately 11.25 feet NAVD 88, which is 6 feet lower than the required 17.25 feet NAVD 88 finished floor of the dwelling unit. The proposed top of landing for the side entry stairs is approximately 5 feet and 8 inches above existing grade, which exceeds the maximum 18-inch height requirements for steps in the side setback. The required guardrail exceeds the height of the platform by 42- inches, the minimum required per building code, for a total height of 9 feet 2 inches above existing grade. This overall height exceeds the 6-foot maximum height for fences, hedges, and walls, within side setbacks. Condition of Approval no. 8 requires the guardrails and handrails be constructed of glass or open material so that 40% of the guardrails are open throughout. That should help ensure light and air are not blocked by the guardrail. Side Entry Stairs Ocean Front Access Stairs (Front Stairs) 10 Newport Beach Homes, LLC Residence (PA2024-0121) Planning Commission, October 3, 2024 Page 11 Properties outside of the VE flood zone are typically able to accommodate an entryway in the side setback without the necessity of stairs. Strict compliance with the Zoning Code would require the dwelling’s main entryway stairs be relocated into the interior of the residence, thereby reducing the amount of livable area on a modest-sized lot. Furthermore, the intent of the Zoning Code is to prevent the alteration of topography within side setback areas, also known as raising the grade, to be significantly higher than the existing grade. A raised grade within the side setback area can create privacy issues with neighboring properties. This project does not create a raised side yard that encourages congregation. Rather the stairs provide access to the dwelling. Finally, the footprint of the entryway stairs is relatively small compared to the overall length of the side setback. The stairs occupy 15 lineal feet within the setback, or 16% of the setback. Front Setback The project contains an additional set of stairs in the front setback abutting the public boardwalk known as West Ocean Front. These stairs run parallel with the front property line before turning into the side setback and are intended to provide direct access from the residence to the beach below. The existing patio grade is 11.28 feet NAVD 88, almost 6-feet lower than the required 17.25-foot NAVD 88 finished floor of the residence. The guardrails, which are the tallest element of the stairs are a maximum height of 6 feet, 10 inches above the existing grade. Neighboring properties, as well as the existing property, include existing ocean front patios which are directly accessible from the residence (Figure 6). Direct access from the residence to the patio is necessary for enjoyment of ocean front property. 11 Newport Beach Homes, LLC Residence (PA2024-0121) Planning Commission, October 3, 2024 Page 12 Figure 6: Existing Oceanfront Patios Section 20.30.040 (Fences, Hedges, Walls, and Retaining Walls) of the NBMC permits accessory stairs, including required guardrails, within the front setback to a maximum height of 42-inches above existing grade. Compliant stairs with guardrail are infeasible due to the VE Flood Zone created condition of a high finished-floor and a low existing patio grade. Like the side stairs, the front stairs are to be constructed with glass railing to minimize visual impacts. Title 21 Local Coastal Program Implementation Plan Consistency The project site is located within the Coastal Zone. The property is also located within the CCC Appeal Area and is not eligible for a Waiver for De Minimis Development. With the granting of the requested variance, the project will comply with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. Coastal Hazards Since the subject property abuts the ocean, a coastal hazards report was provided by the applicant. The report, prepared by GeoSoils, Inc. dated May 6, 2024, concludes that the project will be reasonably safe from wave runup, overtopping, and future sea level rise. 12 Newport Beach Homes, LLC Residence (PA2024-0121) Planning Commission, October 3, 2024 Page 13 The estimates assume an approximate 3.2-foot increase from sea level rise over the next 75 years (i.e. the life of the structure). The maximum water elevation is 7.7 feet NAVD 88, therefore the future sea level is estimated to reach approximately 10.9 feet NAVD 88 (the likely range for sea level rise over 75-year design life of the structure based on low risk aversion estimates for sea level rise provided by the State of California, Sea Level Rise Guidance: 2018 Update). Additionally, the maximum water elevation using the medium- high risk aversion estimate (0.5% probability) is 13.7 feet NAVD 88. The finished floor elevation of the first floor of the proposed structure is approximately 17.25 feet NAVD 88, which complies with the minimum 9.0-foot (NAVD 88) elevation standard for new structures and exceeds the minimum requirements for future projected sea level rise (9.5 and 13.7 feet NAVD 88). The project will be reviewed for compliance with building code and FEMA standards prior to issuance of a building permit. As previously stated, the VE Flood Zone mapped at the site requires a base flood elevation (BFE) of 15 feet NAVD 88, and the City requires an additional 1 foot of freeboard to the bottom of the lowest horizontal structural member. Therefore, the project has been designed with a raised finished floor of 17.25 feet NAVD 88 with a pile foundation to withstand potential wave overtopping in compliance with the FEMA VE Flood Zone standards. Scenic and Visual Quality Protection and Public Views The property is located between the first public roadway and paralleling the ocean, therefore, Section 21.30.100 (Scenic and Visual Quality Protection) of the NBMC is applicable. City staff has conducted an initial evaluation of the project site and determined that the proposed development does not have the potential to significantly impact a public view or a viewshed, or the scenic and visual qualities of the coastal zone due to the fact that it is in-line development located in the middle of the block. The project will replace an existing dwelling with a new dwelling that complies with applicable development standards. The project also complies with the City’s Residential Development Standards and Design Criteria that restrict the location of third floors. Although not required, the project proposes a relatively small upper level totaling 377 square feet. The upper level provides a bonus room, storage, bathroom, and deck space. The design complies the additional 15-foot stepback standards from the front and rear setback lines. Compliance with third floor location standards minimize the appearance of bulk and scale from the adjacent beach, neighboring properties, and street. The property is not located adjacent to a coastal viewpoint as identified in the Coastal Land Use Plan. The nearest coastal viewpoint is the 38th Street Bridge, which is approximately 1,500 feet away and is not visible from the site. Rhine Wharf Pier is another identified coastal viewpoint in the vicinity, and at approximately 2,000 feet from the site, it is also not visible from the property. The property abuts West Ocean Front Alley, where intermittent views of the beach are provided at intersections with street ends. As currently developed, the existing property and other residences along West Ocean Front impede views of the ocean and 13 Newport Beach Homes, LLC Residence (PA2024-0121) Planning Commission, October 3, 2024 Page 14 provide very limited opportunities to see the beach through required side setback areas. The property is located mid-block, and existing views of the beach are available along the 33rd and 32nd Street ends. The project would not block any existing public views through the project site, as there are no existing views through the site. Additionally, the residence maintains a building footprint consistent with the future pattern of development for the neighborhood. At this point in time, most homes within the neighborhood are not yet built on a raised slab. However, as properties redevelop, they will be required to comply with the FEMA design guidelines and the City’s Building Code. In the meantime. the project may appear taller than adjacent residences until future development occurs and neighboring properties are also built on raised slabs. Public Access 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 The project does not involve the removal or creation of additional street parking spaces. Vertical access to the beach is available at the 32nd and 33rd Street ends. Lateral access is available along the West Oceanfront public boardwalk. Relief from Implementation Plan Development Standards Findings Per Section 21.52.090 (Relief from Implementation Plan Development Standards) of the NBMC, the Planning Commission may approve a waiver to a development standard of the Implementation Plan only after making all of the following findings: A. Whether or not the development is consistent with the certified Local Coastal Program to the maximum extent feasible; and B. Whether or not there are feasible alternatives that would provide greater consistency with the certified Local Coastal Program and/or that are more protective of coastal resources. C. The granting of the variance is necessary due to special circumstances applicable to the property, including location, shape, size, surroundings, topography, and/or other physical features, the strict application of the development standards otherwise applicable to the property denies the property owner privileges enjoyed by other property owners in the vicinity and in the same coastal zoning district; and D. The modification or variance complies with the findings required to approve a coastal development permit in Section 21.52.015(F); E. The modification or variance will not result in development that blocks or significantly impedes public access to and along the sea or shoreline and to coastal parks, trails, or coastal bluffs; F. The modification or variance will not result in development that blocks or significantly impairs public views to and along the sea or shoreline or to coastal bluffs and other scenic coastal areas; 14 Newport Beach Homes, LLC Residence (PA2024-0121) Planning Commission, October 3, 2024 Page 15 G. The modification or variance will not result in development that has an adverse effect, either individually or cumulatively, on coastal resources, including wetlands, sensitive habitat, vegetation, or wildlife species; and H. The granting of the modification or variance will not be contrary to, or in conflict with, the purpose of this Implementation Plan, nor to the applicable policies of the certified Local Coastal Program. As previously discussed, the proposed development is consistent with the certified Local Coastal Program to the maximum extent possible without depriving the applicant of access into the dwelling. Staff has analyzed the alternatives of the variance and believes that the proposed project is necessary for a viable project and does not cause a detriment to the surrounding neighborhood, public views, or public access. An alternative to the side stairs is to have the entrance at existing grade level and a stair system within the buildable area. The lot is 25-feet wide with 3-foot side setbacks on each side, leaving a 19-foot-wide buildable width. Stairs within the buildable area count as floor area but reduce the opportunity for practical living areas such as living rooms and bedrooms. Locating the entrance to the dwelling in the rear, adjacent to the garage is not reasonable as the garage is proposed with the minimum width of 17 feet 6 inches, leaving only 1 foot, 6 inches for an entryway. Similarly, an alternative to the front stairs is to reduce the livable floor area of the residence and construct the stair within the buildable area and outside of the setback. As previously discussed, the lot is modest-sized and implementing a staircase within the buildable area would reduce the amount of livable area dedicated to the living room. Access stairs, which are typically permitted in front setbacks, only require a deviation for height due to the base flood elevation (BFE) and City mandated freeboard. Otherwise, stairs within the front setback would comply with code. The lot is separated from the public beach by the public boardwalk which creates a visual buffer between the public beach area and the proposed stairs. In both cases, interior stairs would not provide greater consistency with the LCP and are not more protective of coastal resources. Summary and Alternatives Approval of the coastal development permit and variance will allow for the construction of a new, single unit, dwelling that is consistent with the VE Overlay District amendments that were approved by City Council and are pending review with the CCC. The project is designed consistent with the FEMA design criteria and the variance will allow the dwelling to have reasonable access stairs within the front and interior side setbacks. Neighboring properties outside of the VE Flood Zone are not subject to the same requirements and these design hardships are the basis for findings of the variance. Additionally, the project is consistent with the Coastal Land Use and Zoning District, aside from the setback encroachments. Staff believes the findings for approval can be made to support the 15 Newport Beach Homes, LLC Residence (PA2024-0121) Planning Commission, October 3, 2024 Page 16 proposed project and the facts in support of the required findings are presented in the draft Resolution (Attachment No. PC 1). The following alternatives are available to the Planning Commission should they feel the facts are not in evidence of support for the proposed application: 1. The Planning Commission may suggest an alternative design to reduce the number of entry stairs that are necessary to alleviate concerns. If the changes are substantial, the item should be continued to a future meeting to allow redesign of the project; or 2. If the Planning Commission does not believe the facts in support of finding can be made, the Planning Commission may deny the application request. Environmental Review This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. Class 3 exempts the construction of limited numbers of new, small structures, including up to three single-family dwellings or up to six dwelling units within multi-unit structures in urbanized areas. The Project includes demolition of an existing single-unit dwelling and construction a new single-unit dwelling. The exceptions to this categorical exemption under Section 15300.2 of the CEQA Guidelines 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. Public Notice Notice of this hearing was published in the Daily Pilot, mailed to all owners 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 meeting, 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. 16 Newport Beach Homes, LLC Residence (PA2024-0121) Planning Commission, October 3, 2024 Page 17 Prepared by: Submitted by: ATTACHMENTS PC 1 Draft Resolution with Findings and Conditions PC 2 Project Renderings PC 3 Project Plans 17 IN T E N T I O N A L L Y B L A N K P A G E 18 19 IN T E N T I O N A L L Y B L A N K P A G E 20 RESOLUTION NO. PC2024-022 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, APPROVING A COASTAL DEVELOPMENT PERMIT AND VARIANCE TO ALLOW THE DEMOLITION OF AN EXISTING SINGLE-UNIT DWELLING AND DETACHED GARAGE AND CONSTRUCTION OF A NEW SINGLE-UNIT DWELLING AND ATTACHED GARAGE FOR THE PROPERTY LOCATED AT 3202 WEST OCEAN FRONT (PA2024- 0121) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by David Dilettoso of Mesa Studio Design (“Applicant”), on behalf of Newport Homes LLC (“Owner”), concerning property located at 3202 West Ocean Front, and legally described as Lot 2 of Block 32, Newport Beach Tract, in the city of Newport Beach, County of Orange, State of California, as per map recorded in Book 3, Page 26 of Miscellaneous Maps, in the Office of the County Recorder of said county (“Property”), requesting approval of a variance and a coastal development permit. 2. The Applicant requests a coastal development permit to demolish an existing single-unit dwelling and detached garage and construct a new 2,634-square-foot three-story, single-unit dwelling with attached 376-square-foot two-car garage in the VE Special Flood Hazard Area (“VE Flood Zone”). Additionally, the applicant requests a variance to construct two exterior entry stairs, one within the front and side yard setbacks and one entirely within the side yard setback. The height of the stairs nearest to West Ocean Front is approximately 6 feet, 10 inches, measured to the highest guardrail, and the height of the stairs near the center of the property is approximately 9 feet, 2 inches, also measured to the highest guardrail where the maximum height for stairs is 18 inches and the maximum height for guardrails is 6 feet, both measured from existing grade (“Project”). The Project complies with all other development standards and no other deviations are requested. 3. The Property is categorized as Two-Unit Residential (RT) by the General Plan Land Use Element and is located within the Two-Unit Residential (R-2) Zoning District. 4. The Property is located within the Coastal Zone. The Coastal Land Use Plan category is Two-Unit Residential – 30.0–39.9 DU/AC (RT-E) and the Coastal Zoning District is Two- Unit Residential (R-2). 5. The City Council adopted Resolution No. 2019-31 on March 26, 2019, initiating an amendment to Title 20 (Planning and Zoning) (“Title 20”) and Title 21(Local Coastal Program Implementation Plan) (“Title 21”) of the Newport Beach Municipal Code (“NBMC”) to modify the setback encroachment regulations for residential properties in the VE Flood Hazard Area. 21 Planning Commission Resolution No. PC2024-022 Page 2 of 20 10-18-21 6. The City Council adopted Ordinance No. 2023-10 on June 27, 2023, to amend Title 20 to create a Special Food Hazard Area (VE) Overlay Zoning District to modify certain development standards for properties subject to special flood hazards as identified by the Federal Emergency Management Agency (“FEMA”) in the Flood Insurance Study (“FIS”) for Orange County, California and Incorporated Area with accompanying FEMA Flood Insurance Rate Maps (“FIRM”). The VE Overlay District allows for the construction of raised patios, steps, landings, platforms, terraces, stairs, guardrails, handrails, and similar features for access to exceed the height limits for accessory structures within side, rear, and front setbacks, subject to certain limitations. 7. The City Council also approved Resolution No. 2023-37 on June 27, 2023, to authorize staff to submit a Local Coastal Program Amendment (“LCPA”) to amend Title 21 to create the Special Flood Hazard Area (VE) Overlay District to modify certain development standards for properties subject to special flood hazards as identified by the FEMA in the FIS for Orange County, California and Incorporated Area with accompanying FEMA FIRMs. The amendments to Title 21 largely mirror the amendments proposed for Title 20. 8. The LCPA was submitted to the California Coastal Commission (“CCC”) and deemed complete on April 15, 2024. Because the CCC has not yet approved the LCPA, and Ordinance No. 2023-10 to amend Title 20 is not yet in effect, a variance is necessary to authorize the proposed encroachments in the front and side setbacks. 9. A public hearing was held on October 3, 2024, in the Council Chambers at 100 Civic Center Drive, Newport Beach, California. A notice of the time, place, and purpose of the hearing was given in accordance with California Government Code Section 54950 et seq. (“Ralph M. Brown Act”) and Chapters 20.62 and 21.62 (Public Hearings) of the NBMC. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. The Project is exempt from the California Environmental Quality Act (“CEQA”) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the California Code of Regulations, Title 14, Division 6, Chapter 3 (CEQA Guidelines) because it has no potential to have a significant effect on the environment. 2. Class 3 exempts the construction of limited numbers of new, small structures, including up to three single-family dwellings or up to six dwelling units within multi-unit structures in urbanized areas. The Project includes the demolition of one existing single-unit dwelling and construction of a new single-unit dwelling located within the Two-Unit Residential (R-2) Zoning District and the Two-Unit Residential (R-2) Coastal Zone District. 3. The exceptions to this categorical exemption under Section 15300.2 of the CEQA Guidelines are not applicable. The Project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does 22 Planning Commission Resolution No. PC2024-022 Page 3 of 20 10-18-21 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. Variance In accordance with Section 20.52.090(F) (Variances – Findings and Decision) of the NBMC, the following findings and facts in support of such findings are set forth herein: Finding: A. There are special or unique circumstances or conditions applicable to the subject property (e.g., location, shape, size, surroundings, topography, or other physical features) that do not apply generally to other properties in the vicinity under an identical zoning classification. Facts in Support of Finding: 1. The Property is located on West Ocean Front, between 32nd and 33rd Streets. The Property is located within the VE Flood Zone (15 feet), which is a Special Flood Hazard Area designated by the FEMA FIRMs. This Special Flood Hazard Area designation took effect on March 21, 2019, and affects 166 beachfront properties between 28th Street and 48th Street. 2. New development within the VE Flood Zone (15 feet) is required to meet FEMA design criteria and the City’s Building Code, which require new structures to be elevated through the use of pilings, posts, piers or columns to raise the first floor of the structure to be at or above the Base Flood Elevation (“BFE”) of 15 feet North American Vertical Datum 1988 (“NAVD 88”), and the City requires an additional one foot of freeboard to the bottom of the lowest horizontal structural member. These structures are designed and engineered to allow water to flow below the elevated floor system without damaging the foundation or creating substantial debris. Therefore, the Project has been designed with a raised finished floor of approximately 17.25 feet NAVD 88. 3. Compliance with the VE Flood Zone design criteria presents several challenges for new residential development to also meet the requirements of Title 20 and Title 21 of the NBMC related to encroachments in setback areas. Specifically, the NBMC limits steps, landings, platforms, and similar features to 18 inches maximum within side setbacks. The NBMC also limits fences, hedges, and walls (including guardrails or handrails) to 6 feet from existing grade within side setbacks. In this case, the Property has an existing grade in the side yard ranging from a high point of 11.30 to a low point of 11.01 NAVD 88, where the finished floor is at 17.25 feet NAVD 88 or approximately 5 feet and 11.5 inches from existing grade. Therefore, typical stairs, landings, handrails, and similar 23 Planning Commission Resolution No. PC2024-022 Page 4 of 20 10-18-21 features that provide access from the street or front yard cannot be accommodated within the side setbacks. 4. Other properties in the VE Flood Zone would also be subject to these same special or unique circumstances. However, most properties in the City that are within the same Zoning District would not be subject to the same FEMA requirements. 5. The Applicant seeks a variance for two entry stairs to exceed the maximum height in the side setback. The stairs will provide access to the dwelling. The stairs closest to the front setback area, which abuts West Ocean Front, have a top of landing height of 3 feet,4 inches above existing grade, which exceeds the maximum 18-inch height allowance for steps in the side yard setback. The proposed handrail and guardrail are approximately 6 feet, 10 inches in height, where the maximum height is limited to 6 feet. The stairs at the center of the residence have a top of landing height of 5 feet, 8 inches and a top of guardrail height of 9 feet, 2 inches. The proposed handrails and guardrails associated with the two entry stairs would not exceed the minimum height required by the California Building Code (“CBC”) as certified in Title 15 (Buildings and Construction) of the NBMC. Due to the elevation difference between the existing grade and the required finished floor, exterior entry stairs are not feasible without relief from the maximum allowed height. Finding: B. Strict compliance with Zoning Code requirements would deprive the subject property of privileges enjoyed by other properties in the vicinity and under an identical zoning classification; Facts in Support of Finding: 1. Facts in support of Finding A are hereby incorporated by reference. 2. Strict compliance with Title 20 and Title 21 of the NBMC would deprive the Project of livable floor area as the Property is 25 feet in width which is relatively narrow for typical R-2 Zoned properties in the City. Similarly zoned properties with similar or even larger widths outside of the VE Flood Zone can construct an entryway facing the side yard setback without the necessity of entry stairs. A compliant design would require redesigning the floor plan to pull the two entry stairs out of the side yard setback and into the buildable area of the home. This relocated design would reduce the amount of practical living area by about 73 square feet on a modest sized 2,250-square-foot lot. 3. Strict compliance with Title 20 and Title 21 of the NBMC would deprive the Property of direct access from the dwelling onto the front yard patio that fronts the public beach. Neighboring properties, as well as the existing Property, include patio areas abutting the beach and boardwalk which are directly accessible from the dwelling. Title 20 and Title 21 of the NBMC permit accessory stairs, including guardrails, to be a maximum height of 42 inches from existing grade in the front setback. The Project is designed with steps in the front setback that comply with the 42-inch height allowance. However, the steps 24 Planning Commission Resolution No. PC2024-022 Page 5 of 20 10-18-21 lead into the side setback area to connect to the raised balcony and an 18-inch-high stairway is infeasible to serve as an accessway between the elevated finished floor and low patio grade. Without entry stairs in the side setback, residents of the dwelling would be required to travel down a stairway that is incorporated into the building area to exit the dwelling with no direct access to the beach or boardwalk. Without the encroachment, the primary access to the dwelling would be from the garage entry at the rear of the property, which is not typical of other R-2 Zoned properties. Finding: C. Granting of the variance is necessary for the preservation and enjoyment of substantial property rights of the applicant; Facts in Support of Finding: 1. Facts in support of Findings A and B are hereby incorporated by reference. 2. The Project is a beachfront property where the dwellings along West Oceanfront have small front patio areas that lead directly onto the boardwalk. The Applicant is requesting a means of direct access to the patio through stairs which encroach into the front and side setback areas that lead to the beach front. Direct access onto the front patio is a significant benefit of the Property that has existed since the residences were originally constructed and is necessary for the enjoyment of the beach front property. 3. The Applicant is also requesting a set of entry stairs for the single-unit dwelling within the side setback that allow for direct access into the dwelling. Without these entry stairs, the only way to access the dwelling would be to enter from the garage level and travel up the internal stairway onto the main level with the elevated finished floor. Residences of similar lot size and topography located outside of the VE Flood Zone have side yard access into the dwelling that complies with Title 20 and Title 21 the NBMC because the finished floor is on, or near, the existing ground. Direct access into the dwelling without needing to travel through the garage level is necessary for the enjoyment of substantial Property rights of the Applicant. Finding: D. Granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district; Facts in Support of Finding: 1. Facts in support of Finding A are hereby incorporated by reference. 2. Facts in support of Finding C are hereby incorporated by reference. 3. Residences of similar lot size and topography located outside of the VE Flood Zone or constructed prior to the new flood hazard requirements are typically able to 25 Planning Commission Resolution No. PC2024-022 Page 6 of 20 10-18-21 accommodate entry stairs in the side yard setbacks without deviations from development standards. The requested deviations for the Project will provide privileges that are consistent with other properties in the vicinity. 4. Further, the City is currently processing an LCPA with the CCC which would allow these encroachments to be permitted without a variance. The amendments to Title 20 of the NBMC were approved by the City Council on June 27, 2023 (Ordinance No. 2023-10). The Project is consistent with the allowed encroachments proposed in the amendments. Therefore, the requested deviations are expected to be typical of new development in the VE Flood Zone. Finding: E. Granting of the variance will not be detrimental to the harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood; Facts in Support of Finding: 1. The entry stairs for the single-unit dwelling are not detrimental to the neighborhood. The entry stairs and landing toward the center of the building are not visible from neighboring properties and constitute a small portion of the side yard area. The footprint of the stairs is small at approximately 45 square feet within a side yard that is 90 feet long. The handrails and guardrails would also be oriented so that they run along the sides of the staircases and do not directly face the street, which would also minimize visual impacts. 2. The entry stairs from the balcony into the front and side yard below are not detrimental to surrounding properties. The front yard setback contains the lowest three steps of the staircase which do not reach the 42-inch height limit for fences, hedges and walls in the front yard setback. The footprint of the stairs is small at approximately 28 square feet within a side yard that is 90 feet long. Additionally, as conditioned, the guardrails will be designed with open cables and a wood or metal top rail to minimize the visual impact to neighboring properties and individuals using the boardwalk. Finding: F. Granting of the variance will not be in conflict with the intent and purpose of this section, this Zoning Code, the General Plan, or any applicable specific plan; Facts in Support of Finding: 1. Granting the variance request would not increase the density beyond what is planned for the area, and will not result in additional traffic, parking, or demand for other services. 2. The two entry stairs are not in conflict with the intent of the maximum 18-inch height 26 Planning Commission Resolution No. PC2024-022 Page 7 of 20 10-18-21 standard in in Title 20 and Title 21 of the NBMC. The two guardrail and handrail systems are not in conflict with the intent of the 6-foot maximum height standard in Title 20 and Title 21 of the NBMC. The intent of the Code is to prevent the re-grading of setback areas to be significantly higher than the existing grade and to prevent high raised decks, landings, patios, platforms, steps, or similar structures in the side setbacks that abut neighboring side yards and potentially impact privacy. Additionally, the 6-foot maximum height standard for fences, hedges, and walls including guardrail and handrails, is to allow for adequate light and air into neighboring setbacks and to prevent the appearance of the building being walled off from surrounding areas. In this case, the guardrails and handrails are over the 6-foot limit but will be comprised of open cable material and wood or metal top rail which will reduce the appearance of bulk and allow the passage of light into adjacent spaces. 3. The Property is not located within a specific plan area.
 Coastal Development Permit In accordance with Section 21.52.015(F) (Coastal Development Permits – Findings and Decision) of the NBMC, the following findings and facts in support of such findings are set forth: Finding G. Conforms to all applicable sections of the certified Local Coastal Program; Facts in Support of Finding: 1. With exception of the requested variance for the entry stair deviations, the Project 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 3,040 square feet and the proposed floor area is 3,012 square feet. b. The Project provides the minimum required setbacks, which are 5 feet along the front property line abutting West Ocean Front, 3 feet along each side property line, and 5 feet along the rear alley. c. The Project includes garage parking for a total of two vehicles, complying with the minimum two-car garage parking requirement for single-unit dwellings with less than 4,000 square feet of habitable floor area. d. The highest guardrail is less than 24 feet from established grade (17.25 feet NAVD 88) and the highest ridge is no more than 29 feet from established grade, which comply with the maximum height requirements. Pursuant to Section 21.30.060(B)(3)(a) (Height of Structures and Measurement) of the NBMC, the minimum required top of slab elevation for interior living areas of all new 27 Planning Commission Resolution No. PC2024-022 Page 8 of 20 10-18-21 development within flood hazard areas shall be as established by the FIRM recognized by the Building Division as part of flood safety requirements and maps adopted by the Council. The Property is located in the VE Flood Zone and the minimum top of slab elevation is required to be a minimum of 17.25 feet NAVD 88. Pursuant to 21.30.060(B) (Height of Structures and Measurement) of the NBMC, the of a principal structure shall be measured from the top of slab elevation. Therefore, the established grade for the Property is 17.25 feet NAVD 88, and the maximum elevation allowed for a guardrail or flat roof is 41.25 feet NAVD 88 and 46.25 feet NAVD 88 for a sloping roof (minimum 3:12 pitch). 2. The neighborhood is predominantly developed with two and three-story, single-unit and two-unit dwellings. The proposed design, bulk, and scale of the development are consistent with the existing neighborhood pattern of development. 3. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by GeoSoils, Inc., dated May 6, 2024, for the Project. The report concludes that the Project will be reasonably safe from wave runup, overtopping, and future sea level rise. The estimates assume an approximate 3.2-foot increase from sea level rise over the next 75 years (i.e. the life of the structure). The maximum water elevation is 7.7 feet NAVD 88; therefore, the future sea level is estimated to reach approximately 9.5 feet NAVD 88 (the likely range for sea level rise over 75-year design life of the structure based on low risk aversion estimates 66% probability for sea level rise provided by the State of California, Sea Level Rise Guidance: 2018 Update). Additionally, the maximum water elevation using the medium-high risk aversion estimate (0.5% probability) is 13.7 feet NAVD 88. The finished floor elevation of the first floor of the proposed structure is approximately 17.25 feet NAVD 88, which complies with the minimum 9.0-foot (NAVD 88) elevation standard for new structures and exceeds the minimum requirements for future projected sea level rise (9.5 and 13.7 feet NAVD 88). 4. The Coastal Hazards Report and Sea Level Rise Analysis also evaluates the potential for shoreline erosion and wave attack at the site. The report concludes that future wave runup will likely not reach the site under severely eroded beach conditions and extreme storms. The report states that this section of Newport Beach does experience short term erosion, but that the erosion is temporary and largely the result of an energetic winter. The report concludes that the sandy beach in front of the Property is typically over 340 feet wide and has provided adequate protection for the Property over the last several decades. The Project will not need shoreline protection over the life of the development. 5. The Project will be reviewed for compliance with CBC and FEMA standards prior to issuance of a building permit. The project has been designed with a raised finished floor of 17.25 feet NAVD 88, in compliance with FEMA standards. The residential structure is also required to have a pile foundation. Therefore, although unlikely to occur at the Property over the life of the development, the structure has been designed to withstand potential wave action or overtopping in compliance with the FEMA VE Flood Zone standards. 28 Planning Commission Resolution No. PC2024-022 Page 9 of 20 10-18-21 6. The Project does not include the construction of any shoreline protective devices such as seawalls or bulkheads. By nature, any features below the design flood elevation (16 feet NAVD 88) must be open to allow water to flow freely below the raised foundation. For example, stairs in the side setbacks are required to have open treads so water may flow through them. This is a fundamental building requirement in the VE Flood Zone. This is required for any structures (except those specifically exempted like elevators) that are located below the design flood elevation. Therefore, the proposed encroachments would not result in the creation of new shoreline protective devices. Further, pursuant to Section 21.30.030(C)(3)(i)(iv) (Protective Structures) of the NBMC, the 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). 7. The 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 Section 21.30.015(D)(3)(c) (Waterfront Development Standards) of the NBMC. Both requirements are included as conditions of approval that will need to be satisfied prior to final building inspection, and prior to the issuance of building permits, respectively. 8. The Property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the CBC and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 9. The Property is located on a wide beach, approximately 340 feet from the mean high tide line. A Construction Erosion Control Plan was provided to implement temporary Best Management Practices (“BMPs”) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived by construction chemicals and materials. The Project 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. 10. Pursuant to Section 21.35.050 (Water Quality and Hydrology Plan) of the NBMC, due to the proximity of the development to the shoreline and the development containing more than 75% of impervious surface area, a Water Quality and Hydrology Plan (“WQHP”) is required. A preliminary WQHP has been prepared for the project by Toal Engineering, Inc., dated June 12, 2024. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. 29 Planning Commission Resolution No. PC2024-022 Page 10 of 20 10-18-21 11. While the Project does not propose any landscaping at this time, Conditions of Approval No. 9 and No. 10 are included, to ensure that any landscaping complies with Section 21.30.075 (Landscaping) of the NBMC. 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. 12. The Property is not located adjacent to a coastal viewpoint as identified in the Coastal Land Use Plan. The nearest coastal viewpoint is the 38th Street Bridge, which is approximately 1,500 feet from the site and is not visible from the site. Rhine Wharf Pier is another coastal viewpoint in the vicinity, and at approximately 2,000 feet from the site, it is also not visible from the Property. The Project would not block any existing public views of the beach from 32nd street, Seashore Drive, or Balboa Blvd, nor would it impede access to the beach. The Property is located adjacent to the West Ocean Front alley, where intermittent views of the beach are provided at intersections with street ends. As currently developed, the existing property and other residences along West Ocean Front impede views of the ocean from the West Ocean Front alley and provide very limited opportunities to see the beach through side yard setbacks. The subject lot is separated from 32nd street by the adjacent corner lot of the block, and existing views of the beach are available along the 33rd and 32nd Street ends. The Project would not block any existing views through the project site, as there are no existing views through the site. Additionally, the proposed single-unit dwelling complies with all applicable Title 21 development standards (with the exception of side setback encroachments) and maintains a building footprint consistent with the expected neighborhood pattern of development. Most existing homes in the neighborhood are not yet built on a raised slab per the FEMA design guidelines and the City’s Building Code, which will make the Project appear taller than adjacent residences until future development occurs and neighboring properties are also built on raised slabs. 13. The Property is located in the viewshed of the public beach, which is not a designated viewpoint but provides scenic views of the ocean. The project will replace an existing single- unit dwelling with a new single-unit dwelling that complies with applicable development standards. The project also complies with the City’s Residential Development Standards provided in Title 20 of the NBMC that restrict the location of third floors. Although not required, the project proposes a relatively small third floor totaling 377 square feet, and the third floor living space is set back approximately 30 feet from the front property line and approximately 22 feet from the rear property line. Compliance with third floor standards minimize the appearance of bulk and scale from the adjacent beach, neighboring properties, and street. 14. The Project would be constructed with a finished floor that is approximately 6 feet above the existing beach elevation and the overall height of the structure will appear higher than neighboring properties. However, as the other 165 properties along the beach from 24th Street to 48th Street redevelop, they will also be required to comply with the VE Flood Zone construction standards that necessitate raised foundations on caissons. 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 30 Planning Commission Resolution No. PC2024-022 Page 11 of 20 10-18-21 H. 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 Property is located between the nearest public road and the sea or shoreline. Section 21.30A.040 (Determination of Public Access/Recreation Impacts) of the NBMC 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 dwelling located on standard R-2 lot with a new single-unit dwelling. Therefore, the Project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. 2. The Property is located adjacent to the West Oceanfront boardwalk which provides a path along the beach for pedestrian and bicycle use. The boardwalk serves as lateral access to the beach. The steps and walls within the front setback do not exceed the maximum height of 42 inches and do not create a visual impact within the front setback area abutting the boardwalk. Vertical access to the beach is available in proximity to the site at the 32nd and 33rd Street-end. The Project does not have any features that would obstruct vertical or lateral access to the beach. 3. The Project does not involve the removal or creation of additional street parking spaces. In accordance with Section 21.52.090 (Relief from Implementation Plan Development Standards) of the NBMC, the Planning Commission may approve a waiver to a development standard of the Implementation Plan only after making the following findings: Finding: I. The Planning Commission has considered the following: i. Whether or not the development is consistent with the certified Local Coastal Program to the maximum extent feasible; and ii. Whether or not there are feasible alternatives that would provide greater consistency with the certified Local Coastal Program and/or that are more protective of coastal resources; Facts in Support of Finding: 1. The proposed deviations for entry stairs within side setbacks are designed to be consistent with the Coastal Land Use Plan and Title 21 to the maximum extent feasible. The deviations are also consistent with the LCPA that is currently being processed with the CCC. The proposed top of landing height for the staircases is approximately 3 feet, 4 inches for the staircase providing access to the patio and 5 feet, 7.5 inches for the 31 Planning Commission Resolution No. PC2024-022 Page 12 of 20 10-18-21 other staircase in the center of the property. Both exceed the maximum 18-inch height requirements for steps in the side yard setback. The existing grade below the proposed stair is 11.28 feet NAVD 88, which is 5 feet,11.5 inches lower than the required 17.25- foot finished floor for the dwelling. An exterior entryway into the dwelling is not feasible without relief from the maximum stair and fence height limits. The applicant is seeking relief from the maximum 18-inch height limit in the side yard setback area in order to provide access from the dwelling to the patio area that fronts the boardwalk. Both sets of stairs are designed to the minimum height necessary to provide access to the dwelling while meeting safety standards of the CBC as certified in Title 15 (Buildings and Construction) of the NBMC. 2. An alternative to the side yard entry stairs near the center of the Property is to have the entrance door at the side yard grade level and to design a stair system within the buildable area. Stairs within the buildable area count as floor area but reduce the opportunity for practical living areas such as living rooms and bedrooms. The Project is already significantly impacted by the minimum design requirements of the VE Flood Zone. Interior stairs would not provide greater consistency with the LCP and are not more protective of coastal resources. 3. Similarly, an alternative for the entry stair near the front of the Property is to reduce the livable floor area of the dwelling and to construct the staircase within the buildable area outside of the front and side setbacks. However, the lot is not excessively large at 2,250 square feet, and implementing a staircase within the buildable area would reduce the amount of livable area dedicated to the living room. A front access point that leads to the beach would typically be permitted in front setbacks, and in this case only requires deviation for height due to the new flood hazard regulations in the VE Flood Zone. Relocating the staircase into the buildable area would not provide greater consistency with the LCP and is not more protective of coastal resources. 4. The lot is 2,250 square feet and 25 feet wide. Implementing a staircase within the buildable area would reduce the amount of available balcony space, which provides ocean views and is a valuable element of the property. The portion of the entry stairs fronting West Oceanfront and the public beach that are within the front setback area include a handrail made of open cables with a wood or metal top rail. The highest point of the guard rail within the front setback area is five feet from existing grade, and the height of the tallest step in the front setback area is approximately 24 inches from existing grade where the maximum allowed height is 42 inches for steps and 6 feet for guard rails, which will lessen the visual impact to the public. Finding: J. The granting of the variance is necessary due to special circumstances applicable to the property, including location, shape, size, surroundings, topography, and/or other physical features, the strict application of the development standards otherwise applicable to the property denies the property owner privileges enjoyed by other property owners in the vicinity and in the same coastal zoning district. 32 Planning Commission Resolution No. PC2024-022 Page 13 of 20 10-18-21 Fact in Support of Finding: 1. Facts in support of Finding A are hereby incorporated by reference. Finding: K. The variance complies with the findings required to approve a coastal development permit in NBMC Section 21.52.015(F). Fact in Support of Finding: 1. Facts in support of Finding G and H are hereby incorporated by reference. Finding: L. The variance will not result in development that blocks or significantly impedes public access to and along the sea or shoreline and to coastal parks, trails, or coastal bluffs. Facts in Support of Finding: 1. Facts 11 and 12 in support of Finding G are hereby incorporated by reference. 2. Facts in support of Finding H are hereby incorporated by reference. Finding: M. The variance will not result in development that blocks or significantly impairs public views to and along the sea or shoreline or to coastal bluffs and other scenic coastal areas. Facts in Support of Finding: 1. Facts 12 and 13 in support of Finding G are hereby incorporated by reference. 2. Although the Property allows for 6-foot-tall walls in the side setback, the existing property wall is only 5 feet, 6 inches above grade at the highest point. Further, the entry stairs are comprised of two separate smaller stairs rather than two large connecting staircases and are designed with guardrails made of open cables and a wood or metal top rail to lessen the visual impacts to neighboring properties and visitors walking towards the boardwalk. Finding: N. The variance will not result in development that has an adverse effect, either individually or cumulatively, on coastal resources, including wetlands, sensitive habitat, vegetation or wildlife species. 33 Planning Commission Resolution No. PC2024-022 Page 14 of 20 10-18-21 Fact in Support of Finding: The Property is not located on or near coastal resources such as wetlands, sensitive habitat, vegetation, or wildlife species. There are no other known coastal resources in the immediate area that could be affected by the Project. Finding: O. The granting of the variance will not be contrary to, or in conflict with, the purpose of this Implementation Plan, nor to the applicable policies of the Local Coastal Program. Fact in Support of Finding: 1. Facts in support of Finding G are hereby incorporated by reference. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby finds this Project is categorically exempt from the California Environmental Quality Act pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 2. The Planning Commission of the City of Newport Beach hereby approves PA2024-0121 to allow a Variance and Coastal Development Permit, subject to the conditions set forth in Exhibit “A”, which is attached hereto and incorporated herein by reference. 3. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 (Local Coastal Implementation Plan), of the NBMC. 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 NBMC and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the California Public Resources Code. PASSED, APPROVED, AND ADOPTED THIS 3RD DAY OF OCTOBER, 2024. AYES: NOES: ABSTAIN: 34 Planning Commission Resolution No. PC2024-022 Page 15 of 20 10-18-21 ABSENT: BY:_________________________ Mark Rosene, Chair BY:_________________________ David Salene, Secretary Attachment(s): Exhibit A – Conditions of Approval 35 Planning Commission Resolution No. PC2024-022 Page 16 of 20 10-18-21 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. The Project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 3. 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 Variance and Coastal Development Permit. 4. This Variance and Coastal Development Permit filed as PA2024-0121 shall expire unless exercised within 24 months from the date of approval as specified in Sections 21.54.060 and 20.54.060 (Time Limits and Extensions) of the NBMC, unless an extension is otherwise granted by the Community Development Director. 5. This Variance and Coastal Development Permit may be modified or revoked by the Planning Commission should they determine 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 the Property or improvements in the vicinity or if the Property is operated or maintained so as to constitute a public nuisance. 6. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require an amendment to this Variance and Coastal Development Permit or the processing of a new Variance and Coastal Development Permit. 7. A copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 8. The guardrails and handrails located within the side setbacks (associated with the stair encroachments) shall be constructed of glass or open material so that 40% of the guardrails are open throughout. 9. Prior to the issuance of building permits, the Applicant shall submit a landscape and irrigation plan prepared by a licensed landscape architect. These plans shall incorporate drought tolerant plantings and water efficient irrigation practices, and the plans shall be approved by the Planning Division. 36 Planning Commission Resolution No. PC2024-022 Page 17 of 20 10-18-21 10. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 11. Prior to final building permit inspection, an agreement in a form approved by the City Attorney between the Owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices to address the threat of damage or destruction from waves, erosion, storm conditions, landslides, seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the Property, or development of the Property, today or in the future. The agreement shall be binding against the Owners and successors and assigns. 12. Prior to the issuance of a building permit, the 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. 13. The Applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of native birds pursuant to MBTA: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one or two short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 37 Planning Commission Resolution No. PC2024-022 Page 18 of 20 10-18-21 14. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Erosion Control Plan. 15. 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. 16. 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. 17. 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. 18. Construction activities shall comply with Section 10.28.040 of the NBMC, which restricts hours of noise-generating construction activities 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. 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 either the property owner or the leasing agent. 20. This approval shall expire and become void unless exercised within 24 months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 20 Planning and Zoning of the Newport Beach Municipal Code. 21. 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 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 Newport Homes LLC Residence including, but not limited to a variance and coastal development permit. 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 38 Planning Commission Resolution No. PC2024-022 Page 19 of 20 10-18-21 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. Building Division 22. 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. 23. 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 percent soil moisture content in the top 6-inch surface layer, subject to review/discretion of the geotechnical engineer. 24. Prior to the issuance of a grading permit, the applicant shall prepare and submit a Water Quality Management Plan (WQMP) for the Project, subject to the approval of the Building Division and Code and Water Quality Enforcement Division. The WQMP shall provide appropriate Best Management Practices (BMPs) to ensure that no violations of water quality standards or waste discharge requirements occur. 39 Planning Commission Resolution No. PC2024-022 Page 20 of 20 10-18-21 25. A list of “good housekeeping” practices will be incorporated into the long-term post- construction operation of the site to minimize the likelihood that pollutants will be used, stored or spilled on the site that could impair water quality. These may include frequent parking area vacuum truck sweeping, removal of wastes or spills, limited use of harmful fertilizers or pesticides, and the diversion of storm water away from potential sources of pollution (e.g., trash receptacles and parking structures). The Stage 2 WQMP shall list and describe all structural and non-structural BMPs. In addition, the WQMP must also identify the entity responsible for the long-term inspection, maintenance, and funding for all structural (and if applicable Treatment Control) BMPs. 26. Walls located below the Design Flood Elevation (DFE) shall be designed as breakaway walls per the National Flood Insurance Program (NFIP) 60.3(e)(5). 27. Elevators shall be designed per the American Society of Civil Engineers (ASCE) 24 Section 7.5. 28. Stairs located below the DFE shall be constructed of flood damage resistant material and be of open design per NFIP 60.3(e)(5) and ASCE 24 Section 8.1. Public Works Department 29. The Applicant shall install a new sewer clean out on the existing sewer lateral per City Standard 406. 40 41 IN T E N T I O N A L L Y B L A N K P A G E 42 T.O. RAISED SLAB T.O. PL T.O. SHTG T.O. PL T.O. SHTG T.O. WDW 7'- 0 " T.O. PL 8'- 1 " 8'- 1 " T.O. SHTG T.O. SHTG 9'- 7 " T.O. PL P.L.P.L. ±2 9 ' - 0 " (N O T E : H E I G H T C E R T I F I C A T I O N I N S P E C T I O N R E Q U I R E D ) T.O. ROOF (FIN.) 17.25' B.F.E. 15.00' 14 ' - 1 0 " T.O. PL 6'- 2 " T.O. WDW 8'- 0 " T.O. WDW 7'- 0 " T.O. PL T.O. MAX FLAT (FIN.) T.O. CURB T.O. GRADE 5'- 8 " T.O. WDW 5'- 0 " T.O. WDW 6'- 0 " 46.25' 41.25' T.O. MAX FLAT (FIN.) 41.25' T.O. GRADE ±11.25' T.O. GRADE ±11.28' T.O. LANDING±16.92' T.O. GUARD ±20.42' T.O. LANDING ±14.63' T.O. GUARD±18.13' 43 44 45 IN T E N T I O N A L L Y B L A N K P A G E 46 CS COVER SHEET 1ST SUBMITTAL - 2ND SUBMITTAL - 3RD SUBMITTAL -4TH SUBMITTAL - M E S A S T U D I O ARCHITECTURE & DESIGN WWW.MESASTUDIO.DESIGN 949.204.0076 STAMP: BUILDING DEPARTMENT SUBMITTAL: REVISIONS: SHEET TITLE: SHEET NUMBER: PLOT DATE: MESA STUDIO, INC © 2024 - ALL RIGHTS RESERVED. THE DRAWINGS, DESIGNS, INFORMATION, CONTENT AND PROCEDURES DESCRIBED HEREIN ARE FOR THE EXCLUSIVE USE OF MESA STUDIO, INC. OR AFFILIATES, AND AS SUCH, ARE NOT TO BE REPRODUCED IN ANY FORM OR MEDIA, CURRENT OR FUTURE, OR DISCLOSED TO OTHERS WITHOUT THE WRITTEN CONSENT OF MESA STUDIO, INC. DISTRIBUTION OF DUPLICATION OF THESE DOCUMENTS IS NOT TO BE CONSTRUCTED AS PUBLICATION IN DEROGATION OF THERE RIGHTS. VISUAL CONTACT WITH THESE DOCUMENTS SHALL CONSTITUTE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. 8/22/2024 3202 W. OCEANFRONT 23011 NEWPORT HOMES LLC. 6859 E. REMBRANDT AVE, SUITE 115 MESA, AZ 85212 CO A S T A L D E V E L O P M E N T P E R M I T S U B M I T T A L - P A 2 0 2 4 - 0 1 2 1 3 2 0 2 W. O C E A N F R O N T APN 423-343-18 COASTAL DEVELOPMENT PERMIT SUBMITTAL 47 ∠ANGLE ℄CENTERLINE Ø DIAMETER OR ROUND A/C AIR CONDITIONING ABV ABOVE ACOUS ACOUSTICAL ADJ ADJUSTABLE A.F.F. ABOVE FINISH FLOOR ALUM ALUMINUM ALT. ALTERNATE OR ALTERNATIVE APROX APPROXIMATE ARCH ARCHITECTURAL ASPH ASPHALTAW AWNING BA BATH BALC BALCONY BD BOARD BED BEDROOM BITUM BITUMINOUS BLDG BUILDING BLKG BLOCKING BLW BELOW BM BEAM BOT BOTTOM CAB CABINET CEM CEMENT CER CERAMIC C.I. CAST IRON CIR CIRCLE OR CIRCULARCLG CEILING CLKG CAULKING CLR CLEAR C.M.U CONCRETE MASONRY UNIT COL COLUMN CONC CONCRETE CONN CONNECTION CONST CONSTRUCTION CONT CONTINUOUS CSMT CASEMENT C.R. CORROSION RESISTANT C.T. CERAMIC TILE CNTR CENTER CW COLD WATER DBL DOUBLE DEPT DEPARTMENTDTL DETAIL DH DOUBLE HUNG DIA DIAMETER DIM DIMENSION DISP DISPENSER DK DECK DN DOWN DR DOOR DRN DRAIN DS DOWNSPOUT DWG DRAWING ELEC ELECTRICAL ELEV ELEVATION EMER EMERGENCY ENCL ENCLOSURE EQ EQUAL EQPT EQUIPMENT EXIST EXISTING EXP EXPANSION EXPD EXPOSED EXT EXTERIOR F.H. FIRE ALARM F.E.C. FIRE EXTINGUISHER CABINET F.F. FINISH FLOOR FG FIXED GLASS FIN FINISH FLASH FLASHINGFLR FLOOR FLUOR FLUORESCENT FND FOUNDATION F.O.C. FACE OF CONCRETE F.O.F. FACE OF FINISH F.O.S. FACE OF STUD FPRF FIREPROOF FR DR FRENCH DOOR FT FOOT OR FEET FTG FOOTING FURR FURRING GA GAUGE GALV GALVANIZED G.D.O GARAGE DOOR OPENER G.I. GALVANIZED IRON GL GLASS GND GROUND GR GRADE GYP GYPSUM H.B. HOSE BIBB H.C. HOLLOW CORE HD HEADER HDWD HARDWOOD HDW HARDWARE H.M. HOLLOW METAL HORIZ HORIZONTAL HR HOURHT HEIGHT IN INCH OR INCHES INSUL INSULATION INT INTERIOR JAN JANITOR JT JOINT KITCH KITCHEN LAU LAUNDRY LAV LAVATORY LT LIGHT MAX MAXIMUM M.C. MEDICINE CABINET MECH MECHANICAL MEMB MEMBRANE MFR MANUFACTURER MIN MINIMUM MISC MISCELLANEOUS M.O. MASONRY OPENINGMTD MOUNTED MTL METAL MUL MULLION N.I.C. NOT IN CONTRACT NO NUMBER NOM NOMINAL N.T.S. NOT TO SCALE o/OVER OA OVERALL O.H. OVERHANG OBS OBSCURE O.C. ON CENTER OFF OFFICE OPNGOPENING OPP OPPOSITE PRCST PRECASTPL PLATE PLAS PLASTER PLYWD PLYWOOD PNT POINT PR PAIR P.T. PRESSURE TREATED R RISER RAD RADIUS RECT RECTANGULAR REF REFERENCE REFER REFRIGERATOR REINF REINFORCED REQ REQUIRED RESIL RESILIENT REV REVISION RF ROOFRM ROOM R.O. ROUGH OPENING RWD REDWOOD SC SOLID CORE SCHED SCHEDULED SECT SECTION SH SINGLE HUNG SHWR SHOWER SHT SHEET SHTG SHEATHING SIM SIMILAR SLP SLOPE SLDR SLIDER SNK SINK SPEC SPECIFICATION SQ SQUARE S.C. STAINLESS STEEL S.S.D SEE STRUCTURAL DRAWING STA STATION STD STANDARD STL STEEL STOR STORAGE STR STAIR STRUCT STRUCTURAL SUSP SUSPENDED SW SOLID WOOD SYM SYMMETRICAL T&G TONGUE AND GROOVE T.B. TOWEL BAR T.O. TOP OF __ THK THICK T.O.C.TOP OF CURB T.P. TOILET PAPER HOLDER T TREAD T.O.W. TOP OF WALL TYP TYPICAL UNF UNFINISHEDU.N.O. UNLESS NOTED OTHERWISE UR URINAL VERT VERTICAL VEST VESTIBULE w/ WITH w/o WITHOUT W.C. WATER CLOSET WD WOOD WDW WINDOW WP WATERPROOF WSCT WAINSCOT WT WEIGHT W.I. WROUGHT IRON W.I.C. WALK IN CLOSET ABBREVIATIONS PROJECT DATA AREA CALCULATIONS PROJECT DIRECTORY CLIENT/OWNER: NEWPORT HOMES LLC. 6859 E. REMBRANDT AVE, SUITE 115 MESA, AZ 85212 PHONE: 480.840.4046 ARCHITECT: MESA STUDIO ARCHITECTURE & DESIGN 3090 BRISTOL STREET - 4TH FLOOR COSTA MESA, CA 92626 CONTACT: DAVID DILETTOSO PHONE: 949.204.0076 EMAIL: HELLO@MESASTUDIO.DESIGN STRUCTURAL ENGINEER: ESI/FME STRUCTURAL ENGINEERS 1800 EAST 16TH STREET, UNIT B SANTA ANA, CA 92701 CONTACT: FARHAD MANSHADI PHONE: 657.335.4112 EMAIL: FARHAD@ESIFME.COM CIVIL ENGINEER | LAND SURVEYOR: TOAL ENGINEERING 139 AVENIDA NAVARRO SAN CLEMENTE, CA 92672 CONTACT: ARTA ALIZADEH PHONE: 949.492.8586 EMAIL: AALIZADEH@TOALENGINEERING.COM PROJECT SCOPE SCOPE: DEMOLISH AN EXISTING SINGLE STORY SFD HOME. CONSTRUCT A NEW THREE STORY SINGLE FAMILY DETACHED HOME ON A RAISED FOUNDATION (FEMA FLOOD ZONE) AND AN ATTACHED TWO-CAR GARAGE WITH COVERED AND UNCOVERED OUTDOOR SPACE ON THE 2ND AND 3RD FLOORS. INDEX OF DRAWINGS GENERAL: CS COVER SHEET IN INDEX SHEET CIVIL: C-1 PRELIMINARY GRADING PLAN C-2 CONSTRUCTION POLLUTION PREVENTION PLAN TP-01 TOPOGRAPHIC SITE SURVEY W-1 WATER QUALITY MANAGEMENT PLAN ARCHITECTURAL: A0-00 AREA CALCULATIONS A0-01 ARCHITECTURAL SITE PLANS A1-01 SLAB EDGE PLAN A2-01 FLOOR PLANS A2-02 FLOOR PLANS A3-01 ROOF PLAN A4-01 SECTIONS A5-01 EXTERIOR ELEVATIONS A5-02 COLOR & MATERIALS A8-01 SCHEDULES SUPPLEMENTAL MATERIALS: - PROJECT DESCRIPTION AND VARIANCE REQUEST - SOILS REPORT - COASTAL HAZARDS REPORT - WQHP REPORT REVISION HISTORY ACKNOWLEDGMENT IN INDEX SHEET GEOTECHNICAL ENGINEER: EGA CONSULTANTS INC. 375-C MONTE VISTA AVENUE COSTA MESA, CA 92627 CONTACT: DAVID WORTHINGTON PHONE: 949.642.9309 EMAIL: WORTHY10@AOL.COM VICINITY MAP PROJECT NOTES 1. THE MAXIMUM TIME TO COMPLETE CONSTRUCTION ON A PROJECT IS LIMITED TO THREE YEARS FROM THE DATE OF THE PERMIT FOR ALL PERMITS ISSUED AFTER JUNE 01, 2019 AS REQUIRED BY NBMC SECTION 15.02.095 2. PROJECT INFORMATION SIGN SHALL BE PROVIDED FOR PROJECTS REQUIRING FENCING (NEW STRUCTURE OR ADDITION AND REMODEL TO AN EXISTING STRUCTURE WITH A COMBINED FLOOR AREA EXCEEDING SEVENTY-FIVE (75) PERCENT OF THE FLOOR ARE OF THE PROPOSED STRUCTURE) IN DESIGNATED "HIGH DENSITY AREAS". SIGN SHALL COMPLY WITH NBMC 15.60.030 3. OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTIONS. 4. AC TYPE AND LOCATION PERMIT SHALL BE OBTAINED BEFORE PRIOR TO RUNNING REFRIGERATION LINES, ELECTRICAL CONDUIT/CONDUCTOR AND DISCONNECTS. 5. SEE CG-1 FOR ADDITIONAL PROJECT DOCUMENTATION DEFERRED SUBMITTALS NOTE: DEFERRED SUBMITTAL TO BE REVIEWED BY PROJECT ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL FOR PLAN CHECK OR APPROVED BY THE CITY. 1. FIRE SPRINKLERS (NFPA 13D SYSTEM) 2. SOLAR PV SYSTEM (MIN. 2.57 kW DC SYSTEM PER T-24) 3. AC TYPE AND LOCATION 4. HVAC SOUND ATTENUATION DESIGN (PER ARI STD. 275) 1ST SUBMITTAL - 2ND SUBMITTAL - 3RD SUBMITTAL -4TH SUBMITTAL - M E S A S T U D I O ARCHITECTURE & DESIGN WWW.MESASTUDIO.DESIGN 949.204.0076 STAMP: BUILDING DEPARTMENT SUBMITTAL: REVISIONS: SHEET TITLE: SHEET NUMBER: PLOT DATE: MESA STUDIO, INC © 2024 - ALL RIGHTS RESERVED. THE DRAWINGS, DESIGNS, INFORMATION, CONTENT AND PROCEDURES DESCRIBED HEREIN ARE FOR THE EXCLUSIVE USE OF MESA STUDIO, INC. OR AFFILIATES, AND AS SUCH, ARE NOT TO BE REPRODUCED IN ANY FORM OR MEDIA, CURRENT OR FUTURE, OR DISCLOSED TO OTHERS WITHOUT THE WRITTEN CONSENT OF MESA STUDIO, INC. DISTRIBUTION OF DUPLICATION OF THESE DOCUMENTS IS NOT TO BE CONSTRUCTED AS PUBLICATION IN DEROGATION OF THERE RIGHTS. VISUAL CONTACT WITH THESE DOCUMENTS SHALL CONSTITUTE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. 8/22/2024 3202 W. OCEANFRONT 23011 NEWPORT HOMES LLC. 6859 E. REMBRANDT AVE, SUITE 115 MESA, AZ 85212 CO A S T A L D E V E L O P M E N T P E R M I T S U B M I T T A L - P A 2 0 2 4 - 0 1 2 1 PROJECT TYPE:SINGLE FAMILY DETACHED APN:423 343 18 CONSTRUCTION TYPE: VB (NON-RATED) SPRINKLERED OCCUPANCY:R-3 DWELLING, U - GARAGE NUMBER OF STORIES: 3 CODE COMPLIANCE: 2022 CRC, 2022 CPC, 2022 CMC, 2022 CEC, 2022 CA ENERGY CODE, 2022 CGBC, ALL AS AMENDED BY THE STATE OF CALIFORNIA AND THE PROJECT CITY. CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NBMC) HERS VERIFICATIONS REQUIRED. SEE ENERGY REPORT LOT INFORMATION REQUIRED PROVIDED LOT SIZE (25' X 90')2,250 SQ FT BUILDABLE AREA 1,520 SQ FT MAX FLOOR AREA (2.0 BA)3,040 SQ FT 3,010 SQ FT OPEN VOLUME AREA (NA)0 SQ FT 226 SQ FT THIRD FLOOR LIMIT (NA)0 SQ FT 377 SQ FT THIRD FLOOR COVERED COMBO (50% BA)760 SQ FT 586 SQ FT LANDSCAPE AREA (BY OTHERS)N/A SQ FT N/A SQ. FT. AREA CALCULTIONS FIRST FLOOR (LIVE-ABLE)933 SQ FT SECOND FLOOR (LIVE-ABLE)1,324 SQ FT THIRD FLOOR (LIVE-ABLE)377 SQ FT TOTAL (LIVE-ABLE)2,634 SQ FT GARAGE (GROUND LEVEL)376 SQ FT GROSS FLOOR AREA (TOTAL)3,010 SQ FT OUTDOOR BALCONY 1 (1ST FLOOR)126 SQ FT BALCONY 2 (2ND FLOOR)100 SQ FT COVERED DECK (3RD FLOOR)209 SQ FT UNCOVERED DECK 1 (3RD FLOOR)295 SQ FT UNCOVERED DECK 2 (3RD FLOOR)182 SQ FT N 48 C-1 PRELIMINARY GRADING PLAN 1ST SUBMITTAL - 2ND SUBMITTAL - 3RD SUBMITTAL -4TH SUBMITTAL - BUILDING DEPARTMENT SUBMITTAL: REVISIONS: SHEET TITLE: SHEET NUMBER: PLOT DATE:8/22/2024 3202 W. OCEANFRONT 23011 NEWPORT HOMES LLC. 6859 E. REMBRANDT AVE, SUITE 115 MESA, AZ 85212 50 D D P R O G R E S S - N O T F O R C O N S T R U C T I O N 49 C-2 CONSTRUCTION POLLUTION PREVENTION PLAN 1ST SUBMITTAL - 2ND SUBMITTAL - 3RD SUBMITTAL -4TH SUBMITTAL - BUILDING DEPARTMENT SUBMITTAL: REVISIONS: SHEET TITLE: SHEET NUMBER: PLOT DATE:8/22/2024 3202 W. OCEANFRONT 23011 NEWPORT HOMES LLC. 6859 E. REMBRANDT AVE, SUITE 115 MESA, AZ 85212 50 D D P R O G R E S S - N O T F O R C O N S T R U C T I O N 50 TP-01 TOPOGRAPHIC AND SITE SURVEY 1ST SUBMITTAL - 2ND SUBMITTAL - 3RD SUBMITTAL -4TH SUBMITTAL - BUILDING DEPARTMENT SUBMITTAL: REVISIONS: SHEET TITLE: SHEET NUMBER: PLOT DATE:8/22/2024 3202 W. OCEANFRONT 23011 NEWPORT HOMES LLC. 6859 E. REMBRANDT AVE, SUITE 115 MESA, AZ 85212 50 D D P R O G R E S S - N O T F O R C O N S T R U C T I O N 51 W-1 WATER QUALITY MANAGEMENT PLAN 1ST SUBMITTAL - 2ND SUBMITTAL - 3RD SUBMITTAL -4TH SUBMITTAL - BUILDING DEPARTMENT SUBMITTAL: REVISIONS: SHEET TITLE: SHEET NUMBER: PLOT DATE:8/22/2024 3202 W. OCEANFRONT 23011 NEWPORT HOMES LLC.6859 E. REMBRANDT AVE, SUITE 115 MESA, AZ 85212 50 D D P R O G R E S S - N O T F O R C O N S T R U C T I O N 52 UP9 RUP9 R 2-CAR GARAGECRAWLSPACE ELEVATOR GARAGE TOTAL 376 SQ. FT. G23 SQ. FT. 20'-3" 18 ' - 5 " 612" 4'- 1 1 12" G1 373 SQ. FT. DN9 R UP17 R DN9 R 2-CAR GARAGE BALCONY 1 WATERPROOF DECKING ELEVATOR DROP PDR. MECH.PANTRY STOR.DINING KITCHEN GREAT ROOM FIRST FLOOR TOTAL 933 SQ. FT. BALCONY 1 124 SQ. FT. F1276 SQ. FT.F2 237 SQ. FT. F3 304 SQ. FT. F5 16 SQ. FT. F4 99 SQ. FT. F6 1 SQ. FT. 16'-212"13'-712"20'-6" 13 ' - 5 12" 4'-1 1 12" 20'-0"1'-1" 1'-4 " 7'-612" 2'-1 12" 18 ' - 9 " 17 ' - 5 " DN17 R UP15 R BALCONY 2 WATERPROOF DECKING ELEVATOR PRIMARYBEDROOM PRIMARY BATH 7'-7 " F L A T 7'-1" FLAT W.I.C. LAU.OFFICE BEDROOM 2 BA. 2 W.I.C. BA. 3 CLO. CLO.BEDROOM 3BEDROOM 4 7'-1" FLAT SECOND FLOOR 1324 SQ. FT. BALCONY 2 100 SQ. FT. S1 492 SQ. FT.S2 70 SQ. FT. S343 SQ. FT.S4105 SQ. FT.S5 48 SQ. FT. S6 104 SQ. FT. S7 462 SQ. FT. 24'-712"5'-8"3'-4"7'-2"3'-4"5'-212"26'-3" 18 ' - 9 " 13' - 4 12" 12 ' - 1 0 12" 14' - 7 12"14 ' - 6 12" 18 ' - 5 " 18 ' - 9 " DN15 R BONUS BATH 4ELEVATORMECH. ROOMSTORAGE COVEREDDECK UNCOVERED DECK 1 UNCOVEREDDECK 2 THIRD FLOOR 377 SQ. FT. COVERED DECK 209 SQ. FT. UNCOVERED DECK 1 295 SQ. FT.UNCOVERED DECK 2 182 SQ. FT. T1 124 SQ. FT. T2 43 SQ. FT. T3 158 SQ. FT. T4 49 SQ. FT. T5 3 SQ. FT. 10'-912"3'-4"9'-312" 5'-012" 5'- 4 12" 7" 9'-112" 13 ' - 4 12"12' - 1 0 12" 14 ' - 7 12" SCALE: 3/16" = 1'-0" FLOOR PLAN GROUND FLOOR A0-00 AREA CALCULATIONS 1ST SUBMITTAL - 2ND SUBMITTAL - 3RD SUBMITTAL -4TH SUBMITTAL - M E S A S T U D I O ARCHITECTURE & DESIGN WWW.MESASTUDIO.DESIGN 949.204.0076 STAMP: BUILDING DEPARTMENT SUBMITTAL: REVISIONS: SHEET TITLE: SHEET NUMBER: PLOT DATE: MESA STUDIO, INC © 2024 - ALL RIGHTS RESERVED. THE DRAWINGS, DESIGNS, INFORMATION, CONTENT AND PROCEDURES DESCRIBED HEREIN ARE FOR THE EXCLUSIVE USE OF MESA STUDIO, INC. OR AFFILIATES, AND AS SUCH, ARE NOT TO BE REPRODUCED IN ANY FORM OR MEDIA, CURRENT OR FUTURE, OR DISCLOSED TO OTHERS WITHOUT THE WRITTEN CONSENT OF MESA STUDIO, INC. DISTRIBUTION OF DUPLICATION OF THESE DOCUMENTS IS NOT TO BE CONSTRUCTED AS PUBLICATION IN DEROGATION OF THERE RIGHTS. VISUAL CONTACT WITH THESE DOCUMENTS SHALL CONSTITUTE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. 8/22/2024 3202 W. OCEANFRONT 23011 NEWPORT HOMES LLC. 6859 E. REMBRANDT AVE, SUITE 115 MESA, AZ 85212 CO A S T A L D E V E L O P M E N T P E R M I T S U B M I T T A L - P A 2 0 2 4 - 0 1 2 1 SCALE: 3/16" = 1'-0" FLOOR PLAN FIRST FLOOR LOT INFORMATION REQUIRED PROVIDED LOT SIZE (25' X 90')2,250 SQ FT BUILDABLE AREA 1,520 SQ FT MAX FLOOR AREA (2.0 BA)3,040 SQ FT 3,010 SQ FT OPEN VOLUME AREA (NA)0 SQ FT 226 SQ FT THIRD FLOOR LIMIT (NA)0 SQ FT 377 SQ FT THIRD FLOOR COVERED COMBO (50% BA)760 SQ FT 586 SQ FT LANDSCAPE AREA (BY OTHERS)N/A SQ FT N/A SQ. FT. AREA CALCULTIONS FIRST FLOOR (LIVE-ABLE)933 SQ FT SECOND FLOOR (LIVE-ABLE)1,324 SQ FT THIRD FLOOR (LIVE-ABLE)377 SQ FT TOTAL (LIVE-ABLE)2,634 SQ FT GARAGE (GROUND LEVEL)376 SQ FT GROSS FLOOR AREA (TOTAL)3,010 SQ FT OUTDOOR BALCONY 1 (1ST FLOOR)126 SQ FT BALCONY 2 (2ND FLOOR)100 SQ FT COVERED DECK (3RD FLOOR)209 SQ FT UNCOVERED DECK 1 (3RD FLOOR)295 SQ FT UNCOVERED DECK 2 (3RD FLOOR)182 SQ FT SCALE: 3/16" = 1'-0" FLOOR PLAN SECOND FLOOR SCALE: 3/16" = 1'-0" FLOOR PLAN THIRD FLOOR GROUND FLOOR (GARAGE) G1 373 SQ FT G2 3 SQ FT X0SQ FT TOTAL 376 SQ FT FIRST FLOOR F1 276 SQ FT F2 237 SQ FT F3 304 SQ FT F4 99 SQ FT F5 16 SQ FT F6 1 SQ FT TOTAL 933 SQ FT SECOND FLOOR S1 492 SQ FT S2 70 SQ FT S3 43 SQ FT S4 105 SQ FT S5 48 SQ FT S6 104 SQ FT S7 462 SQ FT TOTAL 1,324 SQ FT THIRD FLOOR T1 124 SQ FT T2 43 SQ FT T3 158 SQ FT T4 49 SQ FT T5 3 SQ FT TOTAL 377 SQ FT 53 PROPERTY LINE OC E A N F R O N T PROPOSED FOOTPRINT AL L E Y AL L E Y EXISTING SINGLE STORY RESIDENCE (DEMO) 3202 W OCEANFRONT NEWPORT BEACH, CA. 92663 APN # 423-343-18 LOT 2, BLOCK 2 EXISTING DETACHED GARAGE (DEMO) LOT 1 - EXISTING 3-STORY RESIDENCE (NOT PART OF SCOPE) LOT 3 - EXISTING 3-STORY RESIDENCE (NOT PART OF SCOPE) SA N D 90.00' 25 . 0 0 ' KEEP EXISTING WALL EXISTING WALL (DEMO) EXISTING HARDSCAPE (DEMO) EXISTING HARDSCAPE (DEMO) EXISTING WATER METER LOCATION. PROTECT IN PLACE EXISTING SEWER CLEANOUT EXISTING ELECTRICAL BOX EXISTING SEWER CLEANOUT EXISTING GAS METER UP9 RUP 9 R 2-CAR GARAGE CONCRETE CRAWLSPACE ELEVATOR OC E A N F R O N T SA N D PROPERTY LINE FOOTPRINT LOT 1 - EXISTING 3-STORY RESIDENCE (NOT PART OF SCOPE) LOT 3 - EXISTING 3-STORY RESIDENCE (NOT PART OF SCOPE) AL L E Y 90.00' 25 . 0 0 ' EXISTING WATER METER LOCATION. PROTECT IN PLACEEXISTING WALL TO REMAIN 10'-112" F.O.S. (10'-0" F.O.F MIN.) 3'- 1 12" F.O . S . (3 ' F . O . F . MIN . ) ALLOWABLE BALCONY ENCROACHMENT @ WEST OCEANFRONT OF 36" PER NBMC 21.30.110(D5.a) 5'-0" F.O.F MIN.) PROPOSED THREE STORY RESIDENCE 3202 W OCEANFRONT NEWPORT BEACH, CA. 92663 APN # 423-343-18 LOT 2, BLOCK 2 3'- 1 12" F.O . S . (3 ' F . O . F . MI N . ) 3'- 5 12" F.O . S . (3 ' F . O . F . MI N . ) 2'-112" F.O.S. (2'-0" F.O.F MIN.) HARDSCAPE HARDSCAPE HARDSCAPE HARDSCAPE HARDSCAPE EXISTING SEWER LATERAL INSTALL A SEWER CLEAN OUT ON THE EXISTING SEWER LATERAL PER CITY STANDARD 406 - SEE CIVIL PLANS ARCHITECTURAL SITE PLAN FOR REFERENCE ONLY. DEMOLITION NOTES: -THE ENTIRE SITE WHICH CONSISTS OF AN EXISTING ONE-STORY SFD RESIDENCE SHALL BE DEMOLISHED ALONG WITH ALL EXISTING HARDSCAPE AND LANDSCAPING -THE SITE SHALL BE FENCED AFTER DEMOLITION -ALL DEBRIS SHALL BE WET AT TIME OF HANDLING TO PREVENT DUST -THE SEWER LINE SHALL BE CAPPED -STREETS AND SIDEWALKS SHALL REMAIN CLEAN AND CLEAR. -PROVIDE SANDBAGS AT PROPERTY LINES FOR EROSION CONTROL PER NBMC-TYPICAL. A0-01 ARCHITECTURAL SITE PLAN SCALE: 1/4" = 1'-0" ARCHITECTURAL SITE PLAN EXISTING | DEMO N NOTE: REFER TO CIVIL DRAWINGS FOR ADDITIONAL INFORMATION NOT SHOWN HERE, TYP. 1ST SUBMITTAL - 2ND SUBMITTAL - 3RD SUBMITTAL -4TH SUBMITTAL - M E S A S T U D I O ARCHITECTURE & DESIGN WWW.MESASTUDIO.DESIGN 949.204.0076 STAMP: BUILDING DEPARTMENT SUBMITTAL: REVISIONS: SHEET TITLE: SHEET NUMBER: PLOT DATE: MESA STUDIO, INC © 2024 - ALL RIGHTS RESERVED. THE DRAWINGS, DESIGNS, INFORMATION, CONTENT AND PROCEDURES DESCRIBED HEREIN ARE FOR THE EXCLUSIVE USE OF MESA STUDIO, INC. OR AFFILIATES, AND AS SUCH, ARE NOT TO BE REPRODUCED IN ANY FORM OR MEDIA, CURRENT OR FUTURE, OR DISCLOSED TO OTHERS WITHOUT THE WRITTEN CONSENT OF MESA STUDIO, INC. DISTRIBUTION OF DUPLICATION OF THESE DOCUMENTS IS NOT TO BE CONSTRUCTED AS PUBLICATION IN DEROGATION OF THERE RIGHTS. VISUAL CONTACT WITH THESE DOCUMENTS SHALL CONSTITUTE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. 8/22/2024 3202 W. OCEANFRONT 23011 NEWPORT HOMES LLC. 6859 E. REMBRANDT AVE, SUITE 115 MESA, AZ 85212 CO A S T A L D E V E L O P M E N T P E R M I T S U B M I T T A L - P A 2 0 2 4 - 0 1 2 1 SCALE: 1/4" = 1'-0" ARCHITECTURAL SITE PLAN PROPOSED N PUBLIC WORKS NOTES: -ALL WORK WITHIN THE PUBLIC RIGHT OF WAY REQUIRES AN ENCROACHMENT PERMIT -SEWER WORK WITHIN THE PUBLIC RIGHT OF WAY REQUIRES AN 'A' OR 'C-42' LICENSED CONTRACTOR 54 A A4-01 A A4-01 B A4-01 B A4-01 C A4-01 C A4-01 D A4-01 D A4-01 A A4-01 A A4-01 B A4-01 B A4-01 C A4-01 C A4-01 D A4-01 D A4-01 UP9 RUP9 R 2-CAR GARAGECRAWLSPACE ELEVATOR SLOPE TO DRAIN1% MIN. 19 ' - 0 " 3'- 0 " 3'- 0 " 70'-9" 9'-2"10'-1" 1.21.13 1.111.11 1.121.9 1.9 1.10 1.3 BELOW 1.10 1.3 BELOW 1.10 1.3 BELOW 1.10 1.9 1.8 70'-9" 18 ' - 8 " 1" 1'- 3 " 16 ' - 0 " 1'- 3 " 1" 1.8 FRONT OF GARAGE APRON = 11.38' BACK OF GARAGE SLAB = 11.60' 1.4 1.4 1.41.4 NOTE: CONCRETE HARDSCAPE/SLABS TO BE STRUCTURALLY INDEPENDENT AT MAX 4" THICK (SEE STRUCTURAL) NOTE: CONCRETE HARDSCAPE TO BE STRUCTURALLY INDEPENDENT ATMAX 4" THICK (SEE STRUCTURAL) NOTE:CONCRETE HARDSCAPE TO BESTRUCTURALLY INDEPENDENT AT MAX 4" THICK (SEE STRUCTURAL) A A4-01 A A4-01 B A4-01 B A4-01 C A4-01 C A4-01 D A4-01 D A4-01 A A4-01 A A4-01 B A4-01 B A4-01 C A4-01 C A4-01 D A4-01 D A4-01 DN9 R UP17 R DN9 R 2-CAR GARAGE BALCONY 1 ELEVATOR DROP PDR. MECH.PANTRY STOR. DINING KITCHEN GREAT ROOM 1.1 57'-7" 2'-1"30'-4" 18 ' - 1 0 " 3'- 1 " 3'- 1 " SLOPE TO DRAIN 2% MIN.1.3 1.13 1.7 1.12 1.111.11 1.2 BELOW FINISHED SLAB AT HOUSE = 17.25' 34" DEPRESSION AT SLAB FORMULTI-SLIDE DR (VERIFY W/ MFR.) 57'-7" 612"20'-012"4'-11"212"24'-812"3'-312"3'-1012" 2'- 3 12" 4'- 3 " 13 ' - 9 " 412" 512" 18 ' - 6 " 1'- 4 " 3'- 2 " 512" 13 ' - 6 12" 6" 18 ' - 4 " 1'- 0 " 4" SCALE: 1/4" = 1'-0" SLAB EDGE PLAN GROUND FLOOR A1-01 SLAB EDGE PLANS 1ST SUBMITTAL - 2ND SUBMITTAL - 3RD SUBMITTAL -4TH SUBMITTAL - M E S A S T U D I O ARCHITECTURE & DESIGN WWW.MESASTUDIO.DESIGN 949.204.0076 STAMP: BUILDING DEPARTMENT SUBMITTAL: REVISIONS: SHEET TITLE: SHEET NUMBER: PLOT DATE: MESA STUDIO, INC © 2024 - ALL RIGHTS RESERVED. THE DRAWINGS, DESIGNS, INFORMATION, CONTENT AND PROCEDURES DESCRIBED HEREIN ARE FOR THE EXCLUSIVE USE OF MESA STUDIO, INC. OR AFFILIATES, AND AS SUCH, ARE NOT TO BE REPRODUCED IN ANY FORM OR MEDIA, CURRENT OR FUTURE, OR DISCLOSED TO OTHERS WITHOUT THE WRITTEN CONSENT OF MESA STUDIO, INC. DISTRIBUTION OF DUPLICATION OF THESE DOCUMENTS IS NOT TO BE CONSTRUCTED AS PUBLICATION IN DEROGATION OF THERE RIGHTS. VISUAL CONTACT WITH THESE DOCUMENTS SHALL CONSTITUTE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. 8/22/2024 3202 W. OCEANFRONT 23011 NEWPORT HOMES LLC. 6859 E. REMBRANDT AVE, SUITE 115 MESA, AZ 85212 CO A S T A L D E V E L O P M E N T P E R M I T S U B M I T T A L - P A 2 0 2 4 - 0 1 2 1 SCALE: 1/4" = 1'-0" RAISED FLOOR SLAB EDGE PLAN FIRST FLOOR N N GENERAL NOTES 1. THIS DOCUMENT IS GENERATED FOR ARCHITECTURAL NOTES AND DIMENSION PURPOSES ONLY. CONTRACTOR SHALL REFER TO ALL STRUCTURAL AND FOUNDATION DRAWINGS FOR ACCURATE FOUNDATION INFORMATION PRIOR TO STARTING ANY FOUNDATION WORK. ANY DISCREPANCY WITH THE DRAWINGS PREPARED BY THE STRUCTURAL ENGINEER SHALL BE BROUGHT TO THE ARCHITECT AND OWNER’S ATTENTION IMMEDIATELY 2. HORIZONTAL AND VERTICAL DIMENSIONS SHOWN ARE FROM FACE OF STUD, FACE OF CONCRETE, OR FACE OF CMU, UNLESS NOTED OTHERWISE. 3. ALL HARDSCAPING SHOWN SHALL BE CONSIDERED A SECONDARY POUR AND INDEPENDENT OF THE PRIMARY STRUCTURE, UNLESS NOTED OTHERWISE. 4. UNLESS SPECIFICALLY REQUIRED, BY APPLICABLE BUILDING CODES, HARDSCAPE AND SITE ELEMENTS ARE SHOWN FOR REFERENCE ONLY. REFER TO LANDSCAPE AND CIVIL DRAWINGS FOR DESIGN, DETAILS AND DIMENSIONS 5. ALL MECHANICAL EQUIPMENTS, ELECTRICAL FIXTURES, PLUMBING FIXTURES, AND STRUCTURAL MEMBERS ARE SHOWN FOR REFERENCE ONLY. REFER TO CONSULTANT'S DRAWINGS FOR DESIGN, DETAILS AND DIMENSIONS BY OTHERS. 6. DRAINS AND SLAB PENETRATIONS SHOWN ON THIS SHEET ARE FOR ARCHITECTURAL PURPOSES AND DO NOT REFLECT ALL REQUIRED CONDITIONS. CONTRACTOR TO REFER TO PLUMBING, MECHANICAL, AND STRUCTURAL PLANS. ALL PENETRATIONS ARE TO BE IN COMPLIANCE WITH THE STRUCTURAL PLANS. 7. ALL EQUIPMENT, APPLIANCES AND FIXTURES TO BE INSTALLED PER MFR’S RECOMMENDATIONS 8. ALL ELEVATIONS SHOWN ARE FOR REFERENCE AND TO BE VERIFIED BY CONTRACTOR. SYMBOL LEGEND KEY NOTE INDICATES STEP IN THE SLAB INDICATES DEPRESSED SLAB INDICATES DOWNSPOUT LOCATION. TIE INTO SITE DRAINAGE SYSTEM PER CIVIL. INDICATES PROPERTY LINE SLAB EDGE PLAN NOTES 1.1 RAISED CONCRETE HOUSE SLAB - S.S.D. 1.2 CONCRETE GARAGE SLAB - S.S.D. 1.3 CONCRETE CURB - S.S.D. 1.4 HARDSCAPE - 36" DEEP (U.N.O.) BY THE WIDTH OF THE DOOR AS A MINIMUM (U.N.O). SLOPE 14" PER FOOT AWAY FROM BUILDING.PROVIDE TO GRADE AS REQUIRED 1.5 CONCRETE STEPS MAY OCCUR - REFER TO CIVIL DRAWINGS 1.6 CONCRETE ENCASED GROUNDING ELECTRODE PER CURRENT CEC REQUIREMENTS FOR ELECTRICAL SYSTEM (VERIFY LOCATION) 1.7 PROVIDE VENT, GAS, WATER AND/OR ELECTRICAL CONDUIT UNDER FLOOR AT ISLAND AS NEEDED. 1.8 POST | COLUMN - S.S.D. 1.9 CAISSONS FOR RAISED FLOOR - S.S.D 1.10 BREAKAWAY WALL PANELS (PER ASCE24 4.6) 1.11 EXTERIOR STAIR WITH OPEN RISERS FOR PASS THROUGH OF WATER 1.12 ELEVATOR PIT - PROVIDE DRAIN WITHIN PIT 1.13 INDICATES THE LOCATION OF THE FLOOR ABOVE PLUMBING FIXTURES X X" SLAB EDGE NOTE: SLAB EDGE PLANS HAVE A TYPICAL OFFSET DIMENSION OF 12" (UNLESS NOTED OTHERWISE) FROM THE WALL FRAMING TO FLUSH WITH EXTERIOR SHEATHING PER DETAIL SHEET AD-01 55 A A4-01 A A4-01 B A4-01 B A4-01 C A4-01 C A4-01 D A4-01 D A4-01 UP9 RUP9 R 2-CAR GARAGE CONCRETE CRAWLSPACE ELEVATOR 01 02 03 70'-7"7'-2"2'-112" (2' F.O.F. MIN.) 5'-0"5'-112" (5' F.O.F. MIN.) 18 ' - 9 " 18 ' - 5 " 4" 3'- 1 12" (3 ' - 0 " F . O . F . MI N . ) 3'- 1 12" (3 ' - 0 " F . O . F . MIN . ) 70'-7"7'-2" 24'-712"19'-112"6'-012"2'-612"17'-3"1'-0" 1'- 2 12" 16 ' - 0 " ( V E R I F Y W / M F R . ) 1'- 2 12" 6" 18 ' - 3 " A A4-01 A A4-01 B A4-01 B A4-01 C A4-01 C A4-01 D A4-01 D A4-01 DN9 R UP17 R DN9 R 2-CAR GARAGE BALCONY 1 WATERPROOF DECKING ELEVATOR DROP 9'-1" CLG. PDR. 9'-1" CLG.MECH.PANTRY 9'-1" CLG. STOR. DINING 9'-1" CLG. KITCHEN 9'-7" CLG. 9'-1" CLG.9'-1" CLG. 9'-1" CLG. GREAT ROOM 9'-7" CLG. 9'-1" CLG. 9'-1" CLG. A A 04 B C 70'-7"7'-2"2'-112" (2' F.O.F. MIN.) 16'-212"7'-612"1012"212"5'-0"19'-1112"20'-912" 1'-9"1'-9"10'-10"1'-1012"EQ.EQ.2'-6"2'-6"2'-112"12'-712"5'-212"19'-912"1'-0" 5'-0"5'-112" (5' F.O.F. MIN.) 18 ' - 9 " 912" 18 ' - 5 " 4" 3'- 1 12" (3 ' - 0 " F . O . F . MIN . ) 3'- 1 12" (3 ' - 0 " F . O . F . MIN . ) 3'-412"3'-912" 2'- 3 " 3'- 8 " 13 ' - 1 0 " ( V E R I F Y W / M F R . ) 9" 6'- 1 0 " C D D E 05 6'- 1 0 " 2" 70'-7"7'-2" 50'-4"20'-3" 1'-9"1'-9"1'-11"7'-0"4'-3"3'-6"10'-612"5'-412"4'-812"1'-812"4'-9"3'-1" 5'-0" 19'-3" CLEAR 17 ' - 1 0 " C L E A R 6" 2'- 4 " UTILITIES TO BE MOUNTED ABOVEBREAKAWAY WALLS (SEE ELEVATION) SCALE: 1/4" = 1'-0" FLOOR PLAN GROUND FLOOR ENERGY NOTE: ALL EXTERIOR DOORS SHALL BE CAULKED BETWEEN DOOR AND BUILDING, AND SHALL BE WEATHERSTRIPPED A2-01 FLOOR PLANS DIMENSIONS X A7-01 A B C D GENERAL NOTES 1. HORIZONTAL AND VERTICAL DIMENSIONS SHOWN ARE FROM FACE OF STUD OF FACE OF CONCRETE UNLESS NOTED OTHERWISE 2. ANY DISCREPANCY FOUND IN THESE DRAWINGS IS TO BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO ANY CONSTRUCTION 3. FOR FINISHES REFER TO INTERIOR DESIGNER'S SPEC. 4. ALL MECHANICAL EQUIPMENTS, ELECTRICAL FIXTURES, PLUMBING FIXTURES, AND STRUCTURAL MEMBERS ARE SHOWN FOR REFERENCE ONLY. REFER TO CONSULTANT'S DRAWINGS FOR DESIGN, DETAILS AND DIMENSIONS BY OTHERS. 5. CONTRACTOR TO COORDINATE PLUMBING, MECHANICAL, ELECTRICAL PENETRATIONS AND CONNECTIONS WITH SUBCONTRACTORS 6. ALL EQUIPMENT, APPLIANCES, AND FIXTURES TO BE INSTALLED PER MANUFACTURER'S INSTRUCTIONS. 7. PROVIDE THE FOLLOWING AT EGRESS WINDOWS: 5.7 SQ. FT. OF CLEAR OPERABLE AREA; NET OPERABLE HEIGHT SHALL BE 24" MIN.; NET OPERABLE WIDTH SHALL BE 20" MIN.;BOTTOM OF CLEAR OPENING SHALL BE A MAX. HEIGHT OF +44". 8. WINDOWS/DOORS TO HAVE LABEL INDICATING U-VALUE AND SHGC PER ENERGY CALCS. 9. CONTRACTOR TO PROVIDE/CONFIRM INSULATION IS PROVIDED THROUGHOUT BUILDING ENVELOPE. SYMBOL LEGEND KEY NOTE SEE INTERIOR ELEVATION SHEETS FOR CORRESPONDING VIEWS = TEMPERED GLASS = EMERGENCY EGRESS WINDOW 2x6 WALL FRAMING - S.S.D. 2x4 WALL FRAMING - S.S.D. GARAGE | DWELLING SEPARATION CONCRETE RETAINING - S.S.D. BREAKAWAY WALL(PER ASCE24 4.6) AREA CALCULTIONS FIRST FLOOR (LIVE-ABLE)933SQ FT SECOND FLOOR (LIVE-ABLE)1,324SQ FT THIRD FLOOR (LIVE-ABLE)377 SQ FT TOTAL (LIVE-ABLE)2,634SQ FT GARAGE (GROUND LEVEL)376SQ FT GROSS FLOOR AREA (TOTAL)3,010SQ FT OUTDOOR BALCONY 1 (1ST FLOOR)126SQ FT BALCONY 2 (2ND FLOOR)100 SQ FT COVERED DECK (3RD FLOOR)209SQ FT UNCOVERED DECK 1 (3RD FLOOR)295SQ FT UNCOVERED DECK 2 (3RD FLOOR)182 SQ FT 1ST SUBMITTAL - 2ND SUBMITTAL - 3RD SUBMITTAL -4TH SUBMITTAL - M E S A S T U D I O ARCHITECTURE & DESIGN WWW.MESASTUDIO.DESIGN 949.204.0076 STAMP: BUILDING DEPARTMENT SUBMITTAL: REVISIONS: SHEET TITLE: SHEET NUMBER: PLOT DATE: MESA STUDIO, INC © 2024 - ALL RIGHTS RESERVED. THE DRAWINGS, DESIGNS, INFORMATION, CONTENT AND PROCEDURES DESCRIBED HEREIN ARE FOR THE EXCLUSIVE USE OF MESA STUDIO, INC. OR AFFILIATES, AND AS SUCH, ARE NOT TO BE REPRODUCED IN ANY FORM OR MEDIA, CURRENT OR FUTURE, OR DISCLOSED TO OTHERS WITHOUT THE WRITTEN CONSENT OF MESA STUDIO, INC. DISTRIBUTION OF DUPLICATION OF THESE DOCUMENTS IS NOT TO BE CONSTRUCTED AS PUBLICATION IN DEROGATION OF THERE RIGHTS. VISUAL CONTACT WITH THESE DOCUMENTS SHALL CONSTITUTE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. 8/22/2024 3202 W. OCEANFRONT 23011 NEWPORT HOMES LLC. 6859 E. REMBRANDT AVE, SUITE 115 MESA, AZ 85212 CO A S T A L D E V E L O P M E N T P E R M I T S U B M I T T A L - P A 2 0 2 4 - 0 1 2 1 SCALE: 1/4" = 1'-0" FLOOR PLAN FIRST FLOOR N N LANDSCAPING NOTE: NO LANDSCAPING IS PROPOSED AS PART OF THE PROJECT. SEE CIVIL PLANS FOR HARDSCAPE CALLOUTS AND DRAINAGE. 56 A A4-01 A A4-01 B A4-01 B A4-01 C A4-01 C A4-01 D A4-01 D A4-01 DN17 R UP15 R BALCONY 2 WATERPROOF DECKING ELEVATOR PRIMARY BEDROOM 8'-1" CLG. 7'-7" CLG. 7'-7" CLG. 8'-1" CLG. PRIMARY BATH 8'-1" CLG.7'-7 " F L A T 7'-1" FLAT W.I.C. 8'-1" CLG. LAU. 8'-1" CLG.OFFICE 7'-7" CLG. BEDROOM 2 8'-1" CLG. BA. 2 8'-1" CLG. W.I.C. 8'-1" CLG. BA. 3 8'-1" CLG. CLO. 8'-1" CLG. CLO. 8'-1" CLG. BEDROOM 3 8'-1" CLG. BEDROOM 4 8'-1" CLG. 7'-1" FLAT F F G H H H 75'-7"6'-2"3'-112" (2' F.O.F. MIN.) 1'-9"1'-9" 5'-112" (5' F.O.F. MIN.) 24'-712"19'-6"31'-512" 10'-6"2'-012"3'-1112"3'-3"1'-412"5'-8"12'-2"5'-8"4'-512"1'-4"5'-0"6'-312"4'-4"4'-412"1'-8" 18 ' - 9 " 4'- 2 " 13 ' - 1 0 " ( V E R I F Y W / M F R . ) 9" 6'- 1 0 " 06 6'- 1 0 " 2" J 18 ' - 9 " 3'- 1 12" (3 ' - 0 " F . O . F . MI N . ) 3'- 1 12" (3 ' - 0 " F . O . F . MIN . ) 5'- 1 1 " 1'- 7 " J J J 3'- 1 12" 3'- 1 12" 3'- 1 12" 1'- 1 0 12" J K K L M N P P 75'-7"6'-2" 1'-9"1'-9"10'-6"2'-012"7'-9"3'-412"1'-6"1'-712"3'-8"5'-112"5'-7"4'-10"5'-0"5'-312"10'-0"1'-1012"3'-11" A A4-01 A A4-01 B A4-01 B A4-01 C A4-01 C A4-01 D A4-01 D A4-01 DN 15 R BONUS SLOPED CLG.7'-0" CLG. BATH 4 SLOPED CLG. ELEVATOR MECH. ROOM SLOPED CLG. STORAGE SLOPED CLG. COVERED DECK SLOPED T&G CLG. WATERPROOF DECKING UNCOVERED DECK 1 OPEN TO SKY WATERPROOF DECKING UNCOVERED DECK 2 OPEN TO SKY WATERPROOF DECKING R Q Q R R R R 07 07 08 08 18 ' - 9 " 4'- 3 " 14 ' - 6 " 42'-812"25'-012" (20' F.O.F. MIN.) 22'-3" (20' F.O.F. MIN.) 15'-9"8'-1012"14'-4"19'-6"8'-5"13'-10"9'-312" 7'-012"1'-10"5'-8"1'-8"5'-3"5'-3"1'-8"5'-6"3'-10"5'-0" 4'- 1 " 1'- 6 " 10 ' - 3 " 2'- 1 1 " 5'- 1 12" 5'- 1 12" 18 ' - 9 " 3'- 1 12" (3 ' - 0 " F . O . F . MIN . ) 3'- 1 12" (3 ' - 0 " F . O . F . MIN . ) 12 ' - 1 0 " 5'- 1 1 " 5'- 1 0 12" 4'- 1 0 " 8'- 0 12" 42'-812"15'-9"8'-5" 3'-2"5'-3"5'-012"37'-8" 2'-6"9'-10"2'-212"13'-10"9'-312" 1'-8"10'-6"1'-8"2'-312"7'-0" SCALE: 1/4" = 1'-0" FLOOR PLAN SECOND FLOOR ENERGY NOTE: ALL EXTERIOR DOORS SHALL BE CAULKED BETWEEN DOOR AND BUILDING, AND SHALL BE WEATHERSTRIPPED A2-02 FLOOR PLANS DIMENSIONS AREA CALCULTIONS FIRST FLOOR (LIVE-ABLE)933SQ FT SECOND FLOOR (LIVE-ABLE)1,324SQ FT THIRD FLOOR (LIVE-ABLE)377 SQ FT TOTAL (LIVE-ABLE)2,634SQ FT GARAGE (GROUND LEVEL)376SQ FT GROSS FLOOR AREA (TOTAL)3,010SQ FT OUTDOOR BALCONY 1 (1ST FLOOR)126SQ FT BALCONY 2 (2ND FLOOR)100 SQ FT COVERED DECK (3RD FLOOR)209SQ FT UNCOVERED DECK 1 (3RD FLOOR)295SQ FT UNCOVERED DECK 2 (3RD FLOOR)182 SQ FT 1ST SUBMITTAL - 2ND SUBMITTAL - 3RD SUBMITTAL -4TH SUBMITTAL - M E S A S T U D I O ARCHITECTURE & DESIGN WWW.MESASTUDIO.DESIGN 949.204.0076 STAMP: BUILDING DEPARTMENT SUBMITTAL: REVISIONS: SHEET TITLE: SHEET NUMBER: PLOT DATE: MESA STUDIO, INC © 2024 - ALL RIGHTS RESERVED. THE DRAWINGS, DESIGNS, INFORMATION, CONTENT AND PROCEDURES DESCRIBED HEREIN ARE FOR THE EXCLUSIVE USE OF MESA STUDIO, INC. OR AFFILIATES, AND AS SUCH, ARE NOT TO BE REPRODUCED IN ANY FORM OR MEDIA, CURRENT OR FUTURE, OR DISCLOSED TO OTHERS WITHOUT THE WRITTEN CONSENT OF MESA STUDIO, INC. DISTRIBUTION OF DUPLICATION OF THESE DOCUMENTS IS NOT TO BE CONSTRUCTED AS PUBLICATION IN DEROGATION OF THERE RIGHTS. VISUAL CONTACT WITH THESE DOCUMENTS SHALL CONSTITUTE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. 8/22/2024 3202 W. OCEANFRONT 23011 NEWPORT HOMES LLC. 6859 E. REMBRANDT AVE, SUITE 115 MESA, AZ 85212 CO A S T A L D E V E L O P M E N T P E R M I T S U B M I T T A L - P A 2 0 2 4 - 0 1 2 1 SCALE: 1/4" = 1'-0" FLOOR PLAN THIRD FLOOR N N X A7-01 A B C D GENERAL NOTES 1. HORIZONTAL AND VERTICAL DIMENSIONS SHOWN ARE FROM FACE OF STUD OF FACE OF CONCRETE UNLESS NOTED OTHERWISE 2. ANY DISCREPANCY FOUND IN THESE DRAWINGS IS TO BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO ANY CONSTRUCTION 3. FOR FINISHES REFER TO INTERIOR DESIGNER'S SPEC. 4. ALL MECHANICAL EQUIPMENTS, ELECTRICAL FIXTURES, PLUMBING FIXTURES, AND STRUCTURAL MEMBERS ARE SHOWN FOR REFERENCE ONLY. REFER TO CONSULTANT'S DRAWINGS FOR DESIGN, DETAILS AND DIMENSIONS BY OTHERS. 5. CONTRACTOR TO COORDINATE PLUMBING, MECHANICAL, ELECTRICAL PENETRATIONS AND CONNECTIONS WITH SUBCONTRACTORS 6. ALL EQUIPMENT, APPLIANCES, AND FIXTURES TO BE INSTALLED PER MANUFACTURER'S INSTRUCTIONS. 7. PROVIDE THE FOLLOWING AT EGRESS WINDOWS: 5.7 SQ. FT. OF CLEAR OPERABLE AREA; NET OPERABLE HEIGHT SHALL BE 24" MIN.; NET OPERABLE WIDTH SHALL BE 20" MIN.;BOTTOM OF CLEAR OPENING SHALL BE A MAX. HEIGHT OF +44". 8. WINDOWS/DOORS TO HAVE LABEL INDICATING U-VALUE AND SHGC PER ENERGY CALCS. 9. CONTRACTOR TO PROVIDE/CONFIRM INSULATION IS PROVIDED THROUGHOUT BUILDING ENVELOPE. SYMBOL LEGEND KEY NOTE SEE INTERIOR ELEVATION SHEETS FOR CORRESPONDING VIEWS = TEMPERED GLASS = EMERGENCY EGRESS WINDOW 2x6 WALL FRAMING - S.S.D. 2x4 WALL FRAMING - S.S.D. GARAGE | DWELLING SEPARATION CONCRETE RETAINING - S.S.D. BREAKAWAY WALL(PER ASCE24 4.6) LANDSCAPING NOTE: NO LANDSCAPING IS PROPOSED AS PART OF THE PROJECT. SEE CIVIL PLANS FOR HARDSCAPE CALLOUTS AND DRAINAGE. 57 A A4-01 A A4-01 B A4-01 B A4-01 C A4-01 C A4-01 D A4-01 D A4-01 DN15 R BONUS SLOPED CLG.7'-0" CLG. BATH 4 SLOPED CLG. ELEVATORMECH. ROOM SLOPED CLG. STORAGE SLOPED CLG. COVERED DECK SLOPED T&G CLG. WATERPROOF DECKING UNCOVERED DECK 1 OPEN TO SKY WATERPROOF DECKING UNCOVERED DECK 2 OPEN TO SKY WATERPROOF DECKING RID G E 3:123:12 3:12 RIDGE 3:12 3:12 3/8 : 1 2 3/8 : 1 2 3/8 : 12 SOLAR ZONE 1 258 SQ. FT. 5'- 2 " T.O . R O O F ( F I N . ) : 4 6 . 2 5 ' T.O. ROOF (FIN.): 45.63' 5.01 0.12 0.11 0.15 15.01 1/4:121/4:12 1/ 4 : 1 2 1/4 : 1 2 10.01 0.13 0.11 15.02 5.05 7.02 7.01 0.14 5.01 0.12 0.11 7.01 7.03 7.03 7.02 5'-6" VAL L E Y VALLEY ± 40.75'T.O. WALL ± 40.75'T.O. WALL ± 37.83'T.O. PARAPET± 37.17'T.O. ROOF ± 40.58'T.O. RAIL ± 37.83'T.O. PARAPET± 40.58'T.O. RAIL 4" EA V E O.H . TY P . 4" EA V E O.H . TY P . 7'-212"4'-11" 2'- 9 12" 2'- 9 12" 2'- 0 " SCALE: 1/4" = 1'-0" ROOF PLAN A3-01 ROOF PLAN 1ST SUBMITTAL - 2ND SUBMITTAL - 3RD SUBMITTAL -4TH SUBMITTAL - M E S A S T U D I O ARCHITECTURE & DESIGN WWW.MESASTUDIO.DESIGN 949.204.0076 STAMP: BUILDING DEPARTMENT SUBMITTAL: REVISIONS: SHEET TITLE: SHEET NUMBER: PLOT DATE: MESA STUDIO, INC © 2024 - ALL RIGHTS RESERVED. THE DRAWINGS, DESIGNS, INFORMATION, CONTENT AND PROCEDURES DESCRIBED HEREIN ARE FOR THE EXCLUSIVE USE OF MESA STUDIO, INC. OR AFFILIATES, AND AS SUCH, ARE NOT TO BE REPRODUCED IN ANY FORM OR MEDIA, CURRENT OR FUTURE, OR DISCLOSED TO OTHERS WITHOUT THE WRITTEN CONSENT OF MESA STUDIO, INC. DISTRIBUTION OF DUPLICATION OF THESE DOCUMENTS IS NOT TO BE CONSTRUCTED AS PUBLICATION IN DEROGATION OF THERE RIGHTS. VISUAL CONTACT WITH THESE DOCUMENTS SHALL CONSTITUTE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. 8/22/2024 3202 W. OCEANFRONT 23011 NEWPORT HOMES LLC. 6859 E. REMBRANDT AVE, SUITE 115 MESA, AZ 85212 CO A S T A L D E V E L O P M E N T P E R M I T S U B M I T T A L - P A 2 0 2 4 - 0 1 2 1 N GENERAL NOTES 1. HORIZONTAL AND VERTICAL DIMENSIONS SHOWN ARE FROM FACE OF STUD OF FACE OF CONCRETE UNLESS NOTED OTHERWISE 2. ANY DISCREPANCY FOUND IN THESE DRAWINGS IS TO BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO ANY CONSTRUCTION 3. ALL MECHANICAL EQUIPMENTS, ELECTRICAL FIXTURES, PLUMBING FIXTURES, AND STRUCTURAL MEMBERS ARE SHOWN FOR REFERENCE ONLY. REFER TO CONSULTANT'S DRAWINGS FOR DESIGN, DETAILS AND DIMENSIONS BY OTHERS. 4. CONTRACTOR TO COORDINATE PLUMBING, MECHANICAL, ELECTRICAL PENETRATIONS AND CONNECTIONS WITH SUBCONTRACTORS 5. ALL EQUIPMENT, APPLIANCES, AND FIXTURES TO BE INSTALLED PER MANUFACTURER'S INSTRUCTIONS. 6. ALL ROOFING TO BE A MINIMUM CLASS A (REFLECTANCE = 0.10 & EMISSIVITY = 0.85) COMPOSITION ROOF: -GAF TIMBERLINE HD (ESR 1475) OR 'APPROVED EQUAL' TPO ROOFING SYSTEM: -CARLISLE 'SURE-WELD' TPO ROOFING SYSTEM - SYSTEM NO. 18 - ESR 1463 7. PROVIDE THE FOLLOWING MINIMUM DIMENSIONS FOR VERTICAL LEG ON ROOF UNDERSHOTS: 8" AT COMPOSITION SHINGLE ROOFS. 8. PLUMBING VENTS, EXHAUST VENTS OR SIMILAR TERMINATION ACCESSORIES SHALL BE ROUTED TO A PLANE ON THE ROOF THAT IS LEAST VISIBLE FROM PUBLIC VIEW AND GROUPED TOGETHER WHEN POSSIBLE. IT IS THE CONTRACTOR'S RESPONSIBILITY TO NOTIFY THE ARCHITECT PRIOR TO INSTALLATION AND CONFIRM LOCATION. 9. ALL EXPOSED METAL ON ROOF SHALL BE CORROSION RESISTANT AND BE PAINTED TO MATCH THE COLOR OF THE ROOF MATERIAL U.N.O. 10. ALL PENETRATIONS IN VALLEYS SHALL BE LOCATED 18" MIN. OUTSIDE VALLEY WATERWAYS, AND 18" MIN. FROM OTHER PENETRATIONS OR PROJECTIONS, SUCH AS PIPES, WALLS, CURBS, ETC. ALL PENETRATIONS SHALL BE OFFSET 18" MIN. FROM WATERWAY TERMINATIONS SUCH AS VALLEY ENDS AND TILE PAN ENDS, ETC. ALL PENETRATIONS SHALL BE VERTICALLY PLUMB THROUGH ROOF SHEATHING AND EXTEND 12" MIN. ABOVE SHEATHING. 26 GA. MIN. METAL FLASHING (TYP.) 11. FRAMER TO PROVIDE VENTILATION TO AREAS OF ATTIC ISOLATED BY OVER-FRAMING, PROVIDE A 22"X30" ACCESS WAY AT OVER-FRAMING THAT IS OVER 30" CLEAR IN HEIGHT. SYMBOL LEGEND KEY NOTE T.O. " " " HEIGHT TO FINISH FROM SEA LEVEL LINE OF EXTERIOR FACE OF FRAMING / STRUCTURE BELOW ROOF PITCH SYMBOL: · ARROW POINTS DOWNSLOPE · FIRST NUMBER IS VERTICAL RISE · SECOND NUMBER IS HORIZ. RUN METAL VALLEY FLASHING METAL SADDLE AND CRICKET FLASHING TYPICAL DOWNSPOUT ANDGUTTER COORDINATECONNECTION TO STORM DRAINAGE SYSTEM. REFER TO CIVIL DWGS. 250 SQ. FT. OF SOLAR READY ZONE FOR FUTURE INSTALLATION. PROVIDE A LOCATION FOR INVERTERS AND METERING EQUIPMENT FOR FUTURE SYSTEMS ALONG w/ A PATHWAY FOR ROUTING CONDUIT FROM THE SOLAR ZONES TO THE POINT OF INTERCONNECTION w/ THE ELECTRICAL SERVICE AND PATHWAY FOR ROUTING OF PLUMBING FROM THE SOLAR ZONE TO THE WATER-HEATING SYSTEM. ROOF PLAN NOTES 0. SPATIAL 0.11 LINE OF FLOOR AND/OR WALL BELOW 0.12 LINE OF EAVE 0.13 LINE OF RAKE 0.14 LINE OF GUARD WALL FOR DECK +42" A.F.F. MIN. 0.15 PROPERTY LINE 5. METALS 5.01 LINE OF C.R. METAL GUTTER / DOWNSPOUT 5.02 C.R. METAL CRICKET/SADDLE FLASHING 5.03 C.R. METAL VALLEY FLASHING 5.04 O'HAGIN ROOF VENT 5.05 C.R. METAL ROOF DRAIN & OVERFLOW. 7. THERMAL PROTECTION 7.01 COMPOSITE ASPHALT SHINGLE ROOF 7.02 TPO ROOFING SYSTEM 7.03 WATERPROOF DECKING - SEE FLOOR PLAN FOR MORE INFORMATION 10. SPECIALITIES 10.01 RESIDENTIAL ELEVATOR SHAFT - LESS THAN 30 SQ. FT. TO REMAIN UNDER 29' HEIGHT LIMIT 15. MECHANICAL 15.01 MECHANICAL UNIT (IN ATTIC OR CLOSET) 15.02 A/C CONDENSER UNIT. TYPE AND LOCATION ARE A DEFERRED SUBMITTAL. SEE SHEET CS. UNIT HEIGHT CANNOT EXCEED HEIGHT OF ADJACENT SOLID PARAPET / WALL. X X:XX XX.XX'T.O. " " " 58 P.L. T.O. PL T.O. SHTG T.O. PL T.O. SHTG T.O. WDW T.O. PL T.O. SHTG T.O. PL T.O. PL 9'- 7 " 8'- 0 " 8'- 1 " 5'- 9 " 9'- 7 " 8'- 1 " ±2 9 ' - 0 " (N O T E : H E I G H T C E R T I F I C A T I O N I N S P E C T I O N R E Q U I R E D ) T.O. ROOF (FIN.) T.O. B.F.E. T.O. SHTG T.O. PL 6'- 4 " 17.25' T.O. RAISED SLAB T.O. RAISED SLAB T.O. WDW 4'- 6 " T.O. WDW 5'- 6 " P.L. T.O. WDW 5'- 0 " KITCHEN CRAWLSPACE W.I.C. BONUS STAIR STAIR T.O. RAISED SLAB T.O. PL T.O. SHTG T.O. PL T.O. SHTG T.O. PL 8'- 1 " 8'- 1 " T.O. SHTG T.O. SHTG 9'- 7 " T.O. PL 14 ' - 1 0 " P.L.P.L. ±2 9 ' - 0 " (N O T E : H E I G H T C E R T I F I C A T I O N I N S P E C T I O N R E Q U I R E D ) T.O. ROOF (FIN.) 17.25' B.F.E. 15.00' T.O. ROOF (FIN.) T.O. GRADE 11.25' T.O. CURB T.O. GRADE T.O. PL 6'- 2 " GREAT ROOM DINING CRAWLSPACE 2-CAR GARAGE STOR. STAIR ELEV. SHAFT PRIMARY BEDROOM OFFICE LAUNDRY BATH 3 W.I.C.BATH 2 UNCOVERED DECK 1 STORAGE MECH. ROOM UNCOVERED DECK 2 1'- 3 " 1'- 0 " 46.25' T.O. MAX FLAT (FIN.)41.25' T.O. MAX FLAT (FIN.)41.25' 16.00' T.O. RAISED SLAB T.O. PL T.O. SHTG T.O. PL T.O. SHTG T.O. PL 8'- 1 " 8'- 1 " T.O. SHTG T.O. SHTG 9'- 7 " T.O. PL 14 ' - 1 0 " P.L.P.L. ±2 9 ' - 0 " (N O T E : H E I G H T C E R T I F I C A T I O N I N S P E C T I O N R E Q U I R E D ) T.O. ROOF(FIN.) 17.25' B.F.E.15.00' T.O. ROOF(FIN.) T.O. GRADE11.25' T.O. CURB T.O. GRADE T.O. PL ±7 ' - 5 18" GREAT ROOM KITCHEN CRAWLSPACE 2-CAR GARAGE PRIMARY BEDROOM CLOSET BEDROOM 2 UNCOVERED DECK 1 COVERED DECK UNCOVERED DECK 2 1'- 3 " 1'- 0 " 46.25' PANTRY PDR.MECH. PRIMARY BATH BONUS BEDROOM 3BEDROOM 4W.I.C. T.O. WDW 7'- 0 " T.O. MAX FLAT (FIN.)41.25' T.O. MAX FLAT (FIN.)41.25' P.L. T.O. PL T.O. SHTG T.O. PL T.O. PL T.O. SHTG T.O. PL 14 ' - 1 0 " 8'- 3 " 8'- 1 " 14 ' - 1 0 " 8'- 1 " ±3 4 ' - 3 " (N O T E : H E I G H T C E R T I F I C A T I O N I N S P E C T I O N R E Q U I R E D ) T.O. ROOF(FIN.) T.O. B.F.E. T.O. CURB T.O. CURB P.L. 2-CAR GARAGE B.O. BM T.O. WDW 7'- 0 " BATH 3 UNCOVERED DECK 2 T.O. FLAT HEIGHT BEDROOM 3 A4-01 SECTIONS SCALE: 1/4" = 1'-0" SECTION A-A SCALE: 1/4" = 1'-0" SECTION C-C 1ST SUBMITTAL - 2ND SUBMITTAL - 3RD SUBMITTAL -4TH SUBMITTAL - M E S A S T U D I O ARCHITECTURE & DESIGN WWW.MESASTUDIO.DESIGN 949.204.0076 STAMP: BUILDING DEPARTMENT SUBMITTAL: REVISIONS: SHEET TITLE: SHEET NUMBER: PLOT DATE: MESA STUDIO, INC © 2024 - ALL RIGHTS RESERVED. THE DRAWINGS, DESIGNS, INFORMATION, CONTENT AND PROCEDURES DESCRIBED HEREIN ARE FOR THE EXCLUSIVE USE OF MESA STUDIO, INC. OR AFFILIATES, AND AS SUCH, ARE NOT TO BE REPRODUCED IN ANY FORM OR MEDIA, CURRENT OR FUTURE, OR DISCLOSED TO OTHERS WITHOUT THE WRITTEN CONSENT OF MESA STUDIO, INC. DISTRIBUTION OF DUPLICATION OF THESE DOCUMENTS IS NOT TO BE CONSTRUCTED AS PUBLICATION IN DEROGATION OF THERE RIGHTS. VISUAL CONTACT WITH THESE DOCUMENTS SHALL CONSTITUTE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. 8/22/2024 3202 W. OCEANFRONT 23011 NEWPORT HOMES LLC. 6859 E. REMBRANDT AVE, SUITE 115 MESA, AZ 85212 CO A S T A L D E V E L O P M E N T P E R M I T S U B M I T T A L - P A 2 0 2 4 - 0 1 2 1 SCALE: 1/4" = 1'-0" SECTION B-B SCALE: 1/4" = 1'-0" SECTION D-D GENERAL NOTES 1. HORIZONTAL AND VERTICAL DIMENSIONS SHOWN ARE FROM FACE OF STUD OF FACE OF CONCRETE UNLESS NOTED OTHERWISE 2. ANY DISCREPANCY FOUND IN THESE DRAWINGS IS TO BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO ANY CONSTRUCTION 3. FIRST FLOOR DIMENSIONS ARE FROM THE TOP OF HOUSE SLAB 4. SECOND FLOOR DIMENSIONS ARE FROM THE TOP OF SUB FLOOR SHEATHING 5. REFER TO STRUCTURAL DRAWINGS FOR FRAMING MEMBER SPECIES, GRADES, SIZES, SPACING, CONNECTIONS, ROOF AND FLOOR SHEATHING, SHEAR WALLS AND ADDITIONAL INFORMATION 6. FOUNDATION: FOUNDATION IS TO BE A CONCRETE SLAB ON GRADE SYSTEM (U.N.O). DESIGNED BY OTHERS 7. SOLE PLATES: SOLE PLATES SHALL BE PRESSURE TREATED SYMBOL LEGEND KEY NOTE DETAIL REFERENCE SECTION NOTES 1A. SLOPED ROOF ASSEMBLY: 1. ROOFING MATERIAL - PER ROOF PLAN 2. ROOFING UNDERLAYMENT FELT - PER MFR'S SPEC'S 3. ROOF SHEATHING - S.S.D. 4. CALIFORNIA FRAMING (WHERE OCCURS) 5. DESIGNED WOOD TRUSSES OR 2X RAFTERS 6. INSULATION PER ENERGY CALCS 7. 2X WOOD FURRING (WHERE OCCURS) 8. GYPSUM BOARD AT CEILING (OR FINISH PER INT. SPEC) 1B. SINGLE-PLY ROOF ASSEMBLY: 1. ROOFING MATERIAL - PER ROOF PLAN 2. ROOFING UNDERLAYMENT FELT - PER MFR'S SPEC'S 3. ROOF SHEATHING - S.S.D. 4. RIPPERS FOR SLOPE (WHERE OCCURS) 5. DESIGNED WOOD TRUSSES OR 2X RAFTERS 6. INSULATION PER ENERGY CALCS 7. 2X WOOD FURRING (WHERE OCCURS) 8. GYPSUM BOARD AT CEILING (OR FINISH PER INT. SPEC) 2A. EXTERIOR WALL ASSEMBLY: 1. 7/8" EXTERIOR STUCCO - 3 COAT (SMOOTH) 2. WIRE LATH OVER MIN. TWO LAYERS GRADE 'D' 60 MINUTE BUILDING PAPER WHERE PLYWOOD SHEATHING OCCURS 3. PLYWOOD SHEAR PANELS (WHERE OCCURS) 4. 2X WALL FRAMING - S.S.D. 5. INSULATION PER ENERGY CALCS 6. GYPSUM WALLBOARD (OR FINISH PER INT. SPEC) 2B. EXTERIOR WALL ASSEMBLY: 1. ADHERED THIN NATURAL VENEER (AAA NATURAL STONE OR APPROVED EQUAL) MAVS 300S MORTAR BY OMEGA PRODUCTS (OR APPROVED EQUAL) 2. WIRE LATH OVER MIN. TWO LAYERS GRADE 'D' 60 MINUTE BUILDING PAPER WHERE PLYWOOD SHEATHING OCCURS 3. PLYWOOD SHEAR PANELS (WHERE OCCURS) 4. 2X WALL FRAMING - S.S.D. 5. INSULATION PER ENERGY CALCS 6. GYPSUM WALLBOARD (OR FINISH PER INT. SPEC) 3A. INTERIOR WALL ASSEMBLY (NON-RATED): 1. GYPSUM WALLBOARD (OR FINISH PER INT. SPEC) 2. 2X WALL FRAMING - S.S.D. 3. GYPSUM WALLBOARD (OR FINISH PER INT. SPEC) 4A. FLOOR/CEILING ASSEMBLY: 1. FLOOR FINISH - SEE PLANS 2. SUBFLOOR SHEATHING - S.S.D. 3. FLOOR JOISTS - S.S.D. 4. 2X WOOD / LIGHT GAUGE METAL FURRING (WHERE OCCURS)5. GYPSUM BOARD (OR FINISH PER INT. SPEC.) (TYPE "X" WHERE OCCURS) 5A. TYPICAL STAIR ASSEMBLY: 1. CONTINUOUS HANDRAIL (SECURELY FASTENED TO WALL WHERE SHOWN) BETWEEN 34" MIN. - 38" MAX. ABOVE NOSING OF TREAD 2. FINISH MATERIAL PER INT. SPEC. 3. 1-1/8" THICK TREADS (U.N.O.) 4. 3/4" THICK RISERS (U.N.O.) 5. MIN. (3) 2 x 14 STRINGERS AT STRAIGHT RUNS 6. 2 x 6 JOISTS @ 16" O.C. MIN. AT LANDING - S.S.D. 7. POSITIVE CONNECTION TO FLOOR - S.S.D. 6A. WATERPROOF DECK ASSEMBLY: 1. DECORATIVE FINISH (WHERE OCCURS) 2. WATERPROOF ELASTOMERIC DECK COATING PER MANUFACTURER'S REQUIREMENTS 3. EXTERIOR GRADE PLYWOOD SUBFLOOR - S.S.D. 4. FLOOR FRAMING - S.S.D. SLOPED FOR DRAINAGE. MIN. 1/4" PER 12" U.N.O. 5. 2x FURRING (WHERE OCCURS) 6. GYPSUM BOARD (TYPE "X" WHERE OCCURS) 7.1 EXPOSED WOOD RAFTER TAILS - S.S.D 7.2 EXPOSED WOOD FASCIA - S.S.D 7.3 T&G WOOD STARTER BOARDS - SEE NOTE FOR SIZE 7.4 SLAB FOUNDATION - S.S.D. 7.5 CEMENT BOARD SOFFIT 7.6 GYPSUM BOARD SOFFIT 7.7 FURRED CEILING 7.8 DECORATIVE WOOD BEAM (PAINT GRADE) 7.9 INSULATION PER ENERGY CALCS. 7.10 HEAT PUMP AIR UNIT IN ATTIC OR CLOSET. PROVIDE FUEL GAS, LIGHT, AND SWITCH. TRUSS MANUFACTURER TO PROVIDE REQUIRED CLEARANCES. 7.11 DECK GUARD RAIL. +42" A.F.F. 7.13 PROVIDE 5/8" TYPE 'X' GYP. BOARD AT GARAGE CEILINGS w/ HABITABLE ROOMS ABOVE AND AT UNDERSIDE OF STAIRS (PER CRC TABLE R302.6) 7.14 PROPERTY LINE ENERGY REQUIREMENTS NOTE: VERIFY WITH ENERGY COMPLIANCE CALCULATIONS. WALLS (2X6) - R-21 WALLS (2X4) - R-21 FLOOR (OVER GARAGE) - R-19 ROOF (ATTIC) - R-38 & R-30 CEILING (BELOW ATTIC) - N/A PV - 2.57 kWdc MIN. REFER TO SHEET EN-1 FOR MIN. GLAZING U-FACTOR AND SHGC FOR WINDOWS AND GLAZING IN DOORS. TYP. REFER TO SHEET A8-01 FOR PROJECT SPECIFIC SCHEDULES IDENTIFYING GLAZING SPECS. SEE 19/AD-05 FOR SPRAY FOAM INSULATION DETAIL X X XX-XX 59 P.L.P.L. T.O. CURB B.F.E. GAS TV TEL. ELEC. FIREBELL PV FIRE T.O. PL T.O. SHTG T.O. PL T.O. SHTG T.O. WDW T.O. WDW T.O. PL T.O. HEEL 14 ' - 1 0 " 8'- 1 " 7'- 0 " ±1' - 0 18" 7'- 0 " 6'- 6 " 8'- 0 " T.O. WDW 4'- 6 " T.O. WDW T.O. PL T.O. SHTG T.O. WDW T.O. RAISED SLAB T.O. PL T.O. SHTG T.O. WDW T.O. WDW T.O. PL T.O. ROOF (FIN.) 9'- 7 " 8'- 1 " 6'- 4 " 5'- 6 " 29 ' - 0 " 9'- 0 " T.O. MAX FLAT (FIN.) T.O. MAX. FLAT (FIN.) 41.25'41.25' 2.04 2.04 P.L. T.O. PL T.O. SHTG T.O. PL T.O. SHTG T.O. WDW T.O. WDW T.O. PL T.O. SHTG T.O. PL T.O. PL 9'- 7 " 9'- 0 " 8'- 1 " 7'- 6 " 5'- 8 " ±2 9 ' - 0 " (N O T E : H E I G H T C E R T I F I C A T I O N I N S P E C T I O N R E Q U I R E D ) T.O. ROOF (FIN.) T.O. B.F.E. T.O. SHTG T.O. PL 17.25' T.O. RAISED SLAB T.O. RAISED SLAB P.L. 2'-4" TO BAY WDW9'- 7 " 8'- 1 " 6'- 4 " 41.25' T.O. MAX. FLAT (FIN.) 46.25' 2.04 T.O. RAISED SLAB T.O. PL T.O. SHTG T.O. PL T.O. SHTG T.O. WDW 7'- 0 " T.O. PL 8'- 1 " 8'- 1 " T.O. SHTG T.O. SHTG 9'- 7 " T.O. PL P.L.P.L. ±2 9 ' - 0 " (N O T E : H E I G H T C E R T I F I C A T I O N I N S P E C T I O N R E Q U I R E D ) T.O. ROOF (FIN.) 17.25' B.F.E. 15.00' 14 ' - 1 0 " T.O. GRADE 11.25' T.O. PL 6'- 2 " T.O. WDW 8'- 0 " T.O. WDW 7'- 0 " T.O. PL T.O. MAX FLAT (FIN.) T.O. CURB T.O. GRADE 5'- 8 " T.O. WDW 5'- 0 " T.O. WDW 6'- 0 " 46.25' 1'- 6 " MIN . 41.25' T.O. MAX FLAT (FIN.)41.25' 2.04 2.04 T.O. CURB B.F.E. T.O. PL T.O. SHTG T.O. PL T.O. SHTG T.O. PL T.O. WDW T.O. PL T.O. SHTG T.O. SHTG 7'- 0 " 8'- 1 " T.O. ROOF (FIN.) P.L.P.L. 46.25' T.O. MAX FLAT (FIN.)41.25' A5-01 EXTERIOR ELEVATIONS SCALE: 1/4" = 1'-0" SOUTHEAST ELEVATION SIDE SCALE: 1/4" = 1'-0" NORTHEAST ELEVATION REAR (ALLEY) SCALE: 1/4" = 1'-0" SOUTHWEST ELEVATION FRONT (BEACH SIDE) SCALE: 1/4" = 1'-0" NORTHWEST ELEVATION SIDE 1ST SUBMITTAL - 2ND SUBMITTAL - 3RD SUBMITTAL -4TH SUBMITTAL - M E S A S T U D I O ARCHITECTURE & DESIGN WWW.MESASTUDIO.DESIGN 949.204.0076 STAMP: BUILDING DEPARTMENT SUBMITTAL: REVISIONS: SHEET TITLE: SHEET NUMBER: PLOT DATE: MESA STUDIO, INC © 2024 - ALL RIGHTS RESERVED. THE DRAWINGS, DESIGNS, INFORMATION, CONTENT AND PROCEDURES DESCRIBED HEREIN ARE FOR THE EXCLUSIVE USE OF MESA STUDIO, INC. OR AFFILIATES, AND AS SUCH, ARE NOT TO BE REPRODUCED IN ANY FORM OR MEDIA, CURRENT OR FUTURE, OR DISCLOSED TO OTHERS WITHOUT THE WRITTEN CONSENT OF MESA STUDIO, INC. DISTRIBUTION OF DUPLICATION OF THESE DOCUMENTS IS NOT TO BE CONSTRUCTED AS PUBLICATION IN DEROGATION OF THERE RIGHTS. VISUAL CONTACT WITH THESE DOCUMENTS SHALL CONSTITUTE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. 8/22/2024 3202 W. OCEANFRONT 23011 NEWPORT HOMES LLC. 6859 E. REMBRANDT AVE, SUITE 115 MESA, AZ 85212 CO A S T A L D E V E L O P M E N T P E R M I T S U B M I T T A L - P A 2 0 2 4 - 0 1 2 1 GENERAL NOTES 1. HORIZONTAL AND VERTICAL DIMENSIONS SHOWN ARE FROM FACE OF STUD OF FACE OF CONCRETE UNLESS NOTED OTHERWISE 2. ANY DISCREPANCY FOUND IN THESE DRAWINGS IS TO BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO ANY CONSTRUCTION 3. FIRST FLOOR DIMENSIONS ARE FROM THE TOP OF HOUSE SLAB 4. SECOND FLOOR DIMENSIONS ARE FROM THE TOP OF SUB FLOOR SHEATHING 5. ALL EXTERIOR PAVING AND SITE ELEMENTS ARE FOR REFERENCE ONLY. 6. ALL MECHANICAL EQUIPMENTS, ELECTRICAL FIXTURES, PLUMBING FIXTURES, AND STRUCTURAL MEMBERS ARE SHOWN FOR REFERENCE ONLY. REFER TO CONSULTANT'S DRAWINGS FOR DESIGN, DETAILS AND DIMENSIONS BY OTHERS. 7. CONTRACTOR TO COORDINATE PLUMBING, MECHANICAL, ELECTRICAL PENETRATIONS AND CONNECTIONS WITH SUBCONTRACTORS 8. ALL EQUIPMENT, APPLIANCES, AND FIXTURES TO BE INSTALLED PER MANUFACTURER'S INSTRUCTIONS. SYMBOL LEGEND KEY NOTE DETAIL REFERENCE ELEVATION NOTES 0. SPATIAL 0.01 LINE OF WALL BEYOND 0.02 WALL OPENING 2.SITE 2.01 SITE WALL (SEE LANDSCAPE) 2.02 FINISH GRADE 2.03 ACCESS STAIRS 2.04 BREAKAWAY WALL PANELS (LATTICE) 3.CONCRETE 3.01 RAISED CONCRETE SLAB (SEE STRUCTURAL) 3.02 CONCRETE/HARDSCAPE STOOP (SEE CIVIL) 3.03 CONCRETE CAISSONS (SEE STRUCTURAL) 4.MASONRY 4.01 THIN STONE VENEER (ADHERED) (AAA NATURAL STONE OR APPROVED EQUAL) 4.02 PRECAST CONCRETE TRIM / HEADER 5. METALS 5.01 C.R. METAL STUCCO WEEP SCREED, TYP. 5.02 C.R. METAL GUTTER, TYP. 5.03 C.R. METAL DOWNSPOUT. TIE INTO 3" CAST IRON IN WALL PIPE DRAIN 5.04 C.R. METAL FLASHING AT INTERSECTION 5.05 C.R. METAL FLASHING AT TOP OF ALL EXPOSED WOOD (TRIM INCLUDED) 5.06 C.R. METAL SCUPPER FOR 3" CAST IRON IN WALL PIPE DRAIN. TIE INTO SITE DRAINAGE SYSTEM PER CIVIL DRAWINGS. 5.07 LISTED C.R. METAL HORIZONTAL VENT TERMINATION CAP FOR GAS FIREPLACE. PER MANUF. SPECS. SET BOTTOM OF CAP MIN. 8'-0" A.F.H. 5.08 TEMPERED LAMINATED GLASS RAILING GUARDRAIL SYSTEM. +42" A.F.F. 6. WOOD 6.01 2X3 WOOD FASCIA 6.02 2X6 WOOD EAVE/BARGE TRIM 6.03 WOOD BUILT-UP EAVE / PEDIMENT TRIM 6.04 2X WOOD TRIM 6.05 WOOD POST/COLUMN WRAPPED W/TRIM 6.06 SHAPED WOOD BEAM 6.07 SHAPED 2X6 WOOD RAFTER TAILS 6.08 WOOD GUARD AND RAILING SYSTEM. +42" A.F.F. 6.09 2X WOOD WALL CAP. SLOPE 12" PER FT. MIN. 7. EXTERIOR FINISHES 7.01 ROOFING MATERIAL (SEE ROOF PLANS) 7.02 3-COAT EXTERIOR PLASTER/STUCCO (SMOOTH FINISH) 7.03 PLASTER CONTROL JOINT 7.04 ACM BRAKE METAL FASCIA/TRIM 8. OPENINGS 8.01 ENTRY DOOR. REFER TO DOOR SCHEDULE 8.02 ACCESS DOOR (BREAKAWAY PANEL MATCH). REFER TO DOOR SCHEDULE 8.03 SECTIONAL ROLL-UP GARAGE DOOR- DECORATIVE WOOD 16. ELECTRICAL 16.01 LIGHT FIXTURE 1 - FRESNO LARGE 34 WALL LANTERN - AGED IRON - BY VISUAL COMFORT OR APPROVED EQUAL. SEE UTILITY PLAN FOR HEIGHT 16.02 LIGHT FIXTURE 2 - HALLE LARGE WALL LANTERN - AGED IRON - BY VISUAL COMFORT OR APPROVED EQUAL. SEE UTILITY PLAN FOR HEIGHT 16.03 LIGHT FIXTURE 3 - HALLE SMALL WALL LANTERN - AGED IRON - BY VISUAL COMFORT OR APPROVED EQUAL. SEE UTILITY PLAN FOR HEIGHT 16.04 ADDRESS SIGN, +66 AFF (U.N.O) X X XX-XX HEIGHT CERTIFICATION NOTE: HEIGHT CERTIFICATION IS REQUIRED AT THIS PROJECT 60 A5-02 COLOR & MATERIALS DESIGN INTENT 1ST SUBMITTAL - 2ND SUBMITTAL - 3RD SUBMITTAL -4TH SUBMITTAL - M E S A S T U D I O ARCHITECTURE & DESIGN WWW.MESASTUDIO.DESIGN 949.204.0076 STAMP: BUILDING DEPARTMENT SUBMITTAL: REVISIONS: SHEET TITLE: SHEET NUMBER: PLOT DATE: MESA STUDIO, INC © 2024 - ALL RIGHTS RESERVED. THE DRAWINGS, DESIGNS, INFORMATION, CONTENT AND PROCEDURES DESCRIBED HEREIN ARE FOR THE EXCLUSIVE USE OF MESA STUDIO, INC. OR AFFILIATES, AND AS SUCH, ARE NOT TO BE REPRODUCED IN ANY FORM OR MEDIA, CURRENT OR FUTURE, OR DISCLOSED TO OTHERS WITHOUT THE WRITTEN CONSENT OF MESA STUDIO, INC. DISTRIBUTION OF DUPLICATION OF THESE DOCUMENTS IS NOT TO BE CONSTRUCTED AS PUBLICATION IN DEROGATION OF THERE RIGHTS. VISUAL CONTACT WITH THESE DOCUMENTS SHALL CONSTITUTE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. 8/22/2024 3202 W. OCEANFRONT 23011 NEWPORT HOMES LLC. 6859 E. REMBRANDT AVE, SUITE 115 MESA, AZ 85212 CO A S T A L D E V E L O P M E N T P E R M I T S U B M I T T A L - P A 2 0 2 4 - 0 1 2 1 61 A8-01 SCHEDULES 1ST SUBMITTAL - 2ND SUBMITTAL - 3RD SUBMITTAL -4TH SUBMITTAL - M E S A S T U D I O ARCHITECTURE & DESIGN WWW.MESASTUDIO.DESIGN 949.204.0076 STAMP: BUILDING DEPARTMENT SUBMITTAL: REVISIONS: SHEET TITLE: SHEET NUMBER: PLOT DATE: MESA STUDIO, INC © 2024 - ALL RIGHTS RESERVED. THE DRAWINGS, DESIGNS, INFORMATION, CONTENT AND PROCEDURES DESCRIBED HEREIN ARE FOR THE EXCLUSIVE USE OF MESA STUDIO, INC. OR AFFILIATES, AND AS SUCH, ARE NOT TO BE REPRODUCED IN ANY FORM OR MEDIA, CURRENT OR FUTURE, OR DISCLOSED TO OTHERS WITHOUT THE WRITTEN CONSENT OF MESA STUDIO, INC. DISTRIBUTION OF DUPLICATION OF THESE DOCUMENTS IS NOT TO BE CONSTRUCTED AS PUBLICATION IN DEROGATION OF THERE RIGHTS. VISUAL CONTACT WITH THESE DOCUMENTS SHALL CONSTITUTE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. 8/22/2024 3202 W. OCEANFRONT 23011 NEWPORT HOMES LLC. 6859 E. REMBRANDT AVE, SUITE 115 MESA, AZ 85212 CO A S T A L D E V E L O P M E N T P E R M I T S U B M I T T A L - P A 2 0 2 4 - 0 1 2 1 WINDOW SCHEDULE X SIZE (WxH) TYPE A FRAME COLOR U-FACTOR SHGCMANUFACTURER (OR APPROVED EQUAL) REMARKS DOOR SCHEDULE X SIZE (WxH) TYPE 01 THICKNESS COLOR U-FACTOR SHGCMANUFACTURER (OR APPROVED EQUAL) REMARKS 2'-8" x 7'-0"SOLID WOOD 1-3/4"PAINTED 02 N/A N/A 16'-0" x 10'-0" SECTIONAL GAR. DR. 05 -- 06 SELF-CLOSING, SELF-LATCHING, TIGHT FIT 07 08 24 2'-4" x 7'-0" HINGED - INTERIOR SOLID CORE, PAINT GRADE, WOOD INTERIOR DOOR1-3/4" PER INT. N/A N/A 26 HINGED - INTERIOR SOLID CORE, PAINT GRADE, WOOD INTERIOR DOOR1-3/4" PER INT. N/A N/A 27 28 5'-0" x 7'-0" BI-FOLD - INTERIOR N/A N/A1-3/4" PER INT. LOUVERED, PAINT GRADE, WOOD INTERIOR DOOR. PAIR 29 30 BARN - INTERIOR N/A N/A1-3/4" PER INT. SOLID CORE, PAINT GRADE, WOOD INTERIOR BARN DOOR B C D E F G H J WINDOW NOTES 1. REFER TO FLOOR PLANS FOR TEMPERED GLASS (SAFETY LOCATIONS) AND EGRESS NOTATIONS 2. ALL EXTERIOR WINDOWS SHALL COMPLY WITH CRC 337.8.2 3. CONFIRM ALL WINDOW U-FACTORS AND SHGCS WITH THE ENERGY COMPLIANCE FORMS 4. ALL - ROUGH OPENING VERIFY WITH MANUFACTURER DOOR NOTES 1. REFER TO FLOOR PLANS FOR TEMPERED GLASS (SAFETY LOCATIONS) AND EGRESS NOTATIONS 2. ALL EXTERIOR DOORS WITH GLAZING SHALL COMPLY WITH CRC 337.8.2 3. CONFIRM ALL DOORS U-FACTORS AND SHGCS WITH THE ENERGY COMPLIANCE FORMS 4. ALL - ROUGH OPENING VERIFY WITH MANUFACTURER 2'-6" x 5'-6"CASEMENT FIBERGLASS MILGARD FLEETWOOD 0.XX 0.XXBLACK PAINTED 2'-8" x 8'-0" LATTICE - OPEN AIR - LATTICE OPEN-AIR BREAKAWAY DOOR, PAINT GRADE, WOOD DOOR--PAINTED BLACK13'-8" x 9'-0" MULTI-SLIDE | POCKET 4-PANEL MULTI-SLIDE GLASS POCKET DOOR XXXX 4'-0" x 5'-0"HINGED PAIR HOLLOW METAL LOUVERED UTILITY DOORS. PAIRPAINTED 2'-6" x 7'-0" SOLID CORE, PAINT GRADE, WOOD INTERIOR DOOR1-3/4"PER INT.N/A N/A3'-0" x 7'-0" HINGED - INTERIOR 2'-4" x 7'-0" GLASS - INTERIOR GLASS SWINGING DOOR - TEMPEREDN/A N/A 2'-8" x 7'-0" 31 BARN - INTERIOR N/A N/A1-3/4" PER INT. SOLID CORE, PAINT GRADE, WOOD INTERIOR BARN DOOR3'-4" x 7'-8" -- K SOLID CORE, WOOD DOOR - WOOD PANEL w/ TEMPERED GLAZING 03 04 3'-6" x 8'-0"ENTRY DOOR PAINTED CUSTOM SOLID CORE w/ TEMPERED GLAZING, STAIN GRADE, WOOD ENTRY DOOR. FOR EGRESS0.30 0.23 6'-0" x 4'-6" CASEMENT | FIXED 2 - 2'-0"x4'-6" CASEMENT w/ 2'-0"x4'-6" FIXED, MULLED0.XX 0.XX 2'-0" x 4'-6"CASEMENT 0.XX 0.XX 0.XX 0.XX 3'-0" x 1'-6"AWNING 0.XX 0.XX 3'-0" x 9'-0"FIXED ALUMINUM CLAD FLEETWOOD 0.XX 0.XXBLACK 2'-6" x 4'-6"CASEMENT FIBERGLASS MILGARD 0.XX 0.XXBLACK 2'-6" x 4'-0"CASEMENT 0.XX 0.XX 2'-0" x 4'-0"CASEMENT 0.XX 0.XX FLEETWOODBLACK13'-8" x 7'-6" MULTI-SLIDE | POCKET 4-PANEL MULTI-SLIDE GLASS POCKET DOOR XXXX0.XX 0.XX 2'-6" x 6'-0" CASEMENT | FIXED 2'-6"x4'-6" CASEMENT o/ 2'-6"x1'-6" FIXED, MULLED0.XX 0.XX 5'-0" x 4'-6"SLIDER 0.XX 0.XX L 4'-0" x 1'-6"SLIDER 0.XX 0.XX M 2'-0" x 3'-6"CASEMENT 0.XX 0.XX N 4'-0" x 3'-6"CASEMENT 0.XX 0.XX 2 - 2'-0"x3'-6" CASEMENT, MULLED P 3'-0" x 4'-6"CASEMENT 0.XX 0.XX Q R 2'-0" x 2'-0"FIXED LA CANTINABLACK9'-0" x 6'-8"BI-FOLD 3-PANEL BI-FOLD (ACCORDION) DOOR0.XX 0.XX 21 2'-0" x 5'-0" HINGED - INTERIOR SOLID CORE, PAINT GRADE, WOOD INTERIOR DOOR1-3/4" PER INT. N/A N/A 22 2'-6" x 8'-0" HINGED - INTERIOR SOLID CORE, PAINT GRADE, WOOD INTERIOR DOOR1-3/4" PER INT. N/A N/A 23 3'-0" x 8'-0" HINGED - INTERIOR SOLID CORE, PAINT GRADE, WOOD INTERIOR DOOR1-3/4" PER INT. N/A N/A 25 2'-4" x 7'-0" POCKET - INTERIOR SOLID CORE, PAINT GRADE, WOOD INTERIOR DOOR1-3/4" PER INT. N/A N/A 32 2'-4" x 6'-8" HINGED - INTERIOR SOLID CORE, PAINT GRADE, WOOD INTERIOR DOOR1-3/4" PER INT. N/A N/A 33 2'-4" x 6'-8" GLASS - INTERIOR GLASS SWINGING DOOR - TEMPEREDN/A N/A 34 SOLID CORE, PAINT GRADE, WOOD INTERIOR DOOR1-3/4" PER INT. N/A N/A3'-0" x 6'-8" HINGED - INTERIOR 62