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HomeMy WebLinkAbout04_Clayton Coastal Development Permit_PA2017-021 �evEW�'Qr @t^y COMMUNITY DEVELOPMENT DEPARTMENT U 2 PLANNING DIVISION 100 Civic Center Drive,P.O. Box 1768,Newport Beach, CA 92658-8915 CgGrp�Rta�P 949-644-3200 www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT June 15, 2017 Agenda Item No. 4 SUBJECT: Clayton Coastal Development Permit (PA2017-021 ) SITE LOCATION: 409 39th Street CDP No. CD2017-007 APPLICANT: Eric Aust Architect OWNER: Julie and Matt Clayton PLANNER: Liz Westmoreland, Assistant Planner 949-644-3234, Iwestmoreland(a)newportbeachca.gov ZONING DISTRICT/GENERAL PLAN • Coastal Land Use Category: RT-D (Two Unit Residential) — (20.0 — 29.9 DU/AC) • Coastal Zoning District: R-2 (Two-Unit Residential) • Zone: R-2 (Two-Unit Residential) • General Plan: RT (Two-Unit Residential) PROJECT SUMMARY The applicant requests a Coastal Development Permit (CDP) to demolish an existing 894 square-foot single-family residence with attached garage and construct a 2,974 square foot single-family residence with a 495 square foot two-car garage. The proposed residence would include four bedrooms and a rooftop deck with a maximum height of approximately 29 feet. The proposed development also includes additional appurtenances such as walls, fences, patios, hardscape, drainage devices, landscaping, and modifications to existing utility connections.The project complies with all applicable development standards including height, setbacks, and floor area limits. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 Class 3 (New Construction or Conversion of Small 1 Clayton Coastal Development Permit Zoning Administrator, June 15, 2017 Page 2 Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. CD2017-007 (Attachment No. ZA 1). DISCUSSION 1. The subject property is located in the R-2 Coastal Zoning District, which is consistent with the City's Coastal Land Use Plan, General Plan Land Use Category and Zoning Code. These designations provide for single-family and two-unit residential development. The property is located within the appeal area providing the possibility for a final action to be appealed to the California Coastal Commission.Additionally, a Waiver for De Minimis Development cannot be issued because the site is within the appeal area. 2. The subject property is developed with a single-family residence on a lot designated for residential development. 3. The property is located in an area eligible for a categorical exclusion; however, the proposed residence exceeds the 1.5 floor area limit identified in Categorical Exclusion Order (CEO) CE-5-NPB-16-1. The development otherwise complies with all other applicable CEO limits and standards. 4. The proposed single-family residence and accessory structures conform to all applicable development standards including floor area limit, setbacks, and off-street parking as shown in the project plans. The single-family residence includes a two-car garage and will consist of 3,469 square feet with a maximum height of approximately 29 feet. The proposed finished floor of the residence will be located at an elevation of approximately 9.75 MSL (NAVD88), which is greater than the minimum required (9.0 MSL). 5. The project site is not located between the nearest public road and the sea or shoreline and re-development will not affect public recreation, access, or views. 6. The residential lot does not currently provide nor inhibit public coastal access and it is not located adjacent or near a public beach. 7. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. TmpIC 01/17217 2 Clayton Coastal Development Permit Zoning Administrator, June 15, 2017 Page 3 8. The property is located within 200 feet of coastal waters. A Construction Pollution Prevention Program has been provided and a post-construction drainage system will be installed that includes drainage and percolation features designed to retain dry weather and minor rain run-off on-site to ensure the project does not impact water quality. Any water not retained on-site is directed to the City's storm drain system. 9. The design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. The property is not located near public view points or coastal view roads, as designated in the Coastal Land Use Plan, and will not impact public coastal views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. PUBLIC NOTICE Notice of this application was published in the Daily Pilot, mailed to all owners of property and residential occupants within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: An appeal or call for review may be filed with the Director of Community Development within 14 days following the date of action. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: Liz Wekmoreland, Assistant Planner GBR/law Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans Tmpl[:01/17/17 3 Attachment No. ZA 1 Draft Resolution 4 RESOLUTION NO. ZA2017-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-007 FOR A NEW SINGLE UNIT RESIDENCE LOCATED AT 409 39TH STREET (PA2017-021) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Eric Aust, with respect to property located at 409 39th Street. and legally described as Lot 9, Block 439 of the Canal Section. requesting approval of a Coastal Development Permit. 2. The applicant proposes to demolish an existing 894 square-foot single-family residence with attached garage and construct a 2,974 square foot single-family residence with a 495 square foot two-car garage. The proposed residence would include four bedrooms and a rooftop deck with a maximum height of approximately 29 feet. The proposed development also includes additional appurtenances such as walls, fences, patios, hardscape, drainage devices, landscaping, and modifications to existing utility connections. The project complies with all applicable development standards including height, setbacks, and floor area limits. 3. The subject property is located within the Two-Unit Residential (R-2) Zoning District and the General Plan Land Use Element category is Two-Unit Residential (RT). 4. The subject property is located within the coastal zone. The Coastal Zoning District is Two- Unit Residential (R-2) and the Coastal Land Use Plan category is Two Unit Residential (RT-D). 5. A public hearing was held on June 15, 2017 in the Corona del Mar Conference Room (Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. 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. 2. The Class 3 exemption allows the construction and location of limited numbers of new small facilities or structures, including a single-family residence. The proposed project 5 Zoning Administrator Resolution No. ZA2017-### Page 2 of 5 consists of the demolition and construction of a single-family residence; therefore, the project is exempt. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 3,840 square feet and the proposed floor area is 3,469 square feet. b. The proposed development complies with the required setbacks, which are 10 feet along the front property line, 3 feet along each side property line and 5 feet along the rear property line. c. The highest guardrail/parapet is less than 24 feet from established grade and the highest ridge is 29 feet from established grade. The proposed development complies with all height requirements. d. As the proposed development includes less than 4,000 square feet of livable floor area, a two-car garage is required. The proposed development provides a two- car garage. 2. The neighborhood is predominantly developed with two- and three-story single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. 3. The proposed development is not located on the shoreline and is approximately 175 feet from the harbor, and more than 1,100 feet from the nearest beach. The proposed finished floor is 9.75 MSL (NAVD88), which is higher than the 9.00 MSL (NAVD88) standard. Impacts from wave run-up and sea level rise are not anticipated. 4. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. oa-27-17 Zoning Administrator Resolution No. ZA2017-### Page 3 of 5 5. The property is located within 200 feet of coastal waters. A Construction Pollution Prevention Program has been provided and a post-construction drainage system will be installed that includes drainage and percolation features designed to retain dry weather and minor rain run-off on-site to ensure the project does not impact water quality. Any water not retained on-site is directed to the City's storm drain system. 6. Proposed landscaping complies with Implementation Plan Section 21.30.075. A condition of approval is included that requires drought-tolerant plants and prohibits invasive species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: The proposed project is not located between the nearest public road and the sea or shoreline. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves CD2017-007 subject to the conditions set forth in Exhibit'A," which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 15TH DAY OF JUNE 2017. Patrick J. Alford, Zoning Administrator oa-27-17 Zoning Administrator Resolution No. ZA2017-### Page 4 of 5 EXHIBIT "A" CONDITIONS OF APPROVAL PLANNING 1 . The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new Coastal Development Permit. 3. Coastal Development Permit No. CD2017-007 shall expire and become void unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 4. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 5. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Coastal Development Permit. 6. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 7. Prior to the issuance of building permits, a copy of the resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. 8. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 9. Prior to the issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development Permit file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. oa-27-17 g Zoning Administrator Resolution No. ZA2017-### Page 5 of 5 10. Prior to the issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 11. Prior to the issuance of building permits, the applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 12. Prior to the issuance of building permits, the applicant shall submit a final landscape and irrigation plan consistent with Implementation Plan Section 21.30.075. These plans shall incorporate drought tolerant plantings, non-invasive plant species, and water efficient irrigation design. The plans shall be approved by the Planning Division. 13. 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. 14. 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 current business owner, property owner or the leasing agent. 15. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of the Clayton Coastal Development Permit including, but not limited to, Coastal Development Permit No. CD2017-007 (PA2017-021). 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, attomeys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. oa-z7-17 9 Attachment No. ZA 2 Vicinity Map 10 VICINITY MAP CDP • . CD2017-007 PA2017-021 0 • 39th Attachment No. ZA 3 Project Plans TmpIC 01/17/17 12 PA2017-021 deferred submittals project data project data °aa� s eet in ex s Orange Lest 9 THE FOLLOWING PLANS WILL BE SUBMITTED BY OTHERS UNDER SEPARATE PERMIT; HOUSE AREA: PROJECT NAME: O K'es Co Oncology AO.0 SITE/ROOF PLAN + PROJECT DATA ARCHITECT + ENGINEER OF RECORD TO REVIEW, CERTIFY AND APPROVE DRAWINGS PRIOR TO SUBMITTAL: EXISTING TOTAL LIVABLE AREA 894 S.F. (TO BE DEMOLISHED) NEWPORT ISLAND RESIDENCE coast/41, Q Hoag Dr A0.1 CONSTRUCTION STAGING DIAGRAM Ur.Christopher <} -FIRE SPRINKLER DRAWINGS SPRINKLERS SHALL COMPLY WITH NFPA 13D EXISTING GARAGE AREA 400 S.F. + TO BE DEMOLISHED 409 39TH STREET yl cnr°"'° -' a West coast O M.oam°� A0.2 FLOOR AREA ANALYSIS *OBTAIN FIRE SPINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION ( ) Ta°pa PaLleocoast H`YY Q ( ) NEWPORT BEACH, CALIFORNIA 92663 -GUARDRAIL DESIGN, DETAILS AND CALCULATIONS SHALL BE DEFERRED SUBMITTAL AND TOTAL AREA TO BE DEMOLISHED 1,294 S.F. V" Highway dr " SHALL BE REVIEWED BY THE STRUCTURAL ENGINEER AND ARCHITECT PRIOR TO SUBMITTAL 1�09e°yarma e,' �, atl Q., nga C1.0 CIVIL SURVEY CuLalne O ` West coast g -GLASS GUARDRAIL DESIGN, DETAILS AND CALCULATIONS SHALL BE DEFERRED SUBMITTAL AND PROPOSED 1st FLOOR 1,174 S.F. PROJECT DESCRIPTION: , HWY . t SHALL BE REVIEWED BY THE STRUCTURAL ENGINEER AND ARCHITECT PRIOR TO SUBMITTAL PROPOSED 2nd FLOOR 1,800 S.F. + DEMOLITION OF EXISTING 2 BEDROOM 894 S.F. HOUSE, IChannel SD1.0 SITE DRAINAGE PLAN -AIR CONDITIONING CONDENSER SOUND ATTENUATION DESIGN; CONTRACTOR SHALL DETERMINE PROPOSED TOTAL LIVABLE AREA 2,974 S.F. AND ATTACHED 2 CAR GARAGE. 13 Park ....... 13 EXACT CONDENSER SPECIFICATION AND PROVIDE SOUND LEVEL DATA PER CITY REQUIREMENTS PROJECT TO CONSIST OF A NEW 2,974 S.F., SINGLE �a B D1.0 DEMOLITION PLAN CONDENSERS SHALL BE LOCATED WITHIN ALCOVE OUTSIDE GARAGE WELL SHOWN ON 1st FLOOR GARAGE AREA: FAMILY RESIDENCE WITH 495 S.F. ATTACHED, ENCLOSED 9 "� m A1.0 1st + 2nd FLOOR PLANS PROPOSED TWO CAR GARAGE AREA 495 S.F. 2 CAR GARAGE m� ' P9A1.1 3rd FLOOR + ROOF PLANS Cha^^etq A3.0 EXTERIOR ELEVATIONS a0mo FLOOR AREA LIMIT: APPLICABLE CODES: s hrycas y A3.1 EXTERIOR ELEVATIONS s a°0 - A4.0 BUILDING SECTIONS 1,920 S.F. BUILDABLE LOT AREA: 2013 CALIFORNIA BUILDING CODE pO ag° aaaurcle <` Channeipl Uill'e,Orenge public works notes 2x BUILDABLE LOT AREA = 3,840 S.F. 2013 CALIFORNIA MECHANICAL CODE r s �a County 1. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC 3,469 S.F. (2,974 + 495) < 3,840 S.F. ALLOWABLE = O.K. 2013 CALIFORNIA PLUMBING CODE `s �9`"s 9P L1.0 LANDSCAPE PLAN RIGHT-OF-WAY 2013 CALIFORNIA ELECTRICAL CODE °M1 p s 9` 9` P 10° site plan + project data OPEN SPACE REQUIREMENT: 2013 CALIFORNIA ENERGY CODE (TITLE-24) e o pOH `9 i` r?` r s� 1/4"=1' 0" 15% OF BUILDABLE LOT AREA TO BE OPEN SPACE 2013 CALIFORNIA RESIDENTIAL CODE d6 Negp°n 2. A CITY ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD PRIVATE 0A Isanapar, IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. ALL NON-STANDARD IMPROVEMENTS SHALL 1,920 S.F. BUILDABLE LOT x 0.15 = 288 S.F. OPEN SPACE REQ'D > r d� r \ ` CONSTRUCTION TYPE: no. ases, , ?; s• COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18 P r island 249 S.F. (1st FLOOR FRONT YARD) TYPE V-B SPRINKLERED 5s` 9 s5 o newport i s I a n d 3. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE 40 S.F. (2nd FLOOR FRONT ROOF) + e ✓UBurge irnue.s O ^lana"ay /o P LOB1i 289 S.F. OPEN SPACE OCCUPANCY GROUP: • Ele°umal BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS s O \ Seim ea S CH. R3 3AB P ihary-Eighth ^r� ✓ Vintage Cl DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE 289 S.F. OPEN SPACE > 288 S.F. = O.K. srreerPark 4\a gBGtet residence IS DAMAGED BY THE PRIVATE WORK, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND U ATTACHED GARAGE ALLEY STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES ZONING( ) �%. s e s INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1-INCH WATER SERVICE, WATER METER BOX, ROOF VENTILATION: R-1 - SINGLE FAMILY RESIDENTIAL ! 60�s."gays«'fl ;°' ROOF AREA - 769 S.F. OF ROOF AREA SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST 110,736 S.I. / 300 = 369 S.I. REQUIRED �`a �� 409 39th street SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID 2" DIA. FRIEZE BLOCK INTAKE VENTS AT 12" O.C. (45 L.F.)=141 S.I. ASSESSOR'S PARCEL NO.: 007 23 P.N.: 4 - 1-1 DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF (2) ROOF VENTS (AT WALL) ® 150 S.I. EACH = 300 S.I. A. i L PROJECT SITE - newport beach, California PARKING REQUIREMENTS: vicinity map 409 39TH STREET 92663 THE PUBLIC WORKS INSPECTOR. TOTAL VENTILATION = 441 S.I. > 369 S.I. REQUIRED = O.K. 1 � 4. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE: 2 COVERED PARKING SPACES PROVIDED IN AN ATTACHED, A0.0 NOT TO SCALE LICENSED PIPELINE CONTRACTOR OR AN 'A' LICENSED GENERAL ENGINEERING CONTRACTOR. ERIC AUST ARCHITECT SHALL SERVE AS THE DESIGN COVERED GARAGE 5. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A PROFESSIONAL IN RESPONSIBLE CHARGE FOR THIS SETBACKS: ALLOWABLE PROPOSEDPROJECT AND SHALL BE RESPONSIBLE FOR REVIEWING SOUTH PROPERTY LINE (FRONT): 10' 10' C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN 'A' LICENSED GENERAL ENGINEERING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED NORTH PROPERTY LINE (REAR): 5' S' CONTRACTOR. BY OTHERS, INCLUDING PHASED AND DEFERRED EAST PROPERTY LINE (SIDE): 3' 3' SUBMITTAL ITEMS, FOR COMPATIBILITY WITH THE WEST PROPERTY LINE (SIDE): 3' 3' project consultants DESIGN OF THE BUILDING; (CBC APPENDIX CHAPTER 1, 106.3.4) symbols legend FIRE SPRINKLERS: PROPERTY OWNER: ARCHITECT: COUNTY BENCH MARK / SURVEY: FIRE SPRINKLERS ARE REQUIRED WITHIN THIS STRUCTURE AND SHALL 409 39TH STREET LLC ERIC LBO ARCHITECT PER THE SURVEY PREPARED BY RdM SURVEYING, BE SUBMITTED AS A DEFERRED SUBMITTAL UNDER A SEPARATE PERMIT 409 39TH STREET 62 BAA COVES ESURVEYOR LEVATION USED.62 BASED BENCH MARK 88 DATUM NEWPORT BEACH, CA 92663 NEWPORT BEACH, CA 92663 BUILDING ELEVATION BUILDING HEIGHT: TEL 949.285.4835 TEL 949.637.5220 REF. SHEET A3.0 A3.0 MAX. ALLOWABLE BUILDING HEIGHT: 29' (TO PEAK OF SLOPED ROOF) STRUCTURAL ENGINEER: ENERGY CALCULATIONS: ACTUAL BUILDING HEIGHT: 28'-7 1/2" (FROM AVERAGE GRADE TO ROOF PEAK) ESI/FME, INC. ALLIANCE 24 TITLE ELEVATION MARK -,-ELEVATION INFO CONTACT: SCOTT ROSS 140 "B" STREET, SUITE 5-276 LOT SQUARE FOOTAGE: 1800E. 16TH STREET DAVIS, CA 95616 DETAIL MARK X 2,850 S.F. SANTA ANA, CA 92701 TEL 530.753.7510 A6.0 TEL 714.835.2800 LANDSCAPE AREA: FAX 714.835.2819 GLASS ELEVATION374 S.F. GEOTECHNICAL ENGINEER: REF. SHEET A5.0O CIVIL ENGINEER: HARRINGTON GEOTECHNICAL ENGINEERING NON-PERMEABLE AREA: RdM SURVEYING, INC. CONTACT: DON HARRINGTON DOOR NUMBER 01 2,476 S.F. 23016 LAKE FOREST DRIVE #409 1590 N. BRIAN STREET REF. SHEET A5.0 1-HOUR EAVE AT SIDE PROPERTY LAGUNA HILLS, CA 92653 ORANGE, CA 92867 LINES; SEE SHEET A2.0 FOR TEL 949.858.2924 TEL 714.637.3096 INTERIOR ELEVATIONS1 4 0 LOCATION AND DETAIL 2/A6.0 REF. SHEET A4.0 DEX-O-TEX DECK COATING I SYSTEM (ESR-1757) OR SIMILAR I \ WATERPROOF DECK MEMBRANE SYSTEM; SLOPE TOWARDS DECK DRAINS AT OUTSIDE EDGES E7\7 1 STORY HOUSE NEW 6' HIGH WOOD FENCE \ STANDING SEAM METAL ROOF OVER TRASH CONTAINER STORAGE \ \\\�\\\\\\\\\\\\\\ \\\\\\\\\\\\\\\\\\\\\\\\\\ BITUTHENE WATERPROOF MEMBRANE; ALONG SIDE YARD, BEHIND � MFR. 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' I� I lob #1622 M - Ul FD pp �--+ r�r- = TEL - - - - - - - - - - - - - - - - - - - - - - - - - - l__r��C C1U�� architect 1-HOUR SAVE AT SIDE PROPERTY LINES; SEE N37 °13'26"W 95.00' ACRALIGHT OPERABLE, CURB MOUNTED SKYLIGHT, SHEET A2.0 FOR LOCATION AND DETAIL 2/A6.0 MODEL #2246 (22"06"); CLEAR COLORLESS 62 balboa coves ELEC PROPERTY LINE GLAZING BRONZE ANODIZED FRAME; ESR-2415 newport beach, California 92663 wM \\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\ \ tel 949.637.5220 I I H NEW 6' HIGH WOOD FENCE \ I EXISTING 1 STORY HOUSE \ client : STANDING SEAM METAL ROOF OVER BITUTHENE WATERPROOF MEMBRANE; 409 39th street LLC MFR. BY CUSTOM-GILT METAL, CLASS A 409 39th street ASSEMBLY; ESR #2048 2 site/roof plan north newport beach, California 92663 Ao.o SCALE: 1/4" = V-0° tel 949.285.4835 13 PA2017-021 construction staging notes A. NO CONSTRUCTION MATERIALS, DEBRIS, OR WASTE SHALL BE PLACED OR STORED WHERE IT MAY ENTER A STORM DRAIN OR BE SUBJECT TO TIDAL EROSION AND DISPERSION. B. ANY AND ALL DEBRIS RESULTING FROM CONSTRUCTION ACTIVITIES SHALL BE REMOVED FROM THE PROJECT SITE WITHIN 24 HOURS OF COMPLETION OF CONSTRUCTION. C. BEST MANAGEMENT PRACTICES (BMPs) AND GOOD HOUSEKEEPING PRACTICES (GHPs) DESIGNED TO PREVENT SPILLAGE AND/OR RUN—OFF ■ OF CONSTRUCTION—RELATED MATERIALS, AND TO CONTAIN SEDIMENT OR a0l CONTAMINANTS ASSOCIATED WITH CONSTRUCTION ACTIVITY, SHALL BE IMPLEMENTED PRIOR TO THE ON—SET OF SUCH ACTIVITY. BMPs AND GHPs WHICH SHALL BE IMPLEMENTED INCLUDE, BUT ARE NOT LIMITED construction staging diagram TO: STORM DRAIN INLETS MUST BE PROTECTED WITH SANDBAGS OR 1/4°=1 O° BERMS, ALL STOCKPILES MUST BE COVERED, AND A PRE-CONSTRUCTION MEETING SHOULD BE HELD FOR ALL PERSONNEL TO REVIEW PROCEDURAL AND BMP/GHP GUIDELINES. ALL BMPs SHALL BE MAINTAINED IN A FUNCTIONAL CONDNION THROUGHOUT THE DURATION OF THE PROJECT. newport island D. CONSTRUCTION DEBRIS AND SEDIMENT SHALL PROPERLY CONTAINED residence AND SECURED ON SITE WITH BMPs, TO PREVENT THE UNINTENDED TRANSPORT OF SEDIMENT AND OTHER DEBRIS INTO COASTAL WATERS BY WIND, RAIN OR TRACKING. CONSTRUCTION DEBRIS AND SEDIMENT SHALL BE REMOVED FROM CONSTRUCTION AREAS AS NECESSARY TO PREVENT THE ACCUMULATION OF SEDIMENT AND OTHER DEBRIS, WHICH MAY BE 409 39th street DISCHARGED INTO COASTAL WATERS. DEBRIS SHALL BE DISPOSED ATA newport beach, California DEBRIS DISPOSAL SITE OUTSIDE THE COASTAL ZONE. 92663 E. BETWEEN OCTOBER 15th AND MAY 15th, EROSION CONTROL MEASURES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHENEVER THE FIVE-DAY PROBABILITY OF RAIN EXCEEDS 30 PERCENT. DURING THE REMAINDER OF THE YEAR, THEY SHALL BE IN PLACE AT THE END OF THE WORKING DAY, WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50 PERCENT. PROVIDE SAND BAGS FOR EROSION CONTROL PER CONSTRUCTION CONSTRUCTION SITE LIMIT STAGING NOTE 'E', TYP.; EXTEND AT PROPERTY LINE ACROSS ENTIRE ALLEY FRONTAGE CONSTRUCTION CORRIDOR CONSTRUC710N FENCING AS CLOSE AS POSSIBLE TO REAR PROPERTY LINE; PROTECT AND MAINTAIN ALLEY, UTILITIES AND CONSTRUCTION FENCING AS CLOSE NEIGHBORING PROPERTIES _ AS POSSIBLE TO FRONT PROPERTY DURING CONSTRUCTION s H --- LINE; PROTECT AND MAINTAIN SIDEWALK, CURB, GUTTER AND STREET DURING CONSTRUCTION TA HSS ___ _____ __ _ _ I O O PROVIDE SAND BAGS FOR 1 CONS N STA G EROSION CONTROL PER FOR E IP NT CONSTRUCTION STAGING NOTE ND MA S 'E', TYP.; EXTEND ACROSS i i (C S ATCHE ENTIRE SITE FRONTAGE i --- 0 0 EX OF EX OF - PROP D 2 ST Y PROP D 2 S Y - y TRUCTU TRUCIU >< R CM CONSTRUCTION STAGING - M AREA FOR EQUIPMENT 41 AND MATERIALS ED AR (CROSS HATCHED) ---- ----- ----- ---- - `LAS i� / r ERIC D. AUST 0 � I C-29374 9T DATE 42 j i I i i I I SCF CAS\�0 H B TE _ Z 0, CONSTRUCTION CORRIDOR ref. north CONSTRUCTION SITE LIMIT 0 1 2 11 8 AT PROPERTY LINE 21 december 2016 ©copyright 2016 job #1622 eric aust 1 construction staging diagram architect AO.1 SCALE: 1/4" = 1'-0" 62 balboa coves newport beach, California 92663 tel 949.637.5220 client : 409 39th street LLC 409 39th street newport beach, California 92663 tel 949.285.4835 _T4 PA2017-021 a0m2 floor area analysis 3/11 - - - - - - - - - - - - - - - - - - - = newport island 2'-8.71j/2" 366. 72„ 14'-0- .041/2" 4 (o.Sa)2 residence 409 39th street newport beach, california ' (0 ) 92663 N (241 S.F.) CN 1 174 S < F< o� N cv 9 0 49 5 S < (1st FLOOR) (2 CAR GARAGE) v `N (0.5 S.F.) 14'-0 1/2" (868 S.F.) (,a.oa) , a 2 (249 S.F. OPEN SPACE) 20'-7 1 /2" ` 2'-8 1/2" 36'-2" (20.63) (2.71) (36.17) 1 1st floor area analysis A0.6 SCALE: 3/16" = 1'-0" SeD ARC 36'-11 12'-4" 24'-8" 6'-1 " (24.67) 6.08) v ERIC D. AUST Com. C-29374 �.A RENE DATE F.. SOP CA1AF� Q01 CC) (106 S.F.) -(_0_ (-O_ fjG� 21 CD � o o � w I I ref. north M � 0 1' 2' 4' 8' v o (216 S.F.) (592 S.F.) 11800 S < F< Nv 21 december 2016 (2nd FLOOR) 12'—4 — 6 —1 (12.33) (s.o6) ©copyright 2016 job #1622 (886 S.F.) wo ( 0 I C U EPESPACE) eric aust architect 36'-11" 24'-8" 62 balboa coves (36:92) '67) newport beach, California 92663 tel 949.637.5220 2 2nd floor area analysis PROPOSED FLOOR AREA: A0.6 SCALE: 3/16" = 1'-0" PROPOSED 1st FLOOR 1,174 S.F. PROPOSED 2nd FLOOR 1,800 S.F. + C l i e n t PROPOSED TOTAL LIVABLE AREA 2,974 S.F. 409 39th street LLC PROPOSED TWO CAR GARAGE AREA 495 S.F. 409 39th street newport beach, California 92663 tel 949.285.4835 215 PA2017-021 ❑❑ general grading & drainage notes residential drainage details residential drainage details 1. ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT DIMENSIONS DETERMINED By TYPICAL SEAMLESS BEACH MUNICIPAL CODE. GRATE FRAME DIMENSIONS. 6"MIN. WIDE PEOSTRIAN SAFE USE FRAME AS A FORM FRAME& GRATE 3/8" SLOT METAL GUTTER 2. WORK HOURS ARE LIMITED FROM 7:00 A.M. TO 6:30 P.M. MONDAY 3"MIN. (1" Max. @ outswinging doors) 6"MIN. 1 3" OPENING. EAST JORDAN IRON GRATE E THROUGH FRIDAY; 8:00 A.M. TO 6:00 P.M. SATURDAYS; AND NO Exterior n WORKS OR EQUAL(800)874-4100 established grade and WORK ON SUNDAYS & HOLIDAYS PER SECTION 10-28-040 OF THE NBMC. Concrete Stab Soil 2/ - ° TOPREPAIR DO 0M _ ❑❑ _ ° OVeraIl height - 3. NOISE FROM EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED __ _- ___^__ 2X ?� TYPICAL DOWNSPOUT Slope @2% PER SECTION 10-28-040 OF THE NBMC 11_�_� m dr DRAINED TO ROOF — — III�II 111 a - 1� L11 III-II-III-III IIS II II- �� FILL THIS PORTION MTN CRUSHED ESTABLISHED GRADES: BELOW - 4. THE STAMPED SET OF APPROVED PLANS SHALL BE ON THE JOB 11=Ill, illi-III II-_ITi-="' I�IIII-11 IMI�II�III„ = �11: ROCK AFTER POURING GRATE E -1 1 I-I I I=L= 24" SUPPORT CURB SE CORNER 8.58' _ — SITE AT ALL TIMES. -III . IhI . II_ ceusrlr.D ROCK SW CORNER 8.30' - �I I=1_ II e % II=1 W/FILTER CLOTH PLAN VIEW 5. DRAINAGE SYSTEM TO BE DESIGNED TO RETAIN CONCENTRATED AND SURFACE - a l -11 ' < NE CORNER 8.89' - j,. ELEVATION NW CORNER 8.85' TYPICAL DOWNSPOUT SHEET FLOW FROM DRY WEATHER RUN OFF AND MINOR RAIN EVENTS WITHIN II,,, sdi ■ AVERAGE: CONNECTED TO - - - - - - THE SITE. SEE DETAIL QB SECTIONEE 8.58 + 8.30 + 8.89 + 8.85 = 34.62 GRAVEL SWALE i 6. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDING AND 34.62/4 = 8.66' ESTABLISHED AVERAGE GRADE SLOPE AREAS. DETAIL A A @DETAIL B a— Dig a 24" wide X 18" minimum depth trench b— Place filter cloth in the trench. Lap 12" ® top roof/site drainage plan *PER CITY OF NEWPORT BEACH REGULATIONS, FINISH FLOOR c 7. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION c-- Fill bottom of the trench with crushed rock. IS REQUIRED TO BE 9.00' MINIMUM, THEREFORE ESTABLISHED _ CONTROL DEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT d- Form and pour perimeter concrete curb. SIDE YARD SWALE AND SILL PLATE CLEARANCE c— Fill the rest of the trench with crushed rock to 4" from top of trench. GRADE FOR PROJECT SHALL ALSO BE 9.00' - IN STOP WORK ORDER. 8. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE SHALL BE -Berm D DETAIL D DETAIL ttEtt ALLOWED TO ENTER STREETS, GUTTERS OR STORM DRAINS. ALL MATERIAL Pad 12• t �- - E D newport I I n AND WASTE SHALL BE REMOVED FROM THE SITE. NBMC 17.32.020. -II II s a d III-11-111-IIEIIIS I I I I-11- s 4" Concrete or 6" Topsoil 9. BETWEEN OCTOBER 15th AND MAY 151h, EROSION CONTROL MEASURES SHALL 1111111111111 1111 rope BE IN PLACE AT THE END OF EACH WORKING DAY WHENEVER THE FIVE-DAY ' PROBABILITY OF RAIN EXCEEDS 30 PERCENT. DURING THE REMAINDER OF THE -II grading Calculations residence 1 drainage at front elevation (south) YEAR, THEY SHALL BE IN PLACE AT THE END OF THE WORKING DAY, WHENEVERPERPER THE SOILS REPORT AND RECOMMENDATIONS, SOIL SHALL BE OVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50 PERCENT. II I 4'0 Min. French drain OVER EXCAVATED AND RECOMPACTED WITHIN THE EXISTING SITE SD1.0 SCALE: 1/8" = 1'-0" 10. BUILDING PERMIT IS REQUIRED FOR FREE STANDING STRUCTURES } =111_ perforation Q bottom. 18 409 39th street (FENCES, RETAINING WALLS, GAZEBO, PATIO COVER, ETC.) I C =LII= CUT VOLUME: DETAIL C \ -IIIT� Crushed Rock OVER-EXCAVATION (PER SOILS REPORT) 215 CUBIC YARDS newport beach, California required inspections II=11 92663 Q p III Filter Cloth 1. DRAINAGE PIPE BERM @ TOP ®F SLOPE 1=11- Lap 12" Top 12 FILL *RELCO PACTION OF EXISTING SITE 215 CUBIC YARDS DECK DRAIN THROUGH 2. FINAL INSPECTION ROOF TO GUTTER TYPICAL SEAMLESS METAL GUTTER ROOF TO GUTTER DECK DRAIN THROUGH II II II 11 TYPICAL SEAMLESS a__ 11 METAL GUTTER TYPICAL SEAMLESS II li METAL GUTTER I I I N= TYPICAL ` TYPICAL DOWNSPOUT - DOWNSPOUT TO --_ yi CONNECTED TO TYPICAL SEAMLESS GRAVEL SWALE CONCRETE SWALE METAL GUTTER a , 1 TYPICAL DOWNSPOUT � r L , __. . , .:_. . ,.: ,_ ._.__.... ...-.,_ ...., ,.-.. ..._...._ .. . _ _ CONNECTED TO E TED FRENCH DRAIN _ .. r ; . . e _,..-...,_.. ._,..... .... _. _.. ... _.._.-. .. ... :. . . . , '.. Lim X1 P BOTTOMLESS TRENCH , , ... ,, ,.-. . _...,. . -. ., - _ - -. _ s.- C TRENCH DRAIN DRAIN AT ALL ., . , ALLEY Y W11 -,� 11 � �l i � � � � � � � � l � l � ��I � ]ffill � � � � � m IU II lI lM11II � � I � 1111111mm� ll IIIIIIIIII � iiiiiiiiiiiiiiiiiiiiliiii � � BOTTOMLESS TRENCH DRAIN PER 2 drainage at side elevation (west) 3 drainage at rear elevation (north) 4 drainage at side elevation (east) DETAIL 'E'; DRAINAGE AREA FOR SD1.0 SCALE: 1/8" = 1` 0" EXISTING 6' HIGH WOOD FENCES ALONG SIDE PROPERTY SD1.0 SCALE: 1/8" = 1'-0" \ SD1.0 SCALE: 1/8" = 1'-V DRAINS IS 600 S.F. \ LINES TO REMAIN DURING CONSTRUCTION TO PROTECT EXISTING 1 STORY HOUSE 15 L.F. OF TRENCH DRAIN TREATS PROVIDE SPLASH BLOCK AT ADJACENT PROPERTIES FROM DEBRIS AND EROSION; 2,000 S.F. OF AREA (133 S.F. PER 10'-41° BASE OF GUTTER DOMISPOUT PROVIDE TARPS/SAND BAGS S REQUIRED TO RESTRICT F L.F. OF DRAIN);' 0 S.F.L.F. O.K.ATS 4 \ SURFACE � �\O�D�I�G�\\ \\�A\A\\0\DJA �T 1 E� \\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\ �� sd1.0 12"x12" AREA DRAIN; 12"x12" AREA DRAIN; [I" PVC SUBTERRANEAN PIPE INVERT AT 8.42' PIPE INVERT AT 8.33' DRAINAGE PIPE o� 8 co 99, 0 95 �P � , 61 5 o F5 5' 80' 10' ti Q ^ --------------- _ — _ _o�c _ _ _ N37013'26"W 95.00' �ti �� °�v� B ti�9ti 8�s' - ���� — — — - ------ - --------- FLOWLINE - ------- -- --�-- -- -E- - -- -`--------------------------------{FLOWLINE------ --------- -- ---T- -------- }---I- ----{9EAI< GE_S1ti9 - -- - --- -E--- / �s� --� ----- SLOPED-0.5% \/g,! - -- - --- ---------------- - 1 - - - ---- E - `6 - F CONCRETE WALKWAY ------ -- --- -------- ------- ------- -------- -------- ------ ----- - -- \ ! 2% SLOPE i s - - q DS DS A g5� N I PROVIDE NEW CITY STANDARD }. "' PRP I tI CLEAN-OUT AT THE SEWER THE TIE ROOF DRAIN SEWER -------- > PROPERTY SLIDNESFINSTALL PER INTO 4" PVC CITY STANDARD STD-406-L -- - - - - - - 2 - - - - - - - - - - - - - - - - - - - - - - -- ------------ 0'-5" 53'-6" 6'-1" 10' 5' 15 L.F. FRENCH DRAIN PER DETAIL 'D ti \' L.F. OFGTRENCH DRAIN TREATS 2,000 S.F. OF S /10,01 oo� AREA (133 S.F. PER L.F. OF DRAIN); VOH 15 L.F. TREATS 2,000 S.F. > 1,6150 S.F. = O.K. 950, - ----------- .1.+ / CONCRETE --------- SED ARC SLAB b vF i v°� SLOPED CD o TO DRAINSco- 16h , F�' o �.5'� C-2937- Ix D. AUST �..1 co J 1 4" PER - �° 374 ° — I e y I w ° °o / I ' BELOVy��COf1CRC�lE SLABy�ON i- - -- - -- -- -- -- -- -- - -- - - - - - FOOT I w y.+ '��! o- GRAD , PROVIDE/MIRAFJ 1'40I� 92 FILfER GLOT.iBETWEENXGRAVEL n L0 i G p WAGE g IV- X, ° FS AND VAPOR RETARDER, TYPICAL R_N At 9l DAT. ZF.F. - 9 75' - ORq/N --------- Lo i � 7r 9 5\ FRONT PATIO DRAINS _ -------------------- �ti THROUGH SEAT WALL 10' S' DRAINS INTO FRENCH I I I ref. north /I -- -- -- -- -- -- -- 9 965, DRAIN AT PLANTER 1 -- -- -- -- -- -- -- - -- - -- - -- - -- - -- - -- - -- - \- -- - -- - -- -- - -- - -- - -- - -- - -- - -- - -- -- -- -- -- -- - - - -- -- -- - io 7n in sem, COQ ' ----- ----- --- --- --- --- ---------------- --------- ----- ;- --- --- -=r -------- � ooh �oho c 0 2' 4' 8' �N� 17" x 11'-7" 17 4'-8" 17" �` CONTRACTOR SHALL INSPECT 21 december 2016 p EXISTING SIDEWALK AND p - ©co yright 2016 b #1622 N REPLACE ALL DAMAGED/ / 7 1 i ! BROKEN/LIFTED SIDEWALK P iA 4" PVC SUBTERRANEAN EE -1 - - -5 ---------- ------------------------------------------------------------------------------------------------------ = �� F 'k DRAINAGE PIPE I / PER jo CABLE E = � - = - -- -- -- - - -- --- - - - - - - --- ------------------------------------------------------- - - -- - - �,��_ w - - - -- Q ------------------- -- - Q CITY STANDARD STD-180-L -N -- - - WA -- ---------- ----- FLOWLINE------- ------ FLOWLINE - --- -- �o� DRAINAGE E SWALE -- --- ----{------{ �0 ��� - - - ----- (2% SLOPE] ------ �- -- ------------ ------------ -- - _ FLOWLINE _ FCONCRETE WALKWAY_ �� E--- TEL SLOPED 0.5% -- -- E-- E---------- -------- { ------- �- - eric aunt - --- architect N37013'26"W 95.00' o, B N B �Q2 op9 °� 000�� 62 bal boa coves newport beach, California 92663 BOTTOMLESS TRENCH DRAIN PER PROVIDE SPLASH `S' DETAIL 'E% DRAINAGE AREA FOR WM BLOCK N BASE �Q�� \\\\\\\\\\\ \\\\\\\\\\\\\\\\\\\ DRAINS IS 600 S.F. OF DOWNSPOUT �. \ tel 949.637.5220 15 L.F. OF TRENCH DRAIN TREATS GAS 8�6 sdl.0 2,000 S.F. 0 j AREA (133 S.F. PER s \ EXISTING 1 STORY HOUSE 0 L.F. OF DRAIN,); 5 L.F. TREATS Q \ 665 S.F. > 600 S.F. = O.K. I To \ client : 409 39th street LLC 40939th street newport beach 5 roof/site drainage plan ���0? h , California 92663 SDI.O SCALE: 1/4" = 1'-0" ref. north tel 949.285.493-5- 10 PA2017-021 L AIC �2�� Ac ��/� AIC 2/�1 ALLEY AIC �— S� AC oaF bS 0 AC AC ° �� qP9 5204 ' 31 " E 300 ' CONC, Er CONC. as CONC. CONC, S1 o CONC, o C O N C, L q CONC. `a LARGE CONC. zLe/oc�/r)jNC. C>P F� NORTH 0' g' 16' U SCALE 1"=8' CONIC. I _-29 NOTE: RECORD EASEMENTS ARE NOT PLOTTED IF ANY. � W S In I a FS U CONIC Z 3� :3: 0 rH D I �S, Z W CNNC UI �o° CONC. � (U W I � � zCONC. , 1 S 1- CRY I coNc c W I pFs m RESIDENCE zl 0 Q CUNC. Z 4 ° I/Y I 4 q) CONC. W bF 4 •/1 �CONCC � zo �tiFS X U I L� O U 12.9 I Q 29 2.9 y f SATUCCO I I I I to a q WOOD 3 FENCE (8.96 CONC. • S, • x Li `� z z F� X�k m u I CHAIN EC LAND SURVEYOR OR ENGINEER TO SET ALL PROPERTY CORNERS PRI❑R TO START OF CONSTRUCTI❑N a a N - vLINK ENCS s RON CONC. a U � MIEDEMA 3 I �R5� z P�� J o Q s * NO. 4653 LEGEND CONIC. Q �P� ��FQP ZZ EXP. 9/30/17DESCRIPTION � N52 ° 40 ' 56 " E 30 . 0 ' �� o� oq- (123,45) MEAS, ELEVATIONS -� R-� 1 ICA CNNC.o �� CONC,/S' CONC.. CONC, CONC, C ) REG ERG & DIST. FENCE fib° CONC. O bV, CONC. h� O APV CONC. o CNNC. # BRICK WALL BUILDING �a�� , S AC ���c� Ac w `�, `LF S, `b, '\,�F �S� `0_ oo, �S� �Q- `cb' pOF S, cb. �a S� AC LOT LINE Ac �tiF �oF Ac �� WM WATER METER — Ac � Ac01 � — AC S F.F. FINISH FLOOR G.F. GARAGE FLOOR 39TH STREET C❑NC. CONCRETE F.S. FINISH SURFACE S MONUMENT NOTES: M.H. MAN-HOLE � LEAD AND TAG L . 4599, 2' OFF SET OF P.L. A.C. ASPHALT T.G \ /T❑P-GRATE R DI M SUR V E Y I N E INC , T U P U C R P H H I C SURVEY OWNER LEGAL DESCRIPTI❑N BENCH MARK ADDRESS [IF PROJECT R❑N MIEDEMA L.S. 4653 MATT CLAYTON ELEVATION = 8.62 ON TAG IN FRONT 23016 LAKE FOREST DR. #409 LOT 11, BLOCK 439 OF CANAL SECTI❑N BASED ON NAVD 88 DATUM 409 39TH STREET LAGUNA HILLS, CA 92653 NEWPORT BEACH, CA (949) 858-2924 OFFICE (949) 858-3438 FAX JOB: 62-23 DATE 11/]./16 RDMSURVEYING@C❑X NET 17 PA2017-021 established grade and overall height ESTABLISHED GRADES: SE CORNER 8.58' SW CORNER 8.30' NE CORNER 8.89' NW CORNER 8.85' AVERAGE: 8.58 + 8.30 + 8.89 + 8.85 = 34.62 34.62/4 = 8.66' ESTABLISHED AVERAGE GRADE d1E0 *PER CITY OF NEWPORT BEACH REGULATIONS, FINISH FLOOR IS REQUIRED TO BE 9.00' MINIMUM, THEREFORE ESTABLISHED GRADE FOR PROJECT SHALL ALSO BE 9.00' Site plan 1/4"=1'-0" newport island residence 409 39th street EXISTING 6' HIGH WOOD FENCES ALONG SIDE \ PROPERTY LINES TO REMAIN DURING CONSTRUCTION newport beach, California TO PROTECT ADJACENT PROPERTIES FROM DEBRIS AND 92663 EROSION; PROVIDE TARPS/SAND BAGS AS REQUIRED TO RESTRICT DRAINAGE TO ADJACENT PROPERTIES; I FENCE TO BE REPLACED WITH NEW 6' HIGH WOOD c°�c FENCE AT CULMINATION OF CONSTRUCTION — _ EXISTING 1 STORY HOUSE 10'-44" i v 95 5 5' 80' 10' . 2 ! N37 °13'26"W 95.00' M C6, PROPERTY LINE S.E. KORNER FOR ESTABLISHED GRADE 9 & V 6 �° I EXISTING SEWER LATERAL \ I �- - - -- -- - - - - - - T -- - - -- I F— -- - - -- - - -- - - -- 4M mlkWERIon I" M '`s / \ I r I EXISTING SEWER LINE TO BE \\ \\ \ I I CAPPED AT TIME OF PROPERTY LINE \ oo, I 9� DEMOLITION; PROVIDE NEW \ TS S I CITY STANDARD SEWER I - - - - - - -- - - -- - - -- - CLEANOUT AS REQUIRED PER STD-406-L; SEE SHEET P1.0 EXISTING WALKWAY TO BE _—_— I EXISTING WALKWAY TO BE ° REMOVED, TYPICAL--,,,, I FF 1 I REMOVED, TYPICAL CD N.E. CORNER FOR I I I CD V ¢ CD O ESTABLISHED GRADE a (Y) EXISTING 894 S.F. I co ¢f-- 1- CD 2 BEDROOM, 1 BATHROOM I I IN ^., w o Y F� SINGLE FAMILY RESIDENCE 5 • F o a memo LL I TO BE DEMOLISHED I ��I W �'��� z z v y M N T I I (SHOWN DASHED) II moo (� C\J69T I 6 I EXISTING ATTACHED I I II I ¢ = o ! s s GENERAL NOTE: d 2 CAR GARAGE I o I G'" I TO BE DEMOLISHED ALL DEBRIS SHALL BE WET I a° �0 o �+ CV (SHOWN DASHED) AT THE TIME OF HANDLING N W z zII TO PREVENT DUST I I Z o o M IIJ 13' I 14'-22" i 5' N.W. CORNER FOR I I I I I I ESTABLISHED GRADE PROPERLY LINE _ I I I I EXISTING CURB, GUTTER AND SIDEWALK TO REMAIN; PROTECT DURING CABLE // O� 86 SFS POT / ho I I ops 60- �'o• o I CONSTRUCTION _ r I F F5 I s ,� . F5 �� ° - - - - - - - - - - - - - - - - - - - - - - - s ° s S.W. CORNER FOR I 05 �h . F� �h - - - TEL J- - - - - -- - - -- N - -- - - -- - J ESTABLISHED GRADE 10' q'g O' �gED ARC / &6� � N37 °13'26"W 95.00' FCD ERIC D. AUST��'a �� EXISTING 6 HIGH WOOD FENCES ALONG SIDE N eO C-29374 ELEC ° PROPERTY LINES TO REMAIN DURING CONSTRUCTION TO PROTECT ADJACENT PROPERTIES FROM DEBRIS AND �� 2017 EROSION; PROVIDE TARPS/SAND BAGS AS REQUIRED Ii GAS X986, TO RESTRICT DRAINAGE TO ADJACENT PROPERTIES; Spy DATE �Q� �s FENCE TO BE REPLACED WITH NEW 6' HIGH WOOD EXISTING 1 STORY HOUSE Op CA4� FENCE AT CULMINATION OF CONSTRUCTION �� fr I I TO I I I ref. north 9°O �p9$ 5' 0 1' 2 4' 8' L9 [9 'mss F` 1" 21 december 2016 S 14'-24 F \° 5' 5' 1t'-s" °d , F �� ©copyright 2016 job #1622 eric aust wall legend architect 62 balboa coves EXISTING 1 STORY, SINGLE FAMILY RESIDENCE TO BE DEMOLISHED newport beach, California 92663 tel 949.637.5220 EXISTING ADJACENT STRUCTURE TO REMAIN / 1 demolition plan client :40939th street LLC D1.0 SCALE: 1/4" = 1'-0" 409 39th street newport beach, California 92663 tel 949.285.4835 -T2 PA2017-021 95' 5' 80' aY 10' 15-62" 9'-9" 6'-5 12'-5" 2'-5" 6'-10" 18'-72" 3'-9' 2-11 2-11 3-6- 2-5' 4'-6' 5-3" 4'-6' 23 2'-02-' 8'-4' 2-0- 2'-7-" 4'-2-" 4'-2-" 1o' 4'-5" almo 4 1st floor plan DRYER I� 1/4"=1'-0" -----------------;-- o 0 ° bath #3 ° O O project area analysis 0 ° , �V1 - i bedroom 9x7 3'x6' SHOWER, bath #2 bedroom WAGHEI i _ _ - I 1 ,174 s.f. 1st floor newport island #3 m #2 master master + 1 ,800 s.f. at entry O- 6x9 2X,1 laundry closet N bedroom 2,974 s.f. total area residence u DIV QUEEN BED 6x11 7x11 8X1 KING BED _ ❑ KING BED r MIS BENCH ° 495 s.f. garage 40939th street 6' CLR. o _ newport beach, california _ ,, _ open space provided Li 92663 2'-1 4'-3" 9'-9-' LL 2 9.5 L.F. MILLWORK 249 s.f. 1 st floor M " -� - + 40 s.f. 2nd floor � 6'-1" 5'-10" 6'-1" - - M1� M 6'-82" 4'-4° 6'-6" 289 s.f. total open space (288 req'd) UP f o in 17 L.F. ECHELON II 48" j KING BED DESK FULL HEIGHT STORAGE DESK - — - 5.5. L.F. WINDOW SEAT r7 N bedroom e #4 o m ILI6 X 1 3-6 CLR. Q 3 L.F. LINEN DISPLAY p ayroom --\ master S v' OPEN TO BELOW I \9, < bathroom wall legend FF o M I 2 X 11 o F2\,oO � 2U X 7 4SPM I 7 0 S.F. OPEN _ACE _ _ NEW CONSTRUCTION - DOWN LJ 42" VANITY 66 iU8 42" VANITY - 2x4 FRAMING AT 16" D.C. W/ R-13 BATT O UP °FcK " n • o INSULATION W/ 5/8" GYP. BD. 12 10 r7 °o- °� BENCH '� C) I _ � NEW CONSTRUCTION 2x6 FRAMING AT 16" B.G. W/ R-19 BATT INSULATION W/ 5/8" GYP. BD. M I i 1 I I I ih 21 52 1 HOUR RATED INTERIOR PARTITION: 51 5/8" TYPE-X GYP. BD. AT BOTH SIDES, TYP. > 5' 15-6-" 3'-61. 2'-5" 7'-7" 6'-6' 5' 37'-10p' 6'-2" 9'-12" 3' 20j" * 20�° 6'-72" ,Y 6'-72' O 3'-9' 2'-11" 2'-11" 2 3'-5" 13'-3° 3'-102" 6'-1" aY 10' DUAL GLAZED WINDOWS, TYP. THROUGHOUT; REFERENCE WINDOW SCHEDULE, SHEET A5.0 2 2nd floor plan SHEET A5.0 RENCE DOOR SCHEDULE, T ¢ A1.0 SCALE: 1/4" = 1'-0" 01 I 4 A3.1 95 5' 80' aY 10' 20-72" 2'-11" 5'-8" 31'-52" 5-11" 7'-4" 6'-1" 15'-3" 2'-8. * 2'-8i" 9'-22" 11'-11" 10'-4" 4'-8" 17" D.o. 2 N37013'26"W 95.00' m�ycry• I, � r7 �E = OOP 4 fir' ° ����� • • • • • PO�� • -��//---,, B`�`f • • \ uP IIS B �aJgti y� ---- // TANKLESS A O z O OI 3.5 L.F. SHELF ° FIRE 6.5 L.F. -=N------ ---- i a i ------- 4.5 LF. �- I FULL HEIGHT MILLWORK ° SPRINKLER 0 pantry MICRO � )' ---- 4.5 L.F. N - SER �J' MARQUIS II 42" F.P. 5.5 L.F. L I 5x5 e 7 kitchen 4—s 2 I ASH R�DRYE 6 X 1 2 {� AR 6" A4.0 I I 1 o 6'-10y 20„ A4.0 S LLI �l dining O 0 ERIC D. AL ST A DEW ° RECYGLE/I --- room ° great 9 a c-29374 ,. ---I GARBAGEI r O ° s, o I mudroom ---i— 0x1 roam °c °P�N ---- e, o 3 �r7 O I 7 X 1 a ,ggso. --5'x1O_ISLAND _ rl y O � O I 2 car 6 x 7 48" REFRIG. __ _______ _ 0 O ^N CY) L o I garage — Ose• " cel ri o o LLI I _ (, �I - _ °cam LLI CO) R M N a l I 9 X 2 N to m f e,� rG s = o� N �F 4' 10' N �, h F 9 LO I 89 °Pqs z °5 I ref. north I — ❑ \ 0 1 2 4 8 UP 12 L.F. - 3 PANEL I ° 78 WINE - ---- - - COATS �°y\�O" -------- -- N , 21 december 2016 I � = 15 L.F. COUNTERTOP 2'-2" i 5 � 4 _ ,• 12_71" 1n 17 7' S' 0 bath #4 entry 9 2 5'-02 I w —� _ I 9, �5 °° s. ©copyright 2016 \ �9�°. covered porch I °oy\� °�° �a I 9 x 7 j 6 X 6 °�C 49 S.F. OPEN SPACE in job #1622 12'i 10" 4'-6" 10'-3" I 17" 5' 20' CLR. O N Stofagi; I I I �- _ cF;�3• .c��s, � QL�R. `i .cF;�iS• I I I I I I I erlc aunt �� — _ architect CO D WATER Y 0°0 `L ry � " B 62 balboa coves V lb-1 °° V4 92663 a .i ,v�yo� III Qs° Com• I._La�o °`' — 16 1 TEL o� newport beach, California o oumooR sHowE N376"W 95.00 , tel 949.637.5220 15'-3" D.O. 'r 2'-82" 3'-22" 4 D.O." 62 43 011, D.O. � 7�-OZ° � 6'-2" � 2'-6" � 4,_31„ �� 5'-62" ' 5' 20'-72 6'-5" 22'-5" 'I 9'-10" 19 " 11'-7" 17' 4'-8" 17" x 1o' I � client : A3.1 1 1 st floor plan 409 39th street LLC A1.0 SCALE: 1/4" = 1'-0" 409 39th street T newport beach, california 92663 tel 949.285.4835 ?0 PA2017-021 95' 5' 80' 10' X r GARBAGE GARBAGE GARBAGE -- -- - -� -- - -- -- ---- -- - -- -- - -- -- - -- -- ---- -- - -- -- - -- -- - -- -- - -- -- - -- -- - -- -- - - -- - -- -- - -- -- - -- - --------------------------------- ----------------U----------------- lstfloor plan -- -- - -- -- - -- -- - -- -- - -- -- - -- -- - -- -- - -- -- - -- -- - -- -- - -- -- - -- -- - -- -- - -- -- - - - -- -- - -- -- - -- -- r 1/4"=1'-0" i I newport island I I I I I I I I I I I I I I II I I I_I t0 Jqw residence w N w N N ; AT NEW ROOF FRAMING, TYP.--\ 409 39th street I II I I II newport beach, California l RI GE 92663 roof I deckI IRID� I I I I _ - -- -- -- = SLOFLI 1 9X1 III 650 s.f. II � `----------- - TT - ------` I W II 11 Ir-------------------- ------, I O II d N d N I N I N §k O a � I Y I I I O , I ❑ r J I SLIM SI1M -J I I I A/CrJJ A/C I jl I I �. � i 11 II ______________ I� REF. B.B.Q. MECHANICAL WELL wall legend _------------------ J I W F x NEW CONSTRUCTION — i Sr 2x4 FRAMING AT 16" ox. W/ R-13 BATT 6:12 6:12 INSULATION W/ 5/8" GYP. BD. an III - li 11 _ ------------------------------------------------------------------------------------------------------ ---------J ------------------------- -------------------------- NEW CONSTRUCTION - ---- T------------------------------------------------------------------------------------------------- --------- ----------n-------------- --------------------------- 2x6 FRAMING AT 16" ox. W/ R-19 BATT INSULATION W/ 5/8" GYP. BD. L7-- 1 HOUR RATED INTERIOR PARTITION: 5/8" TYPE-X GYP. BD. AT BOTH SIDES, TYP. O DUAL GLAZED WINDOWS, TYP. THROUGHOUT; �— REFERENCE WINDOW SCHEDULE, SHEET A5.0 4 roof plan DOOR; REFERENCE DOOR SCHEDULE, SHEET A5.0 A1.1 SCALE: 1/4" = 1'-0" 01 95' X 5' 80' 10' # I--------- ^r, SS -------------------------o —i -- -- — tr -- — -- -- — -- -- — -- -- — -- -- — -- -- — -- n— — -- -- — -- -- — -- -- — -- -- — -- -- — -- -- -t -- 1 1 I I I I I I I II II II I 1 II II II I I II II II I II II II I IFURNACE FURNACE HOUSE I o'o. opo. T VENT SeD ARC /) ° I I I I 11 ERIC D. ALIST mechanical/ C-29374 N� storage I 2017 REN_ 9j DATE r0f J, (NOT HABITABLE FLOOR AREA) (VAULTED CEILING; SEE 2nd FLOOR PLAN) CF \FO d e c k A� II OFC�,p, ------- 9X1 G h 650 s.f. I I I ref. north II I W � W � 0 1 2 4 8 Fa I a .. a .. n I 30' A c n/c 21 december 2016 REF. B.B.Q. o MECHANICAL WELL o� ----J L----------------- I ©copyright 2016 - - -- - ---- - SII job #1622 erric aust I -- ---- -- - -- -- ---- -- ---- -- - --- -- -- 4 -- -- — -- -- — -- -- — -- -- — -- -- — -- -- — i L-- — -- --I — -- -- — -- -- — -- -- — -- — architect t� �5 IP, ------z ----------------------------L---------------------------- 62 balboa coves newport beach, California 92663 tel 949.637.5220 client : 3 3rd floor plan 40939th street LLC A1.1 SCALE: 1/4" = 1'-0" 409 39th street newport beach, California 92663 tel 949.285.4835 20 PA2017-021 29' HEIGHT LIMIT (+38.00') - ---- ____ -- +28'-10 1/2" (+37.88') T.O. ROOF PEAK -- - (ABOVE AVERAGE GRADE) +24'-0" HEIGHT LIMIT (+33.00')-- ----------------------- 1- I 1 exterior elevations +21'-6" 3rd F.F. (+31.25')- -----------------------1- I +9'-0" 2nd FLOOR CEILING (+30.00')-- ---------------------- WI 11 �W z z newport island residence s \ \ / / I 409 39th street 1 newport beach, California I 92663 +11'-3" 2nd F.F. (+21.00') ----------- -- - - L�I --- CU �L�IU ---�Cu F--yTC 1 +10'-0" let FLOOR CEILING (+19.75')-- ---------- 1 _ iE- I JC lC I I - ❑� 7C �C 1 iC I � �C+0'-0" 1st F.F. (+9.75')-�- ------ ---- ------ a3 0 -0'-6" AVERAGE GRADE (+9.00') - -- ----- ------- Sk �. j tt • established grade and overall height 1 south elevation (front) ESTABLISHED GRADES: SE CORNER 8.58' SW CORNER 8.30' A3.0 SCALE: 1/4" = V-0" NE CORNER 8.89' NW CORNER 8.85' AVERAGE: 8.58 + 8.30 + 8.89 + 8.85 = 34.62 34.62/4 = 8.66' ESTABLISHED AVERAGE GRADE *PER CITY OF NEWPORT BEACH REGULATIONS, FINISH FLOOR IS REQUIRED To BE 9.00' MINIMUM, THEREFORE ESTABLISHED GRADE FOR PROJECT SHALL ALSO BE 9.00' ------------------------- --+29'-0" HEIGHT LIMIT (+38.00') ~-(ABOVE AVERA�E3GRAD )T.O. ROOF PEAK +25'-9" ROOF PEAK (+34.75')-�- ------------- 1 12 11 II +24'-0" HEIGHT LIMIT (+33.00') --- ---------- ---- - - --------------- -------- +24'-0" HEIGHT LIMIT (+33.00') 1- 12 - 1- +21'-6" 3rd F.F. (+31.25')x- - 1 nO nO ------------- 1 +21'-6" 3rd F.F. (+31.25') ��SED ARC rT +9'-0" 2nd FLOOR CEILING (+30.00') --- --------- _I =i - --------------- -------- +9'-0" 2nd FLOOR CEILING (+30.00') 1 Z z " ERIC D. AUST C-29574 CD Ia DATE Ell _ I 12 L O.F. 1 +11'-3" 2nd F.F. (+21.00') ----i----------- ---------------;--------- +11'-3" 2nd F.F. (+21.00') ,.,.. ,. �-�:. .. ,.;,.:. ... ... ., .. ..:....... .. ....._ .. . :..:._. ..:.. 000000 +10 0 1st FLOOR CEILING (+19.75) � � � � C i +10 0" 1st FLOOR CEILING (+19.75') ~I ©copyright 2016 I \ �C I job #1622 ------- C eric aunt I �C ] I architect 62 balboa coves I --- --------- � • 1 -�-+o'-o" 1st F.F. (+9.75') newport beach, California 92663 +8.9 ' -- --- -- -- -- E +s o' te1949.637.5220 client : 409 39th street LLC 40939th street 2 west elevation (side) newport beach, California 92663 A3.0 SCALE: 1/4" = V-0" tel 949.285.4835 21 PA2017-021 +25'-9" ROOF PEAK (+34.75') 29' HEIGHT LIMIT (+38.00') __________________ +28'-10 1/2" (+37.88') T.O. ROOF PEAK ----- (ABOVE AVERAGE GRADE) +25-9" ROOF PEAK (+34.75') -- +24'-0" HEIGHT LIMIT (+33.00') -- 8 2 12 1 I 112 1 I1 +21'-6" 3rd F.F. (+31.25')- -----------------------1- exterior elevations 1/4"=1'-0" +9'-0" 2nd FLOOR CEILING (+30.00')-- ----------------------- 1- wl Iw z z newport island �I I� residence 1 409 39th street 1 newport beach, california I+11'-3" 2nd F.F. (+21.00') ---- ---- 92663---- ---�- 1 +10'-0" let FLOOR CEILING (+19.75') ----- ----- ----- --- �- 1 I I \V/ X\V/ 1 +0'-0" let F.F. (+9.75')-- -------- - ----�------- 1 1 -0'-6' AVERAGE GRADE (+9.00')-- ---------_____ -_--- ------ -------- -0'-7" GARAGE (+8.92") established grade and overall height 3 north elevation (rear) ESTABLISHED GRADES: SE CORNER 8.58' SW CORNER 8.30' A3.1 SCALE: 1/4" = 1'-0" NE CORNER 8.89' NW CORNER 8.85' AVERAGE: 8.58 + 8.30 + 8.89 + 8.85 = 34.62 34.62/4 = 8.66' ESTABLISHED AVERAGE GRADE *PER CITY OF NEWPORT BEACH REGULATIONS, FINISH FLOOR IS REQUIRED TO BE 9.00' MINIMUM, THEREFORE ESTABLISHED GRADE FOR PROJECT SHALL ALSO BE 9.00' 29' HEIGHT LIMIT (+38.00')-- -------------------------------------------------- - '` __--- ( ) --- __________________ ______ --+29'-0" HEIGHT LIMIT +38.00' +28'-10 1/2" (+37.88') T.O. ROOF PEAK --- ---- - +28'-10 1/2" (+37.88') T.O. ROOF PEAK (ABOVE AVERAGE GRADE) (ABOVE AVERAGE GRADE) 12 �' ------------------------- - +25'-9" ROOF PEAK (+34.75') 31 1 12 6 --------------- --------- +24'-0" HEIGHT LIMIT (+33.00') +24'-0" HEIGHT LIMIT (+33.00') - -i--------------------- II 12 �� I��'� ��� �12 1 1 RAIN RAIN RAIN +21'-6" 3rd F.F. (+31.25')x- /I ' O O O - - -------- x+21'-6" 3rd F.F. (+31.25') 5ED ARC +9'-0" 2nd FLOOR CEILING (+30.00') - - --------------------- =r' ---- --------- --------- +9'-0" 2nd FLOOR CEILING (+30.00')------------- " ERIC D. A-SI a J C-29574 oar_ F? ^IN o i t I I 1 N I I I =1- +11'-3" 2nd F.F. (+21.00') - - -------------------- - ------------ --------- +11'-3" 2nd F.F. (+21.00') o 0 +10'-0" 1st FLOOR CEILING (+19.75) - �L C \ 21 d b 2016 ©copyright 2016 ob #1622 7❑ 1\11=1 / / 1 - - L ELEC er'is aunt architectL\ \f 62 balboa coves A +0-0 1st F.F. +9.75 ---- ---- -'-� a3 I ( +o-o tst-F1F. (+9.75') newport beach, california 92663 -0'-6" AVERAGE GRADE (+9.00')-- 1--- --- ----- ��1- O'-6%AVERAGE DE (+9.00') tel 949.637.5220 client : 409 39th street LLC 409 39th street 4 east elevation (side) newport beach, california 92663 A3.1 SCALE: 1/4" = 1'-0" tel 949.285.4835 22 PA2017-021 29' HEIGHT LIMIT (+38.00') __ ___ __________________ +28'-10 1/2" (+37.88') T.O. ROOF PEAK ----- (ABOVE AVERAGE GRADE) +25-9" ROOF PEAK (+34.75') -- ---- - - -- -- II 12 I � 112 6 +24'-0" HEIGHT LIMIT (+33.00')-- -----------------------i- aO I 2 +21'-6" 3rd F.F. (+31.25')- - I 1---- ---- --- bultling sections - ---1- 1/4"=1'-0" +9'-0" 2nd FLOOR CEILING (+30.00') ---------------------- �- p new ort island Ia Cn residence Ibedroom 1 42, LL 409 39th street J11 / \ 1 newport beach, california 2x11 � I 92663 +11'-3" 2nd F.F. (+21.00') ----------------------- +10'-0" ---- ---- ---- ---�- 1 +10'-0" let FLOOR CEILING (+19.75') ----- ----- ----- --- �- 1 I 1 I a. t 1 great ` r Joom � 7X1 • ; I ---- 1 +0'-0" let F.F. (+9.75')-- -------- - ----T7 ------ -0'-6" AVERAGE GRADE (+9.00') established grade and overall height 1 east/west building section ESTABLISHED GRADES: SE CORNER 8.58' SW CORNER 8.30' A4.0 SCALE: 1/4" = V-0" NE CORNER 8.89' NW CORNER 8.85' AVERAGE: 8.58 + 8.30 + 8.89 + 8.85 = 34.62 34.62/4 = 8.66' ESTABLISHED AVERAGE GRADE *PER CITY OF NEWPORT BEACH REGULATIONS, FINISH FLOOR IS REQUIRED TO BE 9.00' MINIMUM, THEREFORE ESTABLISHED GRADE FOR PROJECT SHALL ALSO BE 9.00' _ _ ________________________________________ +29'-0" HEIGHT LIMIT (+38.00') -- - +28'-10 1/2" (+37.88') T.O. ROOF PEAK (ABOVE AVERAGE GRADE) +25'-9" ROOF PEAK (+34.75') x mechanical/ 12 ____________________ __ _ - +25'-0" 3rF.F. (+31.25') storage 3 12 +24'-0" HEIGHT LIMIT (+33.00')x ---i----------12 -- 12 ii ---------------�---- -- I - +24'-0" HEIGHT LIMIT (+33.00') 1 (NOT HABITABLE FLOOR AREA) 6 1 +21'-6" 3rd F.F. (+31.25')x- --- --------- O --------------- ---- -- - 3rdCASED RC r +9'-0" 2nd FLOOR CEILING +30.00' --- -------- ------------ -- ( ) - ,.. „ --- ---- - �+9'-0" 2nd FLOOR CEILING (+30.00') A ERIC D. AUSTT La C-29374 i7 _� I DATE ' be.dr.o:om bedroom master master 1 Fop F0 #3 bath •#3 bath #2 #2 laundr close:f bedroom ��=-� 1 2xt 9x7 6x9 2X11 6X11 - 7x11 8X1 r �o N N 1 I +11'-3" 2nd F.F. (+21.00') ----i----------- --------------- ---- -- - +11'-3" 2nd F.F. (+21.00') +10'-0" 1st FLOOR CEILING (+19.75')-- --- ---------- ------------ -- - - +10'-0" 1st FLOOR CEILING (+19.75') 0 1' 2' 4' 8' --- ---- - - 21 december 2016 / \ dining - - ©copyright 2016 / \ room - - job #1622 I 0x1 great 219,car room eric aunt garage mud kitchen 7x1 I architect 9x2 6X7 Bx1 62 balboa coves I / T11-4 84 0 +o'-o" 1st F.F. (+9.75') i------------ - ---- - --- - �------ - +0'-0" 1st F.F. (+9.75') newport beach, california 92663 -o'- " AVERAGE GRADE +9.00' -- --- ------------- --- --- --- ---0'-6" AVERAGE GRADE (+9.00') tel 949.637.5220 I Bit client : 409 39th street LLC 2 north/south building section 40939th street newport beach, california 92663 A4.0 SCALE: 1/4" = 1'-0" tel 949.285.4835 2S PA2017-021 landscape general notes landscape general notes landscape irrigation notes plant list 1. PLANTING SCHEDULE (1 WEEK) 10. IRRIGATION SYSTEM: F1 IRRITROL ELECTRIC ANTI—SIPHON 3/4" VALVE, TYP. a. AUTOMATIC IRRIGATION CONTROLLERS ARE (TIE INTO HOSE BIB) 2. 90% COVERAGE IN 90 DAYS; REPEAT AS NECESSARY REQUIRED AND MUST USE EVAPOTRANSPIRATION OR MUHLENBERGIA RIGENS 1 GAL. SOIL MOISTURE SENSOR DATA. ❑2 IRRITROL RAIN DIAL IRRIGATION TIMER 3. MAINTAIN PLANTS & REPLACE AS REQUIRED TO b. IRRIGATION CONTROLLERS SHALL BE OF A TYPE ENSURE CONTINUES COMPLIANCE WITH LANDSCAPE WHICH DOES NOT LOSE PROGRAMMING DATA IN THE ❑3 RAINBIRD PRD-075—RBY 3/4" PRESSURE REGULATING PLAN EVENT THE PRIMARY POWER SOURCE IS INTERRUPTED. FILTER C. PRESSURE REGULATORS SHALL BE INSTALLED ON PENSTEMON SPECTABILIS 1 GAL. 4. ALL LIGHTING TO BE DOWNWARD, NOT IMPACTING THE IRRIGATION SYSTEM TO ENSURE THE DYNAMIC ® DRIP NETAFlM 12 TECHLINE 1/2" TUBING 0.9 G.P.H. WITH ADJACENT WETLANDS PRESSURE OF THE SYSTEM IS WITHIN THE 12" SPACING ■ MANUFACTURER'S RECOMMENDED PRESSURE RANGE. 5. WATER SUPPLY FOR ALL LANDSCAPING SHALL BE d. MANUAL SHUT—OFF VALVES (SUCH AS A GATE 5 ALL DRIP FITTINGS TO BE NETAFlM END CAPS, TEES AND CEANOTHUS 'JOYCE COULTER' 1 GAL. PROVIDED BY EXISTING WATER SERVICE FROM CITY OF VALVE, BALL VALVE, OR BUTTERFLY VALVE) SHALL BE ❑ NEWPORT BEACH INSTALLED AS CLOSE AS POSSIBLE TO THE POINT OF ELBOWS, FLUSH VALVES, COUPLINGS, ADAPTERS, ETC.) landscape/ irrigation plan 6. ALL LANDSCAPE AREA SHALL HAVE SOIL WITH CONNECTION OF THE WATER SUPPLY. 6 =---- INDICATES 3" P.V.C. SLEEVE UNDERNEATH 1/4"=1'-0" 0 COMPOST RATE OF AT LEAST FOUR CUBIC YARDS PER e. ALL IRRIGATION EMISSION DEVICES MUST MEET CONCRETE SLAB ON GRADE TO PROVIDE ACCESS FOR 1,000 SQUARE FEET TO A DEPTH OF SIX INCHES THE REQUIREMENTS SET IN THE ANSI STANDARD, ASABE/ICC802-2014, "LANDSCAPE IRRIGATION IRRIGATION TUBING (UNLESS CONTRA—INDICATED BY A SOIL TEST) SPRINKLER AND EMITTER STANDARD". ALL SPRINKLER CHIL AN MESQUITE 24" BOX HEADS INSTALLED IN THE LANDSCAPE MUST DOCUMENT Q PROVIDE VALVE BOX AT IRRIGATION VALVES (PRO PIS CHILENSIS) 7. ALL PLANTS INDICATED ARE DROUGHT TOLERANT AND newport ■sland COMPLIANT WITH CALIFORNIA COASTAL COMMISSION A DISTRIBUTION UNIFORMITY LOW QUARTER OF 0.65 OR 8 ALL P.V.C. PIPE AND FITTINGS TO BE SCHEDULE 40 REQUIREMENTS. IF SUBSTITUTES ARE PROPOSED, HIGHER USING THE PROTOCOL DEFINED IN ASABE/ICC 802-2014. 9 ALL DRIP TUBING TO BE APPLIED TO PLANT DRIP LINES INSTALL CLIMATE ADAPTED PLANTS THAT REQUIRE ❑ AND ROOT BALLS OF PLANTS residence OCCASIONAL, LITTLE OR NO SUMMER WATER (AVERAGE 11. AT THE TIME OF FINAL INSPECTION, THE PERMIT WUCOLS PLAN FACTOR 0.3) FOR 75% OF THE PLANT APPLICANT MUST PROVIDE THE OWNER OF THE AREA EXCLUDING EDIBLES AND AREAS USING RECYCLED PROPERTY WITH A CERTIFICATE OF COMPLETION, 409 39th street WATER. CERTIFICATE OF INSTALLATION, IRRIGATION SCHEDULE AND A SCHEDULE OF LANDSCAPE AND IRRIGATION newport beach, California 8. A MINIMUM THREE INCH (3") LAYER OF MULCH SHALL MAINTENANCE. landscape area 92663 BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPT IN TURF AREAS, CREEPING 374 S.F. TOTAL LANDSCAPED AREA OR ROOTING GROUNDCOVERS, OR DIRECT SEEDING I AGREE TO COMPLY WITH REQUIREMENTS OF THE (ALL PLANT MATERIAL AREA; NO TURF) APPLICATIONS WHERE MULCH IS CONTRAINDICATED. PRESCRIPTIVE COMPLIANCE OPTION TO THE MWELO 9. NO TURF TO BE INSTALLED AS PART OF THIS PROJECT. '�` ERIC AUST 4 5 9 1 2 3 7 8 • ® - -- HB - / B ---- TANKLESS IS WH ____________ ____ .IO OI ______ --______0 [190 _____ I I I I I I I I I 0 li li 4 5 9 I a I i I e H �C r-+ Gm ---- t I �-_D AR I bo ERIC D. AUST 6 C-29374 i $ X17 SCF CAS\�C H8 4 5 9 1 2 3 4 5 9 I I I ref. north 7 6 1 2' 4' 8' 21 december 2016 ©copyright 2016 job #1622 eric aust architect 62 1 landscape / irrigation plan new2es port beach, CaliforniaCalifforniorni a 92663 L1.0 SCALE: 1/4" = V-0" tel 949.637.5220 client : 409 39th street LLC 409 39th street newport beach, California 92663 tel 949.285.4835 24