HomeMy WebLinkAbout07_Rodgers Residence Coastal Development Permit_PA2017-068 �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. 7
SUBJECT: Rodgers Residence (PA2017-068)
SITE LOCATION: 320 and 322 Buena Vista
Coastal Development Permit No. CD2017-028
APPLICANT: Stephen E. Rogers
OWNER: Stephen E. Rogers
PLANNER: Jaime Murillo, Senior Planner
(949) 644-3209, jmurillo@newportbeachca.gov
GENERAL PLAN/ZONING DISTRICT
• Coastal Land Use Category: Single-Unit Residential Detached — (10.0-19.9 DU/AC)
(RSD-C)
• Coastal Zoning District: Single-Unit Residential Detached (RS-D)
• General Plan: Single-Unit Residential Detached (RS-D)
• Zoning District : Single-Unit Residential (R-1)
PROJECT SUMMARY
A request for a Coastal Development Permit (CDP) to allow the demolition of an existing
single-family residence at 322 Buena Vista Boulevard and remodel/expansion of an existing
3,075 square-foot, single-family residence at 320 Buena Vista Boulevard with a 3,070-
square-foot addition. The resulting floor area of the residence would be 6,145 square feet.
Parking would consist of an existing two-car garage and a new three-car garage. The
development also includes grading, hardscape, and landscaping.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15301 (Existing Facilities) of the CEQA Guidelines, because it
has no potential to have a significant effect on the environment; and
1
Rodgers Residence CDP
Zoning Administrator, June 15, 2017
Page 2
3) Adopt Draft Zoning Administrator Resolution No. approving Coastal Development
Permit No. CD2017-028 (Attachment No. ZA 1).
DISCUSSION
Land Use and Development Standards
• The subject property is located in the R-1 Coastal Zoning District, which provides for
single-unit residential development and is consistent with the City's Coastal Land
Use Plan, General Plan and Zoning Code. The property is located in the Appeal Area
and therefore a Coastal Development Permit is required and a Waiver for De Minimis
Development cannot be issued.
• The property currently consists of two separate legal lots, each developed with a
single-family residence. The applicant proposes to demolish the existing residence
located at 322 Buena Vista Boulevard, merge the two lots into one parcel, and
expand the existing residence located at 320 Buena Vista Boulevard. The two lots
were previously approved to be merged by the Zoning Administrator on October 27,
2016, under Lot Merger No. LM2016-059 and by the California Coastal Commission
on March 8, 2017, under Coastal Development Permit No. 5-16-115-W. Upon the
demolition of the existing residence located at 322 Buena Vista Boulevard,
recordation of the lot merger documents will be completed.
• 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.
• The proposed expansion to the existing single-family dwelling and accessory
structures conform to all applicable development standards, including floor area limit,
setbacks, height, and off-street parking as illustrated in Table 1 below.
Table 1 —Development Standards
Development Standard Standard Proposed
Setbacks min.
Front 9'-0" 9'=0"
Sides 4'-0" 6-0"A'-0"
Rear aIle 5'-0" 5'-0"
Allowable Floor Area 6,720 sq. ft. 6,145 square feet
Allowable 31 Floor Area 504 sq. ft. 408 sq. ft.
Open Space (min.) 504 sq. ft. 536 sq. ft.
Parkin max. 3-car garage 5-car garage
Height(max.) 24' flat roof 24'
29' sloped roof 28'-11"
Tmple Ol/1247
Rodgers Residence CDP
Zoning Administrator, June 15, 2017
Page 3
Hazards
• The development fronts the Newport Bay, but is separated from the shoreline by a
public sidewalk and private bayfront parcels. The project site is not protected by a
bulkhead.
• The finish floor elevation of the existing dwelling and proposed addition is 9.9 MSL
(NAVD 88), which is higher than the minimum 9.00 MSL (NAVD88) elevation
standard. A waterproofing 6-inch curb is proposed to be constructed around the
perimeter of the dwelling that would protect against flooding up to an elevation of
10.4 feet (NAVD88).
• A Coastal Hazard and Sea Level Rise Analysis was prepared by GeoSoils, Inc.,
dated October 28, 2016 for the project. The report concludes it is very unlikely that
any type of wave will reach the site even considering a 4.5-foot sea level rise and
that the proposed project is reasonably safe from the shoreline erosion due to lack
of wave or wakes that can erode sand from the beach. Overall, the analysis
concludes that the proposed project will be safe from flooding hazards for the next
75 years.
• 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.
Water Quality
• The property is located within 100 feet of coastal waters. Pursuant to Section
21.35.030 of the Municipal Code, a Construction Pollution Prevention Plan (CPPP)
is required to implement temporary Best Management Practices (BMP's) during
construction to minimize erosion and sedimentation and to minimize pollution of
runoff and coastal waters derived from construction chemicals and materials. A
CPPP has been reviewed and approved by the City's Engineer Geologist.
Construction plans and activities will be required to adhere to the approved CPPP.
• Pursuant to Municipal Code Section 21.35.050, due to the proximity of the
development to the shoreline and the development containing more than 75 percent
of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required.
The WQHP has been reviewed and approved by the City's Engineer Geologist. The
WQHP includes a polluted runoff and hydrologic site characterization, a sizing
Tmple Ol/12117
Rodgers Residence CDP
Zoning Administrator, June 15, 2017
Page 4
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.
Construction plans will be reviewed for compliance with the approved WQHP prior to
building permit issuance.
Public Access
• The project site is located between the nearest public road and the sea or shoreline;
however, the project will not affect the public's ability to gain access to, use, and/or
view the coast and nearby recreational facilities.
• Vertical access to the bay front is available approximately 250 feet west of the site at
the intersection of Buena Vista Boulevard and West Bay Avenue where there is a
small public beach with access to the water.
• The public beach is also the start of a six-foot-wide public sidewalk providing lateral
access and views of the bay along the bay front in front of the project site. The
sidewalk is located within a 10-foot-wide right-of-way that would allow for future
widening and maintenance.
• The property is subject to Restrictive Covenant Agreements limiting the height of
improvements and landscaping within previously vacated right-of-way bayward of the
public sidewalk to maintain views of the bay.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) 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.
The Class 1 exempts the demolition of up to three single-family residences and additions
of up to 10,000 square feet to existing structures. The proposed project consists of the
demolition of one single-family residence and the addition of 3,070 square feet to an
existing single-family residence.
PUBLIC NOTICE
Notice of this public hearing 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.
Tmple Ol/12117
.y.
Rodgers Residence CDP
Zoning Administrator, June 15, 2017
Page 5
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:
Jaiffie Murillo
Senior Planner
JM
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
Tmplt 01/12/17
Attachment No. ZA 1
Draft Resolution
RESOLUTION NO. ZA2017-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2017-028 FOR THE
EXPANSION OF AN EXISTING SINGLE-FAMILY RESIDENCE
LOCATED AT 320 AND 322 BUENA VISTA BOULEVARD
(PA2017-068)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Stephen E. Rodgers, with respect to property located at 320
and 322 Buena Vista Boulevard requesting approval of a coastal development permit.
2. The lot at 320 Buena Vista Boulevard is legally described as Lot 158 of Subdivision Block
A, East Newport. The lot at 322 Buena Vista Boulevard is legally described as Lot 157 of
Subdivision Block A, East Newport. The two lots were approved to be merged by the
Zoning Administrator on October 27, 2016, under Lot Merger No. LM2016-059 and by the
California Coastal Commission on March 8, 2017, under Coastal Development Permit No.
5-16-115-W. Upon the demolition of the existing residence located at 322 Buena Vista
Boulevard, recordation of the lot merger documents will be completed.
3. The applicant proposes the demolition of an existing single-family residence at 322 Buena
Vista Boulevard and remodel/expansion of an existing 3,075 square-foot, single-family
residence at 320 Buena Vista Boulevard with a 3,070-square-foot addition. The resulting
floor area of the residence would be 6,145 square feet. Parking would consist of an existing
two-car garage and a new three-car garage. The proposed development also includes
additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and
landscaping.
4. The subject property is located within the Single-Unit Residential (R-1) Zoning District and
the General Plan Land Use Element category is Single-Unit Residential Detached (RS-D).
5. The subject properties are located within the coastal zone. The Coastal Land Use Plan
category is Single-Unit Residential Detached (RSD-C).
6. 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.
Zoning Administrator Resolution No. ZA2017-###
Page 2 of 8
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities)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. Class 1 exempts the demolition of up to three single-family residences and additions of
up to 10,000 square feet to existing structures. The proposed project consists of the
demolition of one single-family residence and the addition of 3,070 square feet to an
existing single-family residence.
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 6,720 square feet and the proposed floor area
is 6,145 square feet.
b. The proposed development complies with the required setbacks, which are 9 feet
along the front property line abutting Buena Vista Boulevard, 4 feet along each side
of property line and 5 feet along the rear property line abutting the alley. Portions
of the existing residence that currently encroach up to 4 inches into the westerly
side setback are proposed to be demolished and the structure modified for setback
conformance.
c. The highest guardrail is less than 24 feet from established grade and the highest
ridge is approximately 29 feet from established grade, which comply with the
maximum height requirements.
d. The project includes garage parking for a total of five vehicles, exceeding the
minimum three-car garage parking requirement for single-family residences with
more than 4,000 square feet of habitable floor area.
04-27-17
g
Zoning Administrator Resolution No. ZA2017-###
Page 3 of 8
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 development fronts the Newport Bay, but is separated from the shoreline by a public
sidewalk and private bayfront parcels. The project site is not protected by a bulkhead.
The finish floor elevation of the existing dwelling and proposed addition is 9.9 MSL
(NAVD 88), which is higher than the 9.00 MSL (NAVD88) elevation standard. A
waterproofing 6-inch curb is proposed to be constructed around the perimeter of the
dwelling that would protect against flooding up to an elevation of 10.4 feet (NAVD88).
4. A Coastal Hazard and Sea Level Rise Analysis was prepared by GeoSoils, Inc., dated
October 28, 2016 for the project. The report concludes it is very unlikely that any type of
wave will reach the site even considering a 4.5-foot sea level rise and that the proposed
project is reasonably safe from the shoreline erosion due to lack of wave or wakes that
can erode sand from the beach. Overall, the analysis concludes that the proposed
project will be safe from flooding hazards for the next 75 years.
5. 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.
6. The property is located within 100 feet of coastal waters. Pursuant to Section 21.35.030
of the Municipal Code, a Construction Pollution Prevention Plan (CPPP) is required to
implement temporary Best Management Practices (BMPs) during construction to
minimize erosion and sedimentation and to minimize pollution of runoff and coastal
waters derived by construction chemicals and materials. A CPPP prepared by
Civilscapes Engineering, dated March 7, 2017, has been reviewed and approved by the
City's Engineer Geologist.
7. Pursuant to Municipal Code Section 21.35.050, due to the proximity of the development
to the shoreline and the development containing more than 75 percent of impervious
surface area, a Water Quality and Hydrology Plan (WQHP) is required. A WQHP
prepared by Civilscapes Engineering, dated March 7, 2017,has been reviewed and
approved by the City's Engineer Geologist 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
8. Proposed landscaping complies with Implementation Plan Section 21.30.075. A
condition of approval is included that requires drought tolerant and prohibits invasive
species. Prior to issuance of building permits, the final landscape plans will be reviewed
to verify invasive species are not planted
04-27-17
9
Zoning Administrator Resolution No. ZA2017-###
Page 4 of 8
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:
1. The project site is located between the nearest public road and the sea or shoreline;
however, the project will not affect the public's ability to gain access to, use, and/or view
the coast and nearby recreational facilities.
2. Vertical access to the bay front is available approximately 250 feet west of the site at the
intersection of Buena Vista Boulevard and West Bay Avenue where there is a small public
beach with access to the water.
3. The public beach is also the start of a six-foot-wide public sidewalk providing lateral access
and views of the bay along the bay front in front of the project site. The sidewalk is located
within a 10-foot-wide right-of-way that would allow for future widening and maintenance of
the sidewalk.
4. The property is subject to Restrictive Covenant Agreements limiting the height of
improvements and landscaping within previously vacated right-of-way bayward of the
public sidewalk to maintain views of the bay.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2017-028, 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.
04-27-17
10
Zoning Administrator Resolution No. ZA2017-###
Page 5 of 8
PASSED, APPROVED, AND ADOPTED THIS 15TH DAY OF JUNE, 2017.
Patrick J. Alford, Zoning Administrator
04-27-17
22
Zoning Administrator Resolution No. ZA2017-###
Page 6 of 8
EXHIBIT "A"
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. Prior to the issuance of building permits, recordation of the Lot Merger No. LM2016-009
documents with the County Recorder shall be required.
3. Prior to the issuance of a building permit, an agreement in a form approved by the City
Attorney between the property owner and the City shall be executed and recorded
waiving rights to the construction of future shoreline protection devices to address the
threat of damage or destruction from waves, erosion, storm conditions, landslides,
seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the
property, or development of the property, today or in the future. The agreement shall be
binding against the property owners and successors and assigns. A case is pending
before the California Supreme Court (Lynch v. California Coastal Commission (2014)
229 Cal.AppAth 658), which may affect this condition. If the Court finds the California
Coastal Commission is unable to limit future shoreline protection, this condition shall be
null and void without further action by either party.
4. Prior to the issuance of a building permit, the property owner shall submit a notarized
signed letter acknowledging all hazards present at the site, assuming the risk of injury
or damage from such hazards, unconditionally waiving any claims of damage against
the City from such hazards, and to indemnify and hold harmless City, its City Council, its
boards and commissions, officials, officers, employees, and agents from and against any
and all claims, demands, obligations, damages, actions, causes of action, suits, losses,
judgments, fines, penalties, liabilities, costs and expenses (including without limitation,
attorney's fees, disbursements and court costs)of every kind and nature whatsoever which
may arise from or in any manner relate (directly or indirectly) to City's approval of
development.
5. The existing stairs and planter wall located within the public right-of-way in front of 322
Buena Vista Boulevard lot shall be removed.
6. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new Coastal Development Permit.
7. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
8. 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.
04-27-17
12
Zoning Administrator Resolution No. ZA20174t##
Page 7 of 8
9. 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.
10. Prior to issuance of the 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.
11. Prior to 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 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.
12. Prior to issuance of the building permits, the approved CPPP and WQMP shall be
submitted with the Building Permit plans. Implementation shall be in compliance with the
approved CPPP and WQMP and any changes could require separate review and
approval by the Building Division.
13. Prior to the issuance of building permits, the applicant shall submit a final landscape and
irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive
plant species and water efficient irrigation design. The plans shall be approved by the
Planning Division.
14. 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.
15. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative
costs associated with the processing of this application to the Planning Division.
16. 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.
17. This Coastal Development Permit No. CD2017-028 shall expire unless exercised within
24 months from the date of approval as specified in Section 21.54.060 (Time Limits and
Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise
granted.
04-27-17
13
Zoning Administrator Resolution No. ZA2017-###
Page 8 of 8
18. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees,and agents
from and against any and all claims, demands, obligations, damages, actions, causes of
action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including
without limitation, attorney's fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City's
approval of Rodgers Residence Coastal Development Permit including, but not limited to,
Coastal Development Permit No. CD2017-028 (PA2017-068). This indemnification shall
include, but not be limited to, damages awarded against the City, if any, costs of suit,
attomeys' 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.
04-27-17
Attachment No. ZA 2
Vicinity Map
15
VICINITY MAP
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Subject Property
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Coastal Development Permit No. CD2017-028
PA2017-068
320 and 322 Buena Vista Boulevard
2�
Attachment No. ZA 3
Project Plans
17
_D S R SID NC SHEET INDEX
1 TITLE SHEET/SITE PLAN
2 FIRST FLOOR PLAN
3 SECOND FLOOR PLAN
4 THIRD FLOOR PLAN
5 ROOF PLAN
6 BUILDING SECTIONS
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8 EXTERIOR ELEVATIONS 9'FOF CrA��F°�
L1 PRELIMINARY LANDSCAPE PLAN
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1 i C.3 SOILS REPORT
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N) P TIO D.2 D.2 1 D . I c COMBUSTION TYPE.(SELECTION BY OWNER)
C4 :,.:: 20'- O"\X'20'-0" I I I a O N E
RAITO fWSH W/ ':`: ^; ... n MINIMGM CLEAR
A JACENT IEJ PATIO i ...2,-2w 6'-IT
V . �-'1 -2 / \ I I yam+ ! i 15. FIREPLACE BY XXXXX,MODEL#XXXX GAS ONLY,PERMANENTLY INSTALLED GAS jam, 00
3 APPLIANCE W/ 2"CLEAR FROM ALL COMBUSTIBLE MATERIAL WARNOCK HERSEY 4-d
' 'N) HALL I P N 3-CAR G\ARAGE 1 I � I � (REPORT #XXXXX) FIREPLACE SHALL BE A DIRECT VENT UNIT AND SEALED
z a } ih ( q'D•CfG. 9 " la z ' COMBUSTION TYPE. (SELECTION BY OWNER) I 4+
0 0 = "'' I (N) GREAT ROOM ' ' I / - I '-I _ ° U
/ \ oQ I ( 4
\ ao� N c 16. KOHLER TOILET 1.28 GAL PER FLUSH MAX. (SELECTION BY OWNER) � V
c n 1 I / \ Nv I I a C) �
o a Q '�` AT CL!LOPE \\ i ( ' I 17. KOHLER BATH SINK 1,5 GAL PER FLUSH MAX. (SELECTION BY OWNER) " eel
:.-...::;i. I / = 3•SLOPE Q ( I E..q
0 1 (N) STORAGE
I ( N-0"Cd'G. I // \\ i 21 O 18. 36"x 43" SHOWER W/CLEAR TEMPERED SWINGING GLASS DOOR IN POLISHED ALUMINUM ® � CA
M o( 50 ( . I \ aI M r FRAME W/CERAMIC TILE TO CEILING o/FULL SETTING BED AND WATERPROOF MEMBRANE. M 13
to 30 38 36 `. \ I 6 rt-----
�°
1 Tn I / \\ I I ON GAAP W.DOOR ' � 19. 42"x 66" SHOWER W/CLEAR TEMPERED SLIDING GLASS DOOR IN POLISHED ALUMINUM
3/4 $i 49 12 L - - - -- - - - - '- - - '1 �I � � FRAME W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE. 5 � 4)
I t
-_-_ _-_-_ 2 §1 I = JI �- --=-(NIBRICK -AVM I 20. 42" x 64" SHOWER W/CLEAR TEMPERED SLIDING GLASS DOOR IN POLISHED ALUMINUM
CL. a fdU Ht ELEVATOR 13 I o i FRAME W/CERAMIC TILE TO CEILING o/FULL SETTING BED AND WATERPROOF MEMBRANE.
H
i �c 21.
( £ s 36"x 44" SHLIM
? 1 ! - M ------- ----- -- -- --------- - ------ --- '- FRAME ERAMIC TILE TO CEILING FULL SETTING BED AN WATERPROOF MEMBRANE.
-- - n ------------- 5' -- -
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yr H 'v 43 / /
O
d IL I i i. RFAI%E lE1 WINDER 47
. . z TREADS AND RISERS
(E}FACEOF STUD I .F';j (E)STUDPA�' 23. 52" x 58" SHOWER WITH LINEAR DRAIN AND CERAMIC TILE TO CEILING o/FULL SETTING
-11 1------ _ - -7�- - ;71- - - I i BED AND WATERPROOF MEMBRANE.
i t BROOMS T7 f-f... .
ii iv pA I I I r I I 16 - S ' 25. 42" x 72" FREESTANDING OVAL TUB. (SELECTION BY OWNER)
.:. :::..:...... ... ,......,,:>
w G i u ipll I J L -------- --- Ji 16R i I I - ) I _ \
,-- .� i I I I I I I L W yL�-y L 26. TOWEL BAR,PROVIDE BACKING AS NEEDED.
2!-10" 14 \ DN it ' -J E LAUNDRY 0 f-U = i Z 27. TOILET PAPER HOLDER, PROVIDE BACKING AS NEEDED.
O N READS AND u � ( I I z
0 28. RECESSED WATER BOX.
Z _ RISERS i i (E)9'-0"CCG.
i5 Y N 5' o" 4' .6 o. 6" E HALL r ! L ' �5
-J CLEAR M 7-0"CCG.
` I ` i 29. LINE OF CEILING HEIGHT CHANGE
Q 11 1B (----( I I, I I
35 I; I
_ _ � I I j i
D.2 _=J f'lc I 1 30. NEW FORCED AIR UNIT LOCATED ON PLATFORM IN CLOSET. O
DG (E) P TIO D.2 3 4 L�; i ) \ , {EhBRKXPAVING j j 31. BAR SINK(SELECTION BY OWNER.}
mc i 2 1 1/ 28 t 1'-9" I I Q 32. BUILT IN BOOKSHELVES. �(
N -_f�_�{ 7 'L1 ( - _ , I I ' 33. SHELF AND DOUBLE POLE.
�J E L( ) MNG = I5 I \ I�
(E)Y-0'CCG. ( IEEc,<-
0
34. SHELF AND POLE.
1 tl ; 18
��� 6 I 20'-0" I 15 _ ! 35. 30" x 48" PULL DOWN LADDER ATTIC ACCESS.
M I ( i:`\ o ( CLEAR i W I
_ 7 1 iz 36. ELEVATOR EQUIPMENT LOCATION. (VERIFY WITH MANUFACTURER)
_c° " i ��� 3 6 ®I® ( 5-Z ± I ^ 37. ELEVATOR BY CALIFORNIA CUSTOM LIFT CO. (VERIFY W/OWNER).SHALL
_ - J
�� W I® _ _ (E) 2-CAR GARAGE _ ; S.B. o i COMPLY W/ASTM A17.1 PER SECTION R321.1.
RNSE(E)I` ) e'-o"uG.TCHEN3 I® cove c� V Nu 1 O 1 ' P i 38. HOME ELECTRONICS IN CABINET.
I D.2 D.2 Q j i TO 9'-0 CL'G. 4 ® 1
39. 24"W. UNDER COUNTER REFRIGERATOR.(SELECTION BY OWNER)13
[_T]
( I 40. PROVIDE NEW TANKLESS WATER HEATER IN NEW LOCATION. �
;t (N FACE Of --------- ' 4: ----------- -, ,:,... - c---------- - ---- a _:: 19 51 7
------ -
A OF v 41. RELOCATE EXISTING ELECTRIC PANEL IN NEW LOCATION. F W
us
ra 8 PANTRY 1 I ; I ITT a Qi
i� I -_- I - -J 1 42. STAIRWAY - REFER TO 1/2"SCALE PLAN ON SHEET#10. E
+t E o /E7 SETBACK L" I M0O.I 1 I
43. +36" HANDRAIL O
/ ? 7 (E)DRAIN GRATE 51 ! I 44. +42" GUARDRAIL A �'
REMOYF.E ® ,Q EIEC PANEL ( � O �/ J
S ACK COMPLIANCE - 1E/P o (N1 1 45. CLASS A ELASTOMERIC DECKING IAL MERKOTE I.C.C./E.S.R. #1661
LOCATION a..h!, { _
� ( I L� r- , , , ":.,:.:: � •` �i I 1 0 46 ZURN DECK DRAIN OR APPROVED EQUAL
f " " MATER " " T u
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Z o ( �� (M PJA (D i i f CN v' I r� i . 4"DIA. QI
GAS MF4 y
47. (2 LAYERS) 5/8"TYPE"X" GYP. BD. FOR 1-HR.CONSTRUCTION AS PER C.R.C.TABLE
j c - p I R302.6 SHALL BE INSTALLED ON WALLS AND CEILINGS ADJACENT TO WING SPACE
+1 AND ALL WALLS AND POSTS SUPPORTING THE HORIZONTAL PORTION OF THE 1-HR. O co
I REMOVE RAISED PATIO AND PROVIDE " - - 55 40 0 I ( OCCUPANCY SEPARATION.
' (N) FLUSH FLATW RK,SLOPED TO DRAIN _ 1 A N
PROVIDE 2(N)RISERS _ `I I I 48. 5/8"TYPE "X" GYP. BD. SHALL BE INSTALLED THROUGHOUT THE UNDERSIDE OF THE
REMOVE PROW gr)+36' - i STAIR AT ALL ACCESSIBLE/USEABLE AREAS BENEATH THE STAIR. M
1 1/2" METAL REMOVE ` (1 - HOUR CONSTRUCTION) CBC 1003.3.3.9
3.7 S.F. HANDRAIL POWDER
B. COMPLIANCE COAT FlNISH
5'-4" 5'-6" 6'-2" 4'-6" 10'-3" S.B. COMPUA CE 5, 7„+ % // 49. 15" DP. WINE RACKS. (SELECTION BY OWNER) N
IIt 40 (E)24'-O-PER PLAN 1 t'-8" (E)20'-4"PER PLAN / 50. 20" DP. x 30" HT. PAINT GRADE CABINET WITH WOOD TOP. � M
/ % j 51. 30" WIDE MICROWAVE CABINET. (SELECTION BY OWNER)
9'-1" 56'-0" 5'- '
(E) REAR 5 6. (E-),A.B. f 51. CENTRAL VACUUM SYSTEM. (SELECTION BY OWNER) nAa�
FIRST FLOOR PLAN ; 11 - 16 - 2016
% ECT NO.
SYMBOLS LEGEND: WALL LEGEND SCALE- 1/4" = 1'-0" f J 52. RECESSED TELEVISION MOUNT.(SELECTION BY OWN snot
53. PROVIDE NEW "SHAKER STYLE" DOORS AND STAIN EXISTING COUNTER TOP TO MATCH TREADS. 16 - 21
A❑ --- WINDOW (SEE SCHEDULE SHEET# 6 ) o EXISTING WALL TO REMAIN AIC APPRO�i p Sf�T NO.
54. NEW FORCED AIR UNIT LOCATED ON PLATFORM IN ATTIC.
WALL TO BE REMOVED NOV 17 2016
Ol ( 55. INSTALL NEW SUB PANEL IN THIS LOCATION.
--- DOOR SEE SCHEDULE SHEET #6 }
NEW WALL
2
Ot -- REFERENCE NOTES ( SEE SHEET# 2 ) JOB NORTH q
1
B a FLOOR PLAN NOTES
7
70'-11 1/2"
14'-2" 6'4" t 44'-6" 5'-11 1/2"
1p S.B.
04 t:, Com- 15'-6 13'-0" 16' 0"
3' 9" $' 3'-2" 6'-6" 6'-6" 8'-0" 8'-o" ------ -- - — �S�D RCti
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o. C 141416
UNE OF ROOF BELOW M '^ �N11/30/1
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THIRD FLOOR PLANSYMBOLS LEGEND: WALL LEGEND 11 PAOJECINOO. 16
SCALE: 1/4" = 1'-0" 16 - 21
r p IG ApPRQ�r` ' --- WINDOW (SEE SCHEDULE SHEET#6) O EXISTING WALL TO REMAIN
sr>gr No.
201 WALL TO BE REMOVED
NOV 1 1 ___ DOOR ( SEE SCHEDULE SHEET #6)
NEW WALL
Ot
JOB NORTH --- REFERENCE NOTES (SEE SHEET#2) 4
ROOF PLAN NOTES :
A. ROOF MATERIAL FOR TYPICAL 3 : 12 /4 : 12 /6:12 PITCH ROOF:
B ROOFING MATRERIAL:G.A.F. "TIMBERLINE" SERIES
7 ROOF AREA #1 LC.C. # E.S.R. - 1475 CLASS 'A'ROOFING MATERIAL
983.0 SQ. FT. B. INSTALL PER MANUFACTURER'S SPECIFICATIONS.
A COPY OF THE I.C.C. REPORT FOR ROOF COVERING WILL BE REQUIRED AND WILL BE
1 PRESENTED AT THE TIME OF INSPECTION.
-- - - - - - -�------------------- — I --_—"--"--" "--'—"'--'"- C. ROOFING CONTRACTOR SHALL PROVIDE ALL REQUIRED VENTILATORS IN 20 OZ.
COPPER AS MANUFACTURED FOR THE PITCH OF ROOF AND TYPE OF ASPHALT SHINGLE.
o D.1 D.1 D. SEE ATTIC VENTILATION CALCULATIONS FOR COMPLIANCE INFORMATION. y f i yt
± - 1 No. C 14146
0 ' E. ALL VENTS SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER S INSTALLATION �jFOR LOCATION& , 11/30/1
7 2�
i $411 D 1 F. ALL VENTINSTRUCTIOPEN NGS ON& SEE SHALOF L AVE ORROS ON RESISTANT WIRE MESH OR 9rFOR CA����
. ------ -- ------- ------ - GABLE END ATTIC VENT - - - i OTHER APPROVED MATERIAL WITH 1 B"MIN. & 114' MAX.OPENING.
p I LINE OF SECOND FLOOR BELOW l TINE OF SE OND FLOOR BLW. T- , / /
-' 1 ( o I I I 1 G. INSULATION BETWEEN ROOF FRAMING MEMBERS SHALL BE CAREFULLY CUT AWAY TO
( ^I 1 I r I 1 I ENSURE THAT FREE AIR MOVEMENT IS PROVIDED FOR EACH VENT.
I 1 1
D.1 ——————— ——— ———— I I I H. GALVANIZED SURFACE AREAS OF VENTS TO RECEIVE PAINT SHALL BE PROPERLY PRIMED
I ( 1 AND PAINTED WITH A GOOD QUALITY METAL PAINT ONE SHADE DARKER.THAN THE SHINGLE
Ly ul
0 n I I i COLOR.
1 I D.1 4 : 12 0 I I J. THE ROOF SHALL BE FIRE STOPPED TO PRECLUDE ENTRY OF FLAME OR EMBERS UNDER THE
I¢ ® ( ® ® � ® �.� o �' a oc o I 1 ROOF COVERING.
_ __ •• •• O Q _• z .4 I _ __ __1 A K. PROVIDE MINIMUM 20 OZ COPPER (LASHING AT ALL VALLEYS AND ROOF TO 0
i I VVV•0 •0 VVV `� I T 7 WALL CONDITIONS. N
I I 1 a �� ® ® I I i L FOR AREA(S) OF 2 x FRAMED ROOF,BEARING POINT SHALL BE SET FOR 2 x 4 STUDS
1 ---- -- ----- — I I f THROUGHOUT O
( 1 " I �� 1 " f " 1 fl 1 " 1 U
1 -a ( z 1 -o I , I i -o tta aa12
of ATTIC VENT CALCULATIONLu C-4
N �,
( Q ® i 0 f D.1 I 1 I ATTIC AREA# 1 = 983.0 SQ.FT.X 144/ 150= 943.6 SQ.IN.REQUIRED VENTILATION l0 v
-� a D �- ` i i ' USE:(1) 14"x 24"GABLE END VENT= 146 SQ.IN.EA.NET FREE AREA, 146 SQ.IN.TOTAL
r
( _ � � Z /(HEIGHT
———————— -j� I L� USE:(12) DORMER VENTS=72 SQ.IN.EA.NET FREE AREA, 864 SQ.IN.TOTAL � � V .�
— — — i LINE-0F THIRD FLSOR ELLbW I I 1,010 SQ.IN.TOTAL VENTILATION PROVIDED. . V
I I
ATTIC AREA# 2 = 761.9 SQ.FT.X 144/ 150= 731.4 SQ.IN. REQUIRED VENTILATION wl U P^
4�71 I rol 1 USE;(11) DORMER VENTS=72 SQ.IN.EA.NET FREE AREA,792 SQ. IN.TOTAL s �,
D.1 3 D.1 ,, '' I D.1 �� 792 SQ.IN.TOTAL VENTILATION PROVIDED. W C) E
Z Oi 'f I �/� I D'1 I pl D 1 1,744.9 SQ.IN.TOTAL VENTILATION REQUIRED. ® �OV I I 6 : 1 2 I 3 : 1 2 ��l0 I I cl1,802.0 SQ.IN.TOTAL VENTILATION PROVIDED. M 4�" ! ofV1 P4 Z
of , I I I N WINDOW WELL ® 0°IN '� (N) RIDGE AT 28'-11" ABV. E CERTIFIED) I ND I of r'
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N ROOF DECK LLI j I I ��� /�L r_ I I _
OZI 1 6 : 12 1 3 : 12 1 4 ��� 3 : 12 1 1 1 DORMER VENT 1 ® 172 SQ.IN. EACH
if-o" I I L Jpq
II I1 ® I n n 1-
® I I I r (� n D'1 I GABLE VENT I ® I 146 SQ.IN.EACH
CRICKET I a^ oc D I LINE OF THIRD F COR BELOW I I L _ _ J
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(E RIDGE
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I ® ® (E) SKYLITE (E) SKYLITE ® ® ® i 761.9 SQ. FT.
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DATE
ROOF PLAN 11 - 16 - 2016
MOJECr NO.
SCALE: 114" = V-0" 16 - 21
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NOV 17 2016
BUILDING SECTION NOTES
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NOV 17 2016
BUILDING SECTION -�
LEGEND
.-:-_.--______
c.^_.....................................-.�.l ITEMS TO BE REMOVED
______3 OR FILLED AND PATCHED
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08 - 18 - 2016
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HIL i PPROVED � 16 - 210.
6 - 21
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NOV 17 2016
REAR ELEVATION
ii(- LE: 1/A" =
2�
ABBREVIATIONS :
ARCH ARCHITECTURAL
A.C. ASPHALT CONCRETE
C.O. CLEAN OUT
3`MIN. D.S. DOWNSPOUT
ri Exterior (E) EXISTING _. .. . ._ -
XeriorConcrete Stab` ED EXTRA DEPTH FOOTING
EP EDGE OF PAVEMENT
I/ E PB ELECTRIC PULL BOX
'A.
FF
; FD FOUND
FL FLOW UNE gED ARC'
I FF FINISHFLOOR
'f -0. .: FP FINISH PAD
FS FINISH SURFACE
' d v FG FINISH GRADE 30 ? IP GB GRADE BREAKNo. C 14146
GFF GARAGE FINISH FLOORRen._ — _GP GARAGE PAD SOF CAS\�O
HH HANDHOLE '
DETAIL A0 HP HIGH POINT
PE
IE INVERT IP IRON EELEVATION
SIDE YARD SWALE AND'. OG ORIGINAL GROUND )i1x \ ( f ( ��
PA PLANTER AREA 1i (14)ONYPT \� 1),l M� �• �I
PROP PROPOSED b g SPG .B� �M" � U
L&T LEAD AND TACK " � Q
MON. MONUMENT U JA.
(N) NEW tyi
NTG NOTHING � V�• /e, 4 T
R/W RIGHT OF WAY Q
Dutswinging doors) OwN, SDWK SIDEWALK pl { N
TBM TEMPORARY BENCHMARK \ 1
Sol l TC TOP OF CURB M1� Q
2% TF TOP OF FOOTING1zd U
- TG TOP OF GRATE )/ �pI
Sto�Pe e2% TS TOP OF SEAL .. ® CV E
I .. . TW TOP OF WALL V) � C
y CO
CONSTRUCTION NOTES :
• ' .. �4. l'. _ . 1
1.". CONSTRUCT 5"MIN CONCRETE DRIVEWAY. ^/�1
\\ V
- 2. CONSTRUCT 5"MIN.CONCRETE PAVEMENT(FINISH PER ARCH.PLANS,) � �
DETAIL B• 3. INSTALL 4"DECK DRAIN
I'+'i�Fr-rF7� f�Al � �i .r
4. INSTALL 4'ATRIUM DRAIN [� W 81 E
SILL PLATE CLEARANCE b�t7'i G7S� �,> O �
5. INSTALL 12"x 12"CATCH BASIN WITH STEEL GRATE.
D DETAIL D 6. INSTALL 30"HIGH WOOD PICKET FENCE P/� 3
y a ry®,
F 4` Concrete or 6" Topsoil. 7. INSTALL 4" P.V.C.SCH.40 DRAIN UNE,S=0.01 MIN. V
B. INSTALL PERFORATED DRAIN/TRENCH PER DETAIL THIS SHEET
4"DIA.IN 12"X 12"X 15 FT.GRAVEL POCKET
elf
-e 9. PERMEABLE SURFACE,SEE LANDSC. PLAN ��.
q- � Min. French drain1w I
-perforation ® bottom. 181 I [AS
OTE: 41 pq
ErUShed ROCK PARATE PERMIT FOR THE WALLS SHALL BE OBTAINED AT THE SAMETIME ` n•THE BUILDING PERMIT. �Y y' `'
V
Filter Cloth
" —^ FILL. 177 CUBIC YARDS.
Lap 12 Top 12' CUT: 141 CUBIC YARDS
. . Bt
DG
FACE :
-.2�
WALL . ;' � � i P
OR P.L. - _::- .._. �i F-
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GRAVEL NSG UETAIk. _..� Jos. J
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TEMPORARY SLOPE
BENCHING max,Yl EXCAVATION 1: 1 PROJECTION
- - - - � N
d'�►Y s �. .._4 -r . : -� TEMPORARY EXCAVATIONS' {�
ALONG PROPERTY LINES
-t� !- E—• 11.E k� O 0
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u N 1
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l ` VtIES�S ; 19m,19 �• ��- o w
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GRADING PLAN NOTES:
i1. ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE(NBCM). 6. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDING AND SLOPE AREAS.
2. WORK HOURS ARE LIMITED FROM 7:00 AM 70 6:30 PM. MONDAY THROUGH FRIDAY; 800 AM. 7. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROL DEVICES ON SITE y• DATE
THROUGH 6:00 PM.SATURDAYS: NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION 10-28-040 AT THE APPROPRIATE TIMES SHALL RESULT IN A STOP WORK ORDER. 08 - 23 - 2016
017Tti�"T' n e1�tPE ' OF THE N.B.CM
'r i ww PROJECT Na
(� j'�• _ 8. NO PAINT, PLASTER, CEMENT,SOIL, MORTAR OR OTHER RESIDUE SHALL BE ALLOWED TO ENTER 16 - 21
3. NOISE FROM EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION STREETS,GUTTERS OR STORM DRAINS.ALL MATERIAL AND WASTE SHALL BE REMOVED FROM THE
L �
10-28-040 OF THE N.S.GM SITE PER SECTION 17.32.020 OF THE N.B.C.M. SHEEENO.
1< X: 4. THE STAMPED SET OF APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES. 9. BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE IN PLACE AT THE END - AIC APPROVED
DVE
THE
EACH WORKING DAY WHENEVER THE FIVE-DAY PROBABILITY D RAIN EXCEEDS 30%.DURING PRELIMINARY GRADING r LAN NovNDV 1 7 20)6
5. DRAINAGE SYSTEM TO BE DESIGNED TO RETAIN CONCENTRATED AND SURFACE SHEET FLOW FROM '" THE REMAINDER OF THE YEAR,THEY SHALL BE IN PLACE AT THE END OF THE WORKING DAY,
DRY WEATHER RUN OFF AND MINOR RAIN EVENTS WITHIN THE SITE. WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50°/a "
=
10. SANITARY FACILITIES SHALL BE MAINTAINED ON SITE FOR THE CONSTRUCTION PERIOD. SCALE: 1/4" V-0" C I
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TOPOGRAPHIC SURVEY - i57 & " 1
- - .- - . ' O 1,.RECORDS�OF OF, �"COUNTY, CA.' '
. . . .. _ �
FD. AS .NOTED _. 17" * �PERBM:Mi 4
EXP. 9l30/ T
9 �P' ,...� ARCHITECT: "
s
SMITH
.� No. 459
. .. 9TF op' cA�-� SCALE•. 1 - 8 _. BRAD' DRAWN :BY. M.S.
BENCH ' MARK: ' DATE .07-10 2016 REVISED::
EVATIONS HEREON ARE REFERENCED TO :
ANGE• COUNTY BENCH MARK ' OCS "BM
"BACg BAY "•SURVEYING &. MAPPING
SURVEYED- "FOR:'
- -14: ELEVATION x9.178" (NAV.D 88) 4338-TUSTIN AVENUE
r TOPOGRAPHIC SURVEY . FOR !E:122
: ". - .
. " . " ARCHITECTURAI, PURPOSES OI`ILY. - .. � .
BRAD SMITH . . .. .
- 2015. ADJUSTMENT,: EACH,CA.
`DOUGLAS 'FOSTER .P.L.S::459t?. . "- `NEWPORT B 9266Q
'. '.. _ . . .. �:..--w. '� .--.rr �r -.� ._�^'J.."�:._.w..�.:.._: .�.. ......._.-_�-.-..--...-vM .+w.- ..r._ a_...•.v..-- • ._ .� n_... .- ..-._. •.. .. aw%..�r•u �- ...
27
Trench BackfillQ -
" The soil borings were continuously logged by a certified engineering geologist of
exploratory borin
Control joints should be rovided at a maximum s acing of 8 feet on center in our firm. The g and probe locations are shown in the Plot Plan, geotecbttical
two directions for slabs and at 6 feet on center for idewalks. Control joints are The on-site soils may be used as trench backfill provided they are screened of
Figure.. 2, herein.
intended to direct cracking. rock sizes over 6 inches in dimension and organic matter. Trench backfill app�t�atioar
should be compacted in unifurm lifts (not exceeding 8 inches in compacted consultants Jury 10, 2016
thickness b mechanical means to at least 90 percent relative compaction The computations and results of our Liquefaction Analysis, based on CPT blow Project No. Bs962.1
Expansion or fell joints should be used at the interface of exterior slabs on ) Y P P counts of Boring CPT-1, are attached in Appendix E, herein. The seismically
ASTM: D 1557 . induced settlement analysis was evaluated based on methods published in the
grade and any fixed structures to permit relative movement. ( ) _ P Site Proposed Remodel/Dwellinsfi 322(newt and 320(existinal Buena Vista Blvd..
references Nos. "a"through "j" (see "Associated References
Some slab cracking due to shrinkage should be anticipated. The potential for ", herein)_ The Newport Beach (Balboa Peninsular).California
liquefaction and seismic settlement calculations indicate seismic settlement
the slab cracking may be reduced by careful control of water/cement ratios. Geotechnical Parameters (includes dry and saturated sands) in the upper 10 feet is less than 1.0 inch Executive Summary
SED ARC`
The contractor should take appropriate curing precautions during the pouring of of the proposed and in the upper 31.3 feet is less than 2.0 inches, and hence shallow Based on our geotechnical study of the site, our review of available reports and literature and our
concrete in hot weather to minimize cracking of slabs. The following Geotechnical parameters may used in the design P P mitigation methods for I' uefaction may be implemented per C' Code Policy
g rq y P P dY Y experience, it is our opinion that the proposed residential redevelopment is feasible from a geotechnical
structure (also, see"Liquefaction Analysis" section, above): (No. .CBC 1803.5.11-2 last revised 7/3/2014). standpoint There appear to be no significant geotechnical constraints on-site that cannot be mitigated by * _
„ proper planning,design, and utilization of sound construction practices. The engineering properties of the N No. C 14146
Surface Drainage Ren'- - - s
Foundation Design Based on our-liquefaction analysis, and in accordance with the City of Newport soli and native materials,and surface drainage offer favorable conditions for site re development. y�V O�2
a Surface drainage shall be controlled at all times. Positive surface drainage Beach Policy No. CBC 1803.5.11-12 (NEMC, Chapter 15), we recommend the Op CA��F
should be provided to direct surface water awayfrom structures and toward the Structures on properly compacted fill may be supported by conventional, The following key elements are conclusions confirmed from this investigation:
continuous or isolated spread footings. All footings should be a minimum of 24 following mitigafive methods to minimize the effects of shallow liquefaction:
street or suitable drainage facilities. Ponding of water should be avoided P 9 g A review of available geologic records indicates that no active faults cross the subject property.
adjacent to the structures. Recommended minimum gradient is 2 percent for inches (single-story) to 30 inches (two-story) deep (measured in the field below 1_ Tie all pad footings with grade beams. The site is located in the seismically active southern California area,and within 2 kilometers of the
unpaved areas and one percent for concrete/paved areas. Roof gutter lowest adjacent grade). Footing widths shall me a minimum 15 inches and 18 2. All footings should be a minimum of 24 inches deep, below grade. Type B Newport-Inglewood Fault As such,the proposed development shall be designed in
inches for interior cross beams and erimeter footings respectively. g accordance with seismic considerations specified in the 2013 California Building Code(CBC)and
discharge should be directed away from the building areas through solid PVC P g P y 3. Continuous footings should be reinforced with two No. 5 rebar(two at the the City of Newport Beach requirements. U
pipes to suitable discharge points. Area drains should be provided for planter ��"" top and two at the bottom). Foundation specifications
areas and drainage shall be directed away from the top of slopes. As sated above, additionally, to further reduce the effects of the thin zones of 80 . -1 . herein include added provisions for potential liquefaction on-site per City
potentially liquefiable soils, the building slab shall include 15"wide by 24" deep 4. Concrete slabs cast against properly compacted fill materials shall be a pony csc 1803.11-1z.
ARE CONSTRUCTION MEETING"K' - interior grade beams to be reinforced with two No. 5 rebars (two at the top and minimum of 5,inches thick (actual) and reinforced with No. 4 rebar at 12 SUMMARY OF RECOMMENDATIONS
two at the bottom). The cross beam locations shall be determined by the two
on center in both directions. The reinforcement shall be supP orted
t is recommended that no clearing of the site or any grading operation be performed without ; structural engineer. --- - -. on chairs to insure positioning of the reinforcement at mid center in the Design Item J Recommendatfons
he presence of a representative of this office. An on site pre-grading meeting should be I Slab. Foundations: [ ] 0
contractor prior to an construction. At these depths footings founded in fill materials may be designed for an 5. dowel all footings to slabs with No. 4 bars at 24 inches on center. Footing Bearing Pressure: 2;000 psf-building,'continuous;2,500 psf-pad footings N V
arranged between the soils engineer and the grading P Y ' allowable bearing value of 2,000 and 2,500 psf(for dead-plus-live load) for 6. Additionally, to further reduce the effects of the thin shallow zones of Passive Lateral Resistence: 250 psf per foot
RING CONSTRUCTION ! continuous wall and isolated spread footings, respectively. These values may potentially liquefiable soils, the building slab shall include 15"w by 24" d Perimeter Footing Widths: min. 15 inches with two No.5 bars top and bottom �i 0
GEOTECHNICAL OBSERVATION AND TESTING DU Perimeter Footing Depths: min.24 inches below lowest adjacent grade �4
be increased by one-third for loads of short duration, including wind or seismic interior grade beams ("cross beams") to be reinforced with two tm 5 t o f Interior Slab Beams: min.24 inches below lowest adjacent grade ® N 0)
We recommend that a qualified geotechnical consultant be retained to provide geotechnical forces. (two at the top and two at the bottom). Also, for cohesion treatment of Coefficient of Friction: 0.30 II��� V oD @�`
engineering endserthat including geotechnical observatiorUtesting, during the construction phase the site sand rills;soil-cement shall be used. To achieve this, during _ Soil Expansion: Non-Expansive Beach Sands kid V
of the project. This is to verify the compliance with the design, specifications and or Reinforcement requirements may be increased if recommended by the project grading-dry bags of Portland Cement W shall be mixed in the excavation Soil Sulfate Content: Negligible F'S
recommendations, and to allow design changes in the event that subsurface conditions differ structural engineer. In no case should they be decreased from the previous bottoms. U
from those anticipated. recommendations. Building Slab:
The foundations specifications outlined above will act to decrease the potential ' Concrete slabs cast against properly compacted fill materials shall r i a minimum of 5 inches � v
pec P thick(actual)and reinforced with No.4 rebar at 12 inches on center in both directions. �
Geotechnical observationsttesting should be performed at the following stages: Foundation Cantilever Design Where New Addition Meets Existing Residence settlement due to liquefaction and/or seismically induced lateral deformation to * Dowel all footings to slabs with No. 4 bars at 24 inches on center. U
• During ANY grading operations, including excavation, removal, filling, compaction, tolerable amounts: The above specifications eliminate the use of piles and * Concrete building slabs shall be underlain by 2"clean sand, underlain by a min. 15 mil thick
rid backfilling, etc. associated construction vibrations and groundwater displacement induced by moisture barrier,with all laps sealed, underlain by 4"of */.-inch gravel(capillary break). U. ® P N
After excavations for footings(or thickened edges)and/or grade beams verify t The preliminary plans were not available at the date of this report. However,
• adequacy of excavations
lying materials. based on discussions with the project architect, Brad Smith, the existing tai§son drilling or pile-driving. If the above specifications are incorporated, the Seismic Values (per CBC 2013,ASCE 7-10):
• After pre-soaking of new stab sub grade earth materials and placement of capillary residence at 320 Buena Vista Boulevard will be combined with the proposed proposed structure shall be stable and adequate for the intended uses and the Site Class Definition(Table 1613.5.2) D
construction to create one large residence. Therefore, to reduce the limits of yy F-4Q
proposed construction will not adversely impact the subject or adjacent Mapped Spectral Response Acceleration at 02s Period, S, 1.737 g P"
break, plastic membrane, prior to pouring concrete. cV
• During backfill of drainage and utility line trenches, to verify proper compaction. excavation adjacent to the existing foundation, we recommend cantilevered properties. Mapped Spectral Response Acceleration at 1s Period, S1 0.642 g ® di Q
When/if any unusual geotechnical conditions are encountered. slabs and interior grade beams spanning along the new-to-existing transition Short Period Site Coefficient atPeriod, 1.0
Long Period Site Coefficient at Is is Period, F„, 1.5
Prior to slab pours to ensure proper subgrade compaction and moisture barters. zone_ The floor slab cantilever distance shall be determined by the project Other Geologic Hazards Adjusted Spectral Response Acceleration at 0.2s Period, S,a 1.737 g
.structural engineer, though should be a minimum 3 feet (lateral). Adjusted Spectral Response Acceleration at is Period; %, 0.963 g
Othergeologic hazards such as landsliding, or expansive soils, do not appear to Design Spectral Response Acceleration at 0.2s Period, $,a 1.158 g
Please schedule an inspection with the geotechnical consultant prior to the Settlement be evident at the subject site. Design spectral Response Acceleration at 1s Period, s'01
0.642 g
pouring of interior and exterior slabs. „ PGAm=0.722 g
Utilizing the design recommendations presented herein, we anticipate that the CONCLUSIONS - P
majority of any post-grading settlement will occur during construction activities. RECOMMENDATIONS
We estimate that the total settlement for the proposed structure will be on the Based on our geotechnical study of the site, our review of available reports and
LIMITATIONS order of 1 inch. Differential settlement is not expected to exceed 1 inch in 30 literature and our experience, it is our opinion that the proposed improvements at the The following sections discuss the principle geotechnical concerns which should be
feet These settlement values are expected to be within tolerable limits for site are feasible from a geotechnical standpoint. There appear to be no significant considered for proper site re-development.
The geotechnical services described herein have been conducted in a manner consistent with properly designed and constructed foundations. geotechnical.constraints on-site that.;cannot be mitigated by proper planning, design,
the level of care and skill ordinarily exercised by members of the geotechnical engineeringand:utilization of sound ConstruCfibri`practices.
The engineering properties of the soil Earthwork
profession practicing contemporaneously under similar conditions in the subject locality. Under Differential settlement between the new and proposed structures is not and native:materials, and the surface drainage offer favorable conditions for site re-
-- Gradin an
no circumstance is any warranty, expressed or implied, made in connection with the providing expected to exceed %:- inch. These settlement values are expected to be development. 9 should be performed in accordance with the following
of services described herein. Data, interpretations, and recommendations presented herein are d earthwork he
performed. EGA within tolerable limits for property designed and constructed foundations. To. Where feasible, the limits of the pad fill shall be defined by a 2'/z feet envelope recommendations and the General Earthwork and Grading Guidelines included
based solely on information available to this office at the time work was perfo
in Appendix C. R is our understanding that the majority of grading will be limited [�
Consultants will not be responsible for other parties' interpretations or use of the information minimize the potential differential movement we recommend No. 4 bars at encompassing the building footprint. Care should be taken to protect the
to the re-grading of the building pad for the proposed construction. In general,
developed in this report.
24 inches on-center be doweled to tie-in the existing and new slabs and/or adjacent property improvements. it is anticipated that the removal of the 10 inches feet within the building
foundations.
The interpolated subsurface conditions should be checked in the field during construction by a A minimum ten inch thick fill blanket should be placed throughout the exterior footprint (slab-on-grade portion)will require removal and recompaction to
representative of EGA Consultants. We recommend that all foundation excavations and Cement T e for Concrete in Contact with On
-Site Earth Materials improvements (approaches, parkin and planter areas). The fill blanket will be prepare the site for construction. The removals should a accomplished so that
44
grading operations be observed by a representative of this firm to ensure that construction is f P ( PP g P ) all fill and backfill existing as part of the previous site use and demolition
performed in accordance with the specifications outlined in this report. I Concrete mix design should be based on sulfate testing with Section 1904.2 of . achieved by re-working (scarifying) the upper 10 inches of the existing grade. operations are removed.
the 2013 CBC. Preliminary laboratory testing indicates the site soils possess silty
We do not direct the contractor's operations,and we cannot be responsible for the safety of negligible sulfate exposure.
Site Preparation
-.. _.._.... fragments. e expansion
approximately e y a feet .g. The fill soils consist nerally of gray and
medium
others. The contractor should notify the owner if he considers any of the recommended actions
sands with�ootlets and occasional shelf ra menus 0Thmedium-grained
i
Prior to earthwork or construction operations, the areas of the proposed site potential of the fill soils was judged presented herein to be unsafe. ACC 318 BUILDING CODE additions should be cleared of surface structures and subsurface obstructions j ged to be very low(E.l. = 0) when exposed
'able 4.3.1 -REQUIREMENTS FOR CONCRETE EXPOSED TO SULFATE-CONTAINING SOLUTIONS to an increase in moisture content C�9
and stripped of any vegetation in the areas proposed for development.
1 Removed vegetation and debris should then be disposed of off-site.
s. sulfate Water soluble Sulfate(SOJ In Gement Type Maximum water- Minimum fe, g P '. .Hydraulicand Native Sands
P Exposure sulfate(SO,)in sal water,ppm eementitious material normal-weigh
J, .percent by weight ratio,by weight,normal and light weight To eliminate the over-excavation requirements, we recommend the following for
weight concrete concrete,psi q Underlying the fill materials are hydraulic and native sands as encountered
the proposed construction: in each of the test borings (B-1, B-2 and CPT-1). The native sands consist
Negligible" ^ 0.00 s$O,<0.10 0!; SO,<150 - -
on-
moderate` <`.:Q10<so,c0.20 150<SO,<1500 II,IP(MS), 0.50 4000 * All proposed footings may be deepened as follows: generally , medium brown, dry a saturated, medium dense to dense, e
. P P 9 Y P cemented, fine-to medium-grained, micaceous sand and silty sand. The
IS(MS),P(MS) native sands are underlain by eolian (Qe) and old paralic (Qop)deposits;
I(PM)(MS), New Sin le-Sto Structures: a minimum 24 inches deep, below
I(SM)(MS) 9 ry which are underlain by Monterey Formation (Tm) bedrock consisting of
lowest adjacent grade; medium dense to very dense, oxidized, fine to medium rained moderate!
1500<SO,< V 0.45 4500 y
severe ::' oso s S.o,<2.00 New Two-Sift Structures rf applicable): a minimum 30 inches g
. . . 10,000 rY (• PP to well-cemented sand and sittstone to the maximum depths explored (31.3
very severe: so,>2.00 SO,>10,000 V plus 0.45 4500 deep, below lowest adjacent grade. ft b.g)
pomlan M
�'• * Additionally, exposed sandy soils will be vigorously flooded during the Based on the geologic map (Figure 3) correlation with the on-site CPT probe > e��7
As a.conservative approach, we recommend cement with a minimum strength earthworks process. advanced on May 26, 2016, bedrock of the Monterey Formation (Tm) was likely
j f of 3,000 psi be used for concrete in contact with on-site earth materials. * . encountered approximately 31 feet below grade (at geologic refusal under a r-a
All footing trenches shall be inspected by representatives of EGA 500t ton point load).
Consultants. Ow
Latera! Load Resistance Based on the laboratory results dated May 23 2016 the site maximum d
We recommend a minimum 10 inches of soil beneath the floor slabs be dry
322 Buena vista Blvd., Newport Beach,CA Footings founded in fill materials may be designed for a passive lateral bearing density is 115.0 pcf at an optimum moisture content of 11.0 % (per ASTM D Ql
removed and re-com acted to a minimum 90% relative compaction. 1557 A
Soils Report pressure of 250 pounds per square foot per foot of depth. A coefficient of P ) and the wet (submerged) density of the native sands is 114.2 pcf(the O (� H
Project No.BS962.r !!" J
July r0,2016 17 friction against sliding between concrete and soil of 0.30 may be assumed. complete laboratory reports are presented in Appendix B herein)- i®I
This method will eliminate removal and re-compaction of the upper 2 feet. All
Capilla�r f Break Below Interior Slabs footing bottoms shall be embedded in competent material. All sandy bottoms LIQUEFACTION ANALYSIS (Per SPI ILA) c" > U
shall be vigorously flooded to induce hydro-consolidation.
In accordance with the 2013 California Green Building Standards Code Section Liquefaction of soils can be caused by strong vibratory motion in response to 4 Z U
Fills
- - 4.505.2.1, we provide the following building specification for the subject site -� earthquakes. Both research and historical data indicate that loose, granular ZO �
(living area and garages slabs): sandy soils are susceptible to liquefaction white the stabili of rock ravels
The on-site soils are suitable for reuse as compacted fill, provided they are free tY . 9 , pq
of organic materials, debris, and materials larger than four 4 Inches in clays, and silts are not significantly affected by vibratory motion. liquefaction � N
Concrete building slabs shall be directly underlain by a min. 2 inches of 9 g ( ) is generally known to occur only in saturated or near saturated ranular soils. A N
diameter. After removal of an loose, compressible soils, all areas to receive fill 9
clean/washed sand, underlain by a min.15 mil-thick moisture barrier (e.g. Y P The site is underlain by fitlJeolian sands, old paralic deposits, and bedrock of the
" " s and/or other surface improvements should be scared to a minimum depth of
Stege Wrap"), with all laps sealed, underlain by 4 inches of /4-inch gravel.. P _ _ Monterey Formation.
The above specification meets or exceeds the Section 5.505.2.1 requirement. 10 inches, brought to at least 2 percent over optimum moisture conditions and Z °�
compacted to at least 90 percent relative compaction (based on ASTM: D It is clitlr understanding that the current City policy, has assigned a seismic ® ® '�
1557). If necessary, import soils for near-surface fills should be predominately settlement potential of one (1.0)inch in the upper ten feet, and three(3.0) cV
Exterior Slabs-on-grade (Hardscape) inches for soil
granular, possess a very low expansion potential, and be approved by the depths of ten to fifty feet. In the event settlement values exceed M
geotechnical engineer_ these threshold values, then additional analysis and/or additional mitigation is required.
Concrete slabs cast against properly compacted fill materials shall be a The CPT testing was performed in accordance with.the.%tandard Test Method
minimum of 4 inches thick•(actual) and reinforced with No. 3 rebar at 18 inches Lift thicknesses will be dependent on the size and type of equipment used. In for Performing Electronic Friction Cone and PIeZOCone Penetration Testing of DATE
on center in both directions. The reinforcement shall be supported on chairs to :.general, fill should be placed in uniform lifts not exceeding 5 inches. Placement Soils"(ASTM. D5778-12). The seismically induced'settlement for the proposed 08 - 23 - 2016
insure positioning of the reinforcement at mid-center in the slab. and .compaction of fill should be in accordance with local grading ordinances structure was evaluated based on the "Soil Liquefaction During Earthquakes" by
under the observation and testing of the geotechnical consultant. We t.M ldnss and R.W. Boulanger, dated September 8, 2008. PROH-Cr NO.
recommend that fill soils be placed at moisture contents at least 2 percent over 16 - 21
zz Baena vista Blvd., Newport Beach,CA optimum (based on ASTM: Q 1557). The analysis was provided by two 10 feet deep 4" diameter band-auger
;oils Report borings, and a 31+feet deep 1.7"diameter CPT probe advanced on May 26,
'rojcct No.BS962.1
July 10,2016 15 We recommend that oversize materials (materials over 4 inches) should they be 2016. The CPT probe was extended to geologic refusal under a 500 ton point NOV 17 2016
encountered, be stockpiled and removed from the site. load ,. C3
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31
Zoning Administrator-June 15,2017
ITEM NO. 7a-ADDITIONAL MATERIALS RECEIVED
p�R Rodgers Residence CDP (PA2017-068)
CITY OF NEWPOrf ^CH
ey COMMUNITY DEVELOPDi
100 Civic Center Drive
V )iEFj Z Newport Beach,California 92660
4W
0. 949 644-3200
Gq<yF0It newportheachca.gov/communitydevelopment
Memorandum
To: Patrick Alford, Zoning Administrator
From: Jaime Murillo, Senior Planner
Date: June 15, 2017
Re: Agenda Item No. 7 — 320 and 322 Buena Vista Blvd. (PA2017-068)
Staff has prepared a revised draft resolution of approval. The revisions clarify that
the subject parcels are not waterfront lots and are separated from the bay by a
public sidewalk and private waterfront parcels. As such, the previous Condition No.
3 requiring an agreement waiving rights to future shoreline protection was removed
as it does not apply to this parcel. The revisions also clarify the conclusions of the
Coastal Hazard and Sea Level Rise Analysis that was prepared for this project.
Zoning Administrator-June 15,2017
ITEM NO. 7a-ADDITIONAL MATERIALS RECEIVED
Rodgers Residence CDP (PA2017-068)
REVISED
RESOLUTION NO. ZA2017-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2017-028 FOR THE
EXPANSION OF AN EXISTING SINGLE-FAMILY RESIDENCE
LOCATED AT 320 AND 322 BUENA VISTA BOULEVARD
(PA2017-068)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Stephen E. Rodgers, with respect to property located at 320
and 322 Buena Vista Boulevard requesting approval of a coastal development permit.
2. The lot at 320 Buena Vista Boulevard is legally described as Lot 158 of Subdivision Block
A, East Newport. The lot at 322 Buena Vista Boulevard is legally described as Lot 157 of
Subdivision Block A, East Newport. The two lots were approved to be merged by the
Zoning Administrator on October 27, 2016, under Lot Merger No. LM2016-059 and by the
California Coastal Commission on March 8, 2017, under Coastal Development Permit No.
5-16-115-W. Upon the demolition of the existing residence located at 322 Buena Vista
Boulevard, recordation of the lot merger documents will be completed.
3. The applicant proposes the demolition of an existing single-family residence at 322 Buena
Vista Boulevard and remodel/expansion of an existing 3,075 square-foot, single-family
residence at 320 Buena Vista Boulevard with a 3,070-square-foot addition. The resulting
floor area of the residence would be 6,145 square feet. Parking would consist of an existing
two-car garage and a new three-car garage. The proposed development also includes
additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and
landscaping.
4. The subject property is located within the Single-Unit Residential (R-1) Zoning District and
the General Plan Land Use Element category is Single-Unit Residential Detached (RS-D).
5. The subject properties are located within the coastal zone. The Coastal Land Use Plan
category is Single-Unit Residential Detached (RSD-C).
6. 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.
Zoning Administrator-June 15,2017
ITEM NO. 7a-ADDITIONAL MATERIALS RECEIVED
Rodgers Residence CDP (PA2017-068)
Zoning Administrator Resolution No. ZA2017-###
Page 2 of 8
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities)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. Class 1 exempts the demolition of up to three single-family residences and additions of
up to 10,000 square feet to existing structures. The proposed project consists of the
demolition of one single-family residence and the addition of 3,070 square feet to an
existing single-family residence.
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 6,720 square feet and the proposed floor area
is 6,145 square feet.
b. The proposed development complies with the required setbacks, which are 9 feet
along the front property line abutting Buena Vista Boulevard, 4 feet along each side
of property line and 5 feet along the rear property line abutting the alley. Portions
of the existing residence that currently encroach up to 4 inches into the westerly
side setback are proposed to be demolished and the structure modified for setback
conformance.
C. The highest guardrail is less than 24 feet from established grade and the highest
ridge is approximately 29 feet from established grade, which comply with the
maximum height requirements.
04-27-17
Zoning Administrator-June 15,2017
ITEM NO. 7a-ADDITIONAL MATERIALS RECEIVED
Rodgers Residence CDP (PA2017-068)
Zoning Administrator Resolution No. ZA2017-###
Page 3 of 8
d. The project includes garage parking for a total of five vehicles, exceeding the
minimum three-car garage parking requirement for single-family residences with
more than 4,000 square feet of habitable floor area.
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 project site development f encs the Newport Bay, but is separated from the reline
Newport Bay by a public sidewalk and private bayfront parcels. The pFGjeGt site is ROt
pFote6ted by a bu"4eaE The finish floor elevation of the existing dwelling and proposed
addition is 9.9 MSL (NAVD 88), which is higher than the 9.00 MSL (NAVD88) elevation
standard. A waterproofing 6-inch curb is proposed to be constructed around the
perimeter of the dwelling that would protect against flooding up to an elevation of 10.4
feet (NAVD88).
4. A Coastal Hazard and Sea Level Rise Analysis was prepared by GeoSoils, Inc., dated
October 28, 2016 for the project. The report concludes it is very unlikely that any type of
wave will reach the site even considering a 4.5-foot sea level rise and that the proposed
project is reasonably safe from the shoreline erosion due to lack of wave or wakes that
can erode sand from the beach. Overall, the analysis concludes that the proposed
project will be safe from flooding hazards for the next 75 years using a low anticipated
sea level rise rate and for the next 58 years using the highest anticipated sea level rise
rate.
5. 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.
6. The property is located within 100 feet of coastal waters. Pursuant to Section 21.35.030
of the Municipal Code, a Construction Pollution Prevention Plan (CPPP) is required to
implement temporary Best Management Practices (BMPs) during construction to
minimize erosion and sedimentation and to minimize pollution of runoff and coastal
waters derived by construction chemicals and materials. A CPPP prepared by
Civilscapes Engineering, dated March 7, 2017, has been reviewed and approved by the
City's Engineer Geologist.
7. Pursuant to Municipal Code Section 21.35.050, due to the proximity of the development
to the shoreline and the development containing more than 75 percent of impervious
surface area, a Water Quality and Hydrology Plan (WQHP) is required. A WQHP
prepared by Civilscapes Engineering, dated March 7, 2017,has been reviewed and
approved by the City's Engineer Geologist The WQHP includes a polluted runoff and
hydrologic site characterization, a sizing standard for BMPs, use of an LID approach to
04-27-17
Zoning Administrator-June 15,2017
ITEM NO. 7a-ADDITIONAL MATERIALS RECEIVED
Rodgers Residence CDP (PA2017-068)
Zoning Administrator Resolution No. ZA2017-###
Page 4 of 8
retain the design storm runoff volume on site, and documentation of the expected
effectiveness of the proposed BMPs
8. Proposed landscaping complies with Implementation Plan Section 21.30.075. A
condition of approval is included that requires drought tolerant 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:
1. The project site is located between the nearest public road and the sea or shoreline;
however, the project will not affect the public's ability to gain access to, use, and/or view
the coast and nearby recreational facilities.
2. Vertical access to the bay front is available approximately 250 feet west of the site at the
intersection of Buena Vista Boulevard and West Bay Avenue where there is a small public
beach with access to the water.
3. The public beach is also the start of a six-foot-wide public sidewalk providing lateral access
and views of the bay along the bay front in front of the project site. The sidewalk is located
within a 10-foot-wide right-of-way that would allow for future widening and maintenance of
the sidewalk.
4. The property is subject to Restrictive Covenant Agreements limiting the height of
improvements and landscaping within previously vacated right-of-way bayward of the
public sidewalk to maintain views of the bay.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2017-028, 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
04-27-17
Zoning Administrator-June 15,2017
ITEM NO. 7a-ADDITIONAL MATERIALS RECEIVED
Rodgers Residence CDP (PA2017-068)
Zoning Administrator Resolution No. ZA2017-###
Page 5 of 8
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
04-27-17
Zoning Administrator-June 15,2017
ITEM NO. 7a-ADDITIONAL MATERIALS RECEIVED
Rodgers Residence CDP (PA2017-068)
Zoning Administrator Resolution No. ZA2017-###
Page 6 of 8
EXHIBIT "A"
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. Prior to the issuance of building permits, recordation of the Lot Merger No. LM2016-009
documents with the County Recorder shall be required.
th Feat of .t.....age OF deStWetien fF0M waves, eFGs;0R, stOFITI nrlitions landslides
SeiSFFIOG aGtivity, bluff retFeat, sea level Fise, GF ether nati-iral ha-zards that may affeGt the
hnfnrn the Galifnrnia Q„nrnr a Ge LIA (I sh V. Cal forn'a Geastal GGFRFAissinn (2014)
929 Gal Ann 4th 658) Whish m affect this n nditien If thn Coin finds the GRImfornin
Goastal Gomm6sswon is unable to "mit future shoreline proteetion, this 60nditiOn shall
nu ll and meld. y.Oh.,ut further ostien by either party.
43. Prior to the issuance of a building permit, the property owner shall submit a notarized
signed letter acknowledging all hazards present at the site, assuming the risk of injury
or damage from such hazards, unconditionally waiving any claims of damage against
the City from such hazards, and to indemnify and hold harmless City, its City Council, its
boards and commissions, officials, officers, employees, and agents from and against any
and all claims, demands, obligations, damages, actions, causes of action, suits, losses,
judgments, fines, penalties, liabilities, costs and expenses (including without limitation,
attorney's fees, disbursements and court costs)of every kind and nature whatsoever which
may arise from or in any manner relate (directly or indirectly) to City's approval of
development.
&A The existing stairs and planter wall located within the public right-of-way in front of 322
Buena Vista Boulevard lot shall be removed.
&.5 Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new Coastal Development Permit.
7:6 The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
87. 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.
oa-27-17
Zoning Administrator-June 15,2017
ITEM NO. 7a-ADDITIONAL MATERIALS RECEIVED
Rodgers Residence CDP (PA2017-068)
Zoning Administrator Resolution No. ZA2017-###
Page 7 of 8
9-.8. 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.
4-0-9. Prior to issuance of the 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.
44-.10. Prior to 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 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.
4-2-11. Prior to issuance of the building permits, the approved CPPP and WQMP shall be
submitted with the Building Permit plans. Implementation shall be in compliance with the
approved CPPP and WQMP and any changes could require separate review and
approval by the Building Division.
412. Prior to the issuance of building permits, the applicant shall submit a final landscape and
irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive
plant species and water efficient irrigation design. The plans shall be approved by the
Planning Division.
4413. 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.
4-514. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative
costs associated with the processing of this application to the Planning Division.
415. 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.
416. This Coastal Development Permit No. CD2017-028 shall expire unless exercised within
24 months from the date of approval as specified in Section 21.54.060 (Time Limits and
Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise
granted.
oa-27-17
Zoning Administrator-June 15,2017
ITEM NO. 7a-ADDITIONAL MATERIALS RECEIVED
Rodgers Residence CDP (PA2017-068)
Zoning Administrator Resolution No. ZA2017-###
Page 8 of 8
4-8-.17. 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 Rodgers Residence Coastal Development Permit including, but not limited to,
Coastal Development Permit No. CD2017-028 (PA2017-068). This indemnification shall
include, but not be limited to, damages awarded against the City, if any, costs of suit,
attomeys' 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-27-17