HomeMy WebLinkAbout06_3415 Ocean Boulevard Coastal Development Permit_PA2017-094COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
949-644-3200
www.newi)ortbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
September 14, 2017
Agenda Item No. 6
SUBJECT: 3415 Ocean Boulevard CDP (PA2017-094)
SITE LOCATION: 3415 Ocean Boulevard
Coastal Development Permit No. CD2017-041
APPLICANT: Brion Jeanette Architecture
OWNER: Doug Circle
PLANNER: Liz Westmoreland, Assistant Planner
949-644-3234, Iwestmoreland(a)newoortbeachca.gov
GENERAL PLAN/ZONING DISTRICT
• General Plan: (RS -D) Single -Unit Residential Detached
• Zoning District: (R-1) Single -Unit Residential
• Coastal Land Use Category: (RSD -A) Single Unit Residential Detached—(0.0-5.9 DU/AC)
• Coastal Zoning District: (R-1) Single -Unit Residential
PROJECT SUMMARY
A Coastal Development Permit (CDP) to relocate the existing mechanical room below the
first floor deck and construct a new home office, conference room, bath, and mechanical
room within the basement level. The addition consists of 345 square feet of new livable
area and 38 square feet of mechanical space as well as a new deck at the basement
level. A CDP is required because construction is proposed within 50 feet of a coastal bluff
(Section 21.52.035 of the Implementation Plan). The design also includes hardscape and
stair improvements. The project complies with all applicable development standards and
no deviations are requested.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures) of the CEQA Guidelines, because it has no potential to have a significant
effect on the environment; and
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3415 Ocean Boulevard CDP
Zoning Administrator, September 14, 2017
Page 2
3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit No. CD2017-041 (Attachment No. ZA 1).
Land Use and Development Standards
The subject property is located in the R-1 Coastal Zoning District, which provides for
single -unit residential development. This designation is consistent with the City's
Coastal Land Use Plan, General Plan and Zoning Code. Construction is proposed
within 50 feet of a Coastal Bluff, thus a Coastal Development Permit is required. The
property is not eligible for a waiver for de minimis development because the property
is located in the Coastal Commission Appeal Area.
• The property consists of a legal lot developed with a single-family residence. The
neighborhood is predominantly developed with two- and three-story single-family
residences.
• The applicant proposes to construct additional living space within the existing
basement level of the residence as well as an adjacent outdoor deck. The
proposed floor area addition is located in a covered area under an existing deck
and will not project beyond the existing footprint of the home. The proposed deck
at the basement level will project approximately five feet beyond the existing
basement level into Area B, as designated by the Bluff Overlay District. The new
deck would extend approximately two feet beyond the existing first floor deck.
• The proposed design, bulk, and scale of the development is consistent with the
existing neighborhood pattern of development and expected future development
because the project complies with applicable development standards including
floor area limit, setbacks, height and the Area B standards of the Bluff Overlay
Districts, which allows decks.
• The existing home received approval for a variance and modification permit
(December 2004) that allowed the structure to exceed the height limits and encroach
into setbacks (VA2003-001 and MD2003-004). Variances along this stretch of Ocean
Boulevard are common due to the steep slopes of the bluff side lots. The addition is
located within the existing mechanical area on the basement level and would not
create inconsistencies with development standards or change the height of the
home. Therefore, staff believes the enclosed basement and deck addition are in
substantial conformance with the previous approvals.
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3415 Ocean Boulevard CDP
Zoning Administrator, September 14, 2017
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• The project includes an existing two -car garage with a lift for a third car, which does
not comply with the minimum three -car garage requirement for single-family
residences with more than 4,000 square feet of habitable floor area. Thus, the
addition is limited to 10 percent pursuant to the Nonconforming Parking Section of
the Zoning Code (Section 20.38.060). The addition is less than 10% of existing
floor area.
Hazards
• Potential hazards to the existing residence were evaluated and addressed during
the previous Coastal Development Permit process for the original home. Adding
living area within the existing basement and extending a deck would not put the
residence at risk of additional hazards. Additionally, the project site is not protected
by a bulkhead or other form of shoreline protection as it is located on a coastal
bluff.
• Pursuant to NBMC Section 21.30.015(E)(5), the property owner will be required to
enter into an agreement with the City waiving any potential right to protection to
address situations in the future in which the development is threatened with damage
or destruction by coastal hazards (e.g., erosion, bluff retreat, landslides, etc.). The
property owner will also be required to acknowledge any hazards present at the site
and unconditionally waive any claim to damage or liability against the decision
authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are
included as conditions of approval that will need to be satisfied prior to the issuance
of building permits for construction.
• 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 200 feet of coastal waters on a coastal bluff. Pursuant
to Municipal Code Section 21.35.030, 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 has been reviewed and approved by the City's Engineer Geologist.
Construction plans and activities will be required to adhere to the approved CPPP.
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3415 Ocean Boulevard CDP
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Grading would be very limited, and would only be necessary within the small area on
the ground level where the stairs would be reconfigured and the slab would be
lowered.
Public Access
The project site is located between the nearest public road and the sea or shoreline,
but the basement level addition and deck will not change public recreation, access
or views. The proposed addition is consistent with applicable development standards
and approved entitlements including building height and setbacks.
Vertical access and views to the public beach are available adjacent to the site along
Ocean Boulevard (Inspiration Point Park) and Corona del Mar State Beach. The
subject property contains an existing public access easement located along the
western border parallel to the beach along the rear property line. However, the
addition and deck are located at the basement level of the existing home and not
located within or near the public access easement. Thus, the location and extent of
the proposed improvements would preclude impacts to public access or 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.
Class 3 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 the addition
of 345 square feet of new livable area and 38 square feet of mechanical space within the
basement level of an existing single-family residence.
PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners and
residential occupants of property within 300 feet of the boundaries of the site (excluding
intervening rights-of-way and waterways), including the applicant, and posted on the
subject property at least 10 days before the scheduled hearing, consistent with the
provisions of the Municipal Code. Additionally, the item appeared on the agenda for this
meeting, which was posted at City Hall and on the City website.
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3415 Ocean Boulevard CDP
Zoning Administrator, September 14, 2017
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APPEAL PERIOD:
This action shall become final and effective 14 days following the date the Resolution is
adopted unless within such time an appeal or call for review is filed with the Community
Development Director 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. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
Prepared by:
Liz Westmoreland, Assistant Planner
1hy PM
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
0
RESOLUTION NO. ZA2017-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2017-041 TO CONSTRUCT A
383 SQUARE FOOT ADDITION WITHIN THE BASEMENT LEVEL
OF AN EXISTING SINGLE-FAMILY RESIDENCE LOCATED AT
3415 OCEAN BOULEVARD (PA2017-094)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Brion Jeannette Architecture with respect to property located
at 3415 Ocean Boulevard, requesting approval of a Coastal Development Permit.
2. The lot at 3415 Ocean Boulevard is legally described Lot 6 of Tract 1257.
3. The applicant proposes to relocate the existing mechanical room below the first floor
deck and construct a new home office, conference room, bath, and mechanical room
within the basement level. The addition consists of 345 square feet of new livable area
and 38 square feet of mechanical space, as well as a new deck at the basement level.
A Coastal Development Permit (CDP) is required because construction is proposed
within 50 feet of a coastal bluff (Section 21.52.035 of the Implementation Plan). The
design also includes hardscape and stair improvements. The proposed addition
complies with applicable development standards and no deviations are requested.
4. The subject property is located within the (R-1) Single -Unit Residential Zoning District and
the General Plan Land Use Element category is (RS -D) Single- Unit Residential Detached.
5. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is (RSD -A) Single Unit Residential Detached — (0.0 — 5.9 DU/AC).
6. A public hearing was held on September 14, 2017, in the Corona del Mar Conference
Room (Bay E-1 st 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.
This project is categorically exempt pursuant to Title 14 of the California Code of
Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the
California Environmental Quality Act (CEQA) under Class 3 (New Construction or
Conversion of Small Structures).
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2. Class 3 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 an
addition of approximately 383 square feet, a new deck, and improvements to hardscape
and stairs.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision)
of the Newport Beach Municipal Code, the following findings and facts in support of such
findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
The proposed development complies with applicable residential development standards
including, but not limited to, floor area limitation, setbacks, and height as evidenced by
the project plans.
a. The maximum floor area limitation is 8,550 square feet and the proposed floor area
is 5,260 square feet.
b. The proposed addition and deck comply with the Bluff Development Overlay (Ocean
Boulevard/Breakers Drive) District, which is more restrictive than the standard 10 -foot
setbacks for the rear of the property. The proposed improvements to the basement
deck and interior space would conform to the defined contours or development areas
described in the Bluff Development Overlay District. No improvements are proposed
within the front setback (10 feet) or the side setbacks (4 feet).
C. The project would include an addition and improvements at the basement level and
would not impact the height of the existing structure. Thus, further analysis of height
is not warranted.
d. The existing garage is nonconforming, with two parking spaces and a lift, where a
3 -car garage is required. The addition is less than 10% of the existing square
footage, and complies with the limitations defined in Section 20.38.060 Non -
Conforming Parking of the Zoning Code.
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. Potential hazards to the existing residence were previously evaluated and addressed
during the Coastal Development Permit process for the original home. Adding living area
within the existing basement and extending a deck would not put the residence at risk
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of additional hazards that require assessment. Additionally, the project site is not
protected by a bulkhead or other form of shoreline protection as it is located on a coastal
bluff.
4. The proposed slab of the basement area is approximately 44 feet (NAVD 88) which is
higher than the 9.00 feet (NAVD 88) standard.
5. Pursuant to NBMC Section 21.30.015(E)(5), the property owner will be required to enter
into an agreement with the City waiving any potential right to protection to address
situations in the future in which the development is threatened with damage or destruction
by coastal hazards (e.g., storm conditions, landslides, seismic activity, erosion, sea level
rise, bluff retreat, etc.). The property owner will also be required to acknowledge any
hazards present at the site and unconditionally waive any claim to damage or liability
against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both
requirements are included as conditions of approval that will need to be satisfied prior to
the issuance of building permits for construction.
6. 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.
7. The property is located within 200 feet of coastal waters. Pursuant to Municipal Code
Section 21.35.030, 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 has been reviewed and approved by the
City's Engineer Geologist. Construction plans and activities will be required to adhere to
the approved CPPP.
8. The project site is located between the nearest public road and the sea or shoreline, but
the basement level addition and deck will not change public recreation, access or views.
The proposed addition is consistent with applicable development standards and approved
entitlements including building height and setbacks.
9. Vertical access and views to the public beach are available adjacent to the site along
Ocean Boulevard (Inspiration Point Park) and Corona del Mar State Beach. The subject
property contains an existing public access easement located along the western border
parallel to the beach along the rear property line. However, the addition and deck are
located at the basement level of the existing home and not located within or near the public
access easement. Thus, the location and extent of the proposed improvements would
preclude impacts to public access or views.
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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 proposed project is located between the nearest public road and the sea or shoreline.
Facts 8 and 9 in support of Finding A above are hereby incorporated by reference, and
public access will not be affected.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2017-041, 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 14TH DAY OF SEPTEMBER, 2017.
Patrick J. Alford, Zoning Administrator
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EXHIBIT "A"
CONDITIONS OF APPROVAL
(Project specific conditions are italicized.)
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 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.
3. 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.
4. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new Coastal Development Permit.
5. Prior to the issuance of the building permits, the approved Construction Pollution
Prevention Plan (CPPP) shall be submitted with the building permit plans.
Implementation shall be in compliance with the approved CPPP and any changes could
require separate review and approval by the Building Division.
6. Coastal Development Permit No. CD2017-041 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.
7. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
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
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operated or maintained is detrimental to the public health, welfare or materially injurious
to property or improvement in the vicinity or if the property is operated or maintained so
as to constitute a public nuisance.
9. 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.
10. 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.
11. 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 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 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.
13. 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.
14. Debris from demolition shall be removed from work areas each day and removed from
the project site within 24 hours of the completion of the project. Stock piles and
construction materials shall be covered, enclosed on all sites, not stored in contact with
the soil, and located as far away as possible from drain inlets and any waterway.
15. Trash and debris shall be disposed in proper trash and recycling receptacles at the end
of each construction day. Solid waste, including excess concrete, shall be disposed in
adequate disposal facilities at a legal disposal site or recycled at a recycling facility.
16. 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.
17. No demolition or construction materials, equipment debris, or waste, shall be placed or
stored in a location that would enter sensitive habitat, receiving waters, or a storm drain,
or result in impacts to environmentally sensitive habitat areas, streams, wetland or their
buffers.
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18. Best Management Practices (BMPs) and Good Housekeeping Practices (GNP's) shall
be implemented prior to and throughout the duration of construction activity as
designated in the CPPP.
19. The discharge of any hazardous materials into storm sewer systems or receiving waters
shall be prohibited. Machinery and equipment shall be maintained and washed in
confined areas specifically designed to control runoff. A designated fueling and vehicle
maintenance area with appropriate berms and protection to prevent spillage shall be
provided as far away from storm drain systems or receiving waters as possible.
20. 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 3415 Ocean Boulevard Coastal Development Permit including, but not limited
to, Coastal Development Permit No. CD2017-041 (PA2017-094). 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,
attorneys' fees, and damages, which City incurs in enforcing the indemnification provisions
set forth in this condition. The applicant shall pay to the City upon demand any amount
owed to the City pursuant to the indemnification requirements prescribed in this condition.
06-02-2017
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Attachment No. ZA 2
Vicinity Map
14
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LEGAL OWNER
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1006 SEGOVIA CR.
PLACENTIA, GA 42870
CONTACT: BRION JEANNETTE ARCHITECTURE
(444) 645-5854
LEGAL DESCRIPTION
PROJECT ID:
A. P. NUMBER
AREA:
CITY:
COUNTY:
TRACT 125.7, LOT 6
052-120-22
CORONA DEL MAR
NEWPORT BEACH
ORANGE
5COPrz OF WORK
CONSULTANTS
1751 GN IATA
CITY:
ZONE:
GORE:
USE:
CONSTRUCTION TYPE
OCCUPANCY:
SETBACKS:
FRONT:
REAR:
SIDE:
MAXIMUM HEIGHT:
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(BEES), 2016 GAL GREEN BUILDING STANDARDS A-5
SFD A-6
VN (SPRINKLERED) A-7
R -3/U- I
10'-O"
10'-O"
4'-O"
24'/24', TOP OF CURB
SOUARE FOOTAGE CALCS.
J
TITLE SHEET, INFORMATION, $ SITE PLAN
AS-BUILT/DEMO BASEMENT FLOOR PLAN
AS-BUILT/DEMO EXTERIOR ELEVATIONS
BASEMENT FLOOR PLAN
EXTERIOR ELEVATIONS
BUILDING SECTIONS
SQUARE FOOTAGE OVERLAYS
SCALE: 1/8" = I' - 0"
VICINITY MAP
RELOCATE EXISTING MECHANICAL ROOM
BELOW FIRST FLOOR DECK AND CONSTRUCT
LOT SIZE:
7,800 S.F.
A NEW HOME OFFICE, CONFERENCE ROOM,
BUILDABLE AREA:
5,700 S.F.
BATH, AND MECH. ROOM TO AN EXISTING
MAX. BUILDABLE AREA: 1.5
X 5,700 = 8,550 S.F.
3-5TORY SINGLE FAMILY RESIDENCE WITH
ATTACHED 2 -CAR GARAGE A/ LIFT FOR
THIRD GAR.
EXISTING
ADDITION
TOTAL
BASEMENT:
0 S.F.
345
S.F.
345
S.F.
FIRST FLOOR:
2,257 S.F.
0
S.F.
2,257
S.F.
SITE:
�I
MOTES
SECOND FLOOR:
1,120 S.F.
0
S.F.
1,120
S.F.
3415 OCEAN
BLVD.
THIRD FLOOR:
1,104 S.F.
0
S.F.
1,104
S.F.
PO NIRATION
n+
PROJECT LOCATION
ORIGINAL COASTAL DEVELOPMENT PERMIT
5 -05 -045 -AI
TOTAL LIVABLE: 4,486 S.F. 345 S.F. 4,831
MECHANICAL: 0 S.F. 38 S.F. 38
S.F.
S.F.
SCALE: N.T.S.
GARAGE (SECOND FLOOR LEVEL) 341 S.F. 0 S.F. 341
S.F.
TOTAL STRUCTURE:
4,877 S.F.
383
S.F.
5,260
S.F.
DO NOT SCALE DRAWINGS
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T.O.RIDGE 41.17'
T.O.CURB 42.13'
T.O.RIDGE 41.82'
T.O.GURB 41.56 I
HEIGHT LIMIT - TOP OF HT. LIMIT, TOP OF CURB, EL. VARIES T
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T.O.GURB 41.56 I
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T.O.GURB Q 1.56'
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T.O.SHT'S 67,.-75, CITY OF NEWPROT
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$ WALL
SCALE: 1/4" = 1'- 0"
G I TY OF NEWPORT BEACH /
B-6 BLUFF DEVELOPMENT OVERLAI'Z
CONTOUR / CONTOUR
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AREA 'Cll I AREA 11511AREA"All
CITY OF N.B. /
HEIGHT LIMIT
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NATURAL GRADE /
(E) FIRST FLOOR
L
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COQ
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NATURAL
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SECTION 5
[a MIYAWall!
SCALE: 1/4" = 1'— O"
EXIST'&
GRADE
EXIST'6
CAISSON
CITY OF NEWPORT BEACH
5-6 BLUFF DEVELOPMENT OVERLAY
CONTOUR / CONTOUR
(33.09 / (48.09
AREA "C"I AREA "B"1 AREA "A"
CITY OF N.B.
HEIGHT LIMIT
24'-0" ABV.
NATURAL GRADE /
/Z�
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:
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Job No: 04-0241
0 ARC\
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J m C8012 m
REN. 4/17
c
22
LEGEND
NEW WALL/SLAB
EXISTING WALL
TO REMAIN
CITY OF NEWPORT BEACH
5-6 BLUFF DEVELOPMENT OVERLAY
CONTOUR / CONTOUR
(33.09 / (48.09
AREA "C"I AREA "B"1 AREA "A"
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HEIGHT LIMIT
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/Z�
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Job No: 04-0241
0 ARC\
Egti y/J,
J m C8012 m
REN. 4/17
c
22
I = J
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(N) OFFICE m
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7— 7—
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:
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Job No: 04-0241
0 ARC\
Egti y/J,
J m C8012 m
REN. 4/17
c
22
5A5EMEN7 Lr=\Ir=L 5OUARE fOOTAGr= OVERLAP
5A5 �4EN7 LEVEL
NEW (LIVABLE)
LOCATION SO. FT.
B 1
40.00
E32
184.00
E35
22.cI2
E34
q'7 .c1 2
TOTAL (LIVABLE)
344.84
MEGHANIGAL
mi 55.33
TOTAL (MEC H.) 55.33
TOTAL (ADD 1 TI ON)
EXISTING STRUCTURE:
F I RST FLOOR: 2,25-7
SECOND FLOOR: 1,120
THIRD FLOOR: I,IOq
GARAGE: 3q I
TOTAL EXISTING STRUCTURE: 4,8-7-7
4,81-I (TOTAL STRUG.) X 1096' = 48-11
ADDITION 383.1-7 (7.q96) < 48-7.7 (10 6)
SCALE: 1/4" = 1'- O"
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