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HomeMy WebLinkAbout02_McDonough Residence Coastal Development Permit_PA2017-105COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 949-644-3200 www. newoortbeachca.00v CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT September 14, 2017 Agenda Item No. 2 SUBJECT: McDonough Residence CDP (PA2017-105) SITE LOCATION: 350 Buena Vista Boulevard Coastal Development Permit No. CD2017-047 APPLICANT: Brion Jeannette Architecture OWNER: Paul and Carolyn McDonough PLANNER: Benjamin M. Zdeba, AICP, Associate Planner 949-644-3253, bzdeba @newportbeachca.00v GENERAL PLAN/ZONING DISTRICT • General Plan: Single -Unit Residential Detached (RS -D) • Zoning District: Single -Unit Residential (R-1) • Coastal Land Use Category: Single -Unit Residential Detached (RSD -C) • Coastal Zoning District: Single -Unit Residential (R-1) PROJECT SUMMARY A request for a coastal development permit (CDP) to allow the remodel and expansion of an existing 3,446 -square -foot, two-story, single-family residence. The applicant proposes to add 499 square feet of livable area in conjunction with the construction of a 450 -square - foot garage within the existing building footprint. There will be limited site work and no new landscaping. The project will comply 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 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 1 McDonough Residence Coastal Zoning Administrator, Development Permit September 14, 2017 Page 2 3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. CD2017-047 (Attachment No. ZA 1). DISCUSSION Land Use and Development Standards The subject property is located in the R-1 Coastal Zoning District, which provides for single -unit residential development and is consistent with the City's Coastal Land Use Plan, General Plan and Zoning Code. 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 a legal lot developed with a two-story, single-family residence. 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 because the project complies with all development standards. The scope of work for the project includes an interior remodel and additions on the first and second floors. The first floor addition is 195 square feet of livable area and a 450 -square -foot garage where a two -car carport exists today. The second floor addition is 304 square feet of livable area. All additions are occurring within the same footprint as the existing structure. Modification Permit No. MD429 was issued in 1971, to allow encroachments into the required setbacks for the property (Attachment No. ZA 3). A single-family residence was constructed in 1972, consistent with the approved setbacks. The proposed project conforms to the setbacks approved through MD429 and does not negatively affect the spirit and intent of the original approval. • The remodeled single-family residence and proposed addition will conform to all applicable development standards, including floor area limit, setbacks as modified, height, and off-street parking illustrated in Table 1 below. ' Reflects the approval of Modification Permit No. MD429 issued in 1971. TmpIC 01/12/17 Table 1 — Development Standards Development Standard Requirement Pro osed Setbacks min. Front 9 feet 9 feet Sides 4 feet 4 feet Rear 10 feet 4 feet, MD429 ' 4 feet Allowable Floor Area 4,978 square feet 4,395 square feet Allowable 31 Floor Area 373.35 square feet None Open Volume Area 373.35 square feet TBD(Applicant addressin Parking 2 spaces within a garage 2 spaces within a garage Height 24 feet flat/29 feet sloped Approximately 28 feet sloped ' Reflects the approval of Modification Permit No. MD429 issued in 1971. TmpIC 01/12/17 McDonough Residence Coastal Development Permit Zoning Administrator, September 14, 2017 Page 3 TF. EMN&I • The finished floor elevation of habitable portions of the existing residence is 9.73 feet (NAVD 88), which complies with the minimum 9.00 feet (NAVD88) elevation required for new structures by the Zoning Code and Local Coastal Program. Adaptive waterproofing up to 10.23 feet (NAVD 88) could be added by way of a six-inch curb and temporary barriers for doors. A Coastal Hazards Analysis for properties located approximately 300 feet southwest at 320 and 322 Buena Vista Boulevard indicated a maximum sea level rise of 4.5 feet to 11.7 feet (NAVD88) by 2092, but concludes it is very unlikely that any type of wake or wave will reach the properties even with a 4.5 -foot sea level rise. The structures at 320 and 322 Buena Vista Boulevard maintained a finished floor elevation of 9.9 feet (NAVD 88). The existing residence on the subject property has a comparable finished floor at 9.73 feet (NAVD 88), which will remain unaffected as part of this project. Given the finished floor elevation and the capability to add a six-inch curb, the site should be protected for the economic life of the building (assumed to be 75 years) using the minimum anticipated sea level rise projections. • 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 • Although the property is located within 100 feet of the bay, alterations to the existing development would occur primarily on the upper levels and minimal site work is proposed. There is no proposed change in grading or drainage, nor increase in impermeable surface area onsite. In addition, the development, as proposed and as conditioned, incorporates design features to minimize the effect of construction and post -construction activities on the marine environment. These design features include, but are not limited to, one or more of the following: the appropriate management of equipment and construction materials, reducing runoff through the use of permeable surfaces, and the use of post -construction best management practices to minimize the project's adverse impact on coastal water. Tmp1[: 01/17/17 3 McDonough Residence Coastal Development Permit Zoning Administrator, September 14, 2017 Page 4 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 because: 1. Vertical access to the bay front is available immediately east of the site at the Lindo Avenue street end where there is a small public beach with access to the water. 2. The public beach is also the start of a six -foot -wide public sidewalk providing lateral access and views of the bay along the bay front in front of the project site. The sidewalk is located within a 10 -foot -wide right-of-way that would allow for future widening and maintenance. 3. The property is subject to Restrictive Covenant Agreements limiting the height of improvements and landscaping within previously vacated right-of-way bayward of the public sidewalk to maintain views of the bay. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. This exemption includes addition of up to 10,000 square feet where public services and utilities are available and the area is not considered environmentally sensitive. The proposed project is an addition of less than 10,000 square feet to an existing two -unit residence in a developed neighborhood and is not within an environmentally sensitive area. 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. 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 Tmpl[: 01/12217 4 McDonough Residence Coastal Development Permit Zoning Administrator, September 14, 2017 Page 5 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: 14 J-A(J-- B- i Z eba, AICP A sociate ner JWC/bmz Attachments Tmp1[: 01/12217 ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Modification Permit No. MD429 ZA 4 Applicant's Project Description and Justification ZA 5 Project Plans S 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. CD2017-047 AUTHORIZING A REMODEL AND ADDITION TO AN EXISTING SINGLE-FAMILY RESIDENCE LOCATED AT 350 BUENA VISTA BOULEVARD (PA2017-105) 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 on behalf of Paul and Carolyn McDonough, Property Owners, with respect to property located at 350 Buena Vista Boulevard, requesting approval of a coastal development permit. 2. The property is legally described as Lot 146 of the Subdivision of Block A East Newport. 3. The Applicant requests approval of a coastal development permit (CDP) to allow the remodel and expansion of an existing 3,446 -square -foot, single-family residence. The applicant proposes to add 499 square feet of livable area in conjunction with the construction of a 450 -square -foot garage within the existing footprint. There will be no new landscaping and limited site work. The project will comply with all applicable development standards and no deviations are requested. 4. The subject property is located within the Single -Unit Residential (R-1) Zoning District and the General Plan Land Use Element category is Single -Unit Residential Detached (RS -D). 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Single -Unit Residential (10.0 —19.99 DU/AC) (RSD -C) and the Coastal Zoning District is Single -Unit Residential (R-1). 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. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15301, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 1 (Existing Facilities). 2. Class 1 exempts additions of up to 10,000 square feet to existing structures where public services and utilities are available and the area is not considered environmentally 7 Zoning Administrator Resolution No. ZA2017-### Paqe 2 of 7 sensitive. The proposed project is an addition of less than 10,000 square feet to an existing single-family residence in a developed neighborhood and is not within an environmentally sensitive area. 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 will comply with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. Is a. The maximum floor area limitation is 4,978 square feet and the proposed floor area is 4,395 square feet. b. The proposed development complies with the minimum required setbacks as modified by Modification Permit No, MD429, which are 9 feet along the front property line, 4 feet along each side property line and 4 feet along the rear property line abutting the neighboring property at 342 Buena Vista Boulevard. The highest guardrail is no more than 24 feet from established grade and the highest ridge is no more than 29 feet from established grade, which complies with the maximum height requirements. The project includes a proposed two -car garage, complying with the minimum requirement for single -unit residential developments totaling less than 4,000 square feet in livable area. 2. The neighborhood is predominantly developed with two- and three-story single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. 3. The finished floor elevation of habitable portions of the existing residence is 9.73 feet (NAVD 88), which complies with the minimum 9.00 feet (NAVD88) elevation required for new structures by the Zoning Code and Local Coastal Program. Adaptive waterproofing up to 10.23 feet (NAVD 88) could be added by way of a six-inch curb and temporary barriers for doors. A Coastal Hazards Analysis for properties located approximately 300 feet southwest at 320 and 322 Buena Vista Boulevard indicated a maximum sea level rise of 4.5 feet to 11.7 feet (NAVD88) by 2092, but concludes it is very unlikely that any 06-02-2017 8 Zoning Administrator Resolution No. ZA2017-### Paqe 3 of 7 type of wake or wave will reach the properties even with a 4.5 -foot sea level rise. The structures at 320 and 322 Buena Vista Boulevard maintained a finished floor elevation of 9.9 feet (NAVD 88). The existing residence on the subject property has a comparable finished floor at 9.73 feet (NAVD 88), which will remain unaffected as part of this project. Given the finished floor elevation and the capability to add a six-inch curb, the site should be protected for the economic life of the building (assumed to be 75 years) using the minimum anticipated sea level rise projections. 4. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 5. Although the project is located within 100 feet of the bay, there is minimal site work proposed and therefore no changes to the grading or drainage onsite. 6. There is no landscaping proposed as a part of this project. 7. The property is not located near designated public view points or coastal view roads and will not impact public coastal views. MW 8. Although the property is located within 100 feet of the bay, alterations to the existing development would occur primarily on the upper levels and minimal site work is proposed. There is no proposed change in grading or drainage, nor increase in impermeable surface area onsite. In addition, the development, as proposed and as conditioned, incorporates design features to minimize the effect of construction and post -construction activities on the marine environment. These design features include, but are not limited to, one or more of the following: the appropriate management of equipment and construction materials, reducing runoff through the use of permeable surfaces, and the use of post -construction best management practices to minimize the project's adverse impact on coastal water. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: The 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 because: 06-02-2017 9 Zoning Administrator Resolution No. ZA2017-### Paqe 4 of 7 1. Vertical access to the bay front is available immediately east of the site at the Lindo Avenue street end where there is a small public beach with access to the water. 2. The public beach is also the start of a six -foot -wide public sidewalk providing lateral access and views of the bay along the bay front in front of the project site. The sidewalk is located within a 10 -foot -wide right-of-way that would allow for future widening and maintenance. 3. The property is subject to Restrictive Covenant Agreements limiting the height of improvements and landscaping within previously vacated right-of-way bayward of the public sidewalk to maintain views of the bay. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-047, 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 follohng 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 06-02-2017 10 Zoning Administrator Resolution No. ZA2017-### Paqe 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. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new Coastal Development Permit. 3. Coastal Development Permit No. CD2017-047 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. 4. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 5. 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 improvement in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. X IRO* 6. Prior to the issuance of building permits, 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. 7. Prior to the issuance of building permits, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. 8. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 9. Prior to the issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development file. The plans shall be identical to those approved by all City 06-02-2017 22 Zoning Administrator Resolution No. ZA2017-### Paqe 6 of 7 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. 10. Prior to the issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 11. If landscaping is proposed, the applicant shall submit a final landscape and irrigation plan consistent with Implementation Plan Section 21.30.075 prior to the issuance of building permits. These plans shall incorporate drought tolerant planting, non-invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 12. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as a part of regular maintenance. 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. 18. 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). 06-02-2017 12 Zoning Administrator Resolution No. ZA2017-### Paqe 7 of 7 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 McDonough Residence Coastal Development Permit including, but not limited to, Coastal Development Permit No. CD2017-047 (PA2017-105). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attomeys' fees, and damages, which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 06-02-2017 i3 Attachment No. ZA 2 Vicinity Map 14 15 Attachment No. ZA 3 Modification Permit No. MD429 1( MODIFICATION4 CITY OF NEWPOR Department of 3300 Ne*port R Phone -( 71*) 6 Applicant (pr Mailing Addres, I'ropert„4 _Own'er Mai 1 i ng' Addres Address of Pro; Request: UX -fie' T- Present Use Legal Desc.ri)Stf Lot 146 a j the . aai CoWay �U k � atiacet&xema ,p T}44. urea (Record ownatr of XXXXXXXXXXXXXXX) Date Filed Fee Paid Date Posted Nearing Date Action APPROVE encroachments on Edgewater No41.`. F.e+s $35.00_ E _ Phone 673-4690 � g .Ca 92661 Phone. 673-4680 . . +.tgnp� c&, s" P_-" 92661 3 A?664 # `, ", a S h, Cati6. 92661 e€ 'Aarasue ide _ zone R-1 if -4, "i4ng, attach sheet) a ciz theCig aupas;each, ' P rz dpi EQoh 4, Page. 51, 96:, R' a o� as td, Coutfj. „" to rttseadh, Cat. 673-4690 x, Phone Date /;L-�a r"a/ ,. J(XXX11 XXX<XXXXXXXXXXXXXXXXXXXXXXXXXXX , ON LY< "?.< ppeal.F1led ear i n g .�t1a`t e ct,on . tion t149""`t' there shall be no red nine foot yard setback `fRVL3Y ��. F 1t � � r 1� IR z9 Attachment No. ZA 4 Applicant's Project Description and Justification 20 Brion Jeannette Architecture May 22, 2017 Attn: Ben Zdeba City of Newport Beach Community Development Department 100 Civic Center Drive Newport Beach, CA 92660 Dear Ben, We are pleased to submit the plans and supporting documents for the Coastal Development Permit of the McDonough Residence located at 350 Buena Vista, Newport Beach CA. The proposed project is a remodel / addition to an existing 2 story home with subterranean basement. The existing two car carport will be converted into a two car garage. The addition includes 556. sq. ft. livable space and 453. Sq. ft. of garage, totaling 1,009. sq. ft. The existing structure is 3,484 sq. ft. The new enclosed entry is located in the middle of the building from Buena Vista and the location of the garage addition is contained within the existing building footprint. Title 20 Planning and Zoning: Pursuant to Section 20.52.080 F of the Newport Beach Municipal Code this addition complies with the R- 1 zoning district, is compatible and harmonious with the original structure, does not impact the safety of pedestrian or vehicular access in any way, protects significant views from public right-of-way, and has no negative impact on general welfare of persons residing or working in the neighborhood of the proposed development. Title 21 Local Coastal Program Implementation Plan: Pursuant to Section 21.52.015 F of the Newport Beach Municipal Code this project conforms to all sections of the certified Local Coastal Program. In addition, the existing site conforms with public access and public recreation policies with existing public access roads and sidewalks. Sincerely, Brion S. Jeann tte Ikh Architect, AIA 470 Old Newport Blvd Newport Beach, CA 92663 . T: 949.645.5854 F: 949.645.5983 Members AIA NCARB . USGBC . www.CustomArchitecture.com Energy Conscious Design 22 Attachment No. ZA 5 Project Plans 22 0 (8 44� --------------------------------- CONC CONC. c c�"_ CONC. S UENA VSTA BLVD, 12-0 P F CONS. tiF GRAVEL CB, C7 FS ''I ti� SFS P �� M / BERM PER cODETAIL/A-I 1 CONC. _______________ A P aF 1' CONC CONC CONC F CONC, -------------------------------------------------- CONC S CONC CONC. �Z�S CNN o � STEP ��/ CONS. P yile[" 0 P CONC. cs� rn lr �EXISTI.NG LANDSGAPIN6 ��� 70ZZ/ 'EMAIN, NO NEW l NDSG AP NG4PR0� OSEl, WOVEN FABRIG GRAVEL BAG \ FILLED WITH COARSE SAND ui coIL- P � �< Oj CONC co n co 9 [11w / ST. LIGHT CONC (6 97 L D m CONC. � 4m ,� ' TYP. 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(y- o MOD. 42q ENGROAGHMENT -" P �o F'Y�� �n CB -41 PER MOD. 505 b ®�S p CONC ti� 6 I NGH REAR L o -'i _,�c ' �2 ° # O: �� ,. YARD o ENCROAGHMENT o �I� �1`' •� �. GOA # PER MOD. 505 o „r . B2 •.00 �� CONC cN \ P V) GO 6D 2F L, Iz CONC co vQ o < < F� ®' Ln # � 0 0 �� bG IV_®�� # / CNNC. c-Nc o ,' ®• 100 O S LD _ Lo -�S� ®ii GONG GOOD x 11 PA IN ` �o F OG® �0 L� V)i SPA --EE V S covc � ° CONC. _ n N �22 �� GONG' GOOG. X �O Lti3 C a� ONC, •®° J CONC. / O ---/OC - - ------------ E ON BOX G X AC i ------------------- ------------ , FS vi CONC XNC. `� 3� CONC. ��o o GONG ao m �� CONC No —1------------------------------------------- L,-Jo 1C. BUENA VA V STA c'ONo S 3 0 C, Ac / , o U / AC GONG' m SANDBAGS, T -1-P. TYPI ELEVATION n � , .ir- s � Ac FS 2� �' , SITE PLAN AC SCALE: 1/8" = I' - 0" CONSULTANTS SURVEYOR RDM SURVEYING INC. 25016 LAKE FOREST DRIVE #A 409 LACUNA HILLS, CA 92655 (949) 858-2924 LEGAL CANER PAUL $ GAROLYN MCDONOUGH 550 BUENA VISTA NEWPORT BEACH, CA, 92661 CONTACT: BRION JEANNETTE ARCHITECTURE (949) 645-5854 LEGAL 17ESCRIP7I0N PROJECT In: LOT 146 A. P. NUMBER 048-031-56 AREA: BALBOA PENINSULA CITY: NEWPORT BEACH COUNTY: ORANGE SCOPE OP ACRK ADDITION � REMODEL TO EXISTING SINGLE FAMILY RESIDENGE. GONVERT EXISTING TWO GAR GARPORT INTO TWO GAR ENCLOSED GARAGE. NOTE: BRION S. JEANNETTE IS THETHE REGISTERED DESIGN PROFESSIONAL IN RESPONSIBLE GHARGE SHALL BE RESPONSIBLE FOR REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BY OTHERS, INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS, FOR GOMPATIBILITY WITH THE DES16N OF THE BUILDING. *DO NOT SCALE DRAWINGS 1;)r=51 GN 17ATA CITY: ZONE: SETBACKS: FRONT: REAR: SIDE: MAXIMUM HEIGHT: NEWPORT BEACH R-1 9'-OII 4'-0'1 4'-0" 24'/29' SOUARE FOOTAGE CALCS. LOT SIZE: 5,945 S.F. BUILDABLE AREA F R.: 2,489 2 S.F. MAX. BUILDABLE (2X) 4,9'18 S.F. EXISTING: ADDITION: TOTAL: FIRST FLOOR: 1,5"10 S.F. 195 S.F. 1,'165 S.F SECOND FLOOR: 1,876 S.F. 304 S.F. 2,150 S.F TOTAL LIVABLE: 5,446 S.F. 499 S.F. 5,945 S.F GARAGE: O S.F. 450 S.F. 450 S.F SHEET I N1;�EX A -I TITLE SHEET, SITE PLAN, 8 INFORMATION A-2 AS-BUILT/DEMO FIRST FLOOR PLAN A-5 AS-BUILT/DEMO SECOND FLOOR PLAN A-4 AS-BUILT/DEMO ROOF PLAN A-5 BASEMENT PLAN A-6 FIRST FLOOR PLAN A—i SECOND FLOOR PLAN A-5 EXTERIOR ELEVATIONS A-9 EXTERIOR ELEVATIONS A-10 ROOF PLAN BF -I FIRST FLOOR 50. FOOTAGE OVERLAY SF -2 SECOND FLOOR 50. FOOTAGE OVERLAY VICINITY MAP SITE: 350 BUENA VISTA m �o �Z o w� s oa o� og }^LLz a og0 �Qo Qao ' �K QaF> J L f 3s� LLg� fQa J � LL =o j O WW Z Qo� W 3 z m �Wm z�ao pz x � W a<� moa oZ~ f og� m dz� O N Qac Q�FL ziQ WO �a rc � �Q= s -u V z WE0 z� a wai o � w=� m oz� J ga�QLr) � LL �Q x0 O u Zoo N 0a z g u a w Asa Qz 25 iLLaO � Ojp,N zr�g aU C � O s��LL00 v U] AST_ ILL 4, IMM T zm :3ta M O M O O i7 K pmNJ v z N v nn ll P W� a P x � o U � � o P 0 _ P O z U Z ou Q ` } �w • L } U Q o . U o m u t z a Z g � ? w m O o m 0 t a z a 0 O IL IIIJ I" T_ r t—m .t— V1 Date: Revision: Revision: Revision: Revision: Revl5lan: Job No: 16-041 S .0 ARC 5.JEq/v,y/J J ro C8012 m REN. 4/1q F0F CAS �F 2s o I LATTICE TO — BE REMOVED \� OF -hI IIII- `Y� �I— � I I I I I I I IIII I I I I 4 I I I I I I I 111 ---------i s STORAGE i I � I I "• EL ❑ ❑ ❑ / - = 1 5TORA6E TO BE REMOVED UF-------------- -$—) I I - I (E) CONCRETE CURB TO BE 5AWCUT I kN I (E) CONCRETE STEP In TO BE REMOVED I I I I I I DUMB WA 1 TE (E) BEDROOM 3 -- NO CHANGE I L ELEG. c METER 6l� 0 1 I I / / UP / ' I / V I ' I � / / / / AS—BUIL7/17EMC I I RST lLOOR FLAN CARPORT 1�O L TO FINISHH MATERIAL (SIDING) DEMO PORTION FAU OF WALL RON GATE TO 3E REMOVED (E) 1.11' / / e / UP / DEMO PORTION OF STAIRS FOR NEW GARAGE DRIVE APPROACH (E) BLOCK - PROTECT IN A�0' PLACE <Y C D III ° SII TUB \ � II \ J (E) BATH I \ 0 \ \ EV (E) STUDY/BEDROOM I \ NO CHAN6E DN .00 / I I / / (E) REFRESHMENT BAR / NO CHAN6E / / / / / / / / / / / / / AS -BUILT/ DEMO WALL LEGEND PrEMOL I TI ON NOTES EXISTING WALL TO REMAIN EXISTING WALL TO BE REMOVED EXISTING ROOF TO BE REMOVED I. SEE GENERAL NOTES FOR ADDITIONAL INFORMATION. 2. ASBESTOS REMOVAL MUST BE CARRIED OUT AS GU5TOMARY. CONTACT CHARLES JACK50N TESTING $ ABATEMENT @ (a4a) 722-6446 FOR NECE55ARY WORK. 5. REMOVE ALL EXISTING FIXTURES, UTILITIES, FINISHES, GAP OFF UTILITIES FOR 5AFETT' OF WORKERS. CONSULT W/ OWNER REGARDING THE 5ALVA6E OF ALL ITEMS 4. SEE ELECTRICAL PLANS FOR ADDITIONAL NOTES. 5. 5EE NEW FLOOR PLAN FOR ADDITIONAL NOTES. 6. SEE 51TE PLAN FOR ADDITIONAL NOTES. Rr=GYGL I NG NOTES UPON APPROVAL OF OWNER, CONTACT THE REUSE PEOPLE OF CALIFORNIA TO RECYCLE EXISTING WINDOWS, DOORS, FIXTURES AND LUMBER. PHONE: (baa) 5aa-a4a0 Ll INTERIOR 1/4" = 1' - O" m �o H �s d d U F� J O �LF Z LLR Z lI •'� ogo pp J cl QQ� Qa0 O x'jqiyyd Or�J g�} f 3s� LL �arx J m I WF Q d ice} of Z �wU } LL def0 3��pp 12 daj O Zck z�ao aiw aza �O Ozr J�O s� 61 rc o < o In �N� cl d Q J Nzd a pp N�Z d gon� N 0 a = w dam JW �j r� CLW LL IO LL � gB� 7 J z j QQ Q� wai r O Wy� N J Ja�Q� om€� O �p �ya�0 N �d z w�a�Q U w=J Q �oJQ 4Y� Z rc�d� C �arK.0 L0"D IAV 0q)T NJ NJ } < W < ILI T z tb O [a O O in pmHJ V z ro N v P X O U � � o P _ P O H UZ L u OU N w P � Z V/ L } O } U � /I\ 2- < SIJ t U < Q z t Z 3 � � ? w � w a � O O m m 0 Q m z a 0 O � O O �IL Y 00 IL Date: Revision: Revision: Revision: Revision: Revision: Job No:l6-041 0 ARC\ S, JEq� 't'�� t(` C� J ro C8012 m REN. 24 \ COLUMN DEMO PORTION ------------DEMO (E) ROOF DEMO (E) STAIRS -\ I BLW. OF DECK ---------- --------------- DECK \ -------------- ----- I I ILL---------- I \ __________, PORCH \ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I \ I I I I I I I I I I I I I I I I I I I I I OIL r - ------ti-r�--i--`-ter DECK sJ \ L ______________________ ____________________ T DEMO WALL ______ _______ I `�` _J L I r \ I I -7 r -, I I I . DN 4X14 ,T ------------- BEAM \ - --------- \ ABS/. ELEV. I�-- r- I __ _______� (E) MAaTER BEDROOM NO CHANGE \ J L1____________ _____1J_______I 11 /� v' DEMO ENTRY l4l-loll (E) ENTRY DOORS WALL (E) LIVING � � � 4X6 HEADER i / 171NING BEAM ABV. DEMO / ABINETS� �40, 1, ,r ----- I I I � I II II dop I I I I L__ __J I I I DEMO 40, GAB 1 NET5 (E) KITCHEN O �' I NO CHANGE DUMBWAITER LD N 0 / (E) BATHROOM NO CHANGE / o R/F dop i UP NO CHANGE 40, oa (E) PANTRY . NO CHANGE .0001� I �• I ' / NO CHANGE / I / I / � I / i I � I � / i A5 -5U I LT/17EMO SEGON17 FLOOR PLAN INTERIORE AST 1L� � 11J T z 0 O in pmHJ v 7— ro N V P P x 0 U v I o P 0 F o z U z o° P � Z L }O N } U E ° t U ' m m Q t z Z 3 � a z Q � w � w a � O O _ m L o 0 m t Q z a 0 v ^1u UL \ A HIL �Q 3 Z O Date: Revision: Revision: Revision: Revision: Revision: Job No: 16-041 0 ARC\ S. JEq/ y/J \pr' 'i'�c� 0- J co C8012 m REN. Q N�T O�� FBF c 0<< 215 AS—BU I L.7/I:�E140 ROOT FLAN m �o w �s d d U F� J O �LF Z LLR Z lI •'� ogo QQ� Qa0 �d� .Q �mf } I 3sof DoT ag= U Q N�� m I WF Q d ice} of ♦il z �wU } LL d0 3��pp ck 12 daj O zQi zK0 NQ;w Q N J aza �0 Ozr J�O sN N WNck O Nd Q � J Nzd IL a WRpp W d p�W N 0 Qac JW �j r� IAV Oq)T NJ NJ } < W < ILI T z tb O [a O O in pmHJ V z N P O L UN � � o P _ P O � O Uz L u U N w P O Z V/ 2 } O , } U � /I\ o VJ c O U < 3 Q 3j z t Z 3 � (D g VJ z w a � O O O L O M m 00 0 O 3 m z O 0 O M OL IL � Q Q Date: Revision: Revision: Revision: Revision: Revision: Job No:l6-O4I ARC\ S, JEq� y/J, O J ro C8012 m REN. Q O 9J�OF j CAL� 20 I� / / I I � / / / I // I / I / I / / / / / BASEMENT IL.00R FLAN IN KEY R Oq)T 1L/ ILI T z O [a O O in pmHJ V z N v P X O UN � � o P _ P O ~ z UZ L u UU P O Z V/ L } U /I\ o VJ c � u � m z t U Z 3 � VJ z w a � O O O •L O m LJJM t O 3 m z a 0 OL N— IL O Date: Revision: Revision: Revision: Revision: Revision: Job No:l6-041 U /�O ARC\ �� S, JEq� y/J, \pa t�� t(` O J ro C8012 m REN. 4/Ici Q O PC CAL�j 27 A- - m ♦ r--------------------------- v Cfl DECK ABV. I � 22'-2" FTF II I I I I I I I I I I I I I I I 16" SEAT N ENTRYUP I5 R. © � NEW 5TUDY/ \ \ \ 20'-5' X II' -10" robl" EA. _ (E) ART NICHE cll-IOWER O BEDROOM (E) \ �\ 2EnROOM -5 m STUDY/ \ m EL(E) BEDROOM \ aL /.0 ry I ti � I ti 6.. II � II II I II I 1 I I 1 0) Nar / I 1 i I 1 00 (E) / -2 20f -O REFRESHMENT / BAR / O 6„ 2 Ci�R GARAGE /.0001� ❑ � STOR,�GE 1 I I 1 ' -� BEL6N / m 1 / I BEDROOM ,� (E) / BATH / I 00-10, NEW WALL // � / A EX 1571 NG WALL I I / / / / ti I 4 2 R57 PLOOR PLAN INK r SCALE: 1/4" = I' - O" IS m �o w �s Q a U F� J O �LF ogo pp J C, QQ� Q IL �< fa dmf g�} f 3s�LL a�x U m WF Q a ice} �=o ♦il z �ws } LL QOP ck 12 QLL� O zck z�ao Q ; W aza �zY O�O s� rc o2< WNck C, 2 Q JQ a2i)_ Nzd �Of a pp N�Z Q �ox� p�W N 0 QFC �p �j FQ Qac fl JW ti IAV O Vl T } 1L/ < ILI T z 0 in !I— pmHJ V z N P x 0 U � � o P _ P O ~ N UZ L u UU V/ L } O } U /I\ o VJ c O U < 3 Q 3j z t Z 3 � (D < Vz � w m O O O L O m m 0 Q m z a 0 OL M— N— IL O IL Date: Revision: Revision: Revision: Revision: Revision: Job No:16-041 /55. ARC\ �� S, JEq/v,10 y/J, C. J ro C8012 m REN. Q 9J�OF CAOO 0 22 I I I I I I I I I I I I I I I I I / / A- I / I / / / / / SEGON17 r-L.00R PL.AN LEGEND INTERIOR NEW WALL EXISTING WALL m �o w �s Q a U F� J O �LF Z LLR Z lI •'� ogo QQ� QLLO ez0 f � g� m f 3s� LL �wrx U Q N�� m I WF Q Q i>> K=0 ♦il z �wU } LL QO 1H Ck QLL� O zQi zK0 NQ;w Q N J aza Ozr J�O sN N WNL O cl NQ Q 2 J Nzd �Of a pp N Z Q �ox� p�W N 0 QFC �p Q�Qj FWQ 12 Qac JW �j r� Oq)T 1L/ ILI T z O [a O O in pmHJ V z W N v P X O UN � � o P _ P O ~ N Uz L u U N w P O Z V/ L } O , } U � /I\ o VJ c O U tt � 3 Q 3j z t Z 3 � VJ z w a � O O O •L O m LJJM t O 3 m z O 0 A� Z OL O V^ � V- O IL Date: Revision: Revision: Revision: Revision: Revision: Job No:l6-041 U /�O ARC\ �� S, JEq� y/J, \pa t�� t(` O J ro C8012 m REN. 4/Ici Q O PC ::�9 R _ 2ci'-O" ABV. EST. GRADE _ CITY HEIGHT LIMIT I I _ 24'-0" ABV. EST. GRADE CITY HEIGHT LIMIT I TOP OF I PLATE DINING RbOM F.F I BEDROOM 2 EXT'G F.F. = 8.54' —E57 SRA= �. L m AE57 ELEVA710N NORTH ELEVATION 55 R. EX7ER I OR r—I N I SH 5i=EG I r—I GAi I ON5: I OEXTERIOR SIDING: EXTERIOR 51DIN6 TO BE FIRE -RESISTANCE RATED JAMES HARDIE 'ARTISAN' LAP SIDING WITH SMOOTH TEXTURE AND I 7" EXPOSURE O/ (2) LAYERS TYPE 'D' BLDG. PAPER - USE TYVEK HOMEWRAPTm AT INNER LAYER. COLOR TO BE DETERMINED. CLIENT AND ARGHITEGT TO APPROVE COLOR PRIOR TO APPLICATION. I O ROOFING: I 2 ROOF TILE TO BE _ O WOOD: WOOD AT COLUMNS, FASCIA, RAKE, TRIMS, AND DECK RAIL TO MATCH EXISTING. SCALE: 1/4" = I' - O" 2G' -O" ABV. EST. GRADE CITY HEIGHT LIMIT 24'-O" ABV. EST. GRADE CITY HEIGHT LIMIT ST. GRADE =7.78' SCALE: 1/4" = 1'- 0" : qq.- � H N �aJ �za (OOw D�r r 0 s 15 U ZZdw,O wNWWO p�N~ z a J a�LL Zia ��Fpp Z QyaQ tmp r pfI N Q O zYQQ WQW C WaN J Z�J as J „oc, x 0 K WW° tli` W� �gqu)c CoQ 0 LL�im Wryer � J Z a wai D � $�O w=� w 3 Iz F Lr) �c o �ttZ€ N 0 w°ser <W o0Q N 'V aJaU C � �.0 U��Oa OO QwT Tzta � SMV - O fj O i • pm� v N P X O UN � � o P U UZ L O U U Q N } N W rn O Z �w L } O } U � o t O O ro a u < 3 ¢ 33 z t Z 7C Q < \J = FL 2a' -O" ABV. EST. GRADE CITY HEIGHT LIMIT =4o.3a' I 24'-0" ABV. EST. GRADE _C,_IT'LHEI&HT LIMIT I I T.O.FL_T. = 27.54' KITCHEN _F. F. =FE.54' BEDROOM 2 EST. GRADE =7.78' rt I I i 5U I LIQ I NG SECT I ON A 1_2g' -O" ABV. EST. GRADE CITY HEIGHT LIMIT =40.38' i 24'-0" ABV. EST. GRADE CITY HEIGHT LIMIT .FLT. ( _ EAT ROOM =F. =10.412� _ _ _ =.F =4 7a- ARAGE EST. GRADE =7.78' NORTH ELEVATION !!N win m!! ■I■ ■I■ ■It mIm ME 15'-6" NEW GARAGE ENTRY FL I I I SCALE: 1/4" = I' - O" III LJ D v I I STUDY/ = BED�OONTFF. SCALE: 1/4" = I' - O" m �o w s a m� m U a o= J O opo Qao o a2"�a $FK�u iti m� g�} f 3s� IL ag= U �Qa O � = j } Q of m� W r z �WJ Kum Ck aLLj O z uCk z� K Q � W J O Oz� F�O J a F�> N z O <I�� 9LL< M, WNO o aNa m' LL �zQ 5 a pp N�Z N QFofWp �j FQ J W r� LL U}� fpr SBa 1I�t p �m3 J_ 8a� o Or �o ww� i= «m Q �<O pM N O Lu �a z W w=g Q a�g � PO�Oy< N C Kro ° C �Z �a_IaJ C �LLzu.� s��oa m 0 V1 T to-" < IMLI T z LJa :3c O ca O 0 � a pm� V Z N P P X O UN � � o P 0 _ P O U UZ L u UU N W P O Z L } O , } U � /11 0 VJ c O U tt � 3 Q t Z 3 � VJn` g z � w w a � O O O L O y� 0 O 3 m z O 0 O O O lu {� Date: Revision: Revision: Revision: Revision: Revision: Job No:l6-041 0 ARC J\ S, J co C8012 m REN. 4/Ici Q O 9T�OF CA�\� Sl AIC IAI d/'1/1C a 7:12 -1:12 D I Ell FEll I I I / / I I // I / I / I / / / / / ROOT I- L.AN INTERIOR m �o w �s Q a U F� J O �LF Z LLR Z lI •'� ogo pp J C, QQ� Q IL Q� x< PKa �mf g } f 3src LL �wrx U m I WF Q Q ice} of ♦il z �Ws } LL QO Ck QLL� O zQi zK0 NQ;w Q N J aza O�O sN Jap N z�r d�w WNL O NQ Q 2 J Nzd IL Npp Z Q p�W N 0 W QFW� jG{n Qac JW �j r� IAV Oq)T NJ NJ } < W < ILI T z tb O [a O O pm� V Z W N v P X O UN � � o P _ P O ~ z Uz L u UU P O Z V/ L } O , } U /I\ o VJ c O U < 3 Q 3j z t Z 3 � n` < VJ z w a � O O O L O m LJJM 0 Q m IL Z z a 0 O Y— OL Date: Revision: Revision: Revision: Revision: Revision: Job No:l6-041 O ARC\ S, JEq� y/J, \pa O J ro C8012 m REN. 4/Ici Q O 9J�OF CAL�j 32 F�:I R57 f:::L®® NEW (LIVABLE) LOCATION 5a. FT. NI 50 N2 7 N3 I7 N4 113 I'-34" N5 8 21-411 I14 2'-0" 81_1 13" \ \ TOTAL (LIVABLE) C15 16 -6 8'- 51-11 1(01-411 4 1 EXISTING (LIVABLE) mid \ LOCATION Sa. FT. E15 \ EI 17 E2 103 1 8 -6 N = T - \ V, \ E3 271 —Id milt E4 150.6 r NI \ E5 4 F E I LL -1 ►n m = - E16 \ \ E -T 14 8a 1 L��J -� E8 28 _ _ Ea 2 \'p E2 LD N2 N3 -1d N4 N m Ell - _� E14 \� EIC 41 in m E12 _� E17 \ \ �� Ell 10.4 1 r = E15 �� \ E12 44.3 1 17'-q L m— NS - y E 18 \ E15 25 4 � E14 428.3 — J L —it E15 36 E20 Elq E16 40 1 25'-34" E17 3 E 18 0.7 \ E5 INp\\-\2 EIa I(0 E20 23.7 m E21 E21 101 1 / / E22 1:16 / E25 15 1 Lf) -1N E22 / , E24 15 I O I I5' -I IL4" 1'-54" 62 63 �' ,l2'p / TOTAL (LIVABLE) 1,570 1-7 O / NEW GARAGE E5 ' LOCATION 5a. FT. J —Id- E23 L cQ / 61 4.5 02 45 u) E4 G1 m 64 63 3ci4 L / 64 6.4 65 0.1 -O 7'-22" m E24 TOTAL (LIVABLE) 450 1 E6 4 / / L E7 milt / r �i E8 LL] E_\ n / F-10 / —IN 2'-8221 " � 1 / / / I / I / / ti I 4 2 T5 3 1LOOR SOUARE 1OOTAG� O\/�izLAY 'N1T1=1R57KEY R SCALE: 1/4" = I' - O" iiiiiiiiiiiiiiiiiiiiiillillillillillillilli111111111111 SOMEONE 11111 i IN 111111111111111 111111 1111 11 1 m �o w �s a m� a m� U F� J O �LF Z LL Z rc= ogo pp J C, QQ� < IL a� Q ��K dmf g�} f 3s�LL d�x U E a ice} �=o �WU } LL a0 12 aLLj O Zck z�LLo Q;w aza �OY Oz~ �a> o2< WNck IS �a< <2E za �Of a pp N Z � a p�W N (1 W F� aa� J � �w O q)T �} T z LI-� O � O O in pmHJ V Z N P OG U P x 0 U � � o P _ P O z UZ i 0U P � Z V/ L } U /I\ o VJ c U < 3 Q 3j z t Z 3 � � � Q Z Q � w m � w a � O O mm Q m z O 0 r O O I O ILV- �^ V Date: Revision: Revision: Revision: Revision: Revision: Job No:16-041 0 ARC\ S, JEq� 't'�� t<` C� J ro C8012 m REN. Q 9J�OF CAO O 0 SS i SEGON17 ILOOR SOUARE FOOTAGE OVERLA*' m.. WON 109 WIN 9 I I NEW (LIVABLE) LOCATION 5a. FT. NIC 156.2 NII 5 N12 51.6 N15 10.6 N14 4.4 N15 22 N16 42.5 TOTAL (LIVABLE) 304 \ EXISTING (LIVABLE) \ LOCATION Sa. FT. E50 334 \ E31 0.1 E52 51 \ E33 58.5 \ E54 110 \ E35 a E36 6.3 \ E37 6.7 \ E38 14 \ E40 60(00 E4 /\ E41 1a.5 / E42 84 E45 0.8 / E44 434 E45 254.3 E46 11.7 E47 27x.8 E48 81 E4q 53 TOTAL (LIVABLE) ,876 Ll IN KEY R 1/4" = 1' - O" m �o w �s a m� a m� U J 0 Z LL Z cl QQ� QLLO o a2" =a m)y g s } f 3V LL U Q N�� m WF Q a ice} �=o �ws } LL a0c Ck dLLj O IL z�LLo 12 of aza �O Ozr J�O s� o�< 0 w WNck DN� d Q � J Nzd �Of a pp N�Z � a p�W N 0 QFC �p Q�Qj FWQ dam J � �w r� �w LL IO LL � gB� = J z J Q as wai �Or wy� N w wu J Ja�Q� om�€� O =p D �a z L9 az U w=U Q oJQ rzYj � Z rc�a� C LO"D O q)T NJNJ } T lu LI-� O [a O O in pmHJ V 7— z z U UZ L u U N w P O Z V/ L } o. } U � N ° t O U tt � 3 Q 3j z t Z 3 � VJ z w � w a � 0 ° O L O m 0 Q 3 IL m z O 0 O O 7 A� O IL V Date: Revision: Revision: Revision: Revision: Revision: Job No:l6-041 0 ARC S, JEq� y/J, O J ro C8012 m REN. 9J�OF CAO S4 NORTH 0' 8' 16' SCALE: 1"=8' NOTE: RECORD EASEMENTS ARE NOT PLOTTED IF ANY. BUENA VISTA BLVD. �i VICINITY MAP LEGEND DESCRIPTI❑N (123,45) MEAS. ELEVATIONS C ) REC. BRG. & DIST. DECK # BRICK WALL - - BUILDING a PROPERTY LINE FENCE ® BENCH MARK N. G, NATURAL GRADE P. P. POWER POLE WM WATER METER F. F. FINISH FLOOR G.F, GARAGE FLOOR CONC. CONCRETE F. S. FINISH SURFACE M. H. MAN -HOLE P PLANTER A. C. ASPHALT T.G, TOP -GRATE RdM SURVEYING INC RON MIEDEMA L.S. 4653 23016 LAKE FOREST DR, #409 LAGUNA HILLS, CA 92653 (949) 858-2924 OFFICE (949) 858-3438 FAX RDMSURVEYING@C❑X.NET CONC. CONC. BUEN IST RESIDENCE BUENA VIST / / / / / T❑P❑GRAPHIC SURVEY JOB: 62-43 DATE: 2/13/17 z I RIDGE 0 U 4.0' to foundation OWNER: PAUL AND CAR❑LYN MCD❑N❑UGH CONC. / CON(. CONC. / ® \40\00 / CONC. co / o / r / F / / / / / / / LEGAL DESCRIPTION: LOT 146 EAST NEWPORT BLOCK A BENCH MARK: LEAD AND TAG ELEVATION= 6.97 ADDRESS OF PROJECT: 350 BUENA VISTA NEWPORT BEACH, CA 315