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HomeMy WebLinkAbout02_Streiff Residence_PA2017-180CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT SUBJECT: Streiff Residence (PA2017-180) Coastal Development Permit No. CD2017-075 SITE LOCATION: 488 62nd Street APPLICANT: Laidlaw Schultz Architects OWNER: Mathieu and Kimberlee Streiff PLANNER: Liane Schuller, Contract Planner 949-644-3237, Ischuller@newportbeachca.gov GENERAL PLAN/ZONING DISTRICT January 25, 2018 Agenda Item No. 2 • General Plan: RS -D (Single -Unit Residential Detached) • Zoning District : R-1 (Single -Unit Residential) • Coastal Land Use Category: RSD -C (Single -Unit Residential Detached (10.0 —19.9 DU/AC)) • Coastal Zoning District: R-1 (Single -Unit Residential) PROJECT SUMMARY The applicant requests a coastal development permit (CDP) to demolish an existing single-family residence and to construct a new three-story, 3,364 -square -foot, single- family residence with an attached 445 -square -foot, two -car garage. The project includes hardscape, landscape and subsurface drainage facilities all within the confines of the private property. The design complies with all applicable development standards and no deviations are requested. All improvements are shown on the attached project plans (Attachment No. ZA 3). 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) because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. — approving Coastal Development Permit No. CD2017-075 (Attachment No. ZA 1). 1 DISCUSSION Land Use and Development Standards • The project is located in the R-1 Zoning District, which allows a maximum of one residential dwelling unit on a single legal lot, and is consistent with the City's Coastal Land Use Plan, General Plan, and Zoning Code. A CDP is required and the property is not eligible for a Waiver for De Minimis Development because the property is located in the Appeal Area. The property consists of one legal lot containing a single-family residence. The neighborhood is predominantly developed with two- and three-story residential structures. The design, bulk, and scale of the proposed development is consistent with the existing and anticipated neighborhood pattern of development. • The proposed single-family residence and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below: Hazards • The lowest first floor elevation of the interior living area of the proposed residence is 9.00 feet (NAVD88), which complies with the minimum required 9.00 -foot (NAVD88) elevation standard. The floor elevation of the garage (i.e., not living area) is 7.17 feet (NAVD88) with a 9 -percent slope driveway connecting to the existing street. • The property is located in an area known for the potential of seismic activity and liquefaction. A project -specific Geotechnical Investigation prepared by Petra Geosciences Inc., dated July 17, 2017, provides recommendations relative to grading, drainage, and foundation design. 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. 9 Table 1 — Development Standards Development Standard Standard Proposed Setbacks min. Front street 5 feet 5 feet, 2 inches Sides 3 feet 3 feet Front water 5 feet 5 feet, 1 inch Floor Area 4,198 square feet 3,809 square feet Allowable 3rd Floor Area 315 square feet 315 square feet Open Volume Area 315 square feet 315 square feet Parkin 2 -car garage 2 -car garage Height 24 feet flat roof 29 feet sloped roof 24 feet flat roof 29 feet sloped roof Hazards • The lowest first floor elevation of the interior living area of the proposed residence is 9.00 feet (NAVD88), which complies with the minimum required 9.00 -foot (NAVD88) elevation standard. The floor elevation of the garage (i.e., not living area) is 7.17 feet (NAVD88) with a 9 -percent slope driveway connecting to the existing street. • The property is located in an area known for the potential of seismic activity and liquefaction. A project -specific Geotechnical Investigation prepared by Petra Geosciences Inc., dated July 17, 2017, provides recommendations relative to grading, drainage, and foundation design. 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. 9 Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. A Coastal Hazard and Wave Runup Study was not required. Based upon the location and elevation of the project site, the geotechnical investigation determined that beach erosion, high tide conditions, storm waves, or wave impacts are not anticipated. Water Quality Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), because the development contains more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) was prepared by Toal Engineering, dated August 5, 2017. 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 standard for BMPs, use of a low -impact development (LID) approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. The WQHP has been reviewed and approved by the City's Engineer Geologist. Construction plans will be reviewed for compliance with the approved WQHP prior to building permit issuance. • The project design addresses water quality with a construction erosion control plan that outlines temporary Best Management Practices (BMPs) to be implemented during construction to minimize erosion and sedimentation, and to minimize pollution of runoff derived by construction chemicals and materials. No water quality impacts to coastal waters are anticipated based upon the location and elevation of the property. The proposed development includes a post -construction drainage system with drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site will be directed to the City's storm drain system. 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. The residential lot does not currently provide nor does it inhibit public coastal access. Lateral beach access is provided along 62"d Street. Vertical access to the beach is available approximately 75 feet north of the project site at Canal Street. There are no designated Public Viewpoints or Coastal View Roads near the project site, per the Coastal Land Use Plan. Due to the distance of the proposed development from public viewpoints and the project's compliance with all applicable development standards, including height and setbacks, the project will not impact coastal views. 3 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 and construction of limited numbers of new, small facilities or structures including one single-family residence in a residential zone. The proposed project consists of the demolition of an existing single-family residence and the construction of a new three-story, 3,364 -square -foot single-family residence with an attached 445 square -foot, two -car garage in the R-1 Zoning District. 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 NBMC. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director 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: ne Sc u ler ontract Planner BMZ/Is Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 0 Attachment No. ZA 1 Draft Resolution 5 RESOLUTION NO. ZA2018-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-075 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND TO CONSTRUCT A NEW THREE-STORY SINGLE-FAMILY RESIDENCE WITH AN ATTACHED TWO -CAR GARAGE AT 488 62ND STREET (PA2017- 180) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Laidlaw Schultz Architects with respect to property located at 488 62nd Street, requesting approval of a coastal development permit. 2. The property is legally described as Lot 13 and the southerly 23 feet of Lot 15 and the southerly 23 feet of Lot 14, all in Block 22 of Tract 772, except the southerly 19 feet of said Lot 13. 3. The applicant proposes to demolish an existing single-family residence and to construct a new three-story, 3,364 -square -foot, single-family residence with an attached 445 -square - foot, two -car garage. The project includes hardscape, landscape, and subsurface drainage facilities all located within the confines of the private property. The design complies with all applicable development standards and no deviations are requested. 4. The subject property is designated RS -D (Single -Unit Residential Detached) by the General Plan Land Use Element and is located within the R-1 (Single -Unit Residential) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RSD -C (Single -Unit Residential Detached, 10.0 — 19.9 DU/AC) and the property is located within the R-1 (Single -Unit Residential) Coastal Zone District. 6. A public hearing was held on January 25, 2018, 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 hearing 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 hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or N Zoning Administrator Resolution No. ZA2018-### Paqe 2 of 7 Conversion of Small Structures), because it has no potential to have a significant effect on the environment. 2. Class 3 exempts the demolition and construction of limited numbers of new, small facilities or structures including one single-family residence in a residential zone. The proposed project consists of the demolition of an existing single-family residence and the construction of a new 3,364 -square -foot single-family residence with an attached 445 -square -foot, two -car garage in the R-1 Zoning District. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code (NBMC), 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 total proposed floor area, including the residence and enclosed parking, is 3,809 square feet, which complies with the maximum allowable floor area limit of 4,198 square feet. b. The proposed development will provide the minimum required setbacks, which are five (5) feet along the front property line abutting the street, five (5) feet along the front property line facing the water, and three (3) feet along each side property line. c. The highest guardrail is no more than 24 feet and the highest roof ridge is no more than 29 feet, measured from the finished first floor level of 9.00 feet (NAVD88), which complies with the maximum height limitation. d. The project includes enclosed garage parking for two vehicles, in compliance with the minimum parking requirement for single-family residences with less than 4,000 square feet of habitable floor area. 2. The neighborhood is predominantly developed with two- and three-story residences. The proposed design, bulk, and scale of the development will be consistent with the existing neighborhood pattern of development and expected future development. 3. The lowest finished first floor elevation of the interior living area of the proposed residence is 9.00 feet (NAVD88), which complies with the minimum required 9.00 -foot (NAVD88) elevation standard. The finished floor elevation of the garage (i.e., not living area) is 7.17 with a 9 -percent slope driveway connecting to the existing street. 7 Zoning Administrator Resolution No. ZA2018-### Paqe 3 of 7 4. The property is located in an area known for the potential of seismic activity and liquefaction. A project -specific Geotechnical Investigation prepared by Petra Geosciences Inc., dated July 17, 2017, provides recommendations relative to grading, drainage and foundation design. 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. 5. A Coastal Hazard and Wave Runup Study was not required. Based upon the location and elevation of the project site, the geotechnical investigation determined that beach erosion, high tide conditions, storm waves or wave impacts are not anticipated. 6. The project design addresses water quality with a construction erosion control plan that outlines temporary Best Management Practices (BMPs) to be implemented during construction to minimize erosion and sedimentation, and to minimize pollution of runoff derived by construction chemicals and materials. No water quality impacts to coastal waters are anticipated based upon the location and elevation of the property. 7. Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), because the development contains more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) was prepared by Toal Engineering, dated August 5, 2017. 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 standard for BMPs, use of a low -impact development (LID) approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. The WQHP has been reviewed and approved by the City's Engineer Geologist. Construction plans will be reviewed for compliance with the approved WQHP prior to building permit issuance. 8. The proposed development includes a post -construction drainage system with drainage and percolation features designed to retain dry weather and minor rain event run-off on- site. Any water not retained on-site will be directed to the City's storm drain system. 9. New landscaping will be verified for compliance with NBMC Section 21.30.075 (Landscaping). A condition of approval is included that requires drought -tolerant, and prohibits invasive, species (Condition of Approval No. 16). Prior to issuance of the building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 10. The property is not located near designated public viewpoints or coastal view roads and will not impact public coastal views. Q Zoning Administrator Resolution No. ZA2018-### Paqe 4 of 7 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. The residential lot does not currently provide nor does it inhibit public coastal access. Lateral beach access is provided along 62nd Street. Vertical access to the beach is available approximately 75 feet north of the project site at Canal Street 3. There are no designated Public Viewpoints or Coastal View Roads near the project site, per the Coastal Land Use Plan. Due to the distance of the proposed development from public viewpoints and the project's compliance with all applicable development standards, including height and setbacks, the project will not impact coastal views. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-075, 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 25TH DAY OF JANUARY, 2018. Patrick J. Alford, Zoning Administrator 0 Zoning Administrator Resolution No. ZA2018-### Pace 5 of 7 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 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 whatsoeverwhich may arise from or in any manner relate (directly or indirectly) to City's approval of development. 3. 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. 4. Best Management Practices (BMPs) and Good Housekeeping Practices (GNPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan (CPPP). 5. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 6. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. 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. 7. 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. 8. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 9. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 10 Zoning Administrator Resolution No. ZA2018-### Paqe 6 of 7 10. 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. 11. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained 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. 12. Prior to issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. 13. Prior to issuance of a building permit, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development Permit file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 14. Prior to issuance of a building permit, the approved 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. 15. Prior to the issuance of a building permit, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non- invasive plant species, and water efficient irrigation design. The plans shall be approved by the Planning Division. 16. 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. 17. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by the current property owner or agent. 18. Coastal Development Permit No. CD2017-075 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. 19. 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 11 Zoning Administrator Resolution No. ZA2018-### Paqe 7 of 7 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 Streiff Residence including, but not limited to, Coastal Development Permit No. CD2017-075 (PA2017-180). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/orthe 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. 12 Attachment No. ZA 2 Vicinity Map 13 VICINITY MAP 'IVA L., S Subject Property u b, rect Prope..rty Coastal Development Permit No. CD2017-075 PA2017-180 48862nd Street :L4 Attachment No. ZA 3 Project Plans 15 General Notes 1. All construction shall be completed in full compliance with the 2016 California Building Code (CBC),Electrical (CEC), Energy (T24-6), Mechanical (CMC), Plumbing (CPC) and all other applicable county and state codes and requirements. Contractors shall give all notices and comply with all applicable codes and regulations, laws, ordinances and orders by any public authority having jurisdiction over the project and shall meet or exceed all industry standards. 2. The Contractors shall study and compare the contract documents and shall at once report to the architect in writing all errors inconsistencies or omissions discovered and verify all dimensions on site PRIOR TO COMMENCING THE WORK. If a subcontractor proceeds with any of the work so affected without written instructions from the architect, the subcontractor shall make good at his own cost any resulting error, damage or defects. The subcontractor shall perform no portion of the work without contract documents or, where required, approved shop drawings, product data or samples for such portion of the work. 3. The intent of these drawings is to provide a complete and finished job in all respects. Contractors are to make accurate field inspections of all aspects of the job. Extras will not be allowed unless authorized by the owner and architect for "Authorized Changes and Revisions" to the scope of work. 4. Written dimensions on drawings shall take precedence over dimensions scaled from the drawings. All dimensions affecting materials or equipment with specific tolerances shall be verified by the contractor and/or supplier in the field. Minimum code required clear dimensions shall always be maintained. 5. All dimensions are to face of finish or centerline unless noted otherwise. Finishes at exterior walls cannot encroach on building setbacks. 6. Subcontractors shall check with all equipment manufacturers to verify dimensions and details prior to commencement of the work. Monufacturors specific requirements shall always be maintained. 7. Subcontractors shall be responsible for initiating, maintaining and supervising all safety precaution programs in connection with their work, and for maintaining appropriate insurance to protect the subcontractor, architect and owner. 8. The architect will submit contract documents for "Plan Check" and make any necessary corrections. The owner will pay for the building permit and attached fees; charges, fees and assessments levied by public authorities for connection to public utilities; and the cost of bonds required for insurance of the work related construction. 9. Contractor shall erect and maintain temporary barricades and dust proof partitions as needed for protection against accident, and to maintain adequate protection of his work and the owner's property from damage or loss arising in connection with any construction. All damage so occurring shall be repaired or replaced by the responsible subcontractor at no cost to the architect or owner. 10. Contractor shall provide temporary toilet facilities at the job as necessary and required by code. 11. Contractor shall slope all decks, patios and walks away from new and existing structures and verify that all areas affected by construction are positively drained. 12. Exterior trim & plant -ons applied over stucco or framing shall be back primed. 13. Plywood and plywood products used as exterior covering on walls, soffits and in other areas exposed directly to weather shall be exterior grade. 14. Provide min. 70" high hard, non-absorbent wall (Vitreous ceramic tile) adj. to shower and above the drain inlet. All bathroom floors shall be over minimum 15# felt underlayment. Provide shower specifications per the highest industry standards. Where showers are flush with floor provide Schluter shower system for waterproofing and drainage. 15. Water-resistant gypsum backing board shall be used as a base for the in water closet compartment walls when installed in accordance with GA -216 or ASTM C 840 and manufacturer recommendations. Refer to CBC Sec. 2509.2 16. Plastered surfaces on walls, ceilings and soffits exposed to the weather shall have exterior lath and plaster conforming to CBC Section 2507 and 2508 respectively, unless exempted by Section 424. Interior plaster reinforced per Section 2507.1 may be applied over gypsum lath on ceilings and soffits. 17. Studs in exterior walls of rooms with sloping ceilings shall extend from floor to roof without intermediate plates unless plates are designed. Maximum allowable height for: 2"x4" is 14 ft. and 2"x6" is 20 ft. 18. No part of the structure shall be overloaded beyond its safe carrying capacity by the placing of materials, equipment, tools, machinery and any other items. 19. Fireblock stud walls and partitions including furred spaces at floors, ceilings and soffits at maximum of 10 ff. o.c. horizontally and vertically. 20. Fireblocking shall be provided per CBC Sec. 717. 1. In concealed spaces of stud walls and partitions, including furred spaces, at the ceiling and floor levels and at 10' intervals both vertical and horizontal. 2. At all interconnections between concealed ver. and hor. spaces such as occur at soffits, drop ceiling and cove ceilings. 3. In concealed spaces between stair stringers at the top and bottom of the run and between studs along and in line with the run of stairs if the walls under the stairs are unfinished. 4. In openings around vents, pipes, ducts, chimneys, fireplaces and sim. openings which afford a passage for fire at ceiling and floor levels, with non-combustible materials. 5. at openings between attic spaces and chimney chases for factory -built chimneys. 6. Where wood sleepers are used for laying wood flooring on masonry or concrete fire -resistive floors, there should be no space which will exceed 100 sq.ft. 21. Provide access and ventilation in accordance with CBC Section 2317.7 and as shown on the drawings to crawl spaces and plumbing confirming location with the architect prior to construction. 22. Protect all finish floor surfaces from damage and equip mobile equipment with pneumatic tires. 23. Plumbing subcontractor shall verify that all copper water supply lines are sized to provide acceptable pressure and volume and shall connect waste lines to sewer providing cleanouts and ventilation as required by the California Plumbing Code. Cleanout to be located in inconspicuous locations and coordinate with architect prior to installation. 24. All metal flashing, gutters and downspouts shall be constructed from min. 16 oz. galvanized sheet metal or copper as noted on the drawings or greater as per industry standards. Joints shall be lapped, joined and sealed so that they are watertight in accordance with SMACNA standards and provide for positive water flow. 25. All glass doors and windows shall be certified and labeled to show compliance with air infiltration standards of the 1972 ANSI Al 34.1-4. All new glazing shall comply with standards of the U.S. Consumer Product Safety Commission and manufactures certificate of compliance shall be supplied to Owner. Final window and glass product to be verified with Title 24 requirements prior to purchase. 26. Where windows are provided as a means of escape or rescue in all sleeping rooms, they shall have a minimum clear width when fully open of 20", a min. clear height when fully open of 24", a min. clear area when fully open of 5.7 sq. ft. and a min. finished sill height of not more than 44" above finished floor. 27. Every exit door shall be openable from the inside without the use of a key or any special knowledge or effort. Special locking devices shall be of an approved type per Title 19 and CBC Chapter 10. 28. Provide safety glazing where required including but not limited to glass doors, French doors, adjacent glazed panels and sidelights and all glazed panels and windows within 18" of the floor or a door opening shall have tempered glass or glass approved for impact hazard and as defined per CBC 29. All glazing in hazardous locations as defined in CBC Section 2406.4 shall be safety glass, including: a. swinging and sliding doors 9 g 9 b. glazing within 24" of doors and within 60" of walking surface c. one or more walking surfaces within 36" horizontally of the glazing 30. All safety glazing shall conform to Part I of UBC Standard No. 24-2. Polished wire glass complying with Part II of UBC Standard No. 24-2 may be used in fire assemblies and in locations specified in UBC Section 2406.4 Items 6 and 7. 31. Safety glazing is required at wardrobe doors. Sec. 2406.3 32. Provide handrails not less than 34" nor more than 38" above the nosing of tread. 33. Provide an outside gas shutoff valve conspicuously marked per Title 19, Chapters 6-9 and the CBC. 34. Provide mechanical ventilation systems in all bathrooms with toilets, showers, and toilet rooms w/o windows, to furnish a minimum (5) air changes per hour. 35. All posts plates and sleepers etc. bearing on or embedded in concrete or masonry shall be pressure treated Douglas Fir. 36. Smoke detectors shall be provided in all sleeping rooms, hallways giving access to sleeping rooms, and as required by the CBC. 37. Subcontractors shall provide a one year warranty for their portion of the work and separate guarantee for specific equipment items. The builder shall supply the owner maintenance informtion for all features, materials, components, and manufactured devices that require routine maintenance for efficient operation. Required routine maintenance actions shall be clearly stated on a readily accessible label. Include names of local representatives to be contacted for service. 38. Where specified items are called for in the construction documents, the Contractor may submit alternate materials for approval by the Owner and the Architect. 39. Owner will furnish electrical power and water from outlets designated by owner without charge to the contractor for quantities used in the work. Characteristics of electrical power furnished is limited to that existing and available, if power of other characteristics or quantity is required subcontractor shall supply the power at no extra charge to the owner. 40. Subcontractors supplying heating, cooling, water heating, and lighting systems and conservation or solar devices installed in the building shall provide the owner instructions on how to use equipment efficiently. Subcontractor shall provide future allowance for solar panel installation, including conduit runs, etc. as would be required. 41. Temporary ingress -egress, stockpiling materials, landscaping, drive approaches and/or utility installation within public right of way requires an encroachment permit from the associated property permits division. 42. Provide insulation at all interior walls, provide closed cell Insulation at all floor/ceilings. Refer to T-24 for exterior wall and roof insulation requirements. At non -vented ceilings (both pitched and flat) and attics provide closed cell spray foam insulation. 43. A separate permit is required for each building or structure, i.e., fence walls, retaining walls, outdoor or indoor swimming pools/spas, and elevators. 44. Anti -scalding shower and tub valves required. UPC Section 410.7. 45. There shall be a floor or landing on each side of a door. Landings shall be level except for exterior landings, which are permitted to have a slope not to exceed 1/4:12 (2% slope). The landing at an exterior doorway shall not be more than 7.75" below the top of the threshold, provided the door, other than an exterior storm or screen door, does not swing over the landing, ly" maximum if the door does swing over the landing. 46. Foundation walls enclosing a basement shall be dampproofed and or waterproofed per CBC Section 1806 47. Provide min. 26 ga. galvanized weep screed with minimum 3 1/2" vertical attachment flange at or below the foundation plate line and 4" min. above earth or 2" min. above paved areas. Grade to slope away from building per code req. 48. Chimneys shall extend at least 2 feet higher than any portion of the building within 10 feet but shall not be less than 3 feet above the highest point where the chimney passes through the roof. 49. Walls of fireboxes shall be 10" min. thick; 8" if lined with firebrick. Twelve (12) inch clearance from fire box to combustible face. 51. Provide 4 - No. 4 rebor full height with #2 hoop ties at 18" o.c. with 2 - #2 at offsets. Anchor chimney to building at each ceiling and floor line per UBC Section 2113. 52. All chimneys attached to any appliance or fireplace that burns solid fuel shall be equipped with an approved spark arrestor. The spark arrestor shall meet all of the requirements outlined by CBC 21 13.9.1. 53. Factory -built fireplaces, chimneys, and other components shall be listed and installed in accordance with their listing and manufacturer instructions. 54. Exterior combustion air ducts shall be listed components of the fireplace, and installed according to the fireplace manufacturer's instructions. (CBC 21 11.13.1) 55. Decorative shrouds shall not be installed at the termination of factory -built chimneys except where such shrouds are listed and labeled for use with the specific factory -built chimney system and are installed in accordance with the manufacturer's installation instructions. (CMC 802.4.2.4) 56. Anchor veneer to studs with wall ties made of corrosion resistant, and if made of sheet metal, shall have a minimum thickness of 0.030 inch (22 GA) by 3/4 inch or, if of wire, shall have a minimum diameter of 0.148 inch (No. 9 B.W. gage). Wall ties shall be spaced so as to support not more than 2 square feet of wall area but shall not be more than 24 inches on center horizontally. inch or, if of wire, shall have a minimum diameter of 0.148 inch (No. 9 B.W. gage). In seismic zones 3 and 4, wall ties shall have a lip or hook on the extended leg that will engage or enclose a horizontal joint reinforcement wire having a diameter of 0.148 inch (No. 9 B.W. gage) or equivalent. The joint reinforcement shall be continuous with butt splices between ties permitted. Per min CBC requirements. With wood stud backing, a 2 -inch by 2 -inch (51 by 51 mm) 0.0625 -inch (1.59 mm) zinc -coated or metalic coated wire mesh with two layers of water -resistive barrier in accordance with Section 1404.2 shall be applied directly to wood studs spaced a maximum of 16 inches (406 mm) o.c. On studs, the mesh shall be attached with 2 -inch -long (51 mm) corrosion -resistant steel wire furring nails at 4 inches (102 mm) o.c. providing a minimum 1.125 -inch (29 mm) penetration into each stud and with 8d common nails at 8 inches (203 mm) o.c. into top and bottom plates or with equivalent wire ties. There shall be not less than a 0.1055 -inch (2.68 mm) zinc -coated or nonmetallic coated wire, or approved equal, attached to the stud with a minimum of an 8d (0.120 in. diameter) annular threaded nail for every 2 square feet (0.2 m2) of stone veneer. This tie shall be a loop having legs not less than 15 inches (381 mm) in length, so bent that it will lie in the stone veneer mortar joint. The last 2 inches (51 mm) of each wire leg shall have a right-angle bend. One -inch (25 mm) minimum thickness of cement grout shall be placed between the backing and the stone veneer. Slab -type veneer units not exceeding 2 inches (51 mm) in thickness shall be anchored directly to masonry, concrete or stud construction. For veneer units of marble, travertine, granite or other stone units of slab form ties of corrosion -resistant dowels in drilled holes shall be located in the middle third of the edge of the units, spaced a maximum of 24 inches (610 mm) apart around the periphery of each unit with not less than four ties per veneer unit. Units shall not exceed 20 square feet (1.9 m2) in area. If the dowels are not tight fitting, the holes shall be drilled not more than 0.063 inch (1.6 mm) larger in diameter than the dowel, with the hole countersunk to a diameter and depth equal to twice the diameter of the dowel in order to provide a tight -fitting key of cement mortar at the dowel locations when the mortar in the joint has set. Veneer ties shall be corrosion -resistant metal capable of resisting, in tension or compression, a force equal to two times the weight of the attached veneer. If made of sheet metal, veneer ties shall be not smaller in area than 0.0336 by I inch (0.853 by 25 mm) or, if made of wire, not smaller in diameter than 0.1483 -inch (3.76 mm) wire. Provide bituthene behind and against plywood where mechanical attachments will occur Fill penetrations w/ Rain Buster 900 by Top Industrial Inc. 57. No trenches or excavations 5' or more in depth into which a person is required to descend, or, obtain necessary permit from the State of California Division of Industry Safety. 58. Contractor shall provide pedestrian protection adjacent to the public way as follows: Dist. from struct. to Prop Line (SB) Protection SB<5' Barrier and canopy SB< (ht of struct/4) Barrier and canopy (struct ht/2)>SB>(Struct ht/4) Barrier only SB>(Struct ht/2) None 59. When required, fence and canopy to be constructed per CBC 3306.5, 3306.6 and 3306.7 60. Where pedestrian barrier is not required, provide construction fencing for new construction. Fence height to be between 72" and 84" high. 61. Where single family dwellings and duplexes have not been checked for plumbing, mechanical, and electrical code compliance, these disciplines are subject to field inspection. Installation and equipment shall meet CBC, CPC, CMC, CEC code requirements. 62. A licensed surveyor shall complete FEMA elevation certificate and submit it to the Ri iariinn rlornnr+mon+ Inchon+nr Ai irinn final incnor-+inn 63. The contractor shall be responsible for all methods and means of construction. All trades to follow industry standards, applicable codes and best practices. Contractor to bring to architects attention necessary deviation or location of visible control joints, expansion joint etc. prior to installation. 64. Contractor to verify and warrant waterproofing, following or exceeding industry standards and best practices, including but not limited to flashing, conterflashing, sill head and jamb conditions, gutters, roofing, roof to wall, wall terminations, doors and windows, building skin, etc. 65. Provide shop drawings and submittals for all visible finish products. 66. Contractor to provide as built/record drawings depicting all deviations from drawings and unseen conditions. 67. Contractor shall provide as -built drawings detailing actual locations of concealed work before final inspection. 68. Obtain fire sprinkler permit prior to calling for roof sheathing inspection. 69. All stairways shall have an illumination level on tread runs of not less than 1 foot candle (11 lux). CBC 1205.4 Security Notes All exterior doors or glazing less than 16 ft. above the grade of any adjoining yard, court, passageway, public way, walk, breezeway, patio, planter, porch, adjoining roof, balcony,landing, stair tread, platform or similar area that is accessible by the public shall comply with the following security requirements: 1. A single swinging door, active leaf of a pair of doors and the bottom leaf of Dutch doors shall be equipped with a latch and deadbolt key operated from the outside and operated from the inside by a device not prohibited by Sec. 1008 of the CBC. Straight deadbolts shall have a minimum throw of 1" with a minimum 5/8" embedment. Hook or expanding lug deadbolts shall have a minimum throw of 3/4". Bolts of locks which automatically activate two or more deadbolts shall embed 1/2" minimum. 2. Exterior wood doors shall be minimum 1%" thick. Hardware must comply with chapter 10 of the CBC. 3. Panels of wood doors shall be not less than %6' thick and not more than 300sq. inches. Stiles and rails to be 1 %" thick and 3" minimum width. 4. Door hinge pins accessible from the outside shall be of the non -removable type. 5. Door stops of wood jambs on in -swinging doors shall be one piece construction with jamb orjoined by rabbet. 6. Windows and door lites within 40" of the locking device of the door shall be fully tempered. 7. Overhead and sliding garage doors shall be secured with a cylinder lock, padlock with a hardened steel shackle, or equivalent when not otherwise locked by electric power operation. Jamb locks shall be on both jambs for doors exceeding 9 ft. in width. 8. Sliding glass doors and sliding glass windows shall be resistant to forced entry. 9. All glazing where the lowest edge of the material is less than 18" above the walking surface and the exposed glazing material exceeds 9 sq, ft. shall be tempered and as required by the CBC. 10. The strike plate for latches and the holding devices for projecting deadbolts in wood construction shall be secured to the jamb and the wall framing with screws not less than 2 1/2" in length. 11. Cylinder guards shall be installed on all cylinder locks whenever the cylinder projects beyond the face of the door or is otherwise accessible to gripping tools. 12. Sliding doors and windows shall be provided with a device in the upper channel of the moving panel to prohibit raising and removing the moving panel in the closed or partially open position. National Pollutant Discharge (Elimination System) 1. Sediment from areas disturbed by construction shall be retained on site using structural controls to the maximum extent practicable. 2. Stockpiles of soil shall be properly contained to minimize sediment transport from the site to streets, drainage facilities or adjacent properties via runoff, vehicle tracking, or wind. 3. Appropriate BMP's for construction -related materials, wastes, spills shall be implemented to minimize transport from the site to streets, drainage facilities, or adjoining properties by wind or runoff. 4. Runoff from equipment and vehicle washing shall be contained at construction sites unless treated to reduce or remove sediment and other pollutants. 5. All construction contractor and subcontractor personnel are to be made aware of the required best management practices and good housekeeping measures for the project site and any associated construction staging areas. 6. At the end of each day of construction activity all construction debris and waste materials shall be collected and properly disposed in trash or recycle bins. 7. Construction sites shall be maintained in such a condition that an anticipated storm does not carry wastes or pollutants off the site. Discharge of material, other than stormwater, only when necessary for performance and completion of construction practices and where they do not: cause or contribute to a violation of any water quality standard; cause or threaten to cause pollution, contamination, or nuisance; or contain a hazardous substance in a quantity reportable under Federal Regulations 40 CFR Parts 117 and 302. 8. Potential pollutants include but are not limited to: solid or liquid chemical spills; wastes from paints, stains, sealants, glues, lime, pesticides, herbicides, wood preservatives and solvents; asbestos fibers, paint flakes or stucco fragments; fuels, oils, lubricants, and hydraulic, radiator or battery fluids; fertilizers, vehicle/equipment wash water and concrete wash water; concrete, detergent or floatable wastes; wastes from any engine/equipment steam cleaning or chemical degreasing and super chlorinated potable water line flushing. 9. During construction, permittee shall dispose of such materials in a specified and controlled temporary area on-site, physically separated from potential stormwater runoff, with ultimate disposal in accordance with local, state and federal requirements. 10. Dewatering of contaminated groundwater, or discharging contaminated soils via surface erosion is prohibited. Dewatering of non -contaminated groundwater requires a National Pollutant Discharge Elimination System Permit from the respective State Regional Water Quality Control Board. 11. Graded areas on the permitted area perimeter must drain away from the face of slopes at the conclusion of each working day. Drainage is to be directed toward desilting facilities. 12. The permittee and contractor shall be responsible and shall take necessary precautions to prevent public trespass onto areas where impounded water creates a hazardous condition. 13. The permittee and contractor shall inspect the erosion control work and insure that the work is in accordance with the approved plans. 14. The permittee shall notify all general contractors, subcontractors, material suppliers, lessees, and property owners: that dumping of chemicals into the storm drain system or the watershed is prohibited. 15. Equipment and workers for emergency work shall be made available at all times during the rainy season. Necessary materials shall be available on site and stockpiled at convenient locations to facilitate rapid construction of temporary devices when rain is imminent. 16 All removable erosion protective devices shall be in place at the end of each working day when the 5 -Day Rain Probability Forecast exceeds 40%. 17. Sediments from areas disturbed by construction shall be retained on site using an effective combination of erosion and sediment controls to the maximum extent practicable, and stockpiles of soil shall be properly contained to minimize sediment transport from the site to streets, drainage facilities of adjacent properties via runoff, vehicle tracking, or wind. 18. Appropriate BMPs for construction -related materials, wastes, spills or residues shall be implemented and retained on site to minimize transport from the site to streets, drainage facilities, or adjoining property by wind or runoff. Architectural Abbreviations ADJ Adjacent MAX Maximum AFF Above Finished Floor MECH Mechanical BD Board MEMB Membrane BETW Between MFR Manufacturer BLKG Blocking MIN Minimum BM Beam MTD Mounted CIP Cast in Place MTL Metal CJ Control Joint MOD Module CL Centerline MR GWB Moisture Resistant CLG Ceiling Gypsum Board CLR Clear NFV Net Free Vent. Area COL Column NIC Not in Contract CONC Concrete NO Number CONST Construction (N) New CONT Continuous OC On Center CRG Corrugated OPNG Opening DBL Double OPP Opposite DIM Dimension PL Property Line DN Down PLT Plate DR Door PLY Plywood DTL Detail PT Point DWG Drawing PTD Painted EA Each RAD Radius, Radii ELEV. Elevation RD Roof Drain ELEC Electrical RE: Refer To EQ Equal RES Resistant EQUIP Equipment RESIL Resilient EXP Expansion REQ'D Required EXT Exterior RGD Rigid (E) Existing RM Room FC Fire Extinguisher Cabinet RO Rough Opening FFL Finish Floor Level ROD Rolling Overhead Door FLR Floor RWL Rain Water Litter FLUOR Flourescent SC Solid Core FIN Finish SCHED Schedule FO Face Of SECT Section FOS Face of Stud SHT Sheet FOW Face of Wall SIM Similar FD Floor Drain SKID. GD. Skid Guard GA Guage ST. STL. Stainless Steel GALV Galvanized STRUCT Structural GR Grade SUSP Suspended GWB Gypsum Board THK Thick GYP BD Gypsum Board THRU Through HC Hollow Core T.O. Top Of HD Hot Dipped TYP Typical HM Hollow Metal UNO Unless Noted Otherwise HR Hour VEN Veneer HT Height VER Verify INS Insulation VES Vestibule INT Interior W/ With JT Joint WD Wood LEV Level WP Waterproof LT Light WR Water Resistant OC Location WRB Water Resistant Barrier WT Weight Architectural Symbols Direction of View Cut Plane A.400 sheet Number j Section Number 1 Detail Number A.70�Sheet Number Direction of View Cut Plane � Direction of View A.300 Sheet Number j Elevation Number Detail Area VSheet Number Detail Number L_ -\; Direction of View /A.600 Sheet Number Elevation Number ROOM NAME 100 101 B 0 El O Building Section i.e. Drawing 1, Sheet A.400 Detail Section i.e. Drawing 1, Sheet A.700 Elevation i.e. Drawing 1, Sheet A.300 Large Scale Detail i.e. Drawing 1, Sheet A.402 Interior Elevation i.e. Drawing 1 A, Sheet A.600 Room Number Door Symbol RE: Door Schedule Sheet A.002 Window Symbol RE: Window Schedule Sheet A.002 Revision Keynote Wall type Floor Drain Hose Bib Gas Batt Insulation Concrete Plywood One Hour Wall Stud Wall Stone, Tile, or Brick Veneer Vicinity Map 0 Huntington m Beach Costa Mesa. Project Location N W T E S Project Data Project Address: Legal Description: Assessors Parcel Number: Project Description: Owner: Design Professional in Responsible Charge: Structural Engineer: Civil Engineer: Zone: Occupancy/Construction: Fire Sprinklers: Number of Stories: Allowable Building Height: Lot Area: Buildable Area: Open Volume Area: Third Floor Allowable Area Square Footage: First Floor Second Floor Third Floor Total Floor Area Ratio: Parking: Plan Check No.: del Mar Emerald Scale. 1• - 4 Miles Laguna Laguna Beach Niguel Mission . Viejo 488 62nd Street Newport Beach, CA 92663 A portion of lots 13, 14, & 15. Block 22, Tract 722 045-066-50 Demo (E) Residence New Single Family Residence Mathieu and Kimberlee Streiff Craig Schultz - Laidlaw Schultz Architects 3111 Second Ave Corona del Mar, CA 92625 Phone 949.645.9982 FAX 949.645.9554 E-mail: CSchultzQLSorchitects.com Caleb Rios - Tool Engineering, Inc. 139 Avenida Navarro, San Clemente 92672 Phone: (323) 937-4150 R-1 R-1 /Type V -Non rated Yes - per NFPA 13D 3 29'-0" above 9' NAVD for roof slopes > 3:12 24'-0" above 9' NAVD for flat roofs 2,888.23 sf 2098.82 15% x Buildable Area = 314.82 sf required 315.75 sf provided 15% x Buildable Area = 314.82 Living Deck Garage 1,380.99 sf 0 sf 444.55 sf 1,688.72 sf 117.01 sf 0 sf 294.32 sf 267.57 sf 0 sf 3,364.03 sf 384.58 sf 444.55 sf 3,364.03 + 444.55 = 3,808.58 3,808.58 sf / 2,098.82 sf = 1.8 < 2.0 ok 2 Covered Applicable Codes This project shall comply with the following state codes and all local amendments: • 2016 California Building Code (CBC) • 2016 California Residential Code (CRC) • 2016 California Electrical Code (CEC) • 2016 California Mechanical Code (CMC) • 2016 California Plumbing Code (CPC) • 2016 California Fire Code (CFC) • 2016 California Energy Efficiency Standards Code (EES) • 2016 California Green Building Standards Code (CALGreen) List of Drawings Architectural A.001 General Notes A.100 Site Plan and Roof Plan A.200 Floor Plans A.201 Floor Plans A.202a Open Space Calc A.202b Area Calculations A.202c Area Calculations A.300 Exterior Elevations A.301 Exterior Elevations A.400 Building Sections Landscape Ll Preliminary Landscape Plan Civil TP -01 Topographic and Boundary Survey C-1 Preliminary Grading Plan C-2 Consturction Pollution Prevention Plan CPP see ( package) WQ-1 Water Quality Management Plan (see WQMP package) Src:hitec:ts LAIDLAW SCHULTZ PROJECT Streiff 488 62nd Street Newport Beach, CA 92663 DRAWING DESCRIPTION General Notes DATE ISSUE/REVISION REVIEW 05.22.2017 Owner Meeting CNS 09.01.2017 NB City Submittal CNS 10.09.2017 NB City Resub CNS • /USED ARC, H\ G N. SC T H F G vclllP .� C-22287 tP� March -2019 Q EWAL 9�F OF NC ACS SHEET NO. All drawings and written material appearing herein constitute original and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of Laidlaw Schultz Architects. 3111 Second Avenue Corona del Mar, CA 92625-2322 (949)645-9982 Fax: (949) 645-9554 www.LSarchitects.com 10 3 2'-2A" 7'-11" z,&, cr L0 CN (V Y U o a M N Z 5-0" Front Setback Roof Plan Trash area (N) Outdoo. (E) Water m (E) Cable b (N) Scored 1 (E) Curb cu (E) Water m (N) Riverroc 46'-1 U/2' 12,-8" 28'-7Y" 5-8" (N)Roof Eave: 34.83' I I I I I I I I I I I I 7 7:; I I I I I I I I I I I I I I I I 3:12 I I I I I I I I I I I ( )Ro f RI g :3800' Ma N � 39' ab ve '-0' NA D) I I I I I I I I I I I II �:JT (N)Roof Eave: 34.83' FS: 32.64' 12'-8" 21'-9" 6'-1012" 5'-8" 46-1 IY2" I I VIII JUIIUI N Line of wall below Standing seam metal roof Line of Buildable Area Property Line (N) Chimney: 35.00' Scale: 114'= 1'-0" • Fences, hedges, walls, retaining walls, guardrails and handrails or any combination thereof shall not exceed 42 inches from existing grade prior to construction within the required front setback area (s). • Pools, spas, walls, fences, patio covers and other freestanding structures require separate reviews and permits (E) Adjacent residence Property Line (N) +36" Counter/BBQ Proposed Building Footprint LSa rch itects LAIDLAW SCHULTZ PROJECT Streiff 488 62nd Street Newport Beach, CA 92663 DRAWING DESCRIPTION Site and Roof Plan DATE ISSUE/REVISION REVIEW 05.22.2017 Owner Meeting CNS 09.01.2017 NB City Submittal CNS 10.09.2017 NB City Resub CNS • USED ARC y� SHEET NO. G� \0 N. SCy T� v A-- C A All drawings and written material appearing U C-22287 herein constitute original and unpublished work of the architect and may not be duplicated, used or disclosed without the NT March -2019 T written consent of Laidlaw Schultz Architects. RENEWAL �= 3111 Second Avenue C� F� Corona del Mar, CA 92625-2322 OF C AO (949) 645-9982 Fax: (949) 645-9554 www.LSarchitects.com 27 Roof line obv. 2 A.400 Ptd. stl. louver 9'-4YT �0 2 A.301 74'-10" O 58'-1 1 " r'�� ����0`1 �d I fill,00 Deck 212 4 1 Second Level Plan Automatic roll -up garage doors — 0 2 A.400 N VE•➢ Bedroom 201 22'-4" 19'-0" min. Garage lot FF 7.49' IR76•lY M11 r �Ll 113611="�-7S•➢ Entry 100 FF 9.79' Laundry 204 � R0111 ®oa I I I I I I I I � — J I 16R @6.75" Stair I 200 FF 19.63' E:3Qc➢� 20R @5. 0 V Q Bedroom 206 OPEN TO BELOW 6'-2" 6-6" 70'-8" ®sem _�_ _• ru SO Pantry A.300 2 2 A.301 74'-10" Ref ° 0 I I j1 Master Closet Master Bath j21 1 210 L11 L:z Kitchen 104 18 Max. Fountain 34'-8" 74'-7" 0 A.300 2 [cfIS:3Y Dining 105 FF 9.79' N M 0?1 Wine I 2R @4" Deck PCV Living 106 FF 9.13' II II III III III II III I II II III I II II III FAU 00111 ULLJU O I I Storage Storage — 2R @6.5' IY61M 4-2" 2 A.400 Louver structure Scale: 1/4" = 1'-0" 31? C W (h �I I - I � (E) Line of buildable area Property Line • All dimensions are to be to the finished face or centerline of the partition U.N.O. • G.C. to layout (in paint) the locations of all partitions, doors, lighting, ceiling elements, sprinklers, switches, dimmers, thermostats, power & comm. outlets, millwork and furniture for approval by the Architect prior to construction. • It is the responsibility of the contractor to bring to the attention of the Architect any field conditions that do not allow construction or installation as drawn. • Do not scale drawings. Dimensions as indicated take precedent over drawings. • Provide continuous metal backing for reinforcing of walls to hang millwork, furniture shelving or cabinetry. • Provide millwork shop drawings for Architect's approval. Millwork to comply with the recommendations of the Woodwork Institute of California (WIC). • Any door hardware associated with millworker provided doors is to be ordered by the millworker. • G.C. to provide full-time superintendents' supervision on the project. • At bathroom accessories, such as grab bars, towel bars, soap dishes, etc. on or within walls shall be sealed against moisture. Provide backing as required. • Avoid cut tiles and brick. Layout to consider final requirement, adjust as necessary. Notify Architect of changes. 2 1 General Notes New Wall New 1 Hour Fire Rated Wall �^ New Board -form concrete wall 3 First Level Plan Scale: l/4"=1'-0" Legend La rc h i t(E ti LAIDLAW SCHULTZ PROJECT Streiff 488 62nd Street Newport Beach, CA 92663 DRAWING DESCRIPTION Floor Plans DATE ISSUE/REVISION REVIEW 05.22.2017 Owner Meeting CNS 09.01.2017 NB City Submittal CNS 10.09.2017 NB City Resub CNS • 1) ACGV��JG 14. SRH SHEET NO. v Q -P G�� C)A All drawings and written material appearing V C-22287 ra herein constitute original and unpublished work of the architect and may not be duplicated, used or disclosed without the NT March -2019 Q written consent of Laidlaw Schultz Architects. RENEWAL �� 3111 Second Avenue F F0 Corona del Mar, CA 92625-2322 OF C A�� (949)645-9982 Fax: (949)645-9554 www.LSarchitects.com 2 r rJ J LJ I I I I I I r, J u ° 0 I I j1 Master Closet Master Bath j21 1 210 L11 L:z Kitchen 104 18 Max. Fountain 34'-8" 74'-7" 0 A.300 2 [cfIS:3Y Dining 105 FF 9.79' N M 0?1 Wine I 2R @4" Deck PCV Living 106 FF 9.13' II II III III III II III I II II III I II II III FAU 00111 ULLJU O I I Storage Storage — 2R @6.5' IY61M 4-2" 2 A.400 Louver structure Scale: 1/4" = 1'-0" 31? C W (h �I I - I � (E) Line of buildable area Property Line • All dimensions are to be to the finished face or centerline of the partition U.N.O. • G.C. to layout (in paint) the locations of all partitions, doors, lighting, ceiling elements, sprinklers, switches, dimmers, thermostats, power & comm. outlets, millwork and furniture for approval by the Architect prior to construction. • It is the responsibility of the contractor to bring to the attention of the Architect any field conditions that do not allow construction or installation as drawn. • Do not scale drawings. Dimensions as indicated take precedent over drawings. • Provide continuous metal backing for reinforcing of walls to hang millwork, furniture shelving or cabinetry. • Provide millwork shop drawings for Architect's approval. Millwork to comply with the recommendations of the Woodwork Institute of California (WIC). • Any door hardware associated with millworker provided doors is to be ordered by the millworker. • G.C. to provide full-time superintendents' supervision on the project. • At bathroom accessories, such as grab bars, towel bars, soap dishes, etc. on or within walls shall be sealed against moisture. Provide backing as required. • Avoid cut tiles and brick. Layout to consider final requirement, adjust as necessary. Notify Architect of changes. 2 1 General Notes New Wall New 1 Hour Fire Rated Wall �^ New Board -form concrete wall 3 First Level Plan Scale: l/4"=1'-0" Legend La rc h i t(E ti LAIDLAW SCHULTZ PROJECT Streiff 488 62nd Street Newport Beach, CA 92663 DRAWING DESCRIPTION Floor Plans DATE ISSUE/REVISION REVIEW 05.22.2017 Owner Meeting CNS 09.01.2017 NB City Submittal CNS 10.09.2017 NB City Resub CNS • 1) ACGV��JG 14. SRH SHEET NO. v Q -P G�� C)A All drawings and written material appearing V C-22287 ra herein constitute original and unpublished work of the architect and may not be duplicated, used or disclosed without the NT March -2019 Q written consent of Laidlaw Schultz Architects. RENEWAL �� 3111 Second Avenue F F0 Corona del Mar, CA 92625-2322 OF C A�� (949)645-9982 Fax: (949)645-9554 www.LSarchitects.com 2 I II I I I I I • • I I I ° 0 I I j1 Master Closet Master Bath j21 1 210 L11 L:z Kitchen 104 18 Max. Fountain 34'-8" 74'-7" 0 A.300 2 [cfIS:3Y Dining 105 FF 9.79' N M 0?1 Wine I 2R @4" Deck PCV Living 106 FF 9.13' II II III III III II III I II II III I II II III FAU 00111 ULLJU O I I Storage Storage — 2R @6.5' IY61M 4-2" 2 A.400 Louver structure Scale: 1/4" = 1'-0" 31? C W (h �I I - I � (E) Line of buildable area Property Line • All dimensions are to be to the finished face or centerline of the partition U.N.O. • G.C. to layout (in paint) the locations of all partitions, doors, lighting, ceiling elements, sprinklers, switches, dimmers, thermostats, power & comm. outlets, millwork and furniture for approval by the Architect prior to construction. • It is the responsibility of the contractor to bring to the attention of the Architect any field conditions that do not allow construction or installation as drawn. • Do not scale drawings. Dimensions as indicated take precedent over drawings. • Provide continuous metal backing for reinforcing of walls to hang millwork, furniture shelving or cabinetry. • Provide millwork shop drawings for Architect's approval. Millwork to comply with the recommendations of the Woodwork Institute of California (WIC). • Any door hardware associated with millworker provided doors is to be ordered by the millworker. • G.C. to provide full-time superintendents' supervision on the project. • At bathroom accessories, such as grab bars, towel bars, soap dishes, etc. on or within walls shall be sealed against moisture. Provide backing as required. • Avoid cut tiles and brick. Layout to consider final requirement, adjust as necessary. Notify Architect of changes. 2 1 General Notes New Wall New 1 Hour Fire Rated Wall �^ New Board -form concrete wall 3 First Level Plan Scale: l/4"=1'-0" Legend La rc h i t(E ti LAIDLAW SCHULTZ PROJECT Streiff 488 62nd Street Newport Beach, CA 92663 DRAWING DESCRIPTION Floor Plans DATE ISSUE/REVISION REVIEW 05.22.2017 Owner Meeting CNS 09.01.2017 NB City Submittal CNS 10.09.2017 NB City Resub CNS • 1) ACGV��JG 14. SRH SHEET NO. v Q -P G�� C)A All drawings and written material appearing V C-22287 ra herein constitute original and unpublished work of the architect and may not be duplicated, used or disclosed without the NT March -2019 Q written consent of Laidlaw Schultz Architects. RENEWAL �� 3111 Second Avenue F F0 Corona del Mar, CA 92625-2322 OF C A�� (949)645-9982 Fax: (949)645-9554 www.LSarchitects.com 2 5'-2" — ------------------------------------------------- I I I I I , I I I r 76.75 s.f. ------- � 1 'il I I I I I I I I I I I I I ------ I I I I I I I I I I ..I L .. ------ III it II II ------------------- ------ -------- i I I I I I I I ° I I I I':4a I I I � it I I I I I I II II I L----------------------- 11 --------------- ---------------. Li _---------- ----JJ --- --- ------------------------------- -----------J 3 Second Level Plan - Open Volume Scale: 1/4"= 1'-0" I - - - - - I I ---------------- I I I I Ll II I I I IL J I � I I o I I I ' I ' I III II I II II ' II II II II I II �, _ I I � I I III i II II II „ 179.05 s.f. III III I I I I I I I � I I -- Line of buildable area Open Volume Area (Min.S'x5'x7.5'H) L----- 34'-7%" Property Line 2 First Floor Plan - Open Volume Scale: 1/4"= 1'-0" Legend LSarchitects LAIDLAW SCHULTZ PROJECT Streiff 488 62nd Street Newport Beach, CA 92663 DRAWING DESCRIPTION Floor Plan Open Volume Overlays DATE ISSUE/REVISION REVIEW 05.22.2017 Owner Meeting CNS 09.01.2017 NB City Submittal CNS 10.09.2017 NB City Resub CNS • /USED N. SC s�H Tt" v �P Ldr n� Q C-22287 U1 March -2019 IT OFRENEWALCAO � SHEET NO. All drawings and written material appearing herein constitute original and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of Laidlaw Schultz Architects. 3111 Second Avenue Corona del Mar, CA 92625-2322 (949)645-9982 Fax: (949) 645-9554 www.LSarchitects.com ?0 4'-11" 54'-U' 9'-5" 0 3'-7X" 2'-11" le 01 - % - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - I I I I I I I I I I I I I II II I I I 1 I II N i11 � I I I II I I I I - 7 I I 7 I P ------ O - oEco 6-i�-- ------ O Oli 1 ------ ------ L,J I III , i �I i 1i I� II 1 II II I I ------ ---- ----- L - 6'-1 lj' ------------------ ------ I I I I I --- ------ A ---- A L m I I I 1 g II 1 I I I 11'_9Y" C ENI O LO 11 Olico - 1I n I I 1 I 117 O 11 r I I I II II I I II II 1 ------------- 1L==L 41" 13'_9" 28'-9" 4'-2" 01 q 0 - - 13,_91' _ - 6 6 - - - - - - - - - - - - - 10 1 97 First Level - Garage 8'-3" 1 .83 sf 2 168.09 sf 3 4.12 sf 4 6.49 sf 5 145.23 sf 6 29.25 sf 7 39.43 sf 8 6.87 sf 9 44.24 sf Total 444.55 sf First Level - Living `n A 5.00 sf B 6.60 sf C 46.59 sf D 61.49 sf E 2.77 sf F 35.66 sf G 10.67 sf H 84.05 sf J 35.57 sf K 616.61 sf L 339.53 sf 01 M 113.25 sf 10 N 23.20 sf Total 1380.99 sf Second Level - Living A 32.35 sf B 4.72 sf u0000 C 26.45 sf D 77.92 sf D E -(58.79) sf F 1083.64 sf G 188.77 sf uuLWw1 u uuuu H 71.27 sf J 227.46 sf K 22.61 sf L 12.32 sf L Total 1688.72 sf Second Level - Deck 1 71.96 sf 2 45.05 sf Total 117.01 sf 2 Third Floor Plan - Area Calc Scale: 1/4"=1'-0" 1 Area Calculations 8 1 '-5" 1 I � I 1 s I N I 0 11 11 I I 1 i. 4 C i i 1i LO L S I 5 � 5'-8" 5'-9" I 3 4 a E N I O I I I I I• I I I I I I I I I I nll I � I I I _ III II 111111111 1 I I i C "' nluuuu111 nl u o 1101n I � I I I � III II II II II III I I I III II II II II III 1 1 I I I I I I I I I I I I I I I I I I I I _ -7" 5-0 6-5 7-4 7-10' M I N K 1 I 1 I 1 1 I L nnnn nnnn lump nnnn III II III III II III 12-11 I architects LAIDLAW SCHULTZ P RaFcr Streiff 488 62nd Street Newport Beach, CA 92663 DRAWING DESCRIPTION Area Calculations DATE ISSUEIREVISION REVIEW 05.22.2017 Owner Meeting CNS 09.01.2017 NB City Submittal CNS 10.09.2017 NB City Resub CNS • DRL'h,/T SHEET NO. G �G N. SDH F v Q -P All drawings and written material appearing C-22287 � herein constitute original and unpublished work of the architect and may not be duplicated, used or disclosed without the N,A March -2019 �Q writCorona del Mar, CA ten consent of Laidlaw Schulz Architects. '9T RENEWAL 3111 Second Avenue � OF' (949) 645-9982 Fax: (949) 645 -9554 www.LSarchitects.com 20 oo 6'-2" 19'-7" 01 / rl \ rl \ \ II \ II I I i I i I II Iii I O II E 2'Ll v L----------------- — -- --- --- `� C 0 F- - - co 0 o — o — o — Third Level: Living 2- 2 n n n n A 13.19 sf ————————— — — — — ——— — — — — — — — — — — — — ---- --------------\ ----- B 127.99 sf o -- o — o — o C 33.96 sf o© % % D 100.41 sf /'I I P1 J E .1sf F 10.133sf G 8.48 sf Total 294.32 sf Third Level: Deck 1 50.67 sf 2 216.90 sf Total 267.57 sf 2 Third Floor Plan - Area Calc Scale: 1/4 V-0" 1 Area Calculations LSarchitects LAIDLAW SCHULTZ PRalEcr Streiff 488 62nd Street Newport Beach, CA 92663 DRAWING DESCRIPTION Third Level Area Calculations DATE ISSUEIREVISION REVIEW 05.22.2017 Owner Meeting CNS 09.01.2017 NB City Submittal CNS 10.09.2017 NB City Resub CNS • `71 A.202h <�S�-DRLh/T SHEET NO. N. S G 'G DH F v � Q -P Gtr � All drawings and written material appearing rlC-2228% tJ herein constitute original and unpublished work of the architect and may not be duplicated, used or disclosed without the N,A March -2019 written consent of Laidlaw Schultz Architects. '9T RENEWAL �� 3111 Second Avenue Corona del Mar, CA 92625-2322 OF 5,61", (949) 645-9982 Fax: (949) 645-9554 www.LSarchitects.com 21 2 0 Ridge (max roof height) Elev. +38.00' Parapet (max flat roof heigl Elev. +33.00' Roof Deck Level Elev. +28.63' Wood Louv Board -form COncrE Wood Sidil Ptd. Steel Louv Second Level Lower Elev. +19.63' Ptd. Steel doors and windows, t} Ptd. Wood Sidil First Level Upper Elev. +9.79' First Level Lower Elev. +9.13' 9.0 NAVD88 Elev. +9.00' 0 Garage. +7.17' Southern Elevation Western Elevation 0 Ridge (max roof height) _ Elev. +38.00' Parapet (max flat roof height) Elev. +33.00' Roof Deck Level Elev. +28.63' Wood Trellis Sliding Glass Doors +42" Ptd. Steel Guardrail Second Level Lower Elev. +19.63' Ptd. Wood Siding Wood Garage Doors First Level Upper Elev. +9.79' First Level Lower Elev. +9.13' 9.0 NAVD88 _ Elev. +9.00' Garage _ Elev. +7.17' Standing Seam Mtl. Roof Smooth Steel Troweled Plaster Ptd. Steel Structure to support Louvers Board -formed Concrete Ptd. Steel Trim Ptd. Steel Louver Ptd. Wood Siding Ptd. Steel Stacking Doors Fountain Height Certification Required Scale: 1/4" = 1'-0" Standing Seam Mtl. Roof Wood Siding Ptd. steel doors and windows, typ. Board -formed concrete Ptd. Steel Louver (N) Smooth Steel troweled plaster site wall Pin Mounted Street Address Size: 7" Font: Century Gothic Finish: Black Anodized Alum. Height Certification Required Scale: 1/4" = 1'-0" LSa rch itects LAIDLAW SCHULTZ PROJECI Streiff 488 62nd Street Newport Beach, CA 92663 DRAWING DESCRIPTION Exterior Elevations DATE ISSUE/REVISION REVIEW 05.22.2017 Owner Meeting CNS 09.01.2017 NB City Submittal CNS 10.09.2017 NB City Resub CNS /SSD N SAH Tc^ C-22287 k arch-2019 �*REN ALOF SHEET NO. All drawings and written material appearing herein constitute original and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of Laidlaw Schultz Architects. 3111 Second Avenue Corona del Mar, CA 92625-2322 (949)645-9982 Fax: (949) 645-9554 www.LSarchitects.com O Ridge (max roof height) _ Elev. +38.00' Parapet (max flat roof height) Elev. +33.00' Brick Planter Roof Deck Level _ Elev. +28.63' Wood Louver 42" Ptd. Steel Guardrail Second Level Lower _ Elev. +19.63' Ptd. Steel Trim First Level Upper Elev. +9.79' First Level Lower Elev. +9.13' `0 9.0 NAVD88 Elev. +9.00' Garage Elev. +7.17' Standing Seam Mtl. Roof Smooth Steel Troweled Plaster Wood Trellis Ptd. Steel Guardrail Ptd. Steel Eyebrow Ptd. Wood Siding Open volume for trash/recylcing Height Certification Required 2 1 Northern Elevation Scale: 1/4"= 1'-0" Ridge (max roof height) _ Elev. +38.00' 12 3 r- 12 ----1 3 Standing Seam Mtl. Roof Parapet (max flat roof height) / \ \ Smooth Steel Troweled Elev. +33.00' ° Plaster Brick Planter a o e Ptd. Wood Siding Roof Deck Level Elev. +28.63' a ° Q Wood Trellis Q a a - a Board -formed Concrete a E � E Second Level Lower _ Elev. +19.63' Brick siding (N) Smooth Steel Troweled Plaster Site Wall First Level Upper Elev. +9.79' First Level Lower Elev. +9.13' 9.0 NAVD88 _ Elev. +9.00' 0 Garage _ Elev. +7.17' 1 1 Eastern Elevation PL 2'-8" L 2'-6" PL +42" Ptd. Steel Guardrail Ptd. Steel Trim Sliding Glass Doors Height Certification Required Scale: 1/4" = 1'-0" LSarchitects LAIDLAW SCHULTZ PROJECT Streiff 488 62nd Street Newport Beach, CA 92663 DRAWING DESCRIPTION Exterior Elevations DATE ISSUE/REVISION REVIEW 05.22.2017 Owner Meeting CNS 09.01.2017 NB City Submittal CNS 10.09.2017 NB City Resub CNS o Gyvk� `G N. SC Soh �F, e" Clk ll C-22287 N9r�OF CA��Q RENEWAL � SHEET NO. All drawings and written material appearing herein constitute original and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of Laidlaw Schultz Architects. 3111 Second Avenue Corona del Mar, CA 92625-2322 (949)645-9982 Fax: (949) 645-9554 www.LSarchitects.com 23