HomeMy WebLinkAbout05_Campana Residence Coastal Development Permit_PA2017-263
03/13/2018
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
April 12, 2018
Agenda Item No. 5
SUBJECT: Campana Residence (PA2017-263)
Coastal Development Permit No. CD2018-001
SITE LOCATION: 1236 West Ocean Front
APPLICANT: Gregory L. McCormick, PE
OWNER: Edward and Debra Campana
PLANNER: Melinda Whelan, Assistant Planner
949-644-3221, mwhelan@newportbeachca.gov
LAND USE AND ZONING
General Plan: RS-D (Single-Unit Residential Detached)
Zoning District : R-1 (Single-Unit Residential)
Coastal Land Use Category: Single-Unit Residential Detached – (10.0-19.9 DU/AC)
(RSD-C)
Coastal Zoning District: Single-Unit Residential (R-1)
PROJECT SUMMARY
A request for a coastal development permit (CDP) to allow the construction of a third-
story roof deck and enclosed stairwell to an existing two-story, single-family dwelling.
The enclosed stairwell with a pitched roof will provide access to the roof deck. The height
of the existing dwelling will be increased by approximately eight feet to the ridge of the
new pitched roof over the stairwell and by approximately two feet to the guardrail of the
roof deck. The elevation of the new ridge is 40.69 feet above exising grade or 29 feet
maximum. The elevation of the guardrail of the roof deck is 34.94 feet above existing
grade or 24 feet maximum. The proposed development complies with all applicable
development standards including height, setbacks, and floor area limits. No deviations
are requested.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures), 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. CD2018-001 (Attachment No. ZA 1).
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Campana Residence CDP
Zoning Administrator, April 12, 2018
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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 Coastal Development Permit is
required and the property is not eligible for a waiver for de minimis development
because the property is located in the Coastal Commission Appeal Area.
A remodel of the existing single-family dwelling was approved and is currently under
construction. The remodel was determined to be exempt from the requirement of a
Coastal Development Permit. The addition of the third-story roof deck and stairwell
enclosure increases the height by more than 10 percent of the existing height of the
dwelling and causes the requirement for a Coastal Development Permit. The stairwell
enclosure increases the gross square footage of the dwelling by seven square feet.
The property currently consists of one legal lot developed with a single-family
residence. The neighborhood is predominantly developed with two- and three-
story, single-family residences. The design, bulk, and scale of the development is
consistent with the existing neighborhood pattern of development and expected
future development consistent with applicable development standards. The
addition of the third-story roof deck and enclosed stairwell remains compatible with
existing and allowed development in the neighborhood.
The existing single-family dwelling and detached garage structure 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.
The single-family dwelling and detached garage will remain in compliance with all
development standards with the addition of the third-story roof deck and enclosed
stairwell.
Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front 8 feet 10 feet (no change)
Sides 3 feet 3.75 feet and 3.50 (no
change)
Rear 5 feet 8.33 feet (no change)
Allowable Floor Area 5,388 square feet 3,214 square feet
Allowable 3rd Floor Area 404 square feet 7 square feet
Open Space 404 square feet >404 square feet
Parking 3-car garage 3-car garage (no change)
Height 24 feet flat roof
29 feet sloped roof
24 feet flat roof
29 feet sloped roof
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Campana Residence CDP
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Hazards
The existing development is located on private property along the public boardwalk
adjacent to the West Ocean Front beach. The beach in front of the boardwalk is
approximately 500 feet wide before the Mean High Water Line of the Pacific
Ocean. The addition of the third-story deck and the enclosed stairwell to access
the deck is not subject to coastal hazards.
The finish floor elevation of the existing dwelling is 13.38 feet North American Vertical
Datum of 1988 (NAVD88), which complies with the minimum 9.00 feet (NAVD88)
elevation standard.
Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required
to enter into an agreement with the City waiving any potential right to protection to
address situations in the future in which the development is threatened with damage
or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The
property owner will also be required to acknowledge any hazards present at the site
and unconditionally waive any claim to damage or liability against the decision
authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are
included as conditions of approval that will need to be satisfied prior to the issuance
of building permits for construction.
The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code
(CBC) and Building Division standards and policies. Geotechnical investigations
specifically addressing liquefaction are required to be reviewed and approved prior
to the issuance of a building permit. Permit issuance is also contingent on the
inclusion of design mitigation identified in the investigations. Construction plans are
reviewed for compliance with approved investigations and CBC prior to building
permit issuance.
Water Quality
The project design addresses water quality with a construction erosion control plan
and a post construction drainage system that includes drainage and percolation
features designed to retain dry weather and minor rain event runoff on-site. Any water
not retained on-site is directed to the City’s storm drain system.
Public Access
The project site is located on the Balboa Peninsula between the nearest public road
and the sea. Implementation Plan Section 21.30A.040 (Determination of Public
Access/Recreation Impacts) requires that the provision of public access bear a
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Campana Residence CDP
Zoning Administrator, April 12, 2018
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reasonable relationship between the requirement and the project’s impact and be
proportional to the impact. In this case, the project is the addition of a third-story roof
deck to an existing single-family residence located on a private lot adjacent to public
boardwalk and beach. Therefore, the project does not involve a change in land use,
density or intensity that will result in increased demand on public access and
recreation opportunities. Furthermore, the project is designed and sited so as not to
block or impede existing public access opportunities.
The public beach also includes a 12-foot-wide public sidewalk providing lateral
access and views of the Pacific Ocean in front of the project site. Vertical access to
the boardwalk is provided from each street end for each block. In this case the street
ends at 12th Street and 13th Street. The addition of the roof deck does not impact
access to the public boardwalk or beach.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 Class 3 (New Construction or Conversion of Small Structures) of the CEQA
Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential
to have a significant effect on the environment.
Class 3 exempts the demolition of up to three single-family residences and additions of up
to 10,000 square feet to existing structures. The proposed project consists of the addition of
a third-story roof deck to one single-family residence in the Single-Unit Residential (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 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
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
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Campana Residence CDP
Zoning Administrator, April 12, 2018
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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:
JM/msw
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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03/13/2018
Attachment No. ZA 1
Draft Resolution
6
02-22-2018
RESOLUTION NO. ZA2018-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2018-001 TO ADD A THIRD-
STORY ROOF DECK AND AN ENCLOSED STAIRWELL TO AN
EXISTING SINGLE-FAMILY DWELLING LOCATED AT 1236
WEST OCEAN FRONT (PA2017-263)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Gregory L. McCormick, PE, with respect to property located at
1236 West Ocean Front, requesting approval of a Coastal Development Permit.
2. The lot at 1236 West Ocean Front is legally described as Lot 10, Block 12, Tract 00234.
3. The applicant proposes a coastal development permit to allow the construction of a third-
story roof deck and enclosed stairwell to the existing two-story, single-family dwelling. The
enclosed stairwell with a pitched roof will provide access to the roof deck. The height of the
existing dwelling will be increased by approximately eight feet to the ridge of the new
pitched roof over the stairwell and by approximately two feet to the guardrail of the roof
deck. The proposed development complies with all applicable development standards
including height, setbacks, and floor area limits. No deviations are requested. A remodel
of the existing single-family dwelling was approved and is currently under construction.
The remodel was determined to be exempt from the requirement of a coastal development
permit. The addition of the third-story roof deck and stairwell enclosure increases the height
by more than 10 percent of the existing height of the dwelling and causes the requirement
for a coastal development permit. The stairwell enclosure increases the gross square
footage of the dwelling by seven square feet.
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 located within the coastal zone. The Coastal Land Use Plan category
is Single Unit Residential Detached (RSD-C) and it is located within the Single-Unit
Residential (R-1) Coastal Zone District.
6. A public hearing was held on April 12, 2018, in the Corona del Mar Conference Room
(Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and
purpose of the 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.
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Zoning Administrator Resolution No. ####
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12-21-2017
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, because it has no potential to
have a significant effect on the environment.
2. Class 3 exempts the demolition of up to three single-family residences and additions of
up to 10,000 square feet to existing structures. The proposed project consists of the
addition of a third-story roof deck to one single-family residence in the Single-Unit
Residential (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, the following findings and facts in support of such
findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
The proposed development complies with applicable residential development standards
including, but not limited to, floor area limitation, setbacks, height, and parking.
a. The maximum floor area limitation is 5,388 square feet and the existing floor area
is being increased by seven square feet for a portion of the enclosed stairwell to
3,214 square feet.
b. The proposed development provides the minimum required setbacks, which are
eight feet along the front property line abutting the public boardwalk along West
Ocean Front, three feet along each side property line and five feet along the rear
property line abutting the alley.
c. The new guardrail is less than 24 feet from established grade 12.19 feet North
American Vertical Datum of 1988 (NAVD88) and the new sloped roof which is the
highest ridge is no more than 29 feet from established grade, which comply with
the maximum height requirements.
d. The existing single-family dwelling includes garage parking for a total of three
vehicles, which is not changing.
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.
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Zoning Administrator Resolution No. ####
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12-21-2017
3. The existing development is located on private property along the public boardwalk
adjacent the West Ocean Front beach. The beach in front of the boardwalk is
approximately 500 feet wide before the Mean High Water Line of the Pacific Ocean,
which diminishes water-related hazards. The addition of the third-story deck and the
enclosed stairwell to access the deck is not subject to coastal hazards since it is on the
third-story above the existing two-story single-family structure. The finish floor elevation
of the existing dwelling is 13.38 feet (NAVD88), which complies with the minimum 9.00
feet (NAVD88) elevation standard
4. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to
enter into an agreement with the City waiving any potential right to protection to address
situations in the future in which the development is threatened with damage or destruction
by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also
be required to acknowledge any hazards present at the site and unconditionally waive any
claim to damage or liability against the decision authority, consistent with NBMC Section
21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need
to be satisfied prior to the issuance of building permits for construction.
5. The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code (CBC)
and Building Division standards and policies. Geotechnical investigations specifically
addressing liquefaction are required to be reviewed and approved prior to the issuance of
building permits. Permit issuance is also contingent on the inclusion of design mitigation
identified in the investigations. Construction plans are reviewed for compliance with
approved investigations and CBC prior to building permit issuance.
6. The project design addresses water quality with a construction erosion control plan and a
post construction drainage system that includes drainage and percolation features
designed to retain dry weather and minor rain event runoff on-site. Any water not retained
on-site is directed to the City’s storm drain system.
7. Landscaping is not proposed as a part of this project.
8. The property is not located near designated Public Viewpoints or Coastal View Roads and
will not impact public coastal views.
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.
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Zoning Administrator Resolution No. ####
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12-21-2017
Fact in Support of Finding:
1. The project site is located between the nearest public road and the sea or shoreline; 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 project site is located on the Balboa Peninsula between the nearest public road and
the sea. Implementation Plan Section 21.30A.040 (Determination of Public
Access/Recreation Impacts) requires that the provision of public access bear a reasonable
relationship between the requirement and the project’s impact and be proportional to the
impact. In this case, the project is the addition of a third-story roof deck to an existing single-
family residence located on a private lot adjacent to the public boardwalk and beach.
Therefore, the project does not involve a change in land use, density or intensity that will
result in increased demand on public access and recreation opportunities. Furthermore,
the project is designed and sited so as not to block or impede existing public access
opportunities.
3. The public beach also includes the 12-foot-wide public sidewalk providing lateral access
and views of the Pacific Ocean in front of the project site. Vertical access to the boardwalk
is provided from each street end for each block. In this case the street ends at 12th Street
and 13th Street. The addition of the roof deck does not impact access to the public
boardwalk or beach.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2018-001, 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 12TH DAY OF APRIL, 2018.
_____________________________________
Patrick J. Alford, Zoning Administrator
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12-21-2017
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, an agreement in a form approved by the City
Attorney between the property owner and the City shall be executed and recorded
waiving rights to the construction of future shoreline protection devices to address the
threat of damage or destruction from waves, erosion, storm conditions, landslides,
seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the
property, or development of the property, today or in the future. The agreement shall be
binding against the property owners and successors and assigns.
3. 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, the beach,
wetlands or their buffers.
4. This approval does not authorize any new or existing improvements (including
landscaping) on State tidelands, public beaches, or the public right-of-way.
5. This Coastal Development Permit does not authorize any development seaward of the
private property.
6. 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.
7. 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. Stockpiles 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.
8. 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.
9. Revisions to the approved plans may require an amendment to this Coastal Development
Permit or the processing of a new coastal development permit.
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Zoning Administrator Resolution No. ####
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12-21-2017
10. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
11. 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.
12. 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.
13. 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.
14. 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 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.
15. Prior to the issuance of building permits, the applicant shall submit a final landscape and
irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive
plant species and water efficient irrigation design. The plans shall be approved by the
Planning Division.
16. All landscape materials and irrigation systems shall be maintained in accordance with
the approved landscape plan. All landscaped areas shall be maintained in a healthy and
growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All
landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be
kept operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
17. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative
costs associated with the processing of this application to the Planning Division.
18. 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.
19. This Coastal Development Permit No. CD2018-001 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.
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Zoning Administrator Resolution No. ####
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12-21-2017
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 Campana Residence Roof Deck including, but not limited to, Coastal Development
Permit No. CD2018-001 (PA2017-263). 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, 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.
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03/13/2018
Attachment No. ZA 2
Vicinity Map
14
03/13/2018
VICINITY MAP
Coastal Development Permit No. CD2018-001
PA2017-263
1236 West Ocean Front
Subject Property
15
03/13/2018
Attachment No. ZA 3
Project Plans
16
Total Sheet Count: 24T.1 COVER SHEET : Plotted on 2/19/18 at 4:16 PM by Gregory Nutt. File Path: /Volumes/McNaughten Media/Kemmerer Design Arch/R-Campana/Campana ArchiCAD Models/Campana v4.2 for CDP.pln
2/19/18
T.1
COVER SHEET1236 WEST OCEAN FRONTNEWPORT BEACH, CA 92661CAMPANA RESIDENCECOASTAL DEVELOPMENT PERMITLICE N S E D ARCHITE
C
T
NROFILACFOETA
T
S IAMARC U S KEMME
R
E
RNO. C-29552
REN: 06/30/19
★★
Revisions:
Date:
Drawn by:
Seal:
Date:This document, and the ideas and designs incorporated here-in, asan instrument of professional service, is the property of KemmererDesign Architecture, Inc. (KDA), and is not to be used in whole orpart, for any other project without the written authorization of KDA.This document is not to be reproduced and/or modified in any way,nor shall any reproduction of the this document be modified withoutthe prior written consent of KDA.This document has been prepared to describe proposed new workand does not necessarily represent as-built or existing conditions.The architect does not warrant, in any way, the accuracy of theinformation and shall not be responsible for any discrepancybetween this document and the existing conditions.Checked by:
GSN
MK
Job Status:DESIGN
Revisions:Date:
Sheet Number:
Drawing:KEMMERER DESIGN ARCHITECTURE, INC.228 CREST AVENUEHUNTINGTON BEACH, CA 92648p. 714.752.0052marcus@kdarch.com/www.kdarch.comPROJECT SCOPE REMODEL
NEW ROOFTOP DECK
EXISTING USE RESIDENCE
1ST FLOOR FT2
2ND FLOOR FT2
TOTAL FT2
GARAGE 665 FT2
ZONING DISTRICT R-1 (SINGLE-UNIT RESIDENTIAL)
COASTAL ZONING DISTRICT
SITE COVERAGE N/A (LOTS 40 FT. WIDE OR LESS)
SITE AREA 3,769 FT2
BUILDABLE AREA 2,694 FT2
FLOOR AREA LIMIT 5,388 FT2
OCCUPANCY GROUP R-3
CONSTRUCTION TYPE V-B (NON-SPRINKLERED)
NO. OF STORIES 2 STORY BUILDING
2016 - TITLE 24 CALIFORNIA CODE OF REGULATIONS
PART 1 CALIFORNIA ADMINISTRATIVE CODE
PART 2 CALIFORNIA BUILDING CODE
PART 2.5 CALIFORNIA RESIDENTIAL CODE
PART 3 CALIFORNIA ELECTRICAL CODE
PART 4 CALIFORNIA MECHANICAL CODE
PART 5 CALIFORNIA PLUMBING CODE
PART 6 CALIFORNIA ENERGY CODE
PART 9 CALIFORNIA FIRE CODE
PART 10 CALIFORNIA EXISTING BUILDING CODE
PART 11 CALIFORNIA GREEN BUILDING STANDARDS CODE
PART 12 CALIFORNIA REFERENCE STANDARD CODE
CITY OF NEWPORT BEACH MUNICIPAL CODE
OWNER
CAMPANA RESIDENCE
1236 WEST OCEAN FRONT
NEWPORT BEACH, CA 92661
ARCHITECTURAL SERVICES
Kemmerer Design Architecture, Inc.
Marcus Kemmerer, AIA, NCARB, Leed AP
228 Crest Ave.
Huntington Beach, CA 92648
t. 714.752.0052
f. 714.969.9059
marcus@kdARCH.com
www.kdARCH.com
STRUCTURAL ENGINEERING MECHANICAL / ELECTRICAL / PLUMBING
Gregory L McCormick, PE
18015 Briar Street
Fountain Valley, CA 92708
t. 951.315.1081
gmccormickpe@gmail.com
ID
T.1
TS
CPPP
A-101
A-102
A-103
A-104
A-201
A-301
Name
COVER SHEET
TOPOGRAPHICAL SURVEY
1ST FLOOR PLANS
2ND FLOOR PLANS
ROOF DECK PLAN
ELEVATIONS
SECTIONS
PROJECT SITE
ACOUS. ACOUSTICAL MAX. MAXIMUM
ADD'L ADDITIONAL MECH. MECHANICAL
ADJ. ADJUSTABLE MET. METAL
ALUM. ALUMINUM MFR. MANUFACTURER
APPROX. APPROXIMATE MIN. MINIMUM
MISC. MISCELLANEOUS
BD. BOARD M.O. MASONRY OPENING
BLDG. BUILDING MTD. MOUNTED
BLK. BLOCK MUL. MULLION
BLKG. BLOCKING
BM. BEAM N.I.C. NOT IN CONTRACT
BOT. BOTTOM NO. NUMBER
N.T.S. NOT TO SCALE
CAB. CABINET
CEM. CEMENT O.A. OVERALL
CER. CERAMIC OBS. OBSCURE
C.I. CAST IRON O.C. ON CENTER
CLR. CLEAR O.D. OUTSIDE DIAMETER
COL. COLUMN
CONC. CONCRETE O.F.C.I. OWNER FURNISHED
CONN. CONNECTION
CONT. CONTINUOUS OFF. OFFICE
C.T. CERAMIC TILE OPNG. OPENING
CTSK. COUNTERSUNK OPP. OPPOSITE
DECOR. DECORATIVE PL. PLATE
DET. DETAIL PLAS. PLASTER
D.F. DOUGLAS FIR PLYWD. PLYWOOD
DIA. DIAMETER PR. PAIR
DIM. DIMENSION PRCST. PRECAST
DN. DOWN P.T.D.F. PRESSURE-TREATED
D.S. DOWNSPOUT DOUGLAS FIR
DWG. DRAWING PTN. PARTITION
EA. EACH Q.T. QUARRY TILE
EL. ELEVATION
ELEC. ELECTRICAL R. RISER
EQ. EQUAL RAD. RADIUS
EXH. EXHAUST REINF. REINFORCE
EXP. EXPANSION REQ. REQUIRED
EXT. EXTERIOR RM. ROOM
EXIST. EXISTING R.O. ROUGH OPENING
RWD. REDWOOD
F.A.U. FORCED AIR UNIT R.W.L. RAIN WATER LEADER
F.D. FLOOR DRAIN
F.H.C. FIRE HISE CABINET S.C. SOLID CORE
FIN. FINISH SCHED. SCHEDULE
FL. FLOOR SHT. SHEET
FLASH. FLASHING SIM. SIMILAR
FLUOR. FLUORESCENT SQ. SQUARE
F.O.C. FACE OF CONCRETE SST. STAINLESS STEEL
F.O.F. FACE OF FINSIH STL. STEEL
F.O.M. FACE OF MASONRY STOR. STORAGE
F.O.S. FACE OF STUD STRUCT. STRUCTURAL
F.S. FLOOR SINK SUSP. SUSPENDED
FT. FOOT/FEET SYM. SYMMETRICAL
FTG. FOOTING
T. TREAD
GA. GAUGE T.C. TOP OF CURB
GALV. GALVANIZED TEL. TELEPHONE
GL. GLASS T&G TOUNGE & GROVE
GR. GRADE THK. THICK
GYP. GYPSUM T.O.C. TOP OF CHIMNEY
H.B. HOSE BIBB T.O.F.R. TOP OF FRAMING
H.C. HOLLOW CORE T.O.L. TOP OF LEDGER
HDWD. HARDWOOD T.O.M. TOPOF MASONRY
HDWE. HARDWARE T.O.P TOP OF PARAPET
HGT. HEIGHT T.O.PL. TOP OF PLATE
H.M. HOLLOW METAL
HORIZ. HORZONTAL
I.D. INSIDE DIAMETER U.O.N. UNLESS OTHERWISE
INCAND. INCANDESCENT NOTED
INSUL. UNSULATION VERT. VERTICAL
INT. INTERIOR VEST. VESTIBULE
VG.D.F. VERTICAL GRAIN
JAN. JANITOR DOUG;AS FIR
JT. JOINT
W/ WITH
LAM. LAMINATED W/O WITHOUT
LAV. LAVATORY W.C. WATER CLOSET
LOC. LOCATION WD. WOOD
WDW. WINDOW
W.H. WATER CLOSET
WSCT. WAINSCOT
W.T. WEIGHT
1. All construction and materials shall be as specified and in accordance with all applicable codes,
ordinances, laws, permits, and the contract documents.
2. The contractor shall be responsible for the accurate placement of all new construction on the site.
3. The contractor shall verify all dimensions and site conditions before starting work. Should a
discrepancy appear in the contract documents, or between the contract documents and existing
conditions, notify the architect at once for instruction on how to proceed.
4 should a conflict occur in or between drawings and specifications, the specifications shall take
precedence, unless a written decision from the architect has been obtained which describes a
clarification or alternate method and/or materials.
5. The contractor shall confine his operations on the site to areas permitted by the landlord.
6. The job site shall be maintained in a clean, orderly condition free of debris and litter, and shall not
be unreasonably encumbered with any materials or equipment. Each sub-contractor immediately
upon completion of each phase of his work shall remove all trash and debris as a result of his
operation.
7. All material stored on the site shall be properly stacked and protected to prevent damage and
deterioration. Failure to protect materials may be cause for rejection of work.
8. The contractor shall do all cutting, fitting, or patching of his work that may be required to make its
several parts fit together properly and shall not endanger any other work by cutting, excavating, or
otherwise altering the total work or any part of it. all patching, repairing, and replacing of materials
and surfaces, cut or damaged in execution of work, shall be done with applicable materials so that
surfaces replaced will, upon completion, match surrounding similar surfaces.
9. No portion of the work requiring a shop drawing or sample submission shall be commenced until
the submission has been reviewed by the architect. All such portions of the work shall be in
accordance with corrected shop drawings and samples.
10. Dimensions:
a. All dimensions shall take precedence over scale.
b. All dimensions are to the finish surface unless
otherwise noted.
c. Ceiling height dimensions are from finish floor
slab to face of finish ceiling material unless
otherwise noted.
11. Provide all necessary blocking, backing, and framing for light fixtures, electric units, a.c. equipment,
recessed items, and all other items as required.
12. Where larger studs or furring are required to cover piping and conduits, the larger stud size or
furring shall extend the full surface of the wall width and length where the furring occurs.
13. Provide fire sprinkler protection throughout the building. The contractor shall be responsible for
preparing the drawings and obtaining the permits for the fire sprinkler system. The fire sprinkler
systems shall meet the requirements of all applicable codes and ordinances.
14. Provide fire extinguishers per the requirements of local governing agencies.
15. Provide all access panels as required by governing codes to all concealed spaces, voids, attics,
etc. Verify type required with architect prior to installation.
16. Fire damper assemblies, including sleeves, and installation procedures must be at the building site
for the inspectors use.
17. Exit signs shall be visible from any direction of approach and shall clearly indicate the direction of
egress travel
18. Capacity of room posted in a conspicuous place on an approved sign near the main exit or exit-
access doorway to each room or area.
19. "lighting and mechanical fixtures must be supported by additional independant no.12 gage wires
attached to each corner of fixture", (unless ceiling system has been designed to fully support the
fixtures).
20. Deferred submittals to be reviewed by the project architect or engineer of record and certified prior
to submittal for plan review.
MEASUREMENTS
1. In general, the measurements on the Drawings are
reasonable and accurate for the purpose of design intent.
However, in the execution of the work on the project, the
Contractor is to verify all dimensions with actual
conditions on the job in order to make a perfect fit; the
requirements of the Samples and Shop Drawings section
notwithstanding. Where the work of one Contractor is to
join that of another, both are to furnish shop drawings
showing the actual dimensions and the method of joining
the work of the two trades. These drawings may be in
addition to any drawings requested or as listed under
"Shop Drawings."
2. No extra charge or compensation will be allowed on
account of differences between actual dimensions and
the measurements indicated on the Drawings. Any
differences which may be found shall be submitted to
The Architect for consideration before proceeding with
the work.
SPECIFICATIONS AND DRAWINGS
1. If any errors or omissions appear in the Contract
Documents, the Contractor shall notify the Architect
in writing of such error or ommission. If the Contractor
fails to give such notice, whether prior to or during the
execution of the work, he will be held responsible for
results of such errors or omissions and for cost of
rectifying same.
2. The general character of the detail work is shown on the
Drawings but minor modifications may be made by the
Architect & Tenant with Lanlord approval. All drawings
illustrate design intent.
GENERAL NOTES
1. Prior to any construction, Contractor shall meet with
The Architect
2. Information contained in these drawings
may require adjustments or modifications to
conform with existing conditions. In cases where changes
in details are necessary, these drawings shall be used to
show the design intent only. Contractor shall verify all
dimensions concerning existing and new work and notify
the Architect
before proceeding with either fabrication or installation
of the work. In addition, Contractor shall notify the
Architect immediately, should existing conditions prohibit
execution of the design intent of the drawings. Any
additional work, demolition and/or removal as a result of
failure to do so will be at Contractor's expense.
3. Due to the small scale of these plans and the instability
of the blueprint paper, these drawings shall NOT BE
SCALED and any critical dimensions should be field
checked. The Contractor(s) shall be responsible to field
measure existing conditions prior to beginning of work
and periodically during construction progress to verify
all critical dimensions. Any deviation from dimensions
indicated on the drawings is to be approved by the
Architect prior to construction.
4. The Contractor shall visit the site and be aware of
existing conditions to the extent and influence of the
work prior to bidding & construction. Contractor shall be
familiar with all applicable building codes and ICC codes.
No subsequent extras or additions will be allowed for any
claim of lack of knowledge of conditions or circumstances
about which the Contractor could have site inspected and
informed himself. Appointments shall be arranged through
the Architect.
5. Before commencing work, the Contractor shall notify the
Architect of any areas that have not been satisfactorily
completed by the Landlords base building contractor to
meet the lease requirements including, but not limited to,
(fire-proofing, ductwork, condition of slab, condition of core
and demising walls, utility hook-up, electrical panels, etc.).
6. All Contractors shall comply with the rules and regulations of the
building as to hours of operation for the purposes of delivery
and also as the manner of handling materials, equipment
and debris, to avoid conflict and interference with normal
building operation. All Contractors shall receive specific
regulations from the Architect.
7. The Contractor is responsible for verifying the extent, nature
and scope of work described in the contract documents
and will coordinate with the Landlord's Representative
the interfacing of the Base Building Contractor's work
and the work shown and described in the contract
documents. The Contractor is to provide all labor and
materials necessary to execute all work necessary to
achieve substantial completion.
He shall be responsible for coordinating his work with that
of all other trades, including those operating under separate
contract with the Tenant and Landlord.
8. All work shall be performed by skilled and qualified workmen
and in accordance with the best practices of the trades
involved. Care shall be taken to ensure compliance with
building regulations and/or governmental laws, statutes
or ordinances concerning the use of union labor.
9. All materials shall be new, unused and of the highest quality in
every respect unless otherwise noted. Manufactured
materials and equipment shall be installed as per
instructions unless otherwise noted. Maintenance
manufacturer's written recommendations and instructions,
in triplicate, shall be provided for all materials used within
the project in a 3 ring binder in CSI format with CSI
numbered tabs. Three copies shall go the Owner.
10. Perform all work in accordance with rules and regulations
of governmental agencies having jurisdiction and conform
to all City, County, State and Federal construction, safety
and sanitary laws, codes, statutes and ordinances. Report
promptly any discrepancies, variations or omissions in the
contract documents to the Architect.
11. Instructions on the Drawings and Schedules, notwithstanding
construction, shall comply in all respects with applicable
Federal, State, County and/or local statutes, ordinances,
regulations, laws and codes.
12. Supply, prior to commencing work, a list of all Subcontractors
to the Owner's Representative for review and acceptance.
Include the name of the principal contact, the address and
phone number of each Subcontractor in this list.
13. All Contractors shall be responsible for the distribution of
drawings to all trades.
14. Contractor is to provide a dumpster for use during construction
and for use during the store fixtures installation. The
project is to be kept clear of debris at all times.
15. Any discrepancies found in the plans, dimensions, existing
conditions or specifying of a product or its use are to be
pointed out to the Architect Addenda will be issued as
necessary for these discrepancies and other reasons and
will become part of the contract documents. For those
discrepancies not brought to the attention of the Architect,
it will be assumed that the Contractor has bid the more
expensive material and/or method of construction.
16. All installed plumbing, mechanical and electrical equipment shall
operate quietly and free of vibration.
17. Do not substitute materials where a manufacturer is specified
unless submitted to the Tenant & Landlord for approval.
Where the term "or approved equal" is used, the Architect
shall determine equality, based on information submitted
by the Contractor for approval. Unless said approval is
received by contractor, it will be assumed that the
contractor's total bid is based upon specified materials and
equipment.
18. Perform all work in a good and workmanlike manner and
prosecute to completion with all due diligence. Time is of
the essence with respect to the work performed under this
contract.
19. Perform all cutting and patching in a neat, workman like manner.
Repair to match existing, in kind and finish, any existing
finishes that are to remain and are disturbed or damaged by
the Contractor during the course of the work.
20. Coordinate all wall, floor and ceiling finishes to ensure that joints
and transitions between materials, whether they be wall to
wall, wall to floor, floor to floor, wall to ceiling, or ceiling to
ceiling, will be smooth, true, level and in accordance with
the drawings, specifications and schedules.
21. Store all work and material to accomplish designated work
within the demised space unless otherwise indicated.
22. Thoroughly clean all interior surfaces, including glass, floor
surfaces, and millwork, prior to occupancy of the space by
Tenant. Remove all trash, construction debris, tools, etc.
prior to occupancy.
23. Place all studs, ceiling furring and framing members so as to
avoid interference with locations of recessed lighting
fixtures, piping, ductwork and the like.
24. Work shall be subject to the inspection of the Tenant & Landlord.
Any work not found in compliance with good construction
standards shall be corrected without additional cost to the
Tenant or Landlord.
25. Upon completion of the work, all facilities shall be in full use,
without defects.
26. Upon completion of the work, warranties shall be assigned by
the Contractor to the Owner's Representative.
Any Contractor or Subcontractor performing the work shall
be responsible for the replacement or repair, without
additional charge to the Owner, of any and all work done or
furnished by or through such Contractor or Subcontractor
which shall become defective within one year after
Substantial Completion of the work. The corrections of such
work shall include, without additional charge to the Owner,
all additional expenses and damages in connection with
such removal, replacement of, or any part of the work or
part of the building which may be damaged or disturbed
thereby.This warranty shall in no way void any
manufacturer's warranties on materials or equipment
for which the normal warranty period exceeds one year,
without defects.
27. All light fixtures, diffusers, electrical outlets and the like shall be
covered prior to any sanding to prevent fine dust from
entering the systems.
28. No approval by the Architect is valid unless in writing, and
signed by the tenant's Repesentative.
29. Coordinate work with that of all other Owner contracted work.
Cooperate with, integrate and schedule this work into the
overall sequence of the project, to ensure that all work is
completed within the approved Contract.
30. It is expected that sufficient labor will be provided so that activity
for any given trade will not be limited to only one part of the
total work area.
31. Each trade shall proceed in a fashion that will not delay or detain
the trades following them.
32. Provide and complete all preliminary work and temporary
construction as may be reasonably required by the scope of
work or as indicated elsewhere in the contract documents.
33. Contractor to provide temporary light and power service on-site
as needed, if not existing. Review plans and verify with
Architect on availability.
34. Provide heat as necessary to protect the work against damage
from dampness and cold. System shall be sufficient to
maintain a minimum temperature of 50 degrees. System
may be existing. Verify availability with Architect.
35. Provide barricades where necessary to protect the public, to
provide security to the store and to confine all dust and odor
to the construction area. This must be constructed as
required by the Landlord.
36. These drawings are for Design Intent and alternate details will
be considered. Submit drawings with proposed alterations
for review and approval by the Architect.
37. Each subcontractor is considered a fully qualified specialist in
his respective field and shall, prior to submission of bid
Notify the Contractor of any work called out in his trade that
cannot be executed or fully guaranteed.
38. Contractor to provide fire-treated blocking in walls and ceiling as
required for attachment of fixtures throughout. Coordinate
with work by others.
39. By the covering up of a previous sub-contractor's work it is
assumed that the Contractor has inspected the previous
work and has rendered it acceptable.
40. All required roof openings are to be made by the Landlord
approved roofing contractor and shall include all cutting,
reinforcing, cures, flashing, and new roofing at Tenant
expense.
41. It is the responsibility of the Contractor to become familiar with
all landlord requirements, criteria, and restrictions. All work
performed as a part of this project must be carefully
coordinated with the Landlord and be in full compliance with
all Landlord restrictions.
42. Bathroom exhaust fans shall be ducted to the roof. Contractor
shall submit weatherproof roof penetration and duct
termination details to the Architect for review prior to roof
installation.
PROJECT INFORMATIONPROJECT LOCATION & CONTACTS
SHEET INDEX
VICINITY MAP
ABBREVIATION LIST
BUILDING DEPARTMENT NOTES
GENERAL NOTES
3 IfL.C
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EROSION CONTROL PLAN
ARCHITECTURAL SITE PLANARCHITECTURAL SITE PLAN
PROPOSED RESIDENCE
1ST FLOOR FT2 (NO CHANGE)
2ND FLOOR FT2 (NO CHANGE)
2ND FLOOR 1,287 FT
TOTAL
GARAGE 665 FT2 (NO CHANGE)
DOGHOUSE 7 FT (STAIRWELL)2
FT2
1,269
1,273
2,542
2,549
1,269
1,273
17
2/2/2018
TS
18
19
Total Sheet Count: 24A-101 ARCHITECTURAL SITE PLAN : Plotted on 2/19/18 at 4:16 PM by Gregory Nutt. File Path: /Volumes/McNaughten Media/Kemmerer Design Arch/R-Campana/Campana ArchiCAD Models/Campana v4.2 for CDP.pln
2/19/18
A-101
ARCHITECTURAL
SITE PLAN 1236 WEST OCEAN FRONTNEWPORT BEACH, CA 92661CAMPANA RESIDENCECOASTAL DEVELOPMENT PERMITLICE N S E D ARCHITE
C
T
NROFILACFOETA
T
S IAMARC U S KEMME
R
E
RNO. C-29552
REN: 06/30/19
★★
Revisions:
Date:
Drawn by:
Seal:
Date:This document, and the ideas and designs incorporated here-in, asan instrument of professional service, is the property of KemmererDesign Architecture, Inc. (KDA), and is not to be used in whole orpart, for any other project without the written authorization of KDA.This document is not to be reproduced and/or modified in any way,nor shall any reproduction of the this document be modified withoutthe prior written consent of KDA.This document has been prepared to describe proposed new workand does not necessarily represent as-built or existing conditions.The architect does not warrant, in any way, the accuracy of theinformation and shall not be responsible for any discrepancybetween this document and the existing conditions.KEMMERER DESIGN ARCHITECTURE, INC.228 CREST AVENUEHUNTINGTON BEACH, CA 92648p. 714.752.0052marcus@kdarch.com/www.kdarch.comChecked by:
GSN
MK
Job Status:DESIGN
Revisions:Date:
Sheet Number:
Drawing:PLANNORTH15.82'
3.00'3.50'3.75'8.33'27.83'10.14'
(N) BALCONY
(E) 36" GATE
(E) CMU WALL
(E) CMU WALL (E) CMU WALL
ALLOWABLE
2nd FLR BALCONY
ENCROACHMENT
(E) GARAGE
(E) 2-STORY RESIDENCE
PROPERTY LINE 35.75'(E) SLOPE
SEE TOPO
(E) CONCRETE WALKWAY
(E) CONCRETE WALKWAY
(E) CONCRETE WALKWAY
(E) CONCRETE WALKWAY
PROPERTY LINE 102.50'
PROPERTY LINE 102.50'
(E) SLOPE
SEE TOPO
(E) SLOPE
SEE TOPO
(E) SLOPE
SEE TOPO PROPERTY LINE 35.09'ALLEYOCEANFRONT3
A-301
3
A-301
0 4'8'12'SCALE: 3/16" = 1'-0"1SITE PLAN
20
Total Sheet Count: 24A-102 1ST FLOOR PLANS : Plotted on 2/19/18 at 4:16 PM by Gregory Nutt. File Path: /Volumes/McNaughten Media/Kemmerer Design Arch/R-Campana/Campana ArchiCAD Models/Campana v4.2 for CDP.pln
2/19/18
A-102
1ST FLOOR PLANS1236 WEST OCEAN FRONTNEWPORT BEACH, CA 92661CAMPANA RESIDENCECOASTAL DEVELOPMENT PERMITLICE N S E D ARCHITE
C
T
NROFILACFOETA
T
S IAMARC U S KEMME
R
E
RNO. C-29552
REN: 06/30/19
★★
Revisions:
Date:
Drawn by:
Seal:
Date:This document, and the ideas and designs incorporated here-in, asan instrument of professional service, is the property of KemmererDesign Architecture, Inc. (KDA), and is not to be used in whole orpart, for any other project without the written authorization of KDA.This document is not to be reproduced and/or modified in any way,nor shall any reproduction of the this document be modified withoutthe prior written consent of KDA.This document has been prepared to describe proposed new workand does not necessarily represent as-built or existing conditions.The architect does not warrant, in any way, the accuracy of theinformation and shall not be responsible for any discrepancybetween this document and the existing conditions.KEMMERER DESIGN ARCHITECTURE, INC.228 CREST AVENUEHUNTINGTON BEACH, CA 92648p. 714.752.0052marcus@kdarch.com/www.kdarch.comChecked by:
GSN
MK
Job Status:DESIGN
Revisions:Date:
Sheet Number:
Drawing:
B2
A-813
A5
A-813
A2
A-813
C1
A-813
C1
A-814
B1
A-814
C2
A-814
1 42"x60" FIBERGLASS OVAL TUB ON 18" HIGH MOISTURE RESISTANT PLATFORM
2 48"X66" HAND MADE SHOWER PAN W/ TILE TO 72" A.F.F. W/
SHOWER HEAD AT +80" A.F.F. MIX WATER TO SHOWERS,
SHALL BE LIMITED TO 120˚F. PROVIDE WATER TEMPERING VALVE
CONFORM TO ASSE 1016 FOR SHOWERS. PROVIDE WATER
TEMPERING VALVE CONFORM TO ASSE 1069 FOR GANG SHOWER.
3 HIGH EFFICIENCY TOILET (MAXIMUM 1.28 GALLONS PER FLUSH)
4 RECESSED MEDICINE CABINET (REFER TO INTERIOR ELEVATIONS)
5 SHATTER RESISTANT SHOWER ENCLOSURE FULLY TEMPERED OR LAMINATED
SAFETY GLASS
6 TOWEL BAR (PROVIDE BLOCKING WHEN REQUIRED)
7 TOILET PAPER DISPENSER (PROVIDE BLOCKING)
8 POLYDECK® 150SC ELASTOMERIC DECK (ESR-2785)
9 CEILING BREAK
10 SHELF & POLE
11 SHELF & DOUBLE POLE
12 LOW WALL (REFER TO PLAN FOR HEIGHT)
13 42" HIGH CRL US ALUMINUM POST & TEMP. GLAZING GUARDRAIL
14 ½" TYPE 'X' GYPSUM BOARD @ CEILING
15 GAF® EVERGUARD® SCUPPER - INSTALL PER MANUFACTURER'S
SPECIFICATIONS
16 BACKING FOR ACCESSORIES
17 BACKING FOR CABINETS
FLOOR PLAN KEY NOTES
D01 PLANNORTH45'-91/4"27'-10"12'-10"2'-4"12'-8"24'-11/2"10'-73/4"11'-0"
45'-91/4"29'-101/2"22'-33/4"29'-01/2"21'-61/4"UP16RPROPERTY LINE 35.75'PROPERTY LINE 102.50'
PROPERTY LINE 102.50'PROPERTY LINE 35.09'1
A-301
1
A-301
2
A-301
LIVING
ROOM
KITCHEN
(E) BATH ROOM 1
(E) BEDROOM 1
GARAGE
(E) DEN
27'-10"3
A-301
3
A-301
1. EFFECTIVE FLUSH VOLUME OF ALL WATER CLOSETS SHALL NOT
EXCEED 1.28 GALLONS PER FLUSH
2. SHOWERHEADS SHALL HAVE A MAXIMUM FLOW RATE OF NOT
MORE THAN 2.0 GALLONS PER MINUTE AT 80 PSI.
3. WHEN A SHOWER IS SERVED BY MORE THAN ONE SHOWERHEAD,
THE COMBINED FLOW RATE OF ALL SHOWERHEADS AND/OR
OTHER SHOWER OUTLETS CONTROLLED BY A SINGLE VALVE
SHALL NOT EXCEED 2.0 GALLONS PER MINUTE AT 80 PSI.
4. THE MAXIMUM FLOW RATE OF RESIDENTIAL LAVATORY FAUCETS
SHALL NOT EXCEED 1.2 GALLONS PER MINUTE AT 60 PSI. THE
MINIMUM FLOW RATE OF RESIDENTIAL LAVATORY FAUCETS SHALL
NOT BE LESS THAN 0.8 GALLONS PER MINUTE AT 20 PSI.
5. THE MAXIMUM FLOW RATE OF KITCHEN FAUCETS SHALL NOT
EXCEED 1.8 GALLONS PER MINUTE AT 60 PSI.
6. ANNULAR SPACES AROUND PIPES, ELECTRICAL CABLES,
CONDUITS, OR OTHER OPENINGS IN SOLE/BOTTOM PLATES AT
EXTERIOR WALLS SHALL BE PROTECTED AGAINST THE PASSAGE
OF RODENTS BY CLOSING SUCH OPENINGS WITH CEMENT
MORTAR, CONCRETE MASONRY, OR SIMILAR METHOD
ACCEPTABLE TO THE ENFORCING AGENCY.
7. RECYCLE AND/OR SALVAGE FOR USE A MINIMUM OF 65% OF THE
NONHAZARDOUS CONSTRUCTION AND DEMOLITION WASTE IN
ACCORDANCE WITH SECTION 4.408.2, 4.408.3 & 4.408.4.
8. SUBMIT A CONSTRUCTION WASTE MANAGEMENT PLAN PER
SECTION 4.408.2.
9. UTILIZE A WASTE MANAGEMENT COMPANY, APPROVED BY THE
CITY OF HUNTINGTON BEACH, WHICH CAN PROVIDE VERIFIABLE
DOCUMENTATION THAT THE PERCENTAGE OF CONSTRUCTION
AND DEMOLITION WASTE MATERIAL DIVERTED FROM THE
LANDFILL COMPLIES WITH SECTION 4.408.1.10. DOCUMENTATION
SHALL BE PROVIDED TO THE ENFORCING
AGENCY WHICH DEMONSTRATES COMPLIANCE WITH SECTION
4.408.2, ITEMS 1 THROUGH 5, SECTION 4.408.3 OR SECTION 4.408.4.
11. AT THE TIME OF FINAL INSPECTION, A MANUAL, COMPACT DISC,
WEB-BASED REFERENCE OR OTHER MEDIA ACCEPTABLE TO THE
ENFORCING AGENCY PER SECTION 4.410.1, SHALL BE PROVIDED
TO THE HOMEOWNER.
NOTE:
FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS
ALL GLAZING MUST BE T-24 COMPLIANT
RESIDENTIAL MANDATORY MEASURES NOTES PER 2016 CalGreen CodePLANNORTH02'4'8'SCALE: 1/4" = 1'-0"11st FLOOR PLAN
21
Total Sheet Count: 24A-103 2ND FLOOR PLANS : Plotted on 2/19/18 at 4:16 PM by Gregory Nutt. File Path: /Volumes/McNaughten Media/Kemmerer Design Arch/R-Campana/Campana ArchiCAD Models/Campana v4.2 for CDP.pln
2/19/18
A-103
2ND FLOOR PLANS1236 WEST OCEAN FRONTNEWPORT BEACH, CA 92661CAMPANA RESIDENCECOASTAL DEVELOPMENT PERMITLICE N S E D ARCHITE
C
T
NROFILACFOETA
T
S IAMARC U S KEMME
R
E
RNO. C-29552
REN: 06/30/19
★★
Revisions:
Date:
Drawn by:
Seal:
Date:This document, and the ideas and designs incorporated here-in, asan instrument of professional service, is the property of KemmererDesign Architecture, Inc. (KDA), and is not to be used in whole orpart, for any other project without the written authorization of KDA.This document is not to be reproduced and/or modified in any way,nor shall any reproduction of the this document be modified withoutthe prior written consent of KDA.This document has been prepared to describe proposed new workand does not necessarily represent as-built or existing conditions.The architect does not warrant, in any way, the accuracy of theinformation and shall not be responsible for any discrepancybetween this document and the existing conditions.KEMMERER DESIGN ARCHITECTURE, INC.228 CREST AVENUEHUNTINGTON BEACH, CA 92648p. 714.752.0052marcus@kdarch.com/www.kdarch.comChecked by:
GSN
MK
Job Status:DESIGN
Revisions:Date:
Sheet Number:
Drawing:
B2
A-813
A5
A-813
A2
A-813
C1
A-813
C1
A-814
B1
A-814
C2
A-814
1 42"x60" FIBERGLASS OVAL TUB ON 18" HIGH MOISTURE RESISTANT PLATFORM
2 48"X66" HAND MADE SHOWER PAN W/ TILE TO 72" A.F.F. W/
SHOWER HEAD AT +80" A.F.F. MIX WATER TO SHOWERS,
SHALL BE LIMITED TO 120˚F. PROVIDE WATER TEMPERING VALVE
CONFORM TO ASSE 1016 FOR SHOWERS. PROVIDE WATER
TEMPERING VALVE CONFORM TO ASSE 1069 FOR GANG SHOWER.
3 HIGH EFFICIENCY TOILET (MAXIMUM 1.28 GALLONS PER FLUSH)
4 RECESSED MEDICINE CABINET (REFER TO INTERIOR ELEVATIONS)
5 SHATTER RESISTANT SHOWER ENCLOSURE FULLY TEMPERED OR LAMINATED
SAFETY GLASS
6 TOWEL BAR (PROVIDE BLOCKING WHEN REQUIRED)
7 TOILET PAPER DISPENSER (PROVIDE BLOCKING)
8 POLYDECK® 150SC ELASTOMERIC DECK (ESR-2785)
9 CEILING BREAK
10 SHELF & POLE
11 SHELF & DOUBLE POLE
12 LOW WALL (REFER TO PLAN FOR HEIGHT)
13 42" HIGH CRL US ALUMINUM POST & TEMP. GLAZING GUARDRAIL
14 ½" TYPE 'X' GYPSUM BOARD @ CEILING
15 GAF® EVERGUARD® SCUPPER - INSTALL PER MANUFACTURER'S
SPECIFICATIONS
16 BACKING FOR ACCESSORIES
17 BACKING FOR CABINETS
FLOOR PLAN KEY NOTES
D01
W01
D04
D03 PLANNORTH2 1
3
4 4
5
6
6
6
7
89
10 11
14
14
16
16
17 13B3
A-813
C2
A-81427'-10"3'-1"47'-81/4"21/4"3'-101/4"4'-01/2"4'-01/2"4'-01/2"4'-01/2"4'-01/2"3'-101/4"21/4"47'-81/4"10'-101/2"2'-51/2"2'-31/2"12'-23/4"21/4"2'-91/2"31/2"14'-5"13'-61/4"6'-51/4"13'-33/4"
17'-01/4"10'-43/4"6'-01/4"14'-23/4"
3'-0"
4'-3"9'-31/4"27'-113/4"1
A-301
1
A-301
2
A-301
TO FINISHTO FINISHSETBACKALLOWABLE
2nd FLR BALCONY
ENCROACHMENT
(E) MASTER
BEDROOM
(N) MASTER
BATH (N) BALCONY(E) CLOSETALIGNSLOPE ¼"PER FOOTSLOPE ¼"PER FOOTEE
E
UP17RDN16R(E) BATH
ROOM 2
(N) MASTER
CLOSET
(E) BEDROOM 3
(E) BEDROOM 4
E
E
E
E
PROPERTY LINE 35.75'PROPERTY LINE 102.50'
PROPERTY LINE 102.50'PROPERTY LINE 35.09'E
11
16
D02
A3
A-813
C1
A-814
B1
A-814
7'-91/2"5'-7"3'-01/2"3
A-301
3
A-301
1. EFFECTIVE FLUSH VOLUME OF ALL WATER CLOSETS SHALL NOT
EXCEED 1.28 GALLONS PER FLUSH
2. SHOWERHEADS SHALL HAVE A MAXIMUM FLOW RATE OF NOT
MORE THAN 2.0 GALLONS PER MINUTE AT 80 PSI.
3. WHEN A SHOWER IS SERVED BY MORE THAN ONE SHOWERHEAD,
THE COMBINED FLOW RATE OF ALL SHOWERHEADS AND/OR
OTHER SHOWER OUTLETS CONTROLLED BY A SINGLE VALVE
SHALL NOT EXCEED 2.0 GALLONS PER MINUTE AT 80 PSI.
4. THE MAXIMUM FLOW RATE OF RESIDENTIAL LAVATORY FAUCETS
SHALL NOT EXCEED 1.2 GALLONS PER MINUTE AT 60 PSI. THE
MINIMUM FLOW RATE OF RESIDENTIAL LAVATORY FAUCETS SHALL
NOT BE LESS THAN 0.8 GALLONS PER MINUTE AT 20 PSI.
5. THE MAXIMUM FLOW RATE OF KITCHEN FAUCETS SHALL NOT
EXCEED 1.8 GALLONS PER MINUTE AT 60 PSI.
6. ANNULAR SPACES AROUND PIPES, ELECTRICAL CABLES,
CONDUITS, OR OTHER OPENINGS IN SOLE/BOTTOM PLATES AT
EXTERIOR WALLS SHALL BE PROTECTED AGAINST THE PASSAGE
OF RODENTS BY CLOSING SUCH OPENINGS WITH CEMENT
MORTAR, CONCRETE MASONRY, OR SIMILAR METHOD
ACCEPTABLE TO THE ENFORCING AGENCY.
7. RECYCLE AND/OR SALVAGE FOR USE A MINIMUM OF 65% OF THE
NONHAZARDOUS CONSTRUCTION AND DEMOLITION WASTE IN
ACCORDANCE WITH SECTION 4.408.2, 4.408.3 & 4.408.4.
8. SUBMIT A CONSTRUCTION WASTE MANAGEMENT PLAN PER
SECTION 4.408.2.
9. UTILIZE A WASTE MANAGEMENT COMPANY, APPROVED BY THE
CITY OF HUNTINGTON BEACH, WHICH CAN PROVIDE VERIFIABLE
DOCUMENTATION THAT THE PERCENTAGE OF CONSTRUCTION
AND DEMOLITION WASTE MATERIAL DIVERTED FROM THE
LANDFILL COMPLIES WITH SECTION 4.408.1.10. DOCUMENTATION
SHALL BE PROVIDED TO THE ENFORCING
AGENCY WHICH DEMONSTRATES COMPLIANCE WITH SECTION
4.408.2, ITEMS 1 THROUGH 5, SECTION 4.408.3 OR SECTION 4.408.4.
11. AT THE TIME OF FINAL INSPECTION, A MANUAL, COMPACT DISC,
WEB-BASED REFERENCE OR OTHER MEDIA ACCEPTABLE TO THE
ENFORCING AGENCY PER SECTION 4.410.1, SHALL BE PROVIDED
TO THE HOMEOWNER.
NOTE:
FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS
ALL GLAZING MUST BE T-24 COMPLIANT
RESIDENTIAL MANDATORY MEASURES NOTES PER 2016 CalGreen CodePLANNORTH02'4'8'SCALE: 1/4" = 1'-0"12nd FLOOR PLAN
22
Total Sheet Count: 24A-104 ROOF DECK PLAN : Plotted on 2/19/18 at 4:16 PM by Gregory Nutt. File Path: /Volumes/McNaughten Media/Kemmerer Design Arch/R-Campana/Campana ArchiCAD Models/Campana v4.2 for CDP.pln
2/19/18
A-104
ROOF DECK PLAN1236 WEST OCEAN FRONTNEWPORT BEACH, CA 92661CAMPANA RESIDENCECOASTAL DEVELOPMENT PERMITLICE N S E D ARCHITE
C
T
NROFILACFOETA
T
S IAMARC U S KEMME
R
E
RNO. C-29552
REN: 06/30/19
★★
Revisions:
Date:
Drawn by:
Seal:
Date:This document, and the ideas and designs incorporated here-in, asan instrument of professional service, is the property of KemmererDesign Architecture, Inc. (KDA), and is not to be used in whole orpart, for any other project without the written authorization of KDA.This document is not to be reproduced and/or modified in any way,nor shall any reproduction of the this document be modified withoutthe prior written consent of KDA.This document has been prepared to describe proposed new workand does not necessarily represent as-built or existing conditions.The architect does not warrant, in any way, the accuracy of theinformation and shall not be responsible for any discrepancybetween this document and the existing conditions.KEMMERER DESIGN ARCHITECTURE, INC.228 CREST AVENUEHUNTINGTON BEACH, CA 92648p. 714.752.0052marcus@kdarch.com/www.kdarch.comChecked by:
GSN
MK
Job Status:DESIGN
Revisions:Date:
Sheet Number:
Drawing:
D05
W02 PLANNORTH1
A-301
1
A-301
2
A-301
19'-71/2"8'-0"5'-51/2"5'-51/2"10'-0"
10'-0"10'-103/4"DN17R(N) ROOF DECK(N) 3:12ROOF SLOPE(N) 3:12ROOF SLOPEP
A
T
H
O
F
T
R
A
V
E
L
=
3
8
'
-
7
"PROPERTY LINE 35.75'PROPERTY LINE 102.50'
PROPERTY LINE 102.50'PROPERTY LINE 35.09'3
A-301
3
A-301
0 2'4'8'SCALE: 1/4" = 1'-0"1ROOF DECK PLAN
23
Total Sheet Count: 24A-201 ELEVATIONS : Plotted on 2/19/18 at 4:16 PM by Gregory Nutt. File Path: /Volumes/McNaughten Media/Kemmerer Design Arch/R-Campana/Campana ArchiCAD Models/Campana v4.2 for CDP.pln
2/19/18
A-201
ELEVATIONS1236 WEST OCEAN FRONTNEWPORT BEACH, CA 92661CAMPANA RESIDENCECOASTAL DEVELOPMENT PERMITLICE N S E D ARCHITE
C
T
NROFILACFOETA
T
S IAMARC U S KEMME
R
E
RNO. C-29552
REN: 06/30/19
★★
Revisions:
Date:
Drawn by:
Seal:
Date:This document, and the ideas and designs incorporated here-in, asan instrument of professional service, is the property of KemmererDesign Architecture, Inc. (KDA), and is not to be used in whole orpart, for any other project without the written authorization of KDA.This document is not to be reproduced and/or modified in any way,nor shall any reproduction of the this document be modified withoutthe prior written consent of KDA.This document has been prepared to describe proposed new workand does not necessarily represent as-built or existing conditions.The architect does not warrant, in any way, the accuracy of theinformation and shall not be responsible for any discrepancybetween this document and the existing conditions.KEMMERER DESIGN ARCHITECTURE, INC.228 CREST AVENUEHUNTINGTON BEACH, CA 92648p. 714.752.0052marcus@kdarch.com/www.kdarch.comChecked by:
GSN
MK
Job Status:DESIGN
Revisions:Date:
Sheet Number:
Drawing:
NEW DECK
ROOF
TEMP. GLASS
GUARD
GUARD RAIL
GUARD RAIL TEMP. GLASS
GUARD
13.38'
12.91'
31.62'
34.94'
EXISTING
FIN. FLOOR
TOP OF
RAIL/GUARD
TOP DECK
FS
32.98'RIDGE
40.69'RIDGE
12.19'
AVERAGE
GRADE
NEW ROOF
DECK
GUARDRAIL
TEMP. GLASS
GUARDGUARDRAIL
TEMP. GLASS
GUARD
13.38'
12.73'
31.62'
32.98'
EXISTING
FIN. FLOOR
RIDGE
TOP DECK
FS
40.69'RIDGE
12.19'
AVERAGE
GRADE
C2
A-814
3'-6" TYP.21/2"3'-73/4"21/2"3'-6", TYP.4'-01/2"
TYP.
GUARDRAIL
D01
D01
GUARDRAILTEMPERED GLASS GUARD
EXISTING
FIN. FLOOR
TEMPERED GLASS GUARD
TOP OF
RAIL/GUARD
EXISTING
FIN. FLOOR
3"12"
13.38'
12.73'
13.38'
12.91'
31.62'
34.94'
TOP DECK
RIDGE40.69'
12.19'
AVERAGE
GRADE
12.19'
AVERAGE
GRADE
3"12"31/2"TYP.C1
A-814
B1
A-814
0 2'4'8'SCALE: 1/4" = 1'-0"2EAST ELEVATION
0 2'4'8'SCALE: 1/4" = 1'-0"3WEST ELEVATION
0 2'4'8'SCALE: 1/4" = 1'-0"1SOUTH ELEVATION
NOTE:
ESTABLISHED GRADE BASED ON AVERAGE OF FOUR CORNERS AND A SLOPE OF LESS THAN 5%
PER ZONING SECTION 21.30.050. FOUR CORNERS USED ARE 12.91'. 12.73', 11.67', AND 11.45'.
CALCULATED AVERAGE GRADE SHOWN NOTED ON ELEVATIONS.
24
Total Sheet Count: 24A-301 SECTIONS : Plotted on 2/19/18 at 4:16 PM by Gregory Nutt. File Path: /Volumes/McNaughten Media/Kemmerer Design Arch/R-Campana/Campana ArchiCAD Models/Campana v4.2 for CDP.pln
2/19/18
A-301
SECTIONS 1236 WEST OCEAN FRONTNEWPORT BEACH, CA 92661CAMPANA RESIDENCECOASTAL DEVELOPMENT PERMITLICE N S E D ARCHITE
C
T
NROFILACFOETA
T
S IAMARC U S KEMME
R
E
RNO. C-29552
REN: 06/30/19
★★
Revisions:
Date:
Drawn by:
Seal:
Date:This document, and the ideas and designs incorporated here-in, asan instrument of professional service, is the property of KemmererDesign Architecture, Inc. (KDA), and is not to be used in whole orpart, for any other project without the written authorization of KDA.This document is not to be reproduced and/or modified in any way,nor shall any reproduction of the this document be modified withoutthe prior written consent of KDA.This document has been prepared to describe proposed new workand does not necessarily represent as-built or existing conditions.The architect does not warrant, in any way, the accuracy of theinformation and shall not be responsible for any discrepancybetween this document and the existing conditions.KEMMERER DESIGN ARCHITECTURE, INC.228 CREST AVENUEHUNTINGTON BEACH, CA 92648p. 714.752.0052marcus@kdarch.com/www.kdarch.comChecked by:
GSN
MK
Job Status:DESIGN
Revisions:Date:
Sheet Number:
Drawing:
(N) ⅝" DRYWALL CEILING
FLOOR JOISTS
SEE STRUCTUAL
TEMPERED GLAZING
GUARDRAIL
MASTER
BEDROOM
LIVING
ROOM
13.38'
31.62'
34.94'
EXISTING
FIN. FLOOR
TOP OF
RAIL/GUARD
TOP DECK
12.19'
AVERAGE
GRADE
31/2"3'-01/2"2"3'-6"3'-6"MASTER
BEDROOM
LIVING
ROOM
13.38'
31.62'
34.94'
40.69'
EXISTING
FIN. FLOOR
TOP OF
RAIL/GUARD
TOP DECK
RIDGE
12.19'
AVERAGE
GRADE
C1
A-814
B4
A-8133'-6"6'-8"1'-43/4"
33/4"
MATCH
EXISTING
42"ROOF RAFTERS
SEE STRUCTURAL
ROOF SHEATHING
SEE STRUCTURAL
CLASS A
ROOFING TILE
CEILING JOIST
SEE STRUCTURAL
2X10 RESAWN
EAVES & RAKES
RIDGE BOARD
SEE STRUCTURAL
HEADER
SEE STRUCT
⅝" GYP BOARD⅝" GYP BOARD
13.38'
31.62'
34.94'
40.69'
EXISTING
FIN. FLOOR
TOP OF
RAIL/GUARD
TOP DECK
RIDGE
12.19'
AVERAGE
GRADE
3"12"3"12"6'-8"6'-8"101/4"61/2"(E)101/4"(E)61/2"(E)33/4"
OPEN TREADS, TYP.
0 2'4'8'SCALE: 1/4" = 1'-0"1SECTION A
0 2'4'8'SCALE: 1/4" = 1'-0"2SECTION B
0 2'4'8'SCALE: 1/4" = 1'-0"3SECTION THRU STAIRS
RISERS & TREADS
NEW STANDARD RESIDENTIAL STAIRWAY:
EACH RISER SHALL NOT BE MORE THAN 7¾" HIGH.
THE TREADS SHALL BE A MINIMUM OF 10" DEEP FROM THE FRONT TO THE BACK
(NOT COUNTING THE PART UNDERNEATH THE NOSING OF THE TREAD ABOVE).
THE NOSING MUST PROJECT AT LEAST ¾", BUT NOT MORE THAN 1¼".
THE STEPS IN A FLIGHT OF STAIRS NEED TO BE UNIFORM TO AVOID TRIPPING.
THE CODE ALLOWS ONLY ⅜" DIFFERENCE BETWEEN THE LARGEST AND THE
SMALLEST RISE, AND ONLY ⅜" DIFFERENCE BETWEEN THE LARGEST AND THE
SMALLEST TREAD MEASURED FROM FRONT TO BACK.
2016 CRC R311.7.5.(1)(2).
DIMENSIONAL TOLERANCES
THE LARGEST TREAD DEPTH OR RISER HEIGHT WITHIN ANY STAIRWAY SHALL
NOT EXCEED THE SMALLEST BY MORE THAN ⅜".
2016 CRC R311.7.5.1.
25
Zoning Administrator - April 12, 2018
ITEM NO. 5a - ADDITIONAL MATERIALS
Campana Residence Coastal Development Permit (PA2017-263)