HomeMy WebLinkAbout03_Taormina Mixed-Use Coastal Development Permit_PA2017-21703/13/2018
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
July 12, 2018
Agenda Item No. 3
SUBJECT: Taormina Mixed-Use (PA2017-217)
Coastal Development Permit No. CD2017-094
SITE LOCATION: 424 31st Street
APPLICANT: Ball Architecture
OWNER: Vincent C. Taormina
PLANNER: Liz Westmoreland, Assistant Planner
(949) 644-3234, lwestmoreland@newportbeachca.gov
LAND USE AND ZONING
General Plan: MU-H4 (Mixed-Use Horizontal)
Zoning District: MU-CV/15th St (Mixed-Use Cannery Village/15th St)
Coastal Land Use Category: MU-H (Mixed Used Horizontal)
Coastal Zoning District: MU-CV/15th Street (Mixed-Use Cannery Village/15th Street)
PROJECT SUMMARY
A coastal development permit (CDP) to demolish an existing single-story office building
and construct a three-story, mixed-use development. The proposed structure includes a
745-square-foot commercial space at the ground floor and a 2,378-square-foot, single-
family residential dwelling on the second and third floors. The development also includes
a 400-square-foot, two-car tandem garage for the residential use and three uncovered
parking spaces for the commercial use. The project includes hardscape, landscape, and
subsurface drainage facilities. The design complies with all applicable development
standards and no deviations are requested.
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures), because it has no potential to have a significant effect on the environment;
and
3)Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit No. CD2017-094 (Attachment No. ZA 1).
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BACKGROUND
The Zoning Administrator approved Minor Site Development Review No. SD2016-008 on
December 15, 2016, for the project, subject to conditions of approval. Subsequent to the
approval of the Minor Site Development Review, the City received permit authority for the
issuance of coastal development permits. As a result, the applicant applied for this CDP
with the City to allow demolition of the existing office building and construction of a new
mixed-use development within the coastal zone. Additional conditions of approval for the
CDP are contained within the attached draft resolution.
DISCUSSION
Land Use and Development Standards
The property is located in the MU-CV/15th Street (Mixed-Use Cannery Village/15th
Street) Coastal Zoning District, which provides for mixed-use development and is
consistent with the City’s Coastal Land Use Plan, General Plan, and Zoning Code.
The property currently consists of one legal lot developed with a single-story office
building. The neighborhood is predominantly developed with one- and two-story,
commercial and mixed-use structures. There are several structures in the immediate
area that are similar in height at two-stories. Additionally, the Cannery Lofts
development consisting of three-story mixed-use buildings is located near the project
to the southeast. The proposed design, bulk, and scale of the development is
consistent with the existing neighborhood pattern of development in the Cannery
Village area.
The project design includes second- and third-floor decks, which serve to set back
the second- and third-floor living areas from the street. These features serve to
remove some of the massing, keeping the project at a pedestrian scale, which will
helps maintain compatibility with the neighborhood.
The project has been designed such that it will be compatible with the scale of
expected future development.
The proposed mixed-use development and accessory structures conform to all
applicable development standards, including floor area limit, setbacks, height, and
off-street parking as evidenced by the project plans and illustrated in Table 1 below.
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Table 1 – Development Standards
Development Standard Requirement Proposed
Setbacks (min.)
Front 0 feet 0 feet
Sides 0 feet 0 feet
Rear 10 feet 10 feet
Floor Area Ratio (FAR)
Nonresidential 696 square feet (min) (0.25 FAR)
1,392.9 square feet (max) (0.5 FAR)
745 square feet
(0.27 FAR)
Residential 2,785.8 square feet (max.)
(1.0 FAR)
2,778 square feet
(1.0 FAR)
Open Space (min.)
Common 75 square feet per unit 108 square feet
Private 5% of gross area for each unit (139 SF) 1,191 square feet
Parking (min.)
Residential 2-car garage 2-car garage
Commercial 1/250 of gross commercial floor area
(3 spaces)
3 spaces
Height (max.)
Flat roof/railing 26 feet ~22.5 feet
Sloped roof 31 feet 31 feet
Hazards
The development is located on an inland property in a developed area more than
500 feet from the bay. The project site is separated from the bay (the nearest body
of water) by Villa Way, Lafayette Avenue, and a few blocks of mainly mixed use and
commercial uses. The finished floor elevation of the first floor for the proposed
structure is 9.00 feet based on the North American Vertical Datum of 1988
(NAVD88), which complies with the minimum 9.00-foot (NAVD88) elevation standard
for new structures. The identified distances from the coastal hazards areas coupled
with the 9.00-foot (NAVD88) finish floor elevation, will help to ensure the project is
reasonably safe for the economic life of the structure.
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.
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Water Quality
The project site is located more than 500 feet from the bay. 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 run-off 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 within the Cannery Village area.
The project site is not located between the nearest public road and the sea or
shoreline. The site is developed with a single-story commercial building and private
parking lot. The site does not currently provide any views or access to/along the
shoreline. Vertical access to the bay front is available along 31st Street in front of
the project site. Lateral access along the bay is available via the Rhine.
The project site is not located adjacent to a coastal view road, public viewpoint, public
park or beach, or public accessway, as identified in the Coastal Land Use Plan.
Furthermore, an investigation of the project site and surrounding area did not identify
any other public view or access opportunities on the site. The project site is not
located within the viewshed of distant public viewing areas. The project is located on
an inland lot and will replace an existing nonresidential structure with a new mixed-
use structure (i.e., nonresidential) that complies with all applicable Local Coastal
Program (LCP) development standards and maintains a building envelope consistent
with the existing and anticipated future neighborhood pattern of development.
Therefore, the project does not have the potential to degrade the visual quality of the
Coastal Zone or result in significant adverse impacts to public views.
The project will improve an underutilized property in a predominately mixed-use area,
which will in turn help to enhance the visual quality of the Coastal Zone for visitors
and residents.
The entire frontage of the project site is currently utilized for vehicular access to the
existing parking lot and no street parking is provided. Therefore, construction of the
project would not result in a loss of street parking for public use.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of
the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has
no potential to have a significant effect on the environment.
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The Class 3 exemption applies to the construction of apartments, duplexes, and similar
structures designed for not more than six dwelling units in urbanized areas. The proposed
mixed-use development is consistent with all requirements of the Class 3 exemption, as
it contains one commercial tenant space and one residential unit on an existing
nonresidential site.
The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project location does not impact an environmental resource of hazardous or critical
concern, does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources within a
state scenic highway, is not a hazardous waste site, and is not identified as a historical
resource.
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
13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
Prepared by:
______________________________
Liz Westmoreland, Assistant Planner
JM/law
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Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
6
03/13/2018
Attachment No. ZA 1
Draft Resolution
7
05-15-2018
RESOLUTION NO. ZA2018-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2017-094 TO DEMOLISH AN
EXISTING SINGLE-STORY COMMERCIAL OFFICE BUILDING
AND CONSTRUCT A NEW THREE-STORY MIXED USE
DEVELOPMENT LOCATED AT 424 31st STREET (PA2017-217)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Ball Architecture, with respect to property located at 424 31st
Street, requesting approval of a coastal development permit.
2. The lot at 424 31st Street is legally described as Lot 19 of Block 331 of Lancasters
Addition.
3. The applicant proposes to demolish an existing single-story office building and construct a
three-story, mixed-use development. The proposed structure includes 745 square feet of
commercial space at the ground floor and a 2,378-square-foot, single-family residential
unit on the second and third floors. The development also includes a 400-square-foot, two-
car tandem garage for the residential use and three uncovered parking spaces for the
commercial use. The project includes hardscape, landscape, and subsurface drainage
facilities. The design complies with all applicable development standards and no deviations
are requested.
4. The subject property is designated MU-H4 (Mixed Used Horizontal) by the General Plan
Land Use Element and is located within the MU-CV/15th Street (Mixed-Use Cannery
Village/15th Street) Zoning District.
5. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is MU-H (Mixed Used Horizontal) and it is located within the MU-CV/15th Street
(Mixed-Use Cannery Village/15th Street) Coastal Zone District.
6. At a public hearing on December 15, 2016, the Zoning Administrator approved a Minor
Site Development Review No. SD2016-008 for the project.
7. A public hearing was held on July 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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05-15-2018
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is categorically exempt pursuant to Title 14 of the California Code of
Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the
California Environmental Quality Act (CEQA) under Class 3 (New Construction or
Conversion of Small Structures), because it has no potential to have a significant effect
on the environment.
2. The Class 3 exemption applies to the construction of apartments, duplexes, and similar
structures designed for not more than six dwelling units in urbanized areas. The
proposed mixed-use development is consistent with all requirements of the Class 3
exemption, as it contains one commercial tenant space and one residential unit on an
existing nonresidential site.
3. The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project location does not impact an environmental resource of hazardous or critical
concern, does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources within
a state scenic highway, is not a hazardous waste site, and is not identified as a historical
resource.
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:
1. The proposed development complies with applicable residential development standards
including, but not limited to, floor area limitation, setbacks, height, and parking.
a. The maximum floor area limitation for residential uses is 2,785.8 square feet (i.e.
floor area ratio [FAR] of 1.0.) The proposed gross floor area for residential use is
2,778 square feet.
b. The minimum gross floor area allowable for nonresidential uses is 696 square feet
(i.e. FAR of 0.25). The maximum gross floor area limitation for commercial is 1,393
(0.5 FAR). The proposed gross floor area of the nonresidential use is 74 5 square
feet (0.27 FAR).
c. The proposed development provides the minimum required setbacks, which are 0
feet along the front property line abutting 31st Street, 0 feet along each side property
line, and 10 feet along the rear property line abutting the alley.
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05-15-2018
d. The highest guardrail is less than 26 feet from established grade (9.00 feet
NAVD88) and the highest ridge is no more than 31 feet from established grade,
which comply with the maximum height requirements.
e. The project includes a two-car tandem garage for residential use, and three
uncovered guest/commercial parking spaces for the commercial component at a
ratio of one space for every 250 square feet of gross floor area . Therefore, the
project will comply with the minimum parking requirements.
2. The neighborhood is predominantly developed with one- and two-story, commercial and
mixed-use structures. There are several structures in the immediate area that are similar
in height at two-stories. Additionally, the Cannery Lofts development consisting of three-
story mixed-use buildings is located near the project to the southeast. The proposed
design, bulk, and scale of the development is consistent with the existing neighborhood
pattern of development in the Cannery Village area.
3. The project design includes second- and third-floor decks, which serve to set back the
second- and third-floor living areas from the street. This feature serves to remove some
of the massing keeping the project at a pedestrian scale, which will help s maintain
compatibility with the neighborhood.
4. The project has been designed such that it will be compatible with the scale of expected
future development.
5. The development is located on an inland property in a developed area more than 500
feet from the bay. The project site is separated from the bay (the nearest body of water)
by Villa Way, Lafayette Avenue, and a few blocks of mainly mixed use and commercial
uses. The finished floor elevation of the first floor for the proposed structure is 9.00 feet
based on the North American Vertical Datum of 1988 (NAVD88), which complies with
the minimum 9.00-foot (NAVD88) elevation standard for new structures. The identified
distances from the coastal hazards areas coupled with the 9.00 -foot (NAVD88) finish
floor elevation, will help to ensure the project is reasonably safe for the economic life of
the structure.
6. The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code (CBC)
and Building Division standards and policies. Geotechnical investigations specifically
addressing liquefaction are required to be reviewed and approved prior to the issuance of
building permits. Permit issuance is also contingent on the inclusion of design mitigation
identified in the investigations. Construction plans are reviewed for compliance with
approved investigations and CBC prior to building permit issuance.
7. The project site is located more than 500 feet from the bay. 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 run-off on-site. Any water not retained on-site is directed to the City’s
storm drain system.
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05-15-2018
8. Proposed landscaping complies with Implementation Plan Section 21.30.075. A
condition of approval is included that requires drought-tolerant species. Prior to issuance
of building permits, the final landscape plans will be reviewed to verify invasive species
are not planted.
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone .
Fact in Support of Finding:
1. The project site is located on the Balboa Peninsula within the Cannery Village area. The
project site is not located between the nearest public road and the sea or shoreline. The
site is developed with a single-story commercial building and private parking lot. The site
does not currently provide any views or access to/along the shoreline. Vertical access to
the bay front is available along 31st Street in front of the project site. Lateral access along
the bay is available via the Rhine.
2. The project site is not located adjacent to a coastal view road, public viewpoint, public park
or beach, or public accessway, as identified in the Coastal Land Use Plan. Furthermore,
an investigation of the project site and surrounding area did not identify any other public
view or access opportunities on the site. The project site is not located within the viewshed
of distant public viewing areas. The project is located on an inland lot and will replace an
existing nonresidential structure with a new mixed-use structure (i.e., nonresidential) that
complies with all applicable Local Coastal Program (LCP) development standards and
maintains a building envelope consistent with the existing and anticipated future
neighborhood pattern of development. Therefore, the project does not have the potential
to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to
public views.
3. The project will improve an underutilized property in a predominately mixed-use area,
which will in turn help to enhance the visual quality of the Coastal Zone for visitors and
residents.
4. The entire frontage of the project site is currently utilized for vehicular access to the existing
parking lot and no street parking is provided. Therefore, construction of the project would
not result in a loss of street parking for public use.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2017-217, subject to the conditions set forth in Exhibit “A,”
which is attached hereto and incorporated by reference.
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05-15-2018
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. The project site is
not located within the appeal area of the coastal zone; therefore, final action by the City
may not be appealed to the California Coastal Commission.
PASSED, APPROVED, AN D ADOPTED THIS 12TH DAY OF JULY, 2018.
_____________________________________
Patrick J. Alford, Zoning Administrator
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05-15-2018
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. 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.
3. This approval does not authorize any new or existing improvements (including
landscaping) on State tidelands, public beaches, or the public right -of-way.
4. Best Management Practices (BMP’s) and Good Housekeeping Practices (GHP’s) shall
be implemented prior to and throughout the duration of construction activity as
designated in the Construction Pollution Prevention Plan (CPPP).
5. The discharge of any hazardous materials into storm sewer systems or receiving waters
shall be prohibited. Machinery and equipment shall be maintained and washed in
confined areas specifically designed to control runoff. A designated fueling and vehicle
maintenance area with appropriate berms and protection to prevent spillage shall be
provided as far away from storm drain systems or receiving waters as possible.
6. Debris from demolition shall be removed from work areas each day and removed from
the project site within 24 hours of the completion of the project. Stock piles and
construction materials shall be covered, enclosed on all sites, not stored in contact with
the soil, and located as far away as possible from drain in lets and any waterway.
7. Trash and debris shall be disposed in proper trash and recycling receptacles at the end
of each construction day. Solid waste, including excess concrete, shall be disposed in
adequate disposal facilities at a legal disposal site or recycled at a recycling facility.
8. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
9. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
10. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Coastal
Development Permit.
11. This Coastal Development Permit may be modified or revoked by the Zoning
Administrator if determined that the proposed uses or conditions under which it is being
operated or maintained is detrimental to the public health, welfare or materially injurious
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05-15-2018
to property or improvements in the vicinity or if the property is operated or maintained
so as to constitute a public nuisance.
12. Prior to 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.
13. Prior to the issuance of building permits, the applicant shall submit a final drainage and
grading plan. The plan shall be subject to the review and approval by the Building
Division.
14. 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.
15. 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.
16. 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.
17. 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.
18. 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.
19. 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.
20. This Coastal Development Permit No. CD2017-094 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.
21. 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
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05-15-2018
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 Taormina Mixed Use Development including, but not limited to, Coastal
Development Permit No. CD2017-094 (PA2017-217). 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.
15
03/13/2018
Attachment No. ZA 2
Vicinity Map
16
03/13/2018
VICINITY MAP
Coastal Development Permit No. CD2017-094
PA2017-217
424 31st Street
Subject Property
17
03/13/2018
Attachment No. ZA 3
Project Plans
18
PLAN CHECK
expires: 4-30-2019
12-22-16
ZONING APPROVED 12-15-16
A NEW M IXED -USE PROJECT
FOR
seal
issue
A NEW MIXED-USE PROJECTVINCENT C. TAORMINA424 31ST STREET, NEWPORT BEACH, CALIFORNIA 926637-31-15
VI NCENT C. TAORM INA
consultant
project
424 31ST STREET
description
sheet
sheet of
2018 STEPHEN L . B AL L AIA , ARC HITEC T
TH E IN FORMAT ION & DESIGN IN TENT CON TAIN ED ON THIS DO CUMENT IS
TH E PR OPERTY O F ST EPHEN L. BAL L AR CHIT EC T, INC. N O PAR T OF TH IS
INFOR MATION MAY BE USED WITH OU T TH E PR IOR WRIT TEN PERMISSION
O F STEPHEN L . BALL ARC HITECT, INC. STEPHEN L. BAL L AR CHITECT , INC.
SHAL L RET AIN AL L COMMO N LAW, ST ATUTOR Y, AND OTH ER RESERVED
RIGHT S IN CLUD ING COPYRIGHT THERETO.
C
NEW PORT BE ACH,
CALIFORNIA 9 2663FORSITE DEV. REVIEW
10-03-16SITE DEV. REVIEW
714 743-4608714 743-4608
PC 2 06-05-18
COASTAL 07-15-18
MIXED USE CALCULATIONS:
GENERAL DATA:
FRONT SETBACK 0' (none)
REAR SETBACK 10' - 0"
SIDE YARD SETBACK 0' (none)
MINIMUM FLOOR ELEVATION 9.00'
MAXIMUM HEIGHT 26' - 0" (flat roof)
MAXIMUM HEIGHT 31'0" (3:12 min.)
SITE SPECIFIC DATA FOR THIS PROPOSAL:
PARCEL AREA 2,785.80 SQ. FT.
F.A.R. (1.5 X PA)=4,178.70 SQ. FT.
PARKING PROVIDED 5
garaged required 2
garaged provided 2
non-residential 3
ADA van required 1
ADA van provided 1
GROUND (FIRST) FLOOR DATA
garage 400.00 SQ. FT.
gross floor area 745.00 SQ. FT.
net floor area 656.63 SQ.FT.
vertical circulation 104.65 SQ. FT.
common open space 108.00 SQ.FT.
SECOND (RESIDENTIAL) FLOOR DATA
floor area 1,635.00 SQ. FT.
balcony 418.00 SQ. FT.
private open space 418.00 SQ.FT.
THIRD (RESIDENTIAL) FLOOR DATA
floor area 743.00 SQ. FT.
balcony and mech. 882.00 SQ. FT.
private open space 773.00 SQ.FT.
mechanical space 109.00 SQ.FT.
TOTAL NON-RESIDENTIAL 745.00 SQ. FT.
NON RESIDENTIAL ALLOWED 745.00 SQ. FT. MAX.
TOTAL RESIDENTIAL 2,778.00 SQ. FT.
RESIDENTIAL ALLOWED 2,785.80 SQ. FT. MAX.
TOTAL PROPOSED 3,523.00 SQ. FT.
F.A.R. 1.27
COMMON OPEN SPACE
minimum required 75.00 SQ.FT.
proposed 108.00 SQ.FT.
PRIVATE OPEN SPACE
5% of gross floor area 138.90 SQ.FT. MIN.
proposed 1,191.00 SQ.FT.
CODE UTILIZED: 2013 California
Building (CBC) Electrical (CBC) Energy
(T-24-6) Mechanical (CMC) plumbing
(CPC) codes, with local amendments &
California Green Code
DISTRICT AREA CANNERY VILLAGE; ZONE MU-CV/15TH;
LOT 19, BLOCK 331, LANCASTER
ADDITION TO NEWPORT BEACH;
GENERAL PLAN: MU-H4
MIXED USE CALCULATIONS:
GENERAL DATA:
FRONT SETBACK 0' (none)
REAR SETBACK 10' - 0"
SIDE YARD SETBACK 0' (none)
MINIMUM FLOOR ELEVATION 9.00'
MAXIMUM HEIGHT 26' - 0" (flat roof)
MAXIMUM HEIGHT 31'0" (3:12 min.)
SITE SPECIFIC DATA FOR THIS PROPOSAL:
PARCEL AREA 2,785.80 SQ. FT.
F.A.R. (1.5 X PA)=4,178.70 SQ. FT.
PARKING PROVIDED 5
garaged required 2
garaged provided 2
non-residential 3
ADA van required 1
ADA van provided 1
GROUND (FIRST) FLOOR DATA
garage 400.00 SQ. FT.
gross floor area 745.00 SQ. FT.
net floor area 656.63 SQ.FT.
vertical circulation 104.65 SQ. FT.
common open space 108.00 SQ.FT.
SECOND (RESIDENTIAL) FLOOR DATA
floor area 1,635.00 SQ. FT.
balcony 418.00 SQ. FT.
private open space 418.00 SQ.FT.
THIRD (RESIDENTIAL) FLOOR DATA
floor area 743.00 SQ. FT.
balcony and mech. 882.00 SQ. FT.
private open space 773.00 SQ.FT.
mechanical space 109.00 SQ.FT.
TOTAL NON-RESIDENTIAL 745.00 SQ. FT.
NON RESIDENTIAL ALLOWED 745.00 SQ. FT. MAX.
TOTAL RESIDENTIAL 2,778.00 SQ. FT.
RESIDENTIAL ALLOWED 2,785.80 SQ. FT. MAX.
TOTAL PROPOSED 3,523.00 SQ. FT.
F.A.R. 1.27
COMMON OPEN SPACE
minimum required 75.00 SQ.FT.
proposed 108.00 SQ.FT.
PRIVATE OPEN SPACE
5% of gross floor area 138.90 SQ.FT. MIN.
proposed 1,191.00 SQ.FT.
CODE UTILIZED: 2013 California
Building (CBC) Electrical (CBC) Energy
(T-24-6) Mechanical (CMC) plumbing
(CPC) codes, with local amendments &
California Green Code
DISTRICT AREA CANNERY VILLAGE; ZONE MU-CV/15TH;
LOT 19, BLOCK 331, LANCASTER
ADDITION TO NEWPORT BEACH;
GENERAL PLAN: MU-H4
TEAM MEMBER:
A NEW MIXED-USE P ROJECT FOR VINCENT C. TAORM INA
424 31ST STREET, NEWP ORT BEACH, CA 9266 3
OWNER STRUCTURAL ENGINEER
Vincent C. Taormina JKL Engineering
424 31st Street 900 N. Santa Anita ave., #B
Newport Beach, CA 92663 Arcadia, CA 91006
714-743-4608
PROJECT ARCHITECT TITLE 24
Stephen L. Ball AIA Architect Alliance Energy Partners
P.O. Box 9156 5530 Corbin ave., suite 300A
Laguna Beach, CA 92652 Tarzana, CA 91356
949-338-2679 818-921-4757
SURVEYOR / CIVIL ENGINEER
Shree Consultants LLP
3002 N. Cottonwood Street
Orange, CA 92865
949-768-4467
INTERIOR DESIGNER
Nila Trider
P.O. Box 8229
Newport Beach, CA 92658
949-644-9226
BUILDER
TO BE DETERMINED
SEE A1.00 FOR F.A.R. CALCULATIONS
ASSE SSO R'S MAP
INDEXTOTAL ARE A TABULATI ONS, LEGAL& CODE SVICINITY M AP
G1.00
T ITLE SHEET
OCCUPANCY:
Zone MU-CV/15th
1st floor occupancy B / type VB
1st floor occupancy U garage / type VB
1st floor occupancy S2 trash storage / type VB
2nd & 3rd floor occupancy R-3 / type VB
CODE UTILIZED:
2013 California Building (CBC)
Electrical (CBC)
Energy(T-24-6)
Mechanical (CMC)
plumbing (CPC) codes,
with local amendments & California Green Code
DISTRICT AREA CANNERY VILLAGE; ZONE MU-CV/15TH;
LOT 19, BLOCK 331, LANCASTER ADDITION TO NEWPORT BEACH;
GENERAL PLAN: MU-H4
SITE
P ROJECT DE SCR IPTI ON
A mi xed-us e de ve lopment c onsis ted a 74 5 s quare -foot
comm erc ial spac e a t the gr ound floor and a 2,778 squa re -foot
si ngle-fami ly r esi dentia l unit on the s econd and third floor s with
a 400 squa re-foot, tw o-c ar ta ndem gara ge for the r esi dentia l use
and three uncov ered pa rki ng spa ces for the comme rc ial use.
DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT
ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED
PRIOR TO SUBMITTAL FOR PLAN CHECK OR APPROVAL BY
THE CITY:
a.residential elevator equipment
b.fire sprinkler
G1.0 0 TITL E S HEET & M ISSION S TATEM EN T
G1.0 1 A PP ROVA LS
A 1.00 PLO T P LAN / A DA PATH
A 1.01 FLO OR ARE A CAL CUL ATIO N / OPE N S PA CE AR EA
A 2.00 GROUND FLOORP LA N
A 2.01 2N D & 3RD FLOORPLAN
A 2.02 ROOF PLAN
A 3.00 NORTH & W EST ELE VA TION
A 3.01 S OU TH & EA ST EL EV ATION
A 3.02 A RCHITE CTUR AL FINISHE S
A 4.00 GEN ERAL S E CTIONS
19
PLAN CHECK
expires: 4-30-2019
12-22-16
ZONING APPROVED 12-15-16
A NEW M IXED -USE PROJECT
FOR
seal
issue
A NEW MIXED-USE PROJECTVINCENT C. TAORMINA424 31ST STREET, NEWPORT BEACH, CALIFORNIA 926637-31-15
VI NCENT C. TAORM INA
consultant
project
424 31ST STREET
description
sheet
sheet of
2018 STEPHEN L . B AL L AIA , ARC HITEC T
TH E IN FORMAT ION & DESIGN IN TENT CON TAIN ED ON THIS DO CUMENT IS
TH E PR OPERTY O F ST EPHEN L. BAL L AR CHIT EC T, INC. N O PAR T OF TH IS
INFOR MATION MAY BE USED WITH OU T TH E PR IOR WRIT TEN PERMISSION
O F STEPHEN L . BALL ARC HITECT, INC. STEPHEN L. BAL L AR CHITECT , INC.
SHAL L RET AIN AL L COMMO N LAW, ST ATUTOR Y, AND OTH ER RESERVED
RIGHT S IN CLUD ING COPYRIGHT THERETO.
C
NEW PORT BE ACH,
CALIFORNIA 9 2663FORSITE DEV. REVIEW
10-03-16SITE DEV. REVIEW
714 743-4608714 743-4608
PC 2 06-05-18
COASTAL 07-15-18
APPROVALS
G1.01
20
PLAN CHECK
expires: 4-30-2019
12-22-16
ZONING APPROVED 12-15-16
A NEW M IXED -USE PROJECT
FOR
seal
issue
A NEW MIXED-USE PROJECTVINCENT C. TAORMINA424 31ST STREET, NEWPORT BEACH, CALIFORNIA 926637-31-15
VI NCENT C. TAORM INA
consultant
project
424 31ST STREET
description
sheet
sheet of
2018 STEPHEN L . B AL L AIA , ARC HITEC T
TH E IN FORMAT ION & DESIGN IN TENT CON TAIN ED ON THIS DO CUMENT IS
TH E PR OPERTY O F ST EPHEN L. BAL L AR CHIT EC T, INC. N O PAR T OF TH IS
INFOR MATION MAY BE USED WITH OU T TH E PR IOR WRIT TEN PERMISSION
O F STEPHEN L . BALL ARC HITECT, INC. STEPHEN L. BAL L AR CHITECT , INC.
SHAL L RET AIN AL L COMMO N LAW, ST ATUTOR Y, AND OTH ER RESERVED
RIGHT S IN CLUD ING COPYRIGHT THERETO.
C
NEW PORT BE ACH,
CALIFORNIA 9 2663FORSITE DEV. REVIEW
10-03-16SITE DEV. REVIEW
714 743-4608714 743-4608
PC 2 06-05-18
COASTAL 07-15-18
N
ADA Toilet
Gas Meter
Rectan gular
HB
Hose Bibb
HBHose Bibb
KKey BoxGarage Door OpenerUP
UP
ENTRYENTRY Parking CurbRAILING
RAILINGRAILING35'9'-3"18'4'30'-0 5/8"92'-11 1/8"
10'8"92'-11 1/8"8'-0 1/4"14'4'1'6'-3"6'-4 5/8"1'-8 1/8"
14'1'-8 1/8"
20'-1 1/4"
37'-7 3/8"
2 5/8"
4'-2 1/8"17'-9 7/8"8"4'-1 3/4"4'-4 1/8"1'4'7'-2"4'-2 1/8"
4'1'
17'-6 1/8"10'-0 3/4"10'7 7/8"17'-7 7/8"12'-4 3/4"7 7/8"10'10'7'-6"
6'-4 5/8"6'-3"
20'-1 1/4"7'-6 1/8"
48''60''48''60''17''43''56''48''3'12'3'17'-9 7/8"NONRESIDENTIALTRASHPath-1
RE SID ENTIA L
LI FT
ADA B A TH
5.00% slop e to alle y Path-5OPEN
STAIR
PRIMARY RESIDENTIAL EGRESS
P ath-2Path-3
Path-4Path-6 GUE ST-3
(ADA V AN)
GAR AGE
E =7.4 0'
E =7.4 0'
RE SID ENTIA L-1RESIDENTIAL-2
ELEVATION @ 9.00'
GUE ST-2
f.f. 9.00'
t.o.s. 8.75'
F.F. @ 9 .00 '
REAR SETBACK 10'
P.L. N 00°44' 30" W 92.92'P.L. N 89°15'53" W 30.06'P.L. N 89°15'53" W 30.06'ELEVATION @ 9.00'
ELEVATION @ 9.00'
ELEVATION @ 8.55'31ST STREETALLEYC.H . @ 8'-6"
GUE ST-1
SIDEWALKSIDEWALKt.o.s. 8.00'
t.o.p. 8.96'
e = 8.40'
t.o.s. 8.75'
t.o.s. 8.75'
f.f. 9.00'
t.o.s. 8.75'
f.f. 9.00'
e = 7.6'
e = 8.70'
e = 8.70'
e = 8.75'
dsds
JANI TO R
RESIDENTIAL
TRASH & STORAGE
ELECTRICAL SERVICEPANELNON-RESIDENTIAL
ENTRY
dsds
dsds
C
O
RNER
e=6.90'
P.L. N 00°44' 30" W 92.92'
DDEEFFGGHHIIKKLL
DDEEFFGGHHII
JJ
JJKKLL
11
77
88
22
99
1010
1111
77
88
AABBCC
11
22
AABBCC
33
44
55
66
P.L. face of finish
face of framing
face of finish
P.L.
P.L. face of fi nish
face of finish
P.L.
cornercorner
corner
P.L. face of fi nish
face of finish
FIRST FLOOR SETBACK
SECOND FLOOR SETBACK Path-0e=6.90'745 sq. ft.
(GROSS)
NON
RESIDENTIAL
SPACE
(690 SQ. FT.
ACTUAL)
outdoor
porch
ADA PATH CALCULATI ON
PLO T PLAN
(1/4" = 1 ' - 0")
A1.00
PLOT PLAN / ADA PATH
(1 /4" = 1' - 0 ")
BUILDING DEPARTMENT COM MENTS:
1. Prior to perfor ming any wo rk in the City right-of-way an encr oach men t pe rmit
mu st be obta ined from the Public Work s Depar tme nt.
PUBLI C WO RKS DEPARTM ENT COMM ENT S:
1. Sh ow the entire driveway approach on th e pla ns. T he entir e driveway,
includ ing th e slop ed p ortio n of the driveway shall be locate d within the proje ction
of the sid e prope rty line .
2. The pr oject sh all pro vide a minimum 4 foo t wide ADA com pliant p ede strian
path aroun d the driveway ap proach. a pe destr ian e asement shall also be
grante d to the City.
Cond itions:
3. Ea ch un it shall be served b y sepa rat e wate r an d sewe r services.
4. All imp rove men ts sha ll be co nstru cted as re quired b y Ordin ance and the
Public Works Depa rtm ent.
5. 31st Str eet is on th e City's Str eet-cut mor atorium list. Tr enchin g/da mag e to
said street will req uire exten sive street repa ir. Co ntact Pub lic Works for repair
re quireme nts.
Reco nstru ct all br oken /dam age d panels with in the alley along t he p roject alley
fr onta ge p er City Standard.
6. Re const ruct the sid ewalk, cu rb a nd g utte r along the en tire 31st Street f ron tage
per City Stan dar d.
7. Plug existing driveway pe r City Stan dard STD-165-L. In stall new drive way pe r
City Stand ard STD-162-L. The p roposed pro ject sha ll be d esigned to comply
with t he City sight dista nce st anda rd ST D-11 0-L.
"Towed vehicles may be
reclaimed by telephoning the
Police Dept. (949) 644-3 681."
Signs & Ide ntificat ions
1. wh en s igns identify permanen t ro oms and spaces of a building or site, th ey sh all comply with CBC 11B-703.1 ; 11B-703.2; 11B-703.3 and 11 B-703 .5. Where pictogr am s are pr ovided , it sha ll comply wit h sectio n 11B-703.6 and sha ll have text
description s com plying wih t section s 11B-703.2 & 11B-7 03.5 . (11B-21 6.2)
2. All bu ild ing e ntra nces that are accessible to a nd u sably b y per sons with disabilities and at e ery m ajor junctio n alon g or lead ing t o an accessible rou te o f tra vel sha ll be ide ntified with a sig n disp laying t he In ternation al Symbo l of Accessib ility
com pluing with sect ion 11b-7 03.7 .2.1 and with ad ditiona l dire ctiona l sig ns com plying with sect io n 11 B-703.5, a s req uire d, at junctio n when the accessible ro ute d iverg es fr om t he regula r cir cular path . (1 1B-216 .6)
3. Provide tactile exit signa ge a nd ide ntify lo cations on flo or p lan. I nclude sign e levation and typica l signage text per CBC 1011 .4 at doors to exit p assage ways, e xit discha rge and exit sta irways sh all comp ly with sec tions 1 1B-703 .1; 1 1B-70 3.2; 11B-
703.3 and 1 1B-70 3.5. (11 B-216.4.1)
4. Sign s re quire d by section 1007 .10 to provide directions t o acce ssible means of eg ress shall com ply with section 11B-7 03.5 . (11 B-216 .4.3 )
Accessibility Ram p
5. Ra mp surfa ces sh all be stable, firm & slip resista nt a nd sh all comply with se ction 11B-302.
6. the m aximu m slo pe o f a r amp that serv es an y exit way, provides a ccess fo r pe rson s with disabilities, or is in t he path o f tr avel sha ll be 1" rise in 12" of hor izonta l run. Cross slope of ramp run s sha ll n ot b e stee per tha n 1:4 8. (11B-405.2 &
11 B405.5 )
7. Inter me diate landing s shall b e pr ovided at intervals not excee ding 30" of vert ica l rise and at ea ch change of d irectin in excess of 3 0 degre es. (11B-405.6 & 11B-40 5.7.4)
8. Ra mp runs shall h ave h andrails com plying with sectio n 11 B-505. Hand rails are r equ ir ed on ramp s tha t pro vide a ccess if t he r amp slope excee ds 1" rise in 2 0" of hor izo ntal run, excep t tha t at e xter ior d oor landin gs, ha ndrails are no t require d on
ra mps less tha n 6" r ise or 72 " in leng th. (11B-402.2 & 11B405.8)
9. Ha ndrails sha ll b e pla ced on ea ch side of each ramp and shall be con tinuo us the full len gth o f the ra mp, shall be 34" t o 38" above the ramp su rface , sha ll e xten d horizont ally abo ve the land ing fo r 1 2" min beyond th e top and the bott om o f ra mp
ru n. Exten sions shall ret urn to a wall, gu ard or t he la nding surf ace or shall be co ntinu ous to the han drail o f an adjace nt r amp run (11B-505.10 .1 & figu re 1 1b-505.10.1 )
10 . Hand rail grippin g surfaces with a circular cross section shall have an out side d iameter o f 1 1 /4" min imum and 2" maximum . Non -circu lar cr oss se ctions sh all hav e a p erimeter dim ensions of 4 " minimu m a nd 6 1/4" maximum, and a cross sectio n
of 2 1/4" maxim um. (11 B-505 .7 & figu re 1 1B-50 5.7.2 ). G rippin g sur face s (to p and sides) shall b e co ntinuo us alo ng th eir le ngth and shall b e un in terrupted b y newe l posts, othe r con stru ction elements, o r ob stru ctions. Bot tom of gr ipping sur faces s hall
not be obstr ucted for mo re t han 20% of th eir le ngth . Any wall or oth er surfa ce ad jacent to th e ha ndr ail; sha ll be fr ee of sharp or a brasiv e elem ent s and shall ha ve round ed e dge s (11 B-505 .8).
11 . Hand rail project in g from a wall shall have a spa ce of 1 1/2" ebtween t he wall a nd th e handrail. (1 1B-50 5.8)/
12 . Edge prot ection shall be provided on e ach s ide of the ramp run an d at each side o f the ra mp landing . Where the ramp surfa ce is no t bou nde d by a wall, the ra mp shall ha ve a curb at m inimum of 2" in height o r a barrier tha t pr event s the passage
of a 4" d iamet er sp here within 4" of the f inish floo r (11B-40 5.9.2).
Toilet r oom s:
13 . Unisex t oilet an d bathing facilities h all be identifie d by a circle 1/4" th ick, 12" in diameter, with a 1/4" thick tr iangle with ver tex p ointing upwa rd su per impo sed o n the circle and within th e 12 " diame ter . Th e tr ia ngle symbo l shall co nstra st with th e
circle symbol, eithe r ligh t on a da rk ba ckgro und or dark on a light backgr oun d. The c ir cle sym bol sh all contrast with the doo r, eit her lig ht o n a d ark backgr oun d or dark on a light backgrou nd (11B-7 03.7 .2.6 .3).
14 . Toile t ro oms shall com ply with section 11B-60 3. (11B-2 13.2 ). Turning sp ace of 60 " min sh all be pro vid ed with in the ro om (11B-6 03.2 .1). Tu rnin g spa ce sha ll be pe rmit ted t o includ e kne e & toe clear ance comp lying with section 11B-3 06. Do or
sha ll not swing into the 30"x48 " cle ar floor space or cle arance requ ired for any f ixt ure.
21
PLAN CHECK
expires: 4-30-2019
12-22-16
ZONING APPROVED 12-15-16
A NEW M IXED -USE PROJECT
FOR
seal
issue
A NEW MIXED-USE PROJECTVINCENT C. TAORMINA424 31ST STREET, NEWPORT BEACH, CALIFORNIA 926637-31-15
VI NCENT C. TAORM INA
consultant
project
424 31ST STREET
description
sheet
sheet of
2018 STEPHEN L . B AL L AIA , ARC HITEC T
TH E IN FORMAT ION & DESIGN IN TENT CON TAIN ED ON THIS DO CUMENT IS
TH E PR OPERTY O F ST EPHEN L. BAL L AR CHIT EC T, INC. N O PAR T OF TH IS
INFOR MATION MAY BE USED WITH OU T TH E PR IOR WRIT TEN PERMISSION
O F STEPHEN L . BALL ARC HITECT, INC. STEPHEN L. BAL L AR CHITECT , INC.
SHAL L RET AIN AL L COMMO N LAW, ST ATUTOR Y, AND OTH ER RESERVED
RIGHT S IN CLUD ING COPYRIGHT THERETO.
C
NEW PORT BE ACH,
CALIFORNIA 9 2663FORSITE DEV. REVIEW
10-03-16SITE DEV. REVIEW
714 743-4608714 743-4608
PC 2 06-05-18
COASTAL 07-15-18
P.L.
PRIVATE OPEN SPACE#1
(80 SQFT)
PRIVATE OPEN SPACE#2
(338 SQFT)11'-8 3/4"1'-11"14'7'-2 5/8"5'-6 3/8"36'-9 7/8"4'-0 3/4"7'-5"9'10'-8 5/8"35'-8 5/8"
4'-2"12'-3"5'-1 3/4"4'-1"A
G ROS S NON -RE SI DEN TI AL 74 5 S Q FT
A -> 9' x 7' 5 ” = 67
B -> 7' 2 5/8 ” x 5 ' 6 3/8 = 40
C -> 5 ' 1 3 /4“ x 1' 11 ” =10
D -> 1 4’ 0” x 12 ' 3” =17 2
E -> 11 ' 8 3/4“ x 36' 9 7/8 " =43 2
F -> 11 ' 8 3 /4“ x 4' 0 3/4 “ x 1 /2 =24
A+B+C +D+E +F =74 5
GAR AGE 40 0 S Q FT
10 ' 8 5 /8 x 3 5' 8 5 /8” =38 3
4’ 1 0 x 5’ 0 ” = 1 7
B
C
D
FE
ENTRYENTRY 3'12'3'COMMON
OPEN SPACE
#1
18' 1" X 6'
(108 SQ.FT)
MIXED USE CALCULATIONS:
GENERAL DATA:
FRONT SETBACK 0' (none)
REAR SETBACK 10' - 0"
SIDE YARD SETBACK 0' (none)
MINIMUM FLOOR ELEVATION 9.00'
MAXIMUM HEIGHT 26' - 0" (flat roof)
MAXIMUM HEIGHT 31'0" (3:12 min.)
SITE SPECIFIC DATA FOR THIS PROPOSAL:
PARCEL AREA 2,785.80 SQ. FT.
F.A.R. (1.5 X PA)=4,178.70 SQ. FT.
PARKING PROVIDED 5
garaged required 2
garaged provided 2
non-residential 3
ADA van required 1
ADA van provided 1
GROUND (FIRST) FLOOR DATA
garage 400.00 SQ. FT.
gross floor area 745.00 SQ. FT.
net floor area 656.63 SQ.FT.
vertical circulation 104.65 SQ. FT.
common open space 108.00 SQ.FT.
SECOND (RESIDENTIAL) FLOOR DATA
floor area 1,635.00 SQ. FT.
balcony 418.00 SQ. FT.
private open space 418.00 SQ.FT.
THIRD (RESIDENTIAL) FLOOR DATA
floor area 743.00 SQ. FT.
balcony and mech. 882.00 SQ. FT.
private open space 773.00 SQ.FT.
mechanical space 109.00 SQ.FT.
TOTAL NON-RESIDENTIAL 745.00 SQ. FT.
NON RESIDENTIAL ALLOWED 745.00 SQ. FT. MAX.
TOTAL RESIDENTIAL 2,778.00 SQ. FT.
RESIDENTIAL ALLOWED 2,785.80 SQ. FT. MAX.
TOTAL PROPOSED 3,523.00 SQ. FT.
F.A.R. 1.27
COMMON OPEN SPACE
minimum required 75.00 SQ.FT.
proposed 108.00 SQ.FT.
PRIVATE OPEN SPACE
5% of gross floor area 138.90 SQ.FT. MIN.
proposed 1,191.00 SQ.FT.
CODE UTILIZED: 2013 California
Building (CBC) Electrical (CBC) Energy
(T-24-6) Mechanical (CMC) plumbing
(CPC) codes, with local amendments &
California Green Code
DISTRICT AREA CANNERY VILLAGE; ZONE MU-CV/15TH;
LOT 19, BLOCK 331, LANCASTER
ADDITION TO NEWPORT BEACH;
GENERAL PLAN: MU-H4
MIXED USE CALCULATIONS:
GENERAL DATA:
FRONT SETBACK 0' (none)
REAR SETBACK 10' - 0"
SIDE YARD SETBACK 0' (none)
MINIMUM FLOOR ELEVATION 9.00'
MAXIMUM HEIGHT 26' - 0" (flat roof)
MAXIMUM HEIGHT 31'0" (3:12 min.)
SITE SPECIFIC DATA FOR THIS PROPOSAL:
PARCEL AREA 2,785.80 SQ. FT.
F.A.R. (1.5 X PA)=4,178.70 SQ. FT.
PARKING PROVIDED 5
garaged required 2
garaged provided 2
non-residential 3
ADA van required 1
ADA van provided 1
GROUND (FIRST) FLOOR DATA
garage 400.00 SQ. FT.
gross floor area 745.00 SQ. FT.
net floor area 656.63 SQ.FT.
vertical circulation 104.65 SQ. FT.
common open space 108.00 SQ.FT.
SECOND (RESIDENTIAL) FLOOR DATA
floor area 1,635.00 SQ. FT.
balcony 418.00 SQ. FT.
private open space 418.00 SQ.FT.
THIRD (RESIDENTIAL) FLOOR DATA
floor area 743.00 SQ. FT.
balcony and mech. 882.00 SQ. FT.
private open space 773.00 SQ.FT.
mechanical space 109.00 SQ.FT.
TOTAL NON-RESIDENTIAL 745.00 SQ. FT.
NON RESIDENTIAL ALLOWED 745.00 SQ. FT. MAX.
TOTAL RESIDENTIAL 2,778.00 SQ. FT.
RESIDENTIAL ALLOWED 2,785.80 SQ. FT. MAX.
TOTAL PROPOSED 3,523.00 SQ. FT.
F.A.R. 1.27
COMMON OPEN SPACE
minimum required 75.00 SQ.FT.
proposed 108.00 SQ.FT.
PRIVATE OPEN SPACE
5% of gross floor area 138.90 SQ.FT. MIN.
proposed 1,191.00 SQ.FT.
CODE UTILIZED: 2013 California
Building (CBC) Electrical (CBC) Energy
(T-24-6) Mechanical (CMC) plumbing
(CPC) codes, with local amendments &
California Green Code
DISTRICT AREA CANNERY VILLAGE; ZONE MU-CV/15TH;
LOT 19, BLOCK 331, LANCASTER
ADDITION TO NEWPORT BEACH;
GENERAL PLAN: MU-H4
PRIVATE OPEN SPACE #4
(420 SQFT)
MECHANICAL SPACE #1
(109 SQFT)
PRIVATE OPEN SPACE #3
(353 SQFT)
P.L.12'-8 7/16"3'-0 11/16"2'-9 15/16"3'-0 3/16"14'-2 3/16"
5 9/16"
5'-7 13/16"11'-4 1/8"5'-7 7/8"5'-11"6'-3 3/16"6'-4 5/8"17'-0 5/8"14'-3 1/4"14'-8 1/4"
6'-9 7/8"3'-1 7/16"20'-6 3/4"GRO SS FLOOR ARE A
THIRD FLOOR-RES IDE NTIAL
74 3.0 0 S QFT
A -> 14 ' 3 1/4" x 14' 8 1/4 " = 21 0
B -> 3' 0 3/1 6" x 6' 9 7 /8" = 2 1
C -> 3 ' 5 1 5/1 6" x 3' 1 7 /16 " = 1 1
D -> 6 ' 3 3 /16 " x 1 4' 0 5 /16 " = 8 8
E -> 2' 9 1/1 6" x 7 7/16" = 2
F -> 13 ' 6 1 /4" x 3' 0 11/16" = 4 2
G -> 1 7' 0 5 /8" x 4' 11 7/16" = 8 5
H -> 2 0' 6 3/4 " x 1 2' 0 1 /2" = 24 8
I -> 5 ' 11 7/1 6" x 5' 11 5/1 6" = 3 6
A +B+C +D+E+F+G +H+I = 74 3
A
B C
D
E
F G H
I
54 '-4 15/16"29'-4 3/8"GRO SS FLOOR ARE A
S ECOND FLOOR-RES IDE NTIAL
54 ' 9 7 /16 " x 29 ' 10" = 1,6 35 S QFT
OP EN SP ACE ARE A (1/8" = 1 ' 0")
A1.01
FLOOR AREA CALCULATIO N
OPEN SPACE AREA
(1 /4" = 1' 0")
22
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ZONING APPROVED 12-15-16
A NEW M IXED -USE PROJECT
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A NEW MIXED-USE PROJECTVINCENT C. TAORMINA424 31ST STREET, NEWPORT BEACH, CALIFORNIA 926637-31-15
VI NCENT C. TAORM INA
consultant
project
424 31ST STREET
description
sheet
sheet of
2018 STEPHEN L . B AL L AIA , ARC HITEC T
TH E IN FORMAT ION & DESIGN IN TENT CON TAIN ED ON THIS DO CUMENT IS
TH E PR OPERTY O F ST EPHEN L. BAL L AR CHIT EC T, INC. N O PAR T OF TH IS
INFOR MATION MAY BE USED WITH OU T TH E PR IOR WRIT TEN PERMISSION
O F STEPHEN L . BALL ARC HITECT, INC. STEPHEN L. BAL L AR CHITECT , INC.
SHAL L RET AIN AL L COMMO N LAW, ST ATUTOR Y, AND OTH ER RESERVED
RIGHT S IN CLUD ING COPYRIGHT THERETO.
C
NEW PORT BE ACH,
CALIFORNIA 9 2663FORSITE DEV. REVIEW
10-03-16SITE DEV. REVIEW
714 743-4608714 743-4608
PC 2 06-05-18
COASTAL 07-15-18
HB
HB
K
UP
UP
35'9'-3"48''60''48''60''17''43''56''48''8'-3" X 6'-6"5'-2" X 3'-7"
35'-1" X 9'-7"7'-0" X 6'-7"5'-0" X 5'-1"NONRESIDENTIALTRASHRE SID ENTIA L
LI FT
ADA B A THOPEN
STAIR
PRIMARY RESIDENTIAL EGRESS
GAR AGE
f.f. 9.00'
t.o.s. 8.75'
F.F. @ 9 .00 '
REAR SETBACK 10'
P.L. N 00°44' 30" W 92.92'P.L. N 89°15'53" W 30.06'P.L. N 89°15'53" W 30.06'ELEVATION @ 9.00'
ELEVATION @ 8.55'31ST STREETALLEYC.H . @ 8'-6"
t.o.s. 8.00'
t.o.p. 8.96'
e = 8.40'
t.o.s. 8.75'
t.o.s. 8.75'
f.f. 9.00'
t.o.s. 8.75'
f.f. 9.00'
e = 7.6'
e = 8.70'
e = 8.70'
e = 8.75'
dsds
JANI TOR
RESIDENTIAL
TRASH & STORAGE
ELECTRICAL SERVICEPANELNON-RESIDENTIAL
ENTRY
dsds
dsds
C
O
RNER
e=6.90'
P.L. N 00°44' 30" W 92.92'
745 sq. ft.
(GROSS)
NON
RESIDENTIAL
SPACE
(690 SQ. FT.
ACTUAL)
outdoor
porch
NNOTES:
PLANNING DEPARTMENT
1. Height certification is required.
BUILDING DEPARTMENT
1.Building shall be built as Type-VA for one hour construction. Exterior walls of fwellings, guesthouses, garages,
carports closer than 3' and 10; for commercial to the property line shall be 1-hour fire resistance-rated
construction. Table R302.1(1) and R302.1(2).
2.fire sprinklers are required and must comply with NFPA 13.
3.Occupancy separation is required between elevator, garage, and hallway.
4.Occupancy separation is required between R & B occupancies. This includes exit path of travel for R
occupancy to a yard, court, or public way.
5.Occupancy separation is required between R path of travel and carport.
6.Roof overhangs shall be 5' from the property line.
7.Roofing shall be class A.
8.A geotechnical report is required for permit.
9.Fire rated wall adjacent to property lines are required.
10.Parapets adjacent to property lines are required.
11.Open trash bin beneath stair shall be of minimum 1 hour construction and fire sprinkler equipped.
12.Surfaces shall be level with a slpe not steeper than 1:48. Changes in level are not permitted except at
thresholds. Opening floor shall not allow passage of sphere more than 1/2" diameter. (11B302.2)
(11B-404.2.4.4).
13.Deck covering shall be class A.
FIRE DEPARTMENT
Conditions ;
1.As per California Fire Code Section 903.2.8 an automatic sprinkler system installed in accordance with Section
903.3 shall be provided throughout all buildings with a Group R fire area. Where a different occupancy is located
in a building with a residential occupancy, the provisions of this section still apply and the entire building is
required to be provided with an automatic sprinkler system regardless of the type of mixed-use condition
considered. This is consistent with the mixed-use provisions in Chapter 5. (As per the IBC Code and
Commentary).
2.The structure will need to meet Fire Flow requirements which can be determined and referenced through the
NBFD Guideline B.Ol Determination of Required Fire Flow. C.F.C. Sec. 507.1.
3.A fire hydrant must be located with 400 feet of all portions of the structure measured by an approved route
around the exterior of the structure. C.F.C. Sec. 507.5.1.
4.Smoke alarms will be required in the R occupancy and must be installed as per California Fire Code Section
907.2.11.2 outside of each separate sleeping area in the immediate vicinity of bedrooms and in each room used
for sleeping purposes.
5.Required vertical and horizontal occupancy separations must be met as per C.B.C. Sec. 508.4.4.
6.Open dumpster beneath enclosed stair shall be provided with minimum 1 hour fire rated construction and
provided with fire sprinkler protection.
7.Newly constructed Group R occupancies located in a building consisting a fuel burning appliance or attached
garage shall be equipped with single station carbon monoxide alarms. The carbon monoxide alarms shall be
listed as complying with UL 2034 and shall be installed and maintained in accordance with NFPA 720 and the
manufacturer's instructions.
GROUND FLO OR PL AN ( 1/4 " = 1 '-0" ) NO N-RE SIDENTIAL
A2.00
GROUND FLOOR AND
SECOND F LOOR PLAN
23
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ZONING APPROVED 12-15-16
A NEW M IXED -USE PROJECT
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A NEW MIXED-USE PROJECTVINCENT C. TAORMINA424 31ST STREET, NEWPORT BEACH, CALIFORNIA 926637-31-15
VI NCENT C. TAORM INA
consultant
project
424 31ST STREET
description
sheet
sheet of
2018 STEPHEN L . B AL L AIA , ARC HITEC T
TH E IN FORMAT ION & DESIGN IN TENT CON TAIN ED ON THIS DO CUMENT IS
TH E PR OPERTY O F ST EPHEN L. BAL L AR CHIT EC T, INC. N O PAR T OF TH IS
INFOR MATION MAY BE USED WITH OU T TH E PR IOR WRIT TEN PERMISSION
O F STEPHEN L . BALL ARC HITECT, INC. STEPHEN L. BAL L AR CHITECT , INC.
SHAL L RET AIN AL L COMMO N LAW, ST ATUTOR Y, AND OTH ER RESERVED
RIGHT S IN CLUD ING COPYRIGHT THERETO.
C
NEW PORT BE ACH,
CALIFORNIA 9 2663FORSITE DEV. REVIEW
10-03-16SITE DEV. REVIEW
714 743-4608714 743-4608
PC 2 06-05-18
COASTAL 07-15-18
DN
HB
HB
UP
2'-7"
17'
6'-11 " X 11'-2"
9'-0" X 6'-0"
4'-1" X 11'-2"
15'-6 " X 16'-8"
28'-2" X 21'-7"
7'-0" X 7'-3"
21'-1 " X 14'-0"
6'-1" X 6'-0"
5'-5" X 7'-9"
3'-2" X 6'-0"
5'-0" X 5'-1"
6'-0" X 3'-3"8'-3" X 2'-0"
5'-6" X 3'-4"
3'-9" X 2'-0"8'-3" X 2'-0"
B EDROOM
SHOWER
BATH
RESIDENTIAL
LIFT
BATH
BATH
LAUNDRY
BALC ONY
CL OSE T
HALL
G REAT RO O M
B ALC ONY
F.F. @ 1 8.6 1'
KITCHEN
C.H . @ 8'-0"
OPE N TO
THE SK Y
ELEVATOR RM.
dsds
dsds
CLOSET UTILITY CLOSET
C
A5.01
C
A5.01
C
A5.01
C
A5.01
E
A5.01
E
A5.01
F
A5.01
F
A5.01
E
A5.01
E
A5.01
F
A5.01
F
A5.01
C
A5.01
C
A5.01
C
A5.01
C
A5.01
G
A5.01
G
A5.01
2% SLOPE ON DECK
2% SLOPE ON DECK
2% SLOPE ON DECK 2% SLOPE ON DECK2% SLOPE ON DECK
2% SLOPE ON DECK
2% SLOPE ON DECK2% SLOPE ON DECKDN
REF.HB
HB
2'-11 1/8"5'3'-2" X 5'-0"
22'-1 0" X 16'-6"
5'-0" X 5'-0"
21'-2 " X 19'-6"
15'-8" X 5'-7"
0'-5" X 3'-9"
8'-1" X 28'-3"
5'-1" X 4'-8"
13'-3" X 13'-1"
10'-0" X 5'-0"
5'-5" X 3'-2"
C.H . @ 8'-0"
F.F. @ 2 7.8 '
CLOSET
FAM ILY
BATH
RESIDENTIAL
LIFT
B ALC O NY
BATH
HALL
B EDRO O M
B ALC ONY
O PE N TO
THE SK Y
ME CHA NICA L ENC LOSU RE
(O PE N TO THE SKY)
S TAIR WELL
dsds
dsds
dsds dsds
dsds
dsds
dsds
dsds
A
A5.01
A
A5.01
B
A5.01
B
A5.01
C
A5.01
C
A5.01
C
A5.01
C
A5.01
C
A5.01
C
A5.01
F
A5.01
F
A5.01
C
A5.01
C
A5.01
C
A5.01
C
A5.01
G
A5.01
G
A5.01
G
A5.01
G
A5.01
A
A5.01
A
A5.01
A
A5.01
A
A5.01
B
A5.01
B
A5.01
2N D FLOOR
FLAT ROOF
(NO AC CESS)
2N D FLO O R
FLA T ROO F
(NO AC CES S)
2N D FLO O R
FLA T RO O F
(NO AC CES S)2% SLO PE O N DECK
2% SLOPE ON DECK2% SLOPE ON DECK2 % S L O PE O N D E CK2
% SLOPE ON DECK2 % S LO PE O N D E CK 2% SLOPE ON FLAT ROOF
2% SLOPE ON FL AT ROOF 2% SLOPE ON FL AT ROOF
2% SLOPE ON DECK 2% SLOPE ON DECK2% SLOPE ON DECK
2% S LO P E O N D E C K
2% SLOPE ON DECK2
% SL
O
P
E O
N D
E
C
K 2% SLOPE ON DECKNSE CO ND FLOO R PLAN ( 1/4" = 1'-0" ) RES IDENTIAL
T HI RD FLO OR AND
ROOF PLAN
A2.01
THIRD FLO OR PLAN ( 1 /4" = 1'-0" ) RE SIDENTI AL
24
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ZONING APPROVED 12-15-16
A NEW M IXED -USE PROJECT
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A NEW MIXED-USE PROJECTVINCENT C. TAORMINA424 31ST STREET, NEWPORT BEACH, CALIFORNIA 926637-31-15
VI NCENT C. TAORM INA
consultant
project
424 31ST STREET
description
sheet
sheet of
2018 STEPHEN L . B AL L AIA , ARC HITEC T
TH E IN FORMAT ION & DESIGN IN TENT CON TAIN ED ON THIS DO CUMENT IS
TH E PR OPERTY O F ST EPHEN L. BAL L AR CHIT EC T, INC. N O PAR T OF TH IS
INFOR MATION MAY BE USED WITH OU T TH E PR IOR WRIT TEN PERMISSION
O F STEPHEN L . BALL ARC HITECT, INC. STEPHEN L. BAL L AR CHITECT , INC.
SHAL L RET AIN AL L COMMO N LAW, ST ATUTOR Y, AND OTH ER RESERVED
RIGHT S IN CLUD ING COPYRIGHT THERETO.
C
NEW PORT BE ACH,
CALIFORNIA 9 2663FORSITE DEV. REVIEW
10-03-16SITE DEV. REVIEW
714 743-4608714 743-4608
PC 2 06-05-18
COASTAL 07-15-18
DNROOF PITCH 3 : 12ROOF PITCH 3 : 12ROOF PITCH 3 : 12ROOF PITCH 3 : 12
ROOF PITCH 3 : 12
ROOF PITCH 3 : 12ROOF PITCH 3 : 12
ROOF PITCH 3 : 12
ROOF PITCH 3 : 12
ROOF PITCH 3 : 12
ROOF PITCH 3 : 12
1/4 : 12
1/4 : 12
1/4 : 12
1/4 : 12ROOF ELEVATION
39.33'PLANTERSP.L.
dsds
dsds
dsds dsds
dsds
dsds
dsds
dsds
ROOF PLAN ( 1 /4 " = 1'-0" )
ROOF PLAN
A2.02
25
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ZONING APPROVED 12-15-16
A NEW M IXED -USE PROJECT
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A NEW MIXED-USE PROJECTVINCENT C. TAORMINA424 31ST STREET, NEWPORT BEACH, CALIFORNIA 926637-31-15
VI NCENT C. TAORM INA
consultant
project
424 31ST STREET
description
sheet
sheet of
2018 STEPHEN L . B AL L AIA , ARC HITEC T
TH E IN FORMAT ION & DESIGN IN TENT CON TAIN ED ON THIS DO CUMENT IS
TH E PR OPERTY O F ST EPHEN L. BAL L AR CHIT EC T, INC. N O PAR T OF TH IS
INFOR MATION MAY BE USED WITH OU T TH E PR IOR WRIT TEN PERMISSION
O F STEPHEN L . BALL ARC HITECT, INC. STEPHEN L. BAL L AR CHITECT , INC.
SHAL L RET AIN AL L COMMO N LAW, ST ATUTOR Y, AND OTH ER RESERVED
RIGHT S IN CLUD ING COPYRIGHT THERETO.
C
NEW PORT BE ACH,
CALIFORNIA 9 2663FORSITE DEV. REVIEW
10-03-16SITE DEV. REVIEW
714 743-4608714 743-4608
PC 2 06-05-18
COASTAL 07-15-18
30'-3 7/8"31'8'8'8'-6"3'-6"3'-6"3'-6 5/8"30'7"7"5'-7"10'-3"9'-8"3'-4"
P.L.P.L.
(6.90') SIDEWALK
F.C.
(39.33') PROPOSED RIDGE
F.C.
F.C.
(40.00') ALLOWED HEIGHT FOR PITCHED ROOF
(9.00') F.F.
F.F.
F.F.
TOP OF RAIL
TOP OF RAIL
(Elev 31' - 3 1/4")30'-3 7/8"31'8'8'8'-6"3'-6"3'-6"3'-6 5/8"92'-10 3/8"
24'17'6'-1"9'-10"10'-8"15'-4"9'-11"
P.L.
(6.90') SIDEWALK
P.L.P.L.
(7.40') ALLEY
F.C.
(39.33') MAX.
F.C.
F.C.
(40.00') CODE MAX.
(9.00') F.F.
F.F.
F.F.
TOP OF RAIL
TOP OF RAIL
Elev 31'-3 1/4"
WEST ELEV ATI ON
NORTH AND WEST ELEVATI ON
(1 /4" = 1'-0")
NORTH EL EVATIO N (STREET FRONT)FRONT I MAG E
A3.00
26
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ZONING APPROVED 12-15-16
A NEW M IXED -USE PROJECT
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A NEW MIXED-USE PROJECTVINCENT C. TAORMINA424 31ST STREET, NEWPORT BEACH, CALIFORNIA 926637-31-15
VI NCENT C. TAORM INA
consultant
project
424 31ST STREET
description
sheet
sheet of
2018 STEPHEN L . B AL L AIA , ARC HITEC T
TH E IN FORMAT ION & DESIGN IN TENT CON TAIN ED ON THIS DO CUMENT IS
TH E PR OPERTY O F ST EPHEN L. BAL L AR CHIT EC T, INC. N O PAR T OF TH IS
INFOR MATION MAY BE USED WITH OU T TH E PR IOR WRIT TEN PERMISSION
O F STEPHEN L . BALL ARC HITECT, INC. STEPHEN L. BAL L AR CHITECT , INC.
SHAL L RET AIN AL L COMMO N LAW, ST ATUTOR Y, AND OTH ER RESERVED
RIGHT S IN CLUD ING COPYRIGHT THERETO.
C
NEW PORT BE ACH,
CALIFORNIA 9 2663FORSITE DEV. REVIEW
10-03-16SITE DEV. REVIEW
714 743-4608714 743-4608
PC 2 06-05-18
COASTAL 07-15-18
30'-4"31'8'8'8'-6"3'-6"3'-6"3'-6 3/4"30'7"3'3'-9"7'-2"12'-2"3'-4"
P.L.P.L.
(7.40') SIDEWALK
F.C.
(39.33') MAX.
F.C.
F.C.
(40.00') CODE MAX.
(9.00') F.F.
F.F.
F.F.
TOP OF RAIL
TOP OF RAIL
Elev 31'-3 1/4"30'-3 7/8"31'8'8'8'-6"3'-6"3'-6"3'-6 5/8"25'-3"10'-10"3'7'-9"21'-11"24'-2"
92'-10 3/8"
P.L.
(6.90') SIDEWALK (7.40') ALLEY
P.L.
(6.90') SIDEWALK
F.C.
(39.33') MAX.
F.C.
F.C.
(40.00') CODE MAX.
(9.00') F.F.
F.F.
F.F.
TOP OF RAIL
TOP OF RAIL
Elev 31' - 3 1/4"
EAST ELEV ATION
SO UT H ELEV AT ION
(REAR ALLEY)
A3.01
SOUTH AND EAST ELEVAT ION
(1 /4" = 1'-0")
REAR IMAGE
27
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A NEW MIXED-USE PROJECTVINCENT C. TAORMINA424 31ST STREET, NEWPORT BEACH, CALIFORNIA 926637-31-15
VI NCENT C. TAORM INA
consultant
project
424 31ST STREET
description
sheet
sheet of
2018 STEPHEN L . B AL L AIA , ARC HITEC T
TH E IN FORMAT ION & DESIGN IN TENT CON TAIN ED ON THIS DO CUMENT IS
TH E PR OPERTY O F ST EPHEN L. BAL L AR CHIT EC T, INC. N O PAR T OF TH IS
INFOR MATION MAY BE USED WITH OU T TH E PR IOR WRIT TEN PERMISSION
O F STEPHEN L . BALL ARC HITECT, INC. STEPHEN L. BAL L AR CHITECT , INC.
SHAL L RET AIN AL L COMMO N LAW, ST ATUTOR Y, AND OTH ER RESERVED
RIGHT S IN CLUD ING COPYRIGHT THERETO.
C
NEW PORT BE ACH,
CALIFORNIA 9 2663FORSITE DEV. REVIEW
10-03-16SITE DEV. REVIEW
714 743-4608714 743-4608
PC 2 06-05-18
COASTAL 07-15-18
FR ON T
31ST STREET
RE AR
AL LEY
NORTH WEST
ELEVATION
SOU TH EA ST
E LEV ATIO N
MAR VIN
SL IDING PATIO
DOOR GUN MET AL
MAR VIN
CO NTEMPORA RY
CASEMENT
WESTER N RIB®
ROOFIN G,
VI NTAGEPOLAR WH ITE
DOOR
&
WI ND OW
ROOF
GRA YTAUPELAKE B L UE
TIL EBEHR P AIN T COLO RS CONCRE TE
A RCHITE CTUR AL
FINI SHE S
A3.02
Note:
1.Exterior stone in seismic design category D (D2) shall not exceed the limits of Table 703.7(2) and shall not exceed 4" thick.
2.Masonry veneer up to 5" thick, installed over backing of wood or cold formed steel accordind to Table R703.r and Figure R703.7, shall be limited to first tory above grade (R703.7)
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A NEW MIXED-USE PROJECTVINCENT C. TAORMINA424 31ST STREET, NEWPORT BEACH, CALIFORNIA 926637-31-15
VI NCENT C. TAORM INA
consultant
project
424 31ST STREET
description
sheet
sheet of
2018 STEPHEN L . B AL L AIA , ARC HITEC T
TH E IN FORMAT ION & DESIGN IN TENT CON TAIN ED ON THIS DO CUMENT IS
TH E PR OPERTY O F ST EPHEN L. BAL L AR CHIT EC T, INC. N O PAR T OF TH IS
INFOR MATION MAY BE USED WITH OU T TH E PR IOR WRIT TEN PERMISSION
O F STEPHEN L . BALL ARC HITECT, INC. STEPHEN L. BAL L AR CHITECT , INC.
SHAL L RET AIN AL L COMMO N LAW, ST ATUTOR Y, AND OTH ER RESERVED
RIGHT S IN CLUD ING COPYRIGHT THERETO.
C
NEW PORT BE ACH,
CALIFORNIA 9 2663FORSITE DEV. REVIEW
10-03-16SITE DEV. REVIEW
714 743-4608714 743-4608
PC 2 06-05-18
COASTAL 07-15-18
30'-3 7/8"31'8'8'8'-6"2'-1 1/4"3'-6"3'-6"3'-6 5/8"P.L.P.L.
(6.90') SIDEWALK (7.40') ALLEY
F.C.
(39.33') MAX.
F.C.
F.C.
(40.00') CODE MAX.
(9.00') F.F.
F.F.
F.F.
TOP OF RAIL
TOP OF RAIL
deck
planter
non-residential
planterdeck
parking and street entry
planter
planter
planterplanter
planter
parking and street entry
Roofed
balcony
balcony
balcony
balcony
balcony
elevator
elevator
elevator
Bedroom
closet laundry bath
garage
closet
front entry
Bath Closet Bar
Bath
Hall
U361996R
UPUPCO/SD SURFACE MOUNTED FLUORESCENT LIGHT (H.E.)SURFACE MOUNTED FLUORESCENT LIGHT (H.E.)SECTION C-C
SECTION B-B
SECTION D-D
SECTION A-ASURFACE MOUNTED FLUORESCENT LIGHT (H.E.)SURFACE MOUNTED FLUORESCENT LIGHT (H.E.)SURFACE MOUNTED FLUORESCENT LIGHT (H.E.)SURFACE MOUNTED FLUORESCENT LIGHT (H.E.)P.L.P.L.
(6.90') SIDEWALK
F.C.
(39.33') MAX.
F.C.
F.C.
(40.00') CODE MAX.
(9.00') F.F.
F.F.
F.F.
TOP OF RAIL
TOP OF RAIL
garage
non-residential trash
(32 sq. ft.)
residential
trash,
mixed
open stairway to
residential unit on
second floor
rear service
access to
non-
residential
Hall
Walk-in closet
Bedroom
sliding
closet
Bath BedroomBalcony
Mechanical Space3'-6 3/4"P.L.
Non-residential
P.L.
closet
(6.90') SIDEWALK
Great Room
Lift
Family Room
Garage
Exterior
passage
F.C.
(39.33') MAX.
F.C.
F.C.
(40.00') CODE MAX.
(9.00') F.F.
F.F.
F.F.
TOP OF RAIL
TOP OF RAILMechanical space
Stairway
Stairway
Lift
LiftNon-residential
ADA Bath3'-6"3'-6"3'-6 5/8"non-residential
deck planterdeck
planter
parking and street entry
P.L.P.L.
(6.90') SIDEWALK
F.C.
(39.33') MAX.
F.C.
F.C.
(40.00') CODE MAX.
(9.00') F.F.
F.F.
F.F.
TOP OF RAIL
TOP OF RAIL
2'-1 1/8"8'-6"8'8'31'30'-4"3'-6 3/4"P.L.
Non-residential
P.L.
closet
(6.90') SIDEWALK
Great Room
Lift
Family Room
Garage
Exterior
passage
F.C.
(39.33') MAX.
F.C.
F.C.
(40.00') CODE MAX.
(9.00') F.F.
F.F.
F.F.
TOP OF RAIL
TOP OF RAILMechanical space
Stairway
Stairway
Lift
LiftNon-residential
ADA Bath
GEN ERA L SE CTIONS
(1/4 "=1')
A4.00
KEY MAP
SECTION A-A
SECTIO N C-C SEC TION D-DSECTION B-B
29
30
31
32
33
34
35
36