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HomeMy WebLinkAbout05_Lauer-LevinResidence Coastal Development Permit_PA2018-167 03/13/2018 CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT November 15, 2018 Agenda Item No. 5 SUBJECT: Lauer-Levin Residence (PA2018-167) Coastal Development Permit No. CD2018-072 SITE LOCATION: 400 Via Lido Nord APPLICANT: Mark Teale OWNER: Mindy Lauer Levin and Ed Levin PLANNER: Liz Westmoreland, Assistant Planner 949-644-3234, lwestmoreland@newportbeachca.gov LAND USE AND ZONING  General Plan: RM (Multiple-Unit Residential)  Zoning District: RM (Multi-Unit Residential)  Coastal Land Use Category: RM-E (Multiple Unit Residential – 30.0 – 39.9 DU/AC)  Coastal Zoning District: RM (Multi-Unit Residential) PROJECT SUMMARY The applicant proposes to demolish an existing single -family residence and construct a 4,562-square-foot, two-story, single-family residence with attached 2-car garage. The design includes hardscape, walls, landscaping, and drainage facilities. The project complies with all 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 of 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. CD2018-072 (Attachment No. ZA 1). 1 Lauer-Levin Residence Zoning Administrator, November 15, 2018 Page 2 Tmplt: 04/03/18 DISCUSSION Land Use and Development Standards  The subject property is located in the RM Coastal Zoning District, which provides for single-unit and multi-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.  The property currently consists of one legal lot developed with a single-family residence. The neighborhood is predominantly developed with two-story, single- family residences and scattered duplexes and multi-unit structures. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and is consistent with applicable development standards.  The proposed single-family dwelling 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. Table 1 – Development Standards Development Standard Standard Proposed Setbacks (min.) Front (Bay) 0 feet 12 feet (First Floor) 3 feet (Second Floor) Sides 3 feet 3/3.5 feet Front (Via Lido Nord) 4 feet 4 feet Allowable Floor Area 5,117 square feet 4,562 square feet Open Space (min.) 438.6 square feet 447 square feet Parking (min.) 2-car garage 2-car garage Height (max.) 28 feet flat roof 33 feet sloped roof 24 feet (flat and sloping roofs) Hazards  The development fronts the Newport Bay, but is separated from the shoreline by a public sidewalk and private bay front parcels. The project site is not protected by a bulkhead.  The project site is located adjacent to a small pedestrian walkway along the beach, and does not contain a bulkhead or protective device. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by Burke Structural Engineers, PC dated July 13, 2018 for the project. The report concludes that the proposed project 2 Lauer-Levin Residence Zoning Administrator, November 15, 2018 Page 3 Tmplt: 04/03/18 is reasonably safe from shoreline erosion due to lack of wave s or wakes that can erode sand from the beach. The site does not require a bulkhead to protect the site and surrounding development from sea level rise, considering a 1.25-foot sea level rise (the low range of projected sea level rise over the 75 -year design life of the structure based on estimates for sea level rise provided by the National Research Council 2012 SLR). The finished floor elevation of the first floor of the proposed structure is 11.86 feet based on the North American Vertical Datum of 1988 (NAVD88), which complies with the minimum 9.0-foot (NAVD88) elevation standard for new structures. More recent data from the California Ocean Protection Council (COPC) has been provided in the State of California Sea -Level Rise Guidance (2018 Update). The proposed finished floor of the structure at 11.86 feet NAVD88 would still be considered sufficient to protect against probable future sea level rise.  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 property is located adjacent coastal waters. A Construction Erosion Control Plan was provided to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived by construction chemicals and materials. The project design also addresses water quality through the inclusion of 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. 3 Lauer-Levin Residence Zoning Administrator, November 15, 2018 Page 4 Tmplt: 04/03/18  Pursuant to Municipal Code Section 21.35.050, due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. A preliminary WQHP has been prepared for the project by JT Consulting Engineers The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Public Access  The project site is located between the nearest public road and the sea or shoreline. Implementation Plan Section 21.30A.040 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 replaces an existing single- family residence located on a standard RM lot with a new single-family residence. 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 (appropriate height, setbacks, etc.) so as not to block or impede existing public access opportunities.  Vertical access to the bay is available adjacent to the site at the Via Genoa Street end park. Lateral access is available on the walkway and small beach in front of the site. The project does not include any features that would obstruct access along these routes.  The project site is located adjacent to Via Genoa Street end park, which is a designated public beach and public access location in the Coastal Land Use Plan. Although not a designated public viewpoint, the park offers public views of the Newport Bay. Site evaluation revealed that the proposed two-story design is consistent with the existing neighborhood pattern of development, including the existing residence on the opposite side of the park and will not affect the existing views afforded from the park and the sidewalk in front of the subject lot. The project will replace an existing single-family home with a new single-family home that complies with all applicable development standards, including setbacks and height.  The RM zone permits construction up to 28 feet for flat elements and 33 feet for sloping elements, as measured from established grade. The proposed two-story residence would reach a maximum height of approximately 24 feet, providing a total height of 4 to 9 feet less than what is allowed by code.  The park is approximately 100 feet in width and improved with public playground facilities, benches, and landscaping that orients and frames views toward the bay and not over the subject site. Views across the project site are currently impacted due to a block wall near the property line adjoining the subject site as well as a large 4 Lauer-Levin Residence Zoning Administrator, November 15, 2018 Page 5 Tmplt: 04/03/18 tree on the subject site. The applicant does not have control over the existing block wall as it is off the subject property. However, if authorized by the City through the plan check process, the applicant seeks to remove this wall. The proposed onsite walls along the front (bayside) and side adjoining the park feature low walls with glass on top to provide enhanced views to the water (from the park). Project implementation includes removal of the large trees, which would enhance views of the bay from the park.  The lot has a zero-foot setback along the bay. However, the proposed residential design provides substantial visual relief along the bayside, with an approximate 12- foot setback on the first floor. The bulk of the residence is concentrated towards the neighboring residential lot, with open space provided on the park and street frontages.  Thus, the design includes modulation of volume throughout the structure, an increased front setback beyond what is required by code, and low walls that prevent the appearance of the site being walled off from the park and streets. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to existing public views ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one single-family residence and the construction of a new 3,985 -square- foot single-family residence with attached two-car garage consisting of 577 square feet. 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. 5 Lauer-Levin Residence Zoning Administrator, November 15, 2018 Page 6 Tmplt: 04/03/18 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 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. CD2018-072 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW TWO-STORY SINGLE-FAMILY RESIDENCE AND ATTACHED 2-CAR GARAGE LOCATED AT 400 VIA LIDO NORD (PA2018-167) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Mark Teale, with respect to property located at 400 Via Lido Nord, requesting approval of a coastal development permit. 2. The lot at 400 Via Lido Nord is legally described as Lot 474 of Tract No. 907 in the City of Newport Beach, Orange County, California. 3. The applicant proposes to demolish an existing single-family residence and construct a 4,562–square-foot, two-story, single-family residence with attached 2–car garage. The design includes hardscape, walls, landscaping, and drainage facilities. The project complies with all development standards and no deviations are requested. 4. The subject property is designated RM (Multiple-Unit Residential) by the General Plan Land Use Element and is located within the RM (Multi-Unit Residential) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RM-E (Multiple Unit Residential – 30.0 – 39.9 DU/AC) and it is located within the RM (Multi-Unit Residential) Coastal Zone District. 6. A public hearing was held on November 15, 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. 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. 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 8 Zoning Administrator Resolution No. #### Page 2 of 9 05-15-2018 demolition of one single-family residence and the construction of a new 3,985-square- foot, single-family residence and attached 577-square-foot 2-car garage. 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 is 5,117 square feet and the proposed floor area is 4,562 square feet. b. The proposed development provides the minimum required setbacks, which are zero feet along the front property line abutting the bay, 4 feet along the other front property line abutting Via Lido Nord, and 3 feet along each side property line. c. The highest guardrail is less than 28 feet from established grade (11.8 feet NAVD88) and the highest ridge is no more than 33 feet from established grade, which comply with the maximum height requirements. d. The project includes garage parking for a total of two vehicles, complying with the minimum two-car garage parking requirement for single-family residences with less than 4,000 square feet of habitable floor area. 2. The neighborhood is predominantly developed with two -story, single-family residences with scattered duplexes and multi-unit structures. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development. 3. The project site is located adjacent to a small pedestrian walkway along the beach, and does not contain a bulkhead or protective device. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by Burke Structural Engineers, PC dated July 13, 2018 for the project. The report concludes that the proposed project is reasonably safe 9 Zoning Administrator Resolution No. #### Page 3 of 9 05-15-2018 from shoreline erosion due to lack of wave s or wakes that can erode sand from the beach. The site does not require a bulkhead to protect the site and surrounding development from sea level rise, considering a 1.25-foot sea level rise (the low range of projected sea level rise over the 75-year design life of the structure based on estimates for sea level rise provided by the National Research Council 2012 SLR). The finished floor elevation of the first floor of the proposed structure is 11.86 feet based on the North American Vertical Datum of 1988 (NAVD88), which complies with the minimum 9.0 -foot (NAVD88) elevation standard for new structures. More recent data from the California Ocean Protection Council (COPC) has been provided in the State of California Sea- Level Rise Guidance (2018 Update). The proposed finished floor of the structure at 11.86 feet NAVD88 would still be considered sufficient to protect against probable future sea level rise. 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 property is located adjacent coastal waters. A Construction Erosion Control Plan was provided to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived by construction chemicals and materials. The project design also addresses water quality through the inclusion of 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. 7. Pursuant to Municipal Code Section 21.35.050, due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. A preliminary WQHP has been prepared for the project by JT Consulting Engineers The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. 10 Zoning Administrator Resolution No. #### Page 4 of 9 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 between the nearest public road and the sea or shoreline. Implementation Plan Section 21.30A.040 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 replaces an existing single-family residence located on a standard RM lot with a new single-family residence. 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 (appropriate height, setbacks, etc.) so as not to block or impede existing public access opportunities. 2. Vertical access to the bay is available adjacent to the site at the Via Genoa Street end park. Lateral access is available on the walkway and small beach in front of the site. The project does not include any features that would obstruct access along these routes. 3. The project site is located adjacent to Via Genoa Street end park, which is a designated public beach and public access location in the Coastal Land Use Plan. Although not a designated public viewpoint, the park offers public views of the Newport Bay. Site evaluation revealed that the proposed two-story design is consistent with the existing neighborhood pattern of development, including the existing residence on the opposite side of the park and will not affect the existing views afforded from the park and the sidewalk in front of the subject lot. The project will replace an existing single-family home with a new single-family home that complies with all applicable development standards, including setbacks and height.  The RM zone permits construction up to 28 feet for flat elements and 33 feet for sloping elements, as measured from established grade. The proposed two-story residence would reach a maximum height of approximately 24 feet, providing a total height of 4 to 9 feet less than what is allowed by code.  The park is approximately 100 feet in width and improved with public playground facilities, benches, and landscaping that orients and frames views toward the bay and not over the subject site. Views across the project site are currently impacted due to a block wall near the property line adjoining the subject site as well as a large tree on the subject site. The applicant does not 11 Zoning Administrator Resolution No. #### Page 5 of 9 05-15-2018 have control over the existing block wall as it is off the subject property. However, if authorized by the City through the plan check process, the applicant seeks to remove this wall. The proposed onsite walls along the front (bayside) and side adjoining the park feature low walls with glass on top to provide enhanced views to the water (from the park). Project implementation includes removal of the large trees, which would enhance views of the bay from the park.  The lot has a zero foot setback along the bay. However, the proposed residential design provides substantial visual relief along the bayside, with an approximate 12-foot setback on the first floor. The bulk of the residence is concentrated towards the neighboring residential lot, with open space provided on the park and street frontages. 4. Thus, the design includes modulation of volume throughout the structure, an increased front setback beyond what is required by code, and low walls that prevent the appearance of the site being walled off from the park and streets. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to existing public views. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2018-072, 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 compli ance 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 15TH DAY OF NOVEMBER, 2018. _____________________________________ Patrick J. Alford, Zoning Administrator 12 Zoning Administrator Resolution No. #### Page 6 of 9 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. 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 af fect the property, or development of the property, today or in the future. The agreement shall be binding against the property owners and successors and assigns. 3. Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of development. 4. 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. 5. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right -of-way. 6. This Coastal Development Permit does not authorize any development seaward of the private property. 7. The applicant is responsible for compliance with the Migratory Bird Treaty Act. In compliance with the (MBTA), grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of Native Birds pursuant to MBTA: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer 13 Zoning Administrator Resolution No. #### Page 7 of 9 05-15-2018 active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one or two short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 8. 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 Erosion Control Plan. 9. 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. 10. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stock piles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 11. 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. 12. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 13. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 14. 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. 15. 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. 16. 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. 14 Zoning Administrator Resolution No. #### Page 8 of 9 05-15-2018 17. 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. 18. 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. 19. 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 architectur al 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. 20. Prior to issuance of building permits, the final WQHP/WQMP shall be reviewed and approved by the Building Division. Implementation shall be in compliance with the approved CPPP and WQHP/WQMP and any changes could require separate review and approval by the Building Division. 21. 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. 22. 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. 23. 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. 24. 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. 25. This Coastal Development Permit No. CD2018-072 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. 26. 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 15 Zoning Administrator Resolution No. #### Page 9 of 9 05-15-2018 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 Lauer-Levin Residence including, but not limited to, Coastal Development Permit No. CD2018-072 (PA2018-167). 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. 16 03/13/2018 Attachment No. ZA 2 Vicinity Map 17 03/13/2018 VICINITY MAP Coastal Development Permit No. CD2018-072 PA2018-167 400 Via Lido Nord Subject Property 18 Lauer-Levin Residence Zoning Administrator, November 15, 2018 Page 10 Tmplt: 04/03/18 Attachment No. ZA 3 Project Plans 19 SITE PLANOWNERARCHITECTCONTRACTORCODESPROJECT DATALOT COVERAGEVICINITY MAPAREAS:GEOTECHNICAL ENGINEERTEALE ARCHITECTURE2900 BRISTOL ST., BLDG A, SUITE 203COSTA MESA, CA 92626TEL: (949) 975-0123 FAX: (949) 274-4833EMAIL: mteale@tealearchitecture.comMARK TEALE . ARCHITECT C-22162MINDY LAUERLEVIN & ED LEVIN9825 SUNRISE LANESANTA ANA, CA 92705TEL: (949) 975-0123SC HOMES3050 PULLMAN ST, COSTA MESA, CA 92626(949) 723-4243SCOTT CROSSALL WORK AND MATERIALS SHALL CONFORM STRICTLY TO THE 2016 C.R.C.; 2016 C.B.C.;2016 C.P.C.; 2016 C.E.C.; 2016 C.M.C.; 2016 CEES (CA ENERGY); 2016 C.G. (CAL GREEN);CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NBMC); AND ALL OTHER FEDERAL,STATE AND LOCAL CODE.SITE AREA3,600 S.F.BUILDING FOOTPRINT (AT EAVES) 2,723 S.F.LOT COVERAGE (AT EAVES)76%NEWPORT BEACH, CA 92663 400 VIA LIDO NORD LAUER-LEVIN RESIDENCE .... PLAN CHECK #1926-2018 DEFERRED SUBMITTALSDEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECTAND/OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL FORPLAN CHECK OR APPROVAL BY THE CITY.SEE STRUCTURAL ENGINEERING DRAWINGS AND ENGRG DRAWINGS FORDEFERRED SUBMITTALS. VERIFY WITH STRUCTURAL ENGINEER.-AUTOMATIC FIRE SPRINKLERS IN ACCORDANCE WITH NFPA 13D-SEE STRUCTURAL DRAWINGS FOR STRUCTURAL DEFERREDSUBMITTALS.-STRUCTURAL STEEL SHOP DRAWINGS-- AIR CONDITIONING CONDENSER - SOUND ATTENUATION DESIGNSEE STRUCTURAL AND SHORING DRAWINGS FOR SPECIALINSPECTIONS.VERIFY WITH STRUCTURAL PLANS.-STEEL, SHOTCRETE, MASONRY GROUT (WHERE REQUIRED),EXPANSION ANCHOR, ADHESIVE ANCHOR.-STRUCTURAL STEEL WELDING AND HIGH STRENGTH BOLTINGSPECIAL INSPECTIONSPROJECT DESCRIPTIONNEW 2-STORY SINGLE FAMILY RESIDENCE - WITH ATTACHED 2 CAR GARAGE - SITE WALLSOPEN VOLUME AREABUILDABLE AREA = 2,924 S.F.2,924 x .15 = 438.6 S.F. MIN. REQUIREDOPEN VOLUME 1= 137 S.F.OPEN VOLUME 2 = 307 S.F.444 S.F. OPEN VOLUME PROVIDED=OPEN VOLUME AREA (SEE PLAN BELOW FOR LOCATIONS)OPEN VOLUME AREA TO HAVE 5'-0" MIN WIDTH, AND HEIGHTOF 7'-6" MINIMUM.HEIGHT CERTIFICATIONNOTE TO GENERAL CONTRACTOR:HEIGHT CERTIFICATION INSPECTION IS REQUIREDEGA CONSULTANTS, INC.PROJECT NO. SC108.1375-C MONTE VISTA AVE.MAY 4, 2018COSTA MESA, CA 92627TEL: (949) 642-9309TRASHTRASHELEC.SITE LEGENDCIVIL ENGINEERJT CONSULTING ENGINEERS14371 EUCLID ST. #2FGARDEN GROVE, CA 92843TEL: (714) 265-1200 CELL: (714) 815-2356FAX: (714) 276-0372LINE OF BUILDING FOOTPRINTPROERTY LINESETBACK LINETREESCONTOUR LINES (SEE TOPOGRAPHIC SURVEY AND GRADING PLANS)SCOWATER METERSEWER CLEAN OUTA/CAIR CONDITIONING CONDENSER. VERIFY SIZE WITH TITLE 24 REPORT.SOUND ATTENUATION DESIGN TO BE BE PROVIDED BY CONTRACTOR AT TIME OFPULLING PERMIT.-PROVIDE ELEC. DISCONNECT, TO BE VISIBLE FROM UNIT, TO PROTECTMAINTENANCE PERSONAL DURING REPAIR OR MAINTENANCE.REVISION HISTORY5/2/181/4" - 1'-0"SITE PLAN PROJECT DATASCALE:START DATE:SHEETREVISIONS:Ren. 7/31/19No. C 22162ENERGY NOTESCITY OF NEWPORT BEACH NOTESALL DOORS FROM HOUSE TO POOL YARD MUST BE EQUIPPED WITH AN ALARM PERC.B.C. 3109 & N.B.M.C. 15.04.230. POOL ENCLOSURE AND SAFETY FEATURES SHALLBE PROVIDED.DOORS TO POOLNEW CONSTRUCTION, REQUIRES INSTALLATION OF A FIRE SPRINKLER SYSTEMTHROUGHOUT THE STRUCTURE. OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLINGFOR ROOF SHEATHING INSPECTION. DEFERRED SUBMITTAL TO BE CERTIFIED BYPROJECT ARCHITECT PRIOR TO SUBMITTAL.FIRE SPRINKLERSEDISON COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TOINSTALLATION.UTILITYFIRE PIT WILL BE UNDER SEPARATE PERMIT BUT IT SHALL BE BUILT AT THE SAMETIME AS THIS PERMIT.FIRE PITA/C UNIT INSTALLATION & LOCATION, POOLS, SPAS, FOUNDATION FOR POOL/SPA,WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRESEPARATE REVIEWS AND PERMITS.SEPARATE PERMITSTHE SURVEYOR TO FILE A CORNER RECORD OR RECORD OF SURVEY WITH THEOFFICE OF COUNTY SURVEYOR. EVIDENCE OF THE FILING SHALL BE SUBMTTED TOBUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION.CORNER RECORD / RECORD OF SURVEYISSUANCE OF A BUILDING PERMIT BY THE CITY DOES NOT RELIEVE APPLICANT OFTHE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS ANDRESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAINCOMMUNITY ASSOCIATION APPROVAL OF PLANS.YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TOCOMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT.ASSOCIATION APPROVAL ADVISORYMAINTAIN DRAINAGE PER CITY STANDARDS AND EXISTING CONDITIONS.CONTRACTOR SHALL TEST THE DRAINAGE TO VERIFY FLOW BEFORE AND AFTERADDITION. SHOULD PONDING OR OTHER RESTRICTION OCCUR, CONTACT THE OWNERAND ARCHITECT IMMEDIATELY.DRAINAGEALL TEMPERED GLASS TO BE ETCH MARKED.TEMPERED GLASSWALLS WITHIN 5 FEET OF PROPERTY LINE SHALL BE 1-HOUR FIRE RESISTIVECONSTRUCTION.FIRE RESISTIVE CONSTRUCTIONNEW CONSTRUCTION WITH SLAB ON GRADE SHALL INSTALL A CAPILLARY BREAK INCOMPLIANCE WITH THE FOLLOWING:A 2-INCH THICK LAYER OF SAND OVER A VAPOR BARRIER OVER A 4-INCH THICK BASEOF 1/2-INCH OR LARGER CLEAN AGGREGATE AND A CONCRETE MIX DESIGN WHICHWILL ADDRESS BLEEDING, SHRINKAGE, AND CURLING. (FOR ADDITIONALINFORMATION, SEE AMERICAN CONCRETE INSTITUTE, ACI 302.0R-06)-PROVIDE A MOISTURE VAPOR RETARDER CONSISTING OF A POLYETHYLENEMEMBRANE SUCH AS 15-MIL VAPOR BARRIER TO MEET ASTM 1745, OR EQUIVALENT.REFER TO SOILS REPORT WHICH GOVERNS OVER ARCHITECTURAL AND CIVIL PLANS.FLOOR SLABS - CAPILLARY BREAKALL WORK RELATED TO AIR CONDITIONING CONDENSERS AND POOL AND/OR SPAEQUIPMENT SHALL BE PERFORMED BY A LICENSED CONTRACTOR AS DESIGN-BUILDCONSTRUCTION. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC AND POOLAND/OR SPA EQUIPMENT PER ARI STANDARD 275, PRIOR TO OBTAININGMECHANICAL OR POOL/SPA PERMITS. SOUND LEVEL NOT TO EXCEED 50 DBA (55DBAWITH TIMER; 65 DBA WITH TIMER AND NEIGHBOR'S CONSENT) PER SECTION10.26.045 OF THE NBMC. LOCATION OF MEASUREMENT TO BE ADJACENT PROPERTYPATIO OR OPENING.ACOUSTICSRECYCLE AND/OR SALVAGE FOR REUSE A MINIMUM OF 65% OF THE NONHAZARDOUSCONSTRUCTION AND DEMOLITION WASTE IN ACCORDANCE WITH SECTION 4.408.1CAL GREEN CODE.CONSTRUCTION AND DEMOLITION WASTETHE GENERAL CONTRACTOR SHALL EXTENSIVELY PHOTOGRAPH THE SITE ANDPUBLIC RIGHT-OF-WAY PRIOR TO STARTING DEMOLITION/CONSTRUCTION AS PROOFOF THE EXISTING CONDITION FOR PUBLIC WORKS DEPARTMENT.PROOF OF EXISTING CONDITIONSREMOVAL OF ANY CITY TREES REQUIRES PRIOR APPROVAL FROM GENERALSERVICES DEPARTMENT.TREES -PROTECT CITY TREES IN PLACEPROVIDE TREES IN THE PARKWAY ADJOINING THIS SITE TO THE SATISFACTION OFTHE GENERAL SERVICES DEPARTMENT. TEL: (949) 644-3083. APPROVAL FROM THEGENERAL SERVICES DEPARTMENT IS REQUIRED ON THE BUILDING INSPECTION CARDPRIOR TO FINAL INSPECTION.TREESALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN "A"LICENSED GENERAL ENGINEERING CONTRACTOR.WASTEWATER CONTRACTORALL WORK RELATED TO WATER PIPING IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN "A" LICENSEDGENERAL ENGINEERING CONTRACTOR.WATER CONTRACTORCONTRACTOR SHALL RECONSTRUCT ALL DAMAGED/BROKEN CONCRETE CURB,GUTTER AND SIDEWALK ALONG THE FAIRFIELD ROAD AND ORRRINGTON ROADFRONTAGES. -PER CIVIL PLANS.SITE RECONSTRUCTIONPUBLIC WORKSPLANNINGBUILDING HEIGHT CERTIFICATION UPON COMPLETION OF FRAMING AND PRIOR TOINSTALLATION OF ANY ROOF MATERIAL MUST BE SUBMITTED.A HEIGHT CERTIFICATION FROM A LICENSED ENGINEER MUST BE SUBMITTED FORSLAB HEIGHT CERTIFICATION PRIOR TO POURING CONCRETE SLAB.BUILDING HEIGHTOVERALL CHIMNEY HEIGHT FROM AN INTERIOR FIREPLACE (INCLUDING CAP AND/ORARRESTOR) PERMITTED TO EXCEED HEIGHT LIMIT ONLY AS REQUIRED BY C.R.C. ORMANUFACTURER SPECIFICATION PLUS ADDITIONAL 12" MAXIMUM FOR CAP/SPARKARRESTOR. THE PORTION THAT EXCEEDS HEIGHT LIMIT AND C.R.C. MINIMUM ISLIMITED NOT ONLY TO 12 INCHES IN HEIGHT BUT ALSO 2 FEET BY 4 FEET IN WIDTHAND DEPTH.CHIMNEY HEIGHTDISTANCE FROM FACE OF FOUNDATION TO PROPERTY LINE TO BE ZONING SETBACKPLUS WALL FINISH THICKNESS (MINIMUM) WHERE NEW CONSTRUCTION OR MORETHAN 25% ADDED.WALL FINISH TO PROPERTY LINE -SETBACKA 4' SIDEYARD SETBACK SHALL BE MAINTAINED UP TO A MAXIMUM HEIGHT OF 8'ABOVE GRADE BETWEEN PRIMARY ENTRANCE TO ANY DWELLING UNIT AND THEPUBLIC STREET OR ALLEY AND WITHIN THIS AREA A 3' WIDE UNOBSTRUCTEDWALKWAY SHALL BE PROVIDED. WALKWAY SHALL BE PAVED AND THE ONLY ABOVEGRADE ENCROACHMENTS PERMITTED IN THIS AREA SHALL BE STEPS ESSENTIAL FORUSE OF A FIRST FLOOR ENTRANCE.SIDEYARDTRASH CAN STORAGE AREA TO BE OUT OF VIEW FROM PUBLIC PLACES AND MAYNOT BE LOCATED IN REQUIRED PARKING AREAS.TRASHPER SECTION 20.65.070 D, SKYLIGHTS MAY PROJECT A MAXIMUM OF 6" ABOVE THEFINISHED SURFACE OF A CONFORMING ROOF.SKYLIGHTSDISTANCE FROM FACE OF FOUNDATION TO PROPERTY LINE TO BE ZONING SETBACKPLUS WALL FINISH THICKNESS (MINIMUM) WHERE ADDITIONAL AREA IS LESS THAN25%. EXIST NON CONFORMING IS ACCEPTABLE PER C.N.B.WALL FINISH TO PROPERTY LINE -SETBACKOVERLAY DISTRICT -AN ADDITION TO THE PRINCIPAL BUILDING SHALL BE ALLOWEDTO BE CONSTRUCTED TO THE SIDE YARD SETBACK LINE IN EFFECT AT THE TIME THEPRINCIPAL BUILDING WAS CONSTRUCTED.SIDE SETBACKPER CNB 20.30.110 A. 1. ACCESS TO SIDE SETBACK AREA. ON RESIDENTIAL LOTS,REGARDLESS OF THE SETBACK AREA ENCROACHMENTS ALLOWED BY THISSUBSECTION, A MINIMUM THIRTY-SIX (36) INCH WIDE PASSAGEWAY SHALL BEMAINTAINED WITHIN AT LEAST ONE SIDE SETBACK AREA ADJACENT TO THEPRINCIPAL STRUCTURE IN COMPLIANCE WITH THE FOLLOWING:i. THE PASSAGEWAY SHALL BE FREE OF ANY ENCROACHMENTS OROBSTRUCTIONS FROM GROUND LEVEL TO A HEIGHT OF EIGHT FEET, INCLUDINGMECHANICAL EQUIPMENT, AND OTHER ITEMS ATTACHED TO, OR DETACHED FROM,THE PRINCIPAL STRUCTURE;ii. FENCES AND WALLS LOCATED IMMEDIATELY ADJACENT TO THE PROPERTYLINE MAY ENCROACH UP TO SIX INCHES. NO REDUCTION OR MODIFICATION TO THISREQUIREMENT SHALL BE ALLOWED; ANDiii. THE OPPOSITE SIDE SETBACK AREA MAY HAVE ENCROACHMENTS ALLOWEDBY THIS SUBSECTION.SIDE YARD ACCESSA CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5 FT. AND FORSHORING AND UNDERPINNING.CAL-OSHA PERMITENCROACHMENT PERMITA CITY ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARDIMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY.ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6.ENCROACHMENT AGREEMENTPRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENTPERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT.LANDSCAPE AREASBIORETENTION PLNTR 76 S.F.PLANTER BED 1 39 S.F.PLANTER BED 2 25 S.F.PLANTER BED 3 57 S.F.PLANTER BED 4 9 S.F. 206 S.F. TOTAL LANDSCAPE AREA= <500 S.F., THEREFORE, WELO NOT REQUIREDSITE SLOPE CALCULATIONSSEE ROOF PLAN SHEET FOR SITE SLOPE CALCULATIONSA PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIREDBEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OFPUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLICIMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURBAND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IFEXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1-INCH WATERSERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LIDWILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER(MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID DETERMINATION AND THE EXTENT OFTHE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKSINSPECTORENCROACHMENT PERMIT INSPECTIONSEE PAGE 2 OF THE CF1R FOR THE REQUIRED SPECIAL FEATURES:PLEASE NOTE THE FOLLOWING FEATURES THAT MUST BE INSTALLEDAS CONDITION FOR MEETING THE MODELED ENERGY PERFORMANCE:•DUCTS WITH HIGH LEVEL OF INSULATION•FLOOR HAS HIGH LEVEL OF INSULATION•INSULATION BELOW ROOF DECKTITLE 24 / REQUIRED SPECIAL FEATURESPER T24, PROVIDE RADIANT BARRIER.T24 / RADIANT BARRIERTHE FOLLOWING IS A SUMMARY OF THE FEATURES THAT MUST BEFIELD-VERIFIED BY A CERTIFIED HERS RATER AS A CONDITION FORMEETING THE MODELED ENERGY PERFORMANCE:BUILDING LEVEL VERIFICATIONS:•IAQ MECHANICAL VENTILATIONCOOLING SYSTEM VERIFICATIONS:•MINIMUM AIRFLOW•VERIFIED EER•VERIFIED SEER•VERIFIED REFRIGERANT CHARGE•FAN EFFICACY WATTS/CFMHVAC DISTRIBUTION SYSTEM VERIFICATIONS:•DUCT SEALINGDOMESTIC HOT WATER SYSTEM VERIFICATIONS:•PIPE INSULATION, ALL LINESTITLE 24 / HERS FEATURE SUMMARYP R O P O S E D R E S I D E N C EF.SLAB: 11.96'E N T R YG A R A G EOPEN SPACEBUILDABLE AREA2,924 S.F.X 15% = 438.6 S.F. REQUIREDOPEN SPACE 1:140 S.F.OPEN SPACE 2:307 S.F.TOTAL OPEN SPACE PROVIDED:447 S.F. (15.73%)DRIVEWAYNEWPORT BAYWEST LIDO CHANNELVIA LIDO NORDVIA LIDO SOUDLIDO ISLEVIA LIDOPACIFIC COAST HWYNEWPORT BLVD VIA GENOA VIA GRAZIANALEGAL DESCRIPTION: TRACT: 907 LOT: 474APN#423-181-08ZONERMOCCUPANCY GROUP R-3/U (GARAGE)CONSTRUCTION TYPE TYPE VB, SPRINKLEREDPARKINGTWO CAR GARAGEFIRST FLOOR1,617 S.F.SECOND FLOOR2,368 S.F.GARAGE577 S.F.TOTAL HABITABLE AREA3,985 S.F.TOTAL GARAGE AREA 577 S.F.TOTAL HABITABLE AREA + GARAGE 4,562 S.F.F.A.R. H.O.A. : (LIDO ISLAND COMMUNITY ASSOCIATION)BUILDABLE AREA: 2,924 S.F.2,924 S.F. x 1.7 (WITH MIN. 15% OPEN SPACE) = 4,970.8 S.F. MAX.F.A.R. CITY:BUILDABLE AREA: 2924 S.F. X 1.75 F.A.R. = 5,117 S.F. MAXLINE OF SECOND FLOOR BUILDING SETBACK307 SFAREA OF FIRST FLOOR BUILDING SETBACK140 SFLINE OF SECOND FLOOR BUILDING ABOVE=OPEN VOLUME AREA - SECOND FLOOR (SEE SITE PLAN FORLOCATIONS)OPEN VOLUME AREA TO HAVE 5'-0" MIN. WIDTH, AND MIN. HEIGHTOF 7'-6".OPN VOLUME 2ABOVE 307 S.F.OPEN VOLUME 1137 S.F.OPEN SPACE 1OPEN SPACE 2SURVEYORAPEX LAND SURVEYING, INC.HUNTINGTON BEACH, CA 92646TEL: (714) 488-5006FAX: (714) 333-4440DNEXIST. TREESTO BE REMOVEDEXIST. TREESTO BE REMOVEDD.S.D.S.D.S.D.S.D.S.D.S.D.S.D.S.STRUCTURAL ENGINEERLAWSON-BURKE151 KALMUS DR. E-140COSTA MESA, CA 92626TEL: 949-494-0776EMAIL: TOM@LAWSONBURKE.COMTOM BURKE, S.E. #5088T.GLASS 15.11' (EG 11.65') ELEC. METERS (2) & PANELSSEE SHT A-2 & A-5-FIELD INSPECTORS TO REVIEW & APPROVEUNDERGROUND SERVICE REQ. PRIOR TOCONC. PLACEMENTNOTE:ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTIONNOTE:EDISON COMPANY APPROVAL IS REQUIREDFOR METER LOCATION PRIOR TOINSTALLATION.MIN. CLR.TO PANEL TO BE REMOVED BY A LICENSED AND BONDEDDEMOLITION COMPANYPLANTERBIORETENTION PLNTRPLANTER BED 1 PLANTER BED 2PLANTER BED 3BED 21111TO BE REMOVED BY A LICENSED AND BONDEDDEMOLITION COMPANY111.62EX. F .S.11.63EX. F .S.11.65EX. F .S.11.72EX. F .S.11.60EX. F .S.T.WOOD FENCE 16.84' (EG 11.62') TW 12.84' = 5.22' ABV. EGT. GLASS 16.84' (EG 11.62') TW 12.84' = 5.22' ABV. EG1T.W. 17.60' (EG 11.60') = 6.00' ABV. EG1T.WOOD FENCE 16.84' (EG 10.84') TW 12.84' = 6.00' ABV. EGT.WOOD FENCE 16.84' (EG 11.85') TW 12.84' = 4.99' ABV. EGT.WOOD FENCE 16.84' (EG 11.51') TW 12.84' = 5.33' ABV. EG111EXISTING WALL TO BEREMOVED. NEW 6 FT. WALLPER LANDSCAPE PLAN.EXISTING T.W. 18.28' 11EXISTING 6 FT. WALL TOREMAIN. PER LANDSCAPEPLAN.1SHEET INDEX-COASTALA-1 SITE PLAN, PROJECT DATAA-1.1 GENERAL NOTESA-2.1 DEMOLITION PLANA-2 FIRST FLOOR PLAN AND SECOND FLOORA-2.1 DOOR AND WINDOW SCHEDULESA-2.2 ROOF PLANA-3 EXTERIOR ELEVATIONSA-4 BUILDING SECTIONSA-4.1 BUILDING SECTIONSA-5 ELECTRICAL PLAN / REFLECTED CEILING PLAN / CONCEPT DUCTING LAYOUTA-6 SQUARE FOOTAGE CALCULATIONSD-1 ARCHITECTURAL DETAILSD-2 ARCHITECTURAL DETAILST-24A ENERGY CALCULATIONST-24B ENERGY CALCULATIONSSN1 GENERAL NOTES & TYPICAL OBSERVATION LEGEND AND ABBREVIATIONSSN2 SPECIAL INSPECTION NOTESST1 TYPICAL CONCRETE DETAILSST2 TYPICAL CONCRETE DETAILSST3 TYPICAL WOOD DETAILSST4 TYPICAL WOOD DETAILSST5 TYPICAL WOOD DETAILSST6 POST IN WALL DETAILSST7 HOLDOWN DETAILS (WOOD TO CONCRETE)ST8 HOLDOWN DETAILS (WOOD TO WOOD)ST9 HOLDOWN DETAILS (WOOD TO WOOD)ST10 DRAG DETAILSST11 DRAG DETAILSST12 STAIR DETAILS NON STRUCTURAL DETAILSS1.0 FOUNDATION PLAN NOTES AND SCHEDUALS2.0 FLOOR FRAMING PLANS3.0 ROOF FRAMING PLANSD1.0 FOUNDATION DETAILSSD1.1 FOUNDATION DETAILS (STRONG WALL DETAILS)SD2.0 FLOOR FRAMING DETAILSSD2.1 FLOOR FRAMING DETAILSSD3.0 ROOF FRAMING DETAILSC1 PRELIMINARY GRADING PLANCPPP CONSTRUCTION POLLUTION PREVENTION PLAN1 of 1 TOPOGRAPHIC MAPL-1 PRELIMINARY LANDSCAPE PLANL-2 PRELIMINARY PLANTING PLANLANDSCAPE ARCHITECTCRAIG DE PFYFFER, PLA, ISA ENVIRONMENTAL DESIGNS1278 GLENNEYRE ST. #196LAGUNA BEACH,CA.92651TEL: (800) 811-3010 email: CRAIG@ENVIRONMENTALDESIGNSLANDSCAPE.COM222212NEW 6 FT. WALL PERLANDSCAPE PLAN.T.W. 17.08' (EG 12.08') = 6.00' ABV. EG22SITE RETAINING WALLS,SHOWN HATCHED222222= 3.46' ABV. EGS I D E W A L K 20 21 DNSEATTVSCREENOPEN TOBELOWSEATVANITYTUBCAB.FAULINENDRYWASHLADDERDNBOOKCASEDESKTRXBOOKCASESKYLIGHT ABVDNDNSPKRSPKRSPKRSPKRUPA / V RACKTV POP UPREF.DWFREEZ.STOR.WINEUPBARMW(60" OR 72)TRASHTRASHELEC.SEATDDTR.DWTV ABVW/HFAUUPELEV. EQUIP.KEY NOTES -FLOOR PLAN2x6 WOOD FRAMING AT 16"o.c. PER C.R.C. w/INTERIOR WALL -5/8" GYPSUM BOARD, SMOOTH FINISHEXTERIOR WALL -7/8" EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPER.PTDF SILL PLATE AT CONCRETE SLABINSULATION PER T-24 SHEET.INSULATION THROUGHOUT ALL INTERIOR WALLS AND FLOORPLUMBING WALL, AS OCCURS2x4 WOOD FRAMING AT 16"o.c. PER C.R.C. -SEE NOTE 1 ABOVE.12345675/8" TYPE "X" GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE.5/8" TYPE "X" GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE"X" GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.)PLUMBING FIXTURES AS SELECTED BY OWNER OR ARCHITECT.1.28 GALLONG PER FLUSH W/C -SEE PLUMBING SYMBOLS -A-1.130"x30" ATTIC ACCESS WITH 30" MINIMUM HEADROOM ABOVE CEILINGTEMPERED GLASS SHOWER ENCLOSURE AND DOOR TO 6'-0" ABOVE THEDRAIN. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. NETAREA OF SHOWER ENCLOSURE SHALL NOT BE LESS THAN 1,024 SQ. INCH(7.1 SQ. FT.) OF FLOOR AREA, AND A MINIMUM OF 30 INCHES DIAMETERCIRCLE.891011131412APPLIANCES PER OWNERHARDWIRED SMOKE DETECTOR w/BATTERY BACKUP BATTERY OPERATEDSMOKE DETECTOR. CARBON MONOXIDE DETECTOR - HARDWIRED U.N.O -LOCATE NEAR BEDROOMS & AWAY FROM GAS APPLIANCES AS PERMANUF.'S RECOMMENDATIONSPROVIDE RECEPTACLES AND LIGHTING PER CODE. LOCATIONS SHOWN FORCONCEPT ONLY. VERIFY WITH OWNER. SEE SHEET A-5 FOR ADD'LINFORMATION.CLOSET SHELF AND POLE -DOUBLE PER OWNER AND SHELVES--NOT USEDFORCED AIR UNIT. PROVIDE GAS STUB.SEE DETAIL FOR ADDITIONAL INFO:4" DIAMETER DRYER VENTVENT TO OUTSIDE AIR w/BACK DRAFT DAMPERWASHER AND DRYER HOOKUP. LEVER FAUCETSCOLD WATER STUD-OUT AND SHUT OFF VALVE IN CABINET ADJACENT TOREFRIGERATOR FOR ICE MAKER.3" DIAMETER GALVANIZED STEEL PIPE POST. 36" HIGH.SEE FOUNDATION PLAN. SEE DETAIL:ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS,UNDER-STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSEDSIDE WITH 1/2-INCH (12.7 MM) GYPSUM BOARD. CRC R302.7GARAGE DOOR WITH WEATHERSTRIPPING ALL AROUND.AS SELECTED BY OWNER.NEW STAIRS -SEE SYMBOLS -SHEET A-1.1-WOOD HANDRAIL +36" A.F.F.ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL OF NOT LESS THAN1 FOOT CANDLE (11 LUX) AT THREADS AND LANDINGS. CRC R303.6GUARD +42" A.F.F. OPENINGS (AS OCCUR) BETWEEN PICKETS (AS OCCUR)SHALL PRECLUDE THE PASSAGE OF A 4" DIA. SPHERE.ACRALIGHT DUAL-PANE SKYLIGHT WITH ELECTRICAL OPERATION. INSTALLPER ESR-2415 AND MANUFACTURER RECOMMENDATIONS.20 FT. CONTINUOUS #4 REBAR UFER GROUND IN FOOTING. STUB OUT 3"ABOVE FINISH SURFACE. MAINTAIN 3 FT. CLEAR FROM FACE OF ELECTRICALPANEL TO ANY WALL SURFACE OR OBSTRUCTION.DECK: 1/4" PER FOOT MINIMUM SLOPE. DROP DECK SHT'G 1-1/2" FROMFLOOR SHT'G AT WALL EDGE. PROVIDE DESERT CRETE SYSTEM BY HILLBROTHERS CHEMICAL AND INSTALL PER ESR 1661 AND MANUF.RECOMMENDATIONSWATERPROOFING. SEE "WATERPROOF MEMBRANE" SPECIFICATION SHEETA-1.2. TYPICAL INDICATES MIRADRAIN SHORING CONDITION. FRENCH DRAININDICATES TRADITIONAL SLOPE CUT BACK.WALL LEGENDNOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK.NOTIFY ARCHITECT IMMEDIATELY SHOULD THERE BE ANY DISCREPANCY.ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O.ALL EXTERIOR DIMENSIONS SHOWN ARE TO EXT. FACE OF STUD U.N.O.OVERALL EXTERIOR DIMENSIONS ARE TO EXT. FACE OF SHTG / FOOTING AS INDICATEDNEW INTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O.-SEE STRUCTURAL DRAWINGS.-5/8" GYPSUM BOARD INTERIOR WALLS, SMOOTH FINISH-PROVIDE, AT MOIST AREAS, WATER RESISTANT "GREEN"GYPSUM BOARD -GREEN BOARD NOT ACCEPTABLE INSHOWERS OR TUB SURROUNDS.PROVIDE 5/8" TYPE "X" GYPSUM BOARD AT GARAGE TOHOUSE.PROVIDE WATERPROOF MEMBRANE "BUILDING PAPER" BELOWALL EXTERIOR WALL FINISHES.2x FRAMING AT 16"o.c. -SEE STRUCTURAL.PROVIDE 8" WOOD TO EARTH SEPARATION OR PRESSURETREATED WOOD.WOOD LOCATED ON CONCRETE SLAB SHALL BE PRESSURETREATED.NEW EXTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O.EXTERIOR WALLS (WITH WOOD SIDING) TO HAVE 1/2"PLYWOOD AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE DPAPER OVER ALL WOOD BASE SHEATHING. 1" SHOWN FOREXTERIOR FINISH -SEE STRUCT. DWGSEXTERIOR WALLS (WITH EXTERIOR PLASTER) TO HAVE WOODSTRIP FURRING AT EXTERIOR SIDE. PROVIDE TWO LAYERSGRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1"SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGSNEW 2x6 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEENOTES ABOVE.NEW 2x8 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEENOTES ABOVE.NEW 2x10 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEENOTES ABOVE.CONCRETE BLOCK WALLLIGHT & VENTILATIONNET GLAZING SHALL BE 8% OF THE FLOOR AREA CRC R303.1NET VENTILATION SHALL BE 4% OF THE FLOOR AREALIVING,DINING,KITCHEN 65.92 S.F. WNDW AREA REQ'D 140 S.F. PROVIDED824 S.F. 32.96 OPERABLE WNDW AREA REQ'D 113 S.F. PROVIDEDGUEST BEDROOM 11.12 S.F. WNDW AREA REQ'D 30 S.F. PROVIDED139 S.F. 5.56 OPERABLE WNDW AREA REQ'D 30 S.F. PROVIDEDM.BEDROOM 29.2 S.F. WNDW AREA REQ'D 211 S.F. PROVIDED365 S.F. 14.6 OPERABLE WNDW AREA REQ'D 114 S.F. PROVIDEDBEDROOM 2 13.36 S.F. WNDW AREA REQ'D 26 S.F. PROVIDED167 S.F. 6.68 OPERABLE WNDW AREA REQ'D 26 S.F. PROVIDEDGYM 7.60 S.F. WNDW AREA REQ'D 39 S.F. PROVIDED95 S.F. 3.8 OPERABLE WNDW AREA REQ'D 39 S.F. PROVIDEDTHEATER 26.88 S.F. WNDW AREA REQ'D 30 S.F. PROVIDED336 S.F. SEE "MECHANICAL VENTILATON CALC." -SHT A-5151617181920212223242526NEWPORT BEACH, CA 92663 400 VIA LIDO NORD LAUER-LEVIN RESIDENCE .... ....WHOLE HOUSE VENTILATION. (NEW CONST AND ADDITIONS >1,000 SF)PROVIDE A WHOLE-BUILDING MECHANICAL VENTILATION SYSTEM INACCORDANCE WITH THE FAN VENTILATION RATE (ASHRAE SEC. 4.1.1):MECHANICAL VENTILATION MIN REQ'D. 1 CFM PER 100 SF CONDITIONEDFLOOR AREA PLUS 7.5 CFM FOR EA. OCCUPANT BEDROOM +1. WHOLEBUILDING VENTILATION SHALL BE PROVIDED BY EXHAUST AIR, SUPPLY AIROR COMBINED. NATURAL VENTILATION THROUGH DOORS/WINDOWS ORCONTINUOUS OPERATION OF FORCED AIR SYSTEM AIR HANDLERS USED INCENTRAL FAN INTEGRATED VENTILATIONS SYSTEMS ARE NOT APERMISSIBLE METHODS OF PROVIDING WHOLE-BUILDING VENTILATION.BEES 150(o), EXC.. 5 TO 152(A) & ASHRAE STD. 62.2PROVIDE: (3986 / 100 CFM PER SF) + (5 X 7.5 CFM) = 77.36 CFM MIN.EXHAUST FAN, 1 SONE PERMANENTLY ON WITH A NOTE ON THE SWITCHSTATING "VENTILATION CONTROL" "CONTINUOUS OPERATION REQUIREDWHEN THE HOUSE IS IN USE." SEE SECOND FLOOR PLAN FOR WHOLE HOUSEVENTILATION FAN. PROVIDE BROAN QTXE080 FAN (80 CFM.)27PREMANUFACTURED GAS BURNING FIREPLACE.-PROVIDE CLEARANCE TO COMBUSTIBLES PER MANUFACTURER AND CODE.-INSTALL PER MANUFACTURERS INSTALLATION SPECIFICATIONS.-CONTRACTOR TO PROVIDE FIELD INSPECTOR WITH COPY OF LISTING BYAPPROVED LISTING AGENCY (ICC-ES, WARNOCK-HERSHEY, INTERTEK)-MAJESTIC MARQUIS KHLDV. CSA LISTED AND TESTED UNDER:ANSI Z21.88-2014 / CSA 2.33-2014 STANDARDS.-WHEN TV IS RECESSED ABOVE FIREPLACE, PROVIDE STEEL STUD FRAMING28SCALE:START DATE:SHEETREVISIONS:Ren. 7/31/19No. C 221625/2/181/4" - 1'-0"FIRST FLOOR PLAN SECOND FLOOR PLAN SECOND FLOOR PLANAT KITCHEN VENT. HOOD, LOCAL EXHAUST SYSTEM VENTED TO OUTDOORSSHALL HAVE A MINIMUM EXHAUST RATE OF 100 CFM. BEES 150(o), EXC. 5TO 152(a) & ASHRAE STD. 62.2. SEE FIRST FLOOR PLAN FOR KITCHEN VENT.HOOD.27aTUB / SHOWER OR SHOWER SURROUND WITH CERAMIC TILE WALLS "MUDSET"WITH CEMENT PLASTER BACKING o/ WATERPROOF (W/P) MEMBRANE TO +72"MIN. ABOVE THE DRAIN PER TILE COUNCIL OF NORTH AMERICA. INSTALL W/PPER ICC ESR-1058. SHOWER HEAD AT +80" A.F.F. PROVIDE BID FOR ONE SOAPNICHE MINIMUM 18" HIGH 13" WIDE - LOCATION TO BE VERIFIED IN FIELD.TANKLESS WATER HEATER. PROVIDE P & T VALVE WITH DRAIN TO OUTSIDE.PROVIDE EARTHQUAKE STRAPPING OR BRACING. PROVIDE HORIZONTALVENT TO OUTSIDE. MAINTAIN VENT TERMINATION CLEARANCES PER THENATIONAL FUEL GAS CODE (ANSI Z223.1) SEE DETAILINSTALL ISOLATION VALVE.FIRST FLOOR PLANM . B E D R O O MG Y MM . B A T HM . C L O S E TL A U N D R YT H E A T E RB E D R O O M 2B A T H 2W.I.C.W.I.C.B A T H 3ELEVATORO F F I C ED I N I N GL I V I N GP O W D E RE N T R YG A R A G EK I T C H E NPANTRYG U E S T B E D R O O MB A T HG U E S TP A T I OSTONE VENEER(WHERE DASHED LINE SHOWN)SEE ELEVATIONTILE VENEER(WHERE DASHED LINE SHOWN)SEE ELEVATIONSTONE VENEER(WHERE DASHED LINE SHOWN)SEE ELEVATION11111112222222333927A9179999944444444444445676767781010101111111111111111111111111111111111111111111212121212141416--NOT USED--NOT USED20--NOT USED2121222224232828FACE OF FNDN/SHTGFACE OF STUDFACE OF FNDN/SHTGFACE OF STUDFACE OF FNDN/SHTGFACE OF STUDFACE OF FNDN/SHTGFACE OF STUDFACE OFFACE OF STUDFNDN/SHTGFACE OF FNDN/SHTGFACE OF STUDFACE OF FNDN/SHTGFACE OF STUDFACE OF FNDN/SHTGFACE OF STUD21 R @ 6.24" EA.20 T @ 12" EA.MIN. CLEARMIN. CLEAR 21 R @ 6.24" EA.20 T @ 12" EA.MAX. -1 1/2"MAX.-1 1/2"MAX.-1 1/2"MAX.-1 1/2"213ETT4F55566G15145591414101112513TTF.SLAB: 11.96F.SLAB: 13.00F.SLAB: 12.39F.SLAB: 12.18 ABCDEFGGHHHEETTTKLLLMNPPQRSTUVWXYZZZJCCTTAABBABOVETTTTE152767ART ART ARTARTARTARTARTC L O S E T FUTURE ELEVATOR MIRROR1 HR RATED WALL(SHOWN DASHED LINE)PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE(TO MECH WELL)11111EDDE22222221/4":12 MIN SLOPEDECK BELOW225W/ DRAIN BLOCKS UNDER22222MAX 3-1/2" SPACEEACH END FOR2DRAIN OVERFLOW22 ROOF PLAN.... ....103.43 F.SLAB. . . . . . .23.99 . . . . . . . . . + .33 . . . . . . . . .127.75 . . . . . . . . . -104.73 AVG. N.G. . . . . .23.02 ABV AVG N.G.CITYFINISH SLABSHEATHING HEIGHT ABOVE FINISH SLABROOF MATERIAL THICKNESSTOTAL ROOF HEGHT ABOVE FINISH SLABAVERAGE NATURAL GRADE (SEE CALCULATION BELOW)TOTAL ROOF HEIGHT ABOVE AVERAGE NATURAL GRADERIDGE. . . . . . . . . .ROOF LOCATIONSEE "MATERIALS SPECIFICATIONS" AT SHEET A-3 FOR ROOFING MATERIAL(EXAMPLE NUMBERS BELOW. SEE PLAN FOR ACTUAL HEIGHTS)NOTE:ROOF VENTS FOR VENTILATION AT THE UPPER PORTION OF THE SPACE SHALL BEINSTALLED NO MORE THAN 3 FEET (914mm) BELOW RIDGEKEY NOTES -ROOF PLANLINE OF WALL BELOWNEW ROOFING o/30# FELT o/ROOF SHEATHING-SEE MATERIAL SPECIFICATIONS, SHEET A-3R1R2R3R4R5R6R7EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPERSTUCCO FINISH AS INDICATED ON ELEVATIONSBITUTHENE WATERPROOF MEMBRANE UNDER BUILDING PAPERON HORIZONTAL (OR NOT VERTICAL) PLASTER PLANESMETAL FASCIA-PAINTCORROSION RESISTANT SHEET METAL GUTTER AND DOWNSPOUTDECORATIVE ATTIC VENTILATION -SEE LEGEND A-1-SEE DETAILSDECORATIVE CHIMNEY CAP AND SPARK ARRESTOR PER MANUFACTURERRECOMMENDATIONS. SEE A-1 FOR CITY HEIGHT REQUIREMENTS.R8CORROSION RESISTANT SADDLE FLASHINGINSTALL PER SMACNA RECOMMENDATIONS -PAINTR9ROOFINGROOF VENTREQUIRED ROOF VENTILATIONROOF HEIGHT LEGENDCHIMNEY (AND CHIMNEY CAPS, ETC.) HEIGHTS PERMITTED ONLY ASREQUIRED BY C.R.C. OR MANUFACTURER SPECIFICATIONS PLUSADDITIONAL 12" MAXIMUM FOR CAP/SPARK ARRESTOR.THE PORTION THAT EXCEEDS THE C.B.C./C.R.C. MINIMUM IS LIMITED NOTONLY TO 12 INCHES IN HEIGHT BUT ALSO TO 2 FEET BY 4 FEET IN WIDTHAND DEPTH (N.B.M.C.)CHIMNEYREQUIRED NET FREE VENTILATING AREA:ATTIC SQ. FT. 1,929/300=6.43 S.F. (926 SQ.IN.) VENT AREA REQ'DNET FREE VENTILATING AREA AT UPPER PORTION OF THE SPACE:CONTRACTOR TO PROVIDE & INSTALL: SIX (6)ROOF VENTR(S) O'HAGIN'S TAPERED VENT 72.00 SQ. IN. F.A.M.TOTAL ROOF VENT VENTING: 432 SQ. IN.NET FREE VENTILATING AREA AT LOWER PORTION OF THE SPACE:CONTRACTOR TO PROVIDE & INSTALL: SEVEN (7)ROOF VENTR(S) O'HAGIN'S TAPERED VENT 72.00 SQ. IN. F.A.M.TOTAL ROOF VENT VENTING: 504 SQ. IN.ROOF VENT: CORROSION RESISTANT METAL -PAINT TO MATCH ROOFINGBACKED w/ 1/4" MESH GANVANIZED WIRE CLOTH. 1/8" MIN. OPENINGUPPER :432 SQ. IN. = >50% OF REQ'D VENTINGLOWER:502 SQ. IN. = >50% OF REQ'D VENTINGTOTAL VENTING936 SQ. IN. PROVIDEDROOF VENTS SUPPLIED BY:O'HAGIN'S, INC.Corporate Office & West Coast Mfg. Facility210 Classic Court, Suite 100, Rohnert Park, California 94928Phone: 707/303-3660Toll Free Phone: 800/394-3864www.OHAGINVENT.comREQUIRED ROOF VENTILATION -SEE CALC'SROOF VENT(S) O'HAGIN'S TAPERED ROOF VENT 72.00 SQ. IN. F.A.M.LOUVER: GALV. STEEL -PAINT TO MATCH ROOFING. BACKED WITH 1/4"MESH GALV. WIRE CLOTHROOF VENT(S) (O'HAGIN'S TEMPERED FLAT OR EQUAL)REQUIRED ROOF VENTILATION -SEE CALCULATIONS BELOW.ROOF VENT: CORROSION REISTANT METAL -PAINT TO MATCH ROOFINGBACKED WITH 1/4" MESH GALV. WIRE CLOTH. 1/8" MINIMUM OPENINGS.CORROSION RESISTANT SHEET MTLNOTE TO CONTRACTOR:ROOF VENTILATION CALCULATIONS PROVIDED HERE SHALL NOT BE USEDFOR ROOFING MATERIAL TAKE-OFFS/CALCULATIONS/ETC.CRC R806.2 ROOF VENTILATION - THE MINIMUM NET FREE VENTILATIONAREA SHALL BE 1/150 OF THE AREA OF THE VENTED SPACE.EXCEPTION:THE MINIMUM NET FREE VENTILATION AREA SHALL BE 1/300 OF THEVENTED SPACE PROVIDED ONE OR MORE OF THE FOLLOWING CONDITIONSARE MET: THAT AT LEAST 40 PERCENT AND NOT MORE THAN 50 PERCENTOF THE REQUIRED VENTILATING AREA IS PROVIDED BY VENTILATORSLOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPERVENTILAORS SHALL BE LOCATED NO MORE THAN 3 FEET (914MM) BELOWTHE RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY,WITH THE BALANCE OF THE REQUIRED VENTILATION PROVIDED BY EAVE ORCORNICE VENTS. WHERE THE LOCATION OF WALL OR ROOF FRAMINGMEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS,INSTALLATION MORE THAN 3 FEET (914MM) BELOW THE RIDGE OR HIGHESTPOINT OF THE SPACE SHALL BE PERMITTED.(SEE "GENERAL NOTES - SECTIONS" [SHT A-3] FOR VAPOR RETARDER NOTE)100.33-97.37 = 2.962.96 / 73.25' = 0.04040.0404 x 100= 4.04 = LESS THAN 5%12.14 + 11.85+ 11.62 + 11.60 = 47.21 / 4 = 11.80 AVG N.G.11.80 AVG N.G. + 24.OO = 35.80 MAX FLAT ROOF/GUARDRAIL11.80 AVG N.G. + 29.OO = 40.80 MAX RIDGEMAX. ROOF HEIGHT CALC'SAVERAGE NATURAL GRADE /D.D.+2"OVERFLOWDECK DRAIN OVERFLOW, TO BE PIPED SEPARATELY FROMDECK DRAIN. SEE DETAIL 16/D2LEGENDDECK DRAIN. SEE DETAIL 17/D2 & 19/D2ROOF VENT. SEE KEYNOTE R9, THIS SHEET.D.S.GUTTER AND DOWNSPOUTWHERE INDICATED ON THE DRAWINGS AS "CORROSION RESISTANT SHEET METAL"THE CONTRACTOR SHALL PROVIDE GALV STEEL OR CORROSION RESISTANTFLASHING. PROVIDE BACKPRIME AT DISSIMILAR METALS, INSTALL PER S.M.A.C.N.A.SCALE:START DATE:SHEETREVISIONS:Ren. 7/31/19No. C 221625/2/181/4" - 1'-0"ROOF PLAN SITE SLOPE /NEWPORT BEACH, CA 92663 400 VIA LIDO NORD LAUER-LEVIN RESIDENCEM E C H W E L LA/CA/CHATCHRIDGERIDGERIDGE VALLEYHIPHIPVALLEYHIPHIPHIPHIP"FLAT ROOF"SLOPE3:12SLOPE3:12SLOPE3:12 SLOPE3:12SLOPE 3:12SLOPE3:12SLOPE3:12SLOPE 3:12 SLOPE 3:12PARAPET SLOPE1/4:12GUTTERGUTTERGUTTERGUTTERGUTTERGUTTERGUTTER PITCH ROOF 1902 S.F.ROOF AREATOTAL ROOF 2556 SF."FLAT ROOF" 621 S.F.FLAT ROOF = 25% MAX.SKYLIGHT30"X30"A/CA/CRIDGERIDGERIDGE VALLEYHIPHIPVALLEYHIPHIPHIPHIP"FLAT ROOF"SLOPE3:12SLOPE3:12SLOPE3:12 SLOPE3:12SLOPE 3:12SLOPE3:12SLOPE3:12SLOPE 3:12 SLOPE 3:12PARAPET SLOPE1/4:12GUTTERGUTTERGUTTERGUTTERGUTTERGUTTERGUTTER SKYLIGHT30"X30"ROOF AREAFLAT ROOFF_01 87.36 S.F.F_02 52.54 S.F.F_03 201.94 S.F.F_04 117.61 S.F.F_05 25.21 S.F.F_06 3.70 S.F.F_07 132.48 S.F. 620.84 S.F. 621 S.F.PITCH ROOFP_01 827.50 S.F.P_02 228.93 S.F.P_03 1.47 S.F.P_04 153.39 S.F.P_05 177.66 S.F.P_06 30.07 S.F.P_07 189.25 S.F.P_08 5.17 S.F.P_09 82.92 S.F.P_10 188.62 S.F.P_11 12.19 S.F.P_12 5.11 S.F. 1902.28 S.F. 1902 S.F.PARAPETPA_01 8.83 S.F.PA_02 2.75 S.F.PA_03 4.96 S.F.PA_04 8.57 S.F.PA_05 7.72 S.F. 32.83 S.F. 33 S.F.TOTAL ROOF: 2556 S.F.87.36 S.F.F_0152.54 S.F.F_02201.94 S.F.F_03117.61 S.F.F_0425.21 S.F.F_053.70 S.F.F_068.83 S.F.PA_01132.48 S.F.F_078.57 S.F.PA_04827.50 S.F.P_01228.93 S.F.P_021.47 S.F.P_03153.39 S.F.P_04177.66 S.F.P_0530.07 S.F.P_06189.25 S.F.P_075.17 S.F.P_0882.92 S.F.P_09188.62 S.F.P_1012.19 S.F.P_11"FLAT ROOF"SLOPE1/4:12--NOT USEDR1R1R1R1R2R2R2R22R2R8R9R9R9A/C UNITS35"x35"x30" (NOT TO EXCEED 42" OF PARAPET)MANUF: CARRIER 24ANB6DBA RATING: 68 DBA-18.2 DB (FOR 10' CLEARANCE TO ADJACENT BUILDING)=49.8 DBAADJACENT BUILDING1/4":12 MIN SLOPEROOF BELOWD.S.D.S.D.S.D.S.D.S.D.S.D.S.D.S.D.S.D.S.GUTTER EDGEROOF EDGER5R5R5R5R5R4R4R4R4EAVE TO P.L. EAVE TO P.L. EAVE TO P.L. EAVE TO P.L.EAVE TO P.L.EAVE TO P.L.PARAPET PARAPET PARAPET"PARAPET" 33 S.F.5.11 S.F.P_122.75 S.F.PA_024.96 S.F.PA_03PARAPETPARAPET PARAPET7.72 S.F.PA_05-104.73 AVG. T.C.. . . . . .23.02 ABV AVG N.G. HOAAVERAGE TOP OF CURB (SEE CALCULATION BELOW)TOTAL ROOF HEIGHT ABOVE AVERAGE NATURAL GRADE12.00 T.C. +12.20 T.C. =24.20 TC./2 =12.10 TC. AVG T.C.MAX. ROOF HEIGHT CALC'S HOA127.75 . . . . . . . . . TOTAL ROOF HEGHT ABOVE FINISH SLAB11.86 F .SLAB23.71+ .50 36.07 -11.80 AVG. N.G. 24.27 ABV AVG N.G. (CI TY)RI DGE 35.57-12.10 AVG. T.C23.97 ABV T.C. (HOA) 36.07 11.86 F .SLAB23.71+ .50 36.07 -11.80 AVG. N.G. 24.27 ABV AVG N.G. (CI TY)RI DGE 35.57-12.10 AVG. T.C23.97 ABV T.C. (HOA) 36.07 11.86 F .SLAB23.71+ .50 36.07 -11.80 AVG. N.G. 24.27 ABV AVG N.G. (CI TY)RI DGE 35.57-12.10 AVG. T.C23.97 ABV T.C. (HOA) 36.07 R8THE PORTION THAT EXCEEDS THE C.R.C. MINIMUM ISLIMITED NOT ONLY TO 12 INCHES IN HEIGHT BUTALSO TO 2 FEET BY 4 FEET IN WIDTH AND DEPTH.-TYPI CAL AT ALL CHIMNEYSR711.86 F.SLAB24.13+ .08 36.07 -11.80 AVG. N.G. 24.27 ABV AVG N.G. (CI TY)PARAPET 35.99-12.10 AVG. T.C23.97 ABV T.C. (HOA) 36.07 D.S.PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE1/4" / FT SLOPE TYP1/4" / FT SLOPE1/4" / FT SLOPE(NOT HABITABLE SPACE)PROPERTY LINEM E C H W E L L(NOT HABITABLE SPACE)11111111SLOPE1/4:12 2222SCUPPERANDOVERFLOW2PIPED SEPARATELY223 FRONT ELEVATIONCURB: 13.00T.C.: 12.1011.80 AVG. N.G.PROPERTY LINE PROPERTY LINE HOA HEIGHT LIMITF.SLAB: 11.96PLATEF.SHTGWNDW HDPLATECITY HEIGHT LIMIT -"FLAT" ROOFCITY HEIGHT LIMIT -RIDGE(BEYOND)1231232543511SETBACKSETBACKEAVE TOP.L.EAVE TOP.L.11.86 F.SLABRIDGE 35.57D.S.D.S.D.S.22RIGHT SIDE ELEVATIONPROPERTY LINE PROPERTY LINE HOA HEIGHT LIMIT F.SLAB: 11.96PLATEF.SHTGWNDW HDPLATECITY HEIGHT LIMIT -"FLAT" ROOFCITY HEIGHT LIMIT -RIDGET.C.: 12.1011.80 AVG. N.G.WNDW HD12312311225544CURB: 13.0033CURB: 13.0011111111.86 F.SLABRIDGE 35.57APPLIANCE FIREPLACE VENTPARAPET 35.99D.S.D.S.D.S.D.S.D.S.D.S.D.S.O P E N1222WDWHD @PLASTERWDWSILL @PLASTERLEFT SIDE ELEVATIONPROPERTY LINE PROPERTY LINE HOA HEIGHT LIMITF.SLAB: 11.96PLATEF.SHTGWNDW HDPLATECITY HEIGHT LIMIT -"FLAT" ROOFCITY HEIGHT LIMIT -RIDGEWNDW HDCURB: 13.00T.C.: 12.1011.80 AVG. N.G.1231231231231122554433103DCURB: 13.00111111.86 F.SLABRIDGE 35.5711.86 F .SLABRI DGE 35.57D.S.D.S.D.S.D.S.O P E N122REAR ELEVATIONPROPERTY LINE PROPERTY LINE HOA HEIGHT LIMIT F.SLAB: 11.96PLATEF.SHTGWNDW HDPLATECITY HEIGHT LIMIT -"FLAT" ROOFCITY HEIGHT LIMIT -RIDGEWNDW HDT.C.: 12.1011.80 AVG. N.G.123123123255483CURB: 13.0011.86 F .SLABRI DGE 35.5722WDWHD @PLASTERWDWSILL @PLASTERSL. DR.HEADSL. DR.SILL @CONC.KEY NOTES -ELEVATIONSMAINTAIN FINISH SLAB TO FINISH GRADE OR FINISH SURFACE MIN.CLEARANCES PER CRC R317. SLOPE FINISH GRADE OR FINISH SURFACEAWAY FROM BUILDING. SEE DETAILNEW ROOFING o/30# FELT o/ROOF SHEATHING-SEE MATERIAL SPECIFICATIONS THIS SHEET1234567EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPERSTUCCO STEEL TROWEL FINISH -TYP. SEE SPECIFICATIONS BELOW2 LAYER GRADE D PAPER (FELT) o/PLYWOOD SHEAR WALLS.AZEK TRIM FASCIA. SPECIFICATION, THIS SHEET. -PAINTDOORS AND WINDOWS -TYP.DECORATIVE ATTIC VENTILATION -SEE ROOF PLANHANDRAIL +36" ABOVE ADJACENT SURFACEPICKETS -MAX. SPACE 3-7/8" BETWEEN8GUARDRAIL +42" ABOVE ADJACENT SURFACEPICKETS -MAX. SPACE 3-7/8" BETWEEN9DECORATIVE CHIMNEY CAP -AS SELECTED BY ARCHITECTAMERICAN CHIMNEY SHROUD #1 - COPPER (949) 364-511810STONE -SEE SPECIFICATIONS BELOW11CONNECT DOWNSPOUTS TO SUBDRAIN SYSTEM-SEE CIVIL PLANSGENERAL NOTES -ELEVATIONS1. PROVIDE ADDRESS ON BUILDING PER N.B.M.C. 13.12.2102. SEE ROOF PLAN SHEET FOR ROOF VENTILATION CALCULATIONS.MATERIAL SPECIFICATIONSROOFINGWHERE "GARAGE DOOR" IS INDICATED ON THE DRAWINGS PROVIDE:NEAL'S GARAGE DOOR SEE MATERIAL LEGENDGARAGE DOORWHERE "EXTERIOR PLASTER" IS INDICATED ON THE DRAWINGS PROVIDE:EXTERIOR PLASTER o/METAL LATH o/BLDG PAPERSTEEL TROWEL FINISH- UNLESS NOTED OTHERWISE.PROVIDE CORROSION RESISTANT WEEP/DRIP SCREEDS, AND CORNERBEADS AT ALL LOCATIONS PER PLASTER INSTITUTE STANDARDS.PROVIDE MESH IN FINISH COAT WHERE STEEL TROWEL FINISH IS USED.MERLEX INTEGRAL COLOR COATCOLOR: SEE MATERIAL LEGENDAS SELECTED BY ARCHITECT AND APPROVED BY NEIGHBORHOODASSOCIATION. PROVIDE COLOR SAMPLE PRIOR TO INSTALLATION.EXTERIOR PLASTERWHERE "WINDOWS" IS INDICATED ON THE DRAWINGS PROVIDEWINDOWS AND DOORS:FLEETWOODALUMINUMWINDOWSWHERE "WOOD TRIM" IS INDICATED ON THE DRAWINGS PROVIDE:FOR PAINTED WOOD TRIM PROVIDE WINDSOR ONE. INSTALL PER WINDSORONE "EXTERIOR TRIM MANUAL".SEE COLOR BOARD PROVIDED BY OWNER FOR COLORWOOD TRIM3ABRICK VENEER o/EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPERSEE SPECIFICATIONS BELOW2 LAYER GRADE D PAPER (FELT) o/PLYWOOD SHEAR WALLS.3BWOOD TRIM. PROVIDE WINDSOR ONE WOOD, SEE "WOOD TRIM"SPECIFICATION, THIS SHEET. -PAINT3DTILE "WOOD" VENEER o/EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPERSEE SPECIFICATIONS BELOW2 LAYER GRADE D PAPER (FELT) o/PLYWOOD SHEAR WALLS.MATERIAL CALLOUT-SEE MATERIALS AND COLORS LEGEND -THIS SHEETWHERE "ROOFING" IS INDICATED ON THE DRAWINGS PROVIDE:EAGLE ROOFING PRODUCTSSEE COLOR LEGENDBEL AIRCONCRETE TILESo/2-LAYERS 30# ROOFING FELTINSTALL PER MANUF. RECOMENDATIONS40 YEAR LIMITED WARRANTYCLASS "A" FIRE RATEDICC ESR-1900COLOR: SEE LEGENDSTRUCTURAL ENGINEER TO CALC FOR 7.2 PSF.PROVIDE:CORROSION RESISTANT FLASHING INSTALL PER S.M.A.C.N.A. STANDARDS--NOT USED--NOT USED--NOT USED--NOT USEDWHERE "AZEK TRIM" IS INDICATED ON THE DRAWINGS PROVIDE:INSTALLATION PER ICC ESR-1074AZEK TRIMWHERE "STONE VENEER" IS INDICATED ON THE DRAWINGS PROVIDE:TRENDY SURFACES:714-540-5542CHICAGO RUSTIC BRICK VENEER.OVERGROUT WITH COLOR TO MATCH FIELD COLOR - VERIFY WITHARCHITECT PRIOR TO INSTALLATIONINSTALL STONE ADHERED VENEER OVER CEMENT PLASTER O/ METAL LATHO/ WATERPROOF MEMBRANE. VENEER SHALL BE APPROX. 1-1/2" THICK.STONE SHALL BE NOT EXCEED 15 POUNDS/SFINSTALL PER MANUFACTURERS RECOMMENDATIONS.EXTERIOR STONE IN SEISMIC DESIGN CATEGORY D (D2) SHALL NOT EXCEEDTHE LIMITS OF TABLE 703.8(2) AND SHALL NOT EXCEED 4 INCHES THICKSEE COLOR BOARD APPROVED BY HOASTONE VENEERWHERE "ROOFING -PVC" OR "FLAT ROOF" IS INDICATED ON THE DRAWINGSPROVIDE:IB ROOF SYSTEMSCLASS A SINGLE MEMBRANE PVC ROOFINGFOR CLASS A ASSEMBLYSYSTEM #7 TWO LAYERS OF "IB FIRE SHEET FR-10" FOR SLOPE UP TO1-1/2" PER FOOT.SYSTEM #8 OVER 1-1/2" PER FOOT SLOPE PROVIDE THREE LAYERS OF "IBFIRE SHEET FR-10"INSTALL ON ROOF SLOPE OF 1 /4" PER FOOT MINIMUM PERMANUFACTURER'S RECOMMENDATIONS AND INSTALL PER ICC ESR-2852CONTACT:2877 CHAD DRIVE,EUGENE, OREGON, 97408-7335541-242-2871COLOR: AS SELECTED BY ARCHITECT. SEE SCHEDULE THIS SHEET.ROOFING -PVC222MATERIAL AND COLORS LEGEND FOR BUILDING AND HARDSCAPE12345689101112131415NO. ITEMMATERIALMANUFACTURERNAMECOLORNUMBERCOLORCOMMENTSROOFWALLS -ACCENTWALLS -STONEFASCIAWOOD TRIMGARAGE DOORENTRY DOOREXTERIOR DOORSGUTTERSFRONT GATESDRIVEWAYHARDSCAPE16WALLS -FIELD7WINDOWS1AROOF -"FLAT"CONCRETE TILE ROOFINGTILE WOOD VENEER LIMESTONEPAINTSEE NO 5METALGLASSALUMINUMCONCEALED WITH FASCIA....CONCRETELIMESTONEEXTERIOR PLASTERALUMINUMEAGLE ROOFINGTRENDY SURFACESTRENDY SURFACESSHERMAN WILLIAMS....NEALS OVERHEAD DOORFLEETWOOD................MERLEXFLEETWOODIB ROOFINGSLATE RANGENOCEGRIGIOGREENBLACK........BLACK............MOCHA CREME3/4 P-122-2BLACKGRAY297TS1170125021 TS 1331003SW 6994....223................................LIGHT WEIGHT................COLOR SIMILAR TO WOOD....SEE NO 5........EXPOSED AGGREGATE....SANTA BARBARA FINISHSEE NO 5....SIDE GATES ................ ....5AFASCIA METAL BERRIDGEMATT BLACK .... ................WHERE "TILE WOOD VENEER" IS INDICATED ON THE DRAWINGS PROVIDE:TRENDY SURFACES:714-540-5542TS1170125021PORCELAIN "WOOD" TILE - VERIFY WITH ARCHITECT PRIOR TOINSTALLATIONINSTALL TILE ADHERED VENEER OVER CEMENT PLASTER O/ METAL LATH O/WATERPROOF MEMBRANE. VENEER SHALL BE APPROX. 1/2" THICK.TILE SHALL BE APPROX. 6 POUNDS/SFINSTALL PER MANUFACTURERS RECOMMENDATIONS.EXTERIOR TILE IN SEISMIC DESIGN CATEGORY D (D2) SHALL NOT EXCEEDTHE LIMITS OF TABLE 703.8(2) AND SHALL NOT EXCEED 4 INCHES THICKSEE COLOR BOARD APPROVED BY HOATILE "WOOD" VENEER.... ....SCALE:START DATE:SHEETREVISIONS:Ren. 7/31/19No. C 221625/2/181/4" - 1'-0"EXTERIOR ELEVATIONS NEWPORT BEACH, CA 92663 400 VIA LIDO NORD LAUER-LEVIN RESIDENCE2 24 SECTION A-A123123121/41%PROPERTY LINE PROPERTY LINE HOA HEIGHT LIMIT F.SLAB: 11.96WNDW HDPLATEF.SHTGWNDW HDPLATET.C.: 12.10CITY HEIGHT LIMIT -"FLAT" ROOFCITY HEIGHT LIMIT -RIDGE11.80 AVG. N.G.DININGM.BEDROOMM.CLOSETLAUNDRYBEDROOM 2BATH 3THEATERGARAGEGUEST BEDROOMLIVING1132133466879101011121414181920A20B2323222626 CURB: 13.00MECH. WELL20CEX. F.S.: 9.361/8" PER 12"1/4":12 MIN SLOPE DECKDRAIN BLOCK FOR SPACE 222UNDER GUARDRAILMAX 3-1/2" SPACE BETWEEN GUARDAND WALL FOR OVERFLOWEACH END2KEY NOTES -SECTIONS2x RAFTERS / ROOF JOISTS -SEE FRAMING PLANBEAM PER STRUCTURAL12345672x4 CEILING JOISTS @ 16"o.c.DOORS AND WINDOWS -SEE PLAN -TYPICAL2x4 STUDS @ 16"o.c. (TYPICAL U.N.O.)82x6 STUDS @ 16"o.c.92x P.T.D.F. MUD SILL10FLOOR JOISTS @ 16"o.c. -SEE FRAMING PLAN11EXTERIOR PLASTER o/ METAL LATH o/ BUILDING PAPERCOLOR COAT. -SEE SPECIFICATIONS -SHT A-311AEXTERIOR WOOD SIDING o/ BUILDING PAPERSEE SPECFICATIONS -SHT A-312GUARD +42" ABOVE ADJACENT SURFACEPICKETS -MAX. SPACE 3-7/8" BETWEEN135/8" PLYWOOD ROOF SHEATHINGSEE TITLE 24 FOR RADIANT BARRIER -AS OCCURS.141-1/8" T&G PLYWOOD SUBFLOOR15FLUSH BEAM -SEE FRAMING PLAN16LIGHTING -SEE PLAN17182x SOLID BLOCKINGPROVIDE 1 18" FLOOR SHEATHING UNLESS NOTEDOTHERWISE.NOTE TO STRUCT. ENG'RFOR SHEAR WALLS GREATER THAN 5FT LONG USE 6" LESSTHAN THE MEASURED LENGTH FOR CALCULATIONPURPOSES WHEREVER POSSIBLE.STAIRS. SEE PLAN FOR RISE AND RUNHANDRAIL - 34" TO 38" ABOVE NOSINGCONCRETE FOUNDATION AND FOOTINGS-SEE FOUNDATION PLANCONCRETE SLAB w/ REINFORCING STEELo/ W/P MEMBRANE. SEE A-1 AND STRUCT. FOR SLAB INFO.19R-21 F.G. BATT. WALL INSULATION AT 2x6 WALLS. SEE TITLE 24.20AR-30 F.G. BATT. FLOOR INSULATION. SEE TITLE 24.2122235/8" TYPE "X" GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE.5/8" TYPE "X" GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE "X"GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.) -W/P GYPSUMBOARD ENTIRE GARAGE WHERE TYPE "X" NOT REQUIRED BY CODE.24ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS,UNDER-STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSEDSIDE WITH 1/2-INCH (12.7 MM) GYPSUM BOARD. CRC R302.725DECK: SEE "DECK MATERIAL" NOTE ON SHEET A-2.2. MAINTAIN 1 /4" PERFOOT MINIMUM SLOPE. DRAIN TO GUTTER OR DECK DRAINS PER PLAN.26FIRE BLOCK @ 10'-0"o.c. HORIZONTAL AND VERTICAL, PER CRC R302.11GENERAL NOTES -SECTIONS1. PROVIDE FIRE BLOCKS @ 10'-0"o.c. BOTH VERTICALLY ANDHORIZONTALLY PER CRC R302.112. CONCEALED WALL SPACE NOT TO EXCEED 10 FEET INTERVALHORIZONTALLY. CRC R302.113. WHERE "LIGHT-WEIGHT CONC" IS CALLED OUT, INSTALL o/WATERPROOF MEMBRANE o/ PLYWOOD SHEATHING.ROOFING OVER WATERPROOF MEMBRANE SEE ROOF PLAN ANDELEVATIONS20BR-30 ROOF ATTIC+INT R-13 F.G. BATT. ROOF INSULATION. SEE TITLE 24.MAINTAIN FINISH SLAB TO FINISH GRADE OR FINISH SURFACE MIN.CLEARANCES PER CRC R317. SLOPE FINISH GRADE OR FINISH SURFACEAWAY FROM BUILDING. SEE DETAILWATERPROOFING. INSTALL BELOW-GRADE WATERPROOF MEMBRANE PERMANUFACTURER'S RECOMMENDATIONS. PROVIDE PROTECTION BOARDFROM BACKFILL. INSTALL FRENCH DRAIN BEHIND RETAINING WALL PERSOILS REPORT. SEE DETAIL:27--NOT USED--NOT USED--NOT USED--NOT USED--NOT USED20CR-38 NO ATTICF.G. BATT. ROOF INSULATION. SEE TITLE 24.SECTION B-B123123121/4DININGLIVINGPOWDERGARAGEGUEST BATHTHEATERW.I.C.BATH 2M.BEDROOM HALLM.BEDROOMHALLPROPERTY LINE HOA HEIGHT LIMIT F.SLAB: 11.96WNDW HDPLATEF.SHTGWNDW HDPLATET.C.: 12.10CITY HEIGHT LIMIT -"FLAT" ROOFCITY HEIGHT LIMIT -RIDGE11.80 AVG. N.G.PROPERTY LINE 113213346677899101011121414181920A20B23232226 CURB: 13.00PLATE222SECTIONS ARE SHOWN AT RIDGE TYPICALCALIFORNIA FRAMING BEYONE2EX. F.S.: 9.36SECTION C-C123123PROPERTY LINE PROPERTY LINE HOA HEIGHT LIMIT F.SLAB: 11.96WNDW HDPLATEF.SHTGWNDW HDPLATET.C.: 12.10CITY HEIGHT LIMIT -"FLAT" ROOFCITY HEIGHT LIMIT -RIDGE11.80 AVG. N.G.KITCHENPANTRYELEV.GYMM.BATH CURB: 13.0011321334667891011141417181920A20B2226520C20C2222.... ....SCALE:START DATE:SHEETREVISIONS:Ren. 7/31/19No. C 221625/2/181/4" - 1'-0"BUILDING SECTIONS NEWPORT BEACH, CA 92663 400 VIA LIDO NORD LAUER-LEVIN RESIDENCE2 25 KEY NOTES -SECTIONS2x RAFTERS / ROOF JOISTS -SEE FRAMING PLANBEAM PER STRUCTURAL12345672x4 CEILING JOISTS @ 16"o.c.DOORS AND WINDOWS -SEE PLAN -TYPICAL2x4 STUDS @ 16"o.c. (TYPICAL U.N.O.)82x6 STUDS @ 16"o.c.92x P.T.D.F. MUD SILL10FLOOR JOISTS @ 16"o.c. -SEE FRAMING PLAN11EXTERIOR PLASTER o/ METAL LATH o/ BUILDING PAPERCOLOR COAT. -SEE SPECIFICATIONS -SHT A-311AEXTERIOR WOOD SIDING o/ BUILDING PAPERSEE SPECFICATIONS -SHT A-312GUARD +42" ABOVE ADJACENT SURFACEPICKETS -MAX. SPACE 3-7/8" BETWEEN135/8" PLYWOOD ROOF SHEATHINGSEE TITLE 24 FOR RADIANT BARRIER -AS OCCURS.141-1/8" T&G PLYWOOD SUBFLOOR15FLUSH BEAM -SEE FRAMING PLAN16LIGHTING -SEE PLAN17182x SOLID BLOCKINGPROVIDE 1 18" FLOOR SHEATHING UNLESS NOTEDOTHERWISE.NOTE TO STRUCT. ENG'RFOR SHEAR WALLS GREATER THAN 5FT LONG USE 6" LESSTHAN THE MEASURED LENGTH FOR CALCULATIONPURPOSES WHEREVER POSSIBLE.STAIRS. SEE PLAN FOR RISE AND RUNHANDRAIL - 34" TO 38" ABOVE NOSINGCONCRETE FOUNDATION AND FOOTINGS-SEE FOUNDATION PLANCONCRETE SLAB w/ REINFORCING STEELo/ W/P MEMBRANE. SEE A-1 AND STRUCT. FOR SLAB INFO.19R-21 F.G. BATT. WALL INSULATION AT 2x6 WALLS. SEE TITLE 24.20AR-30 F.G. BATT. FLOOR INSULATION. SEE TITLE 24.2122235/8" TYPE "X" GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE.5/8" TYPE "X" GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE "X"GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.) -W/P GYPSUMBOARD ENTIRE GARAGE WHERE TYPE "X" NOT REQUIRED BY CODE.24ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS,UNDER-STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSEDSIDE WITH 1/2-INCH (12.7 MM) GYPSUM BOARD. CRC R302.725DECK: SEE "DECK MATERIAL" NOTE ON SHEET A-2.2. MAINTAIN 1 /4" PERFOOT MINIMUM SLOPE. DRAIN TO GUTTER OR DECK DRAINS PER PLAN.26FIRE BLOCK @ 10'-0"o.c. HORIZONTAL AND VERTICAL, PER CRC R302.11GENERAL NOTES -SECTIONS1. PROVIDE FIRE BLOCKS @ 10'-0"o.c. BOTH VERTICALLY ANDHORIZONTALLY PER CRC R302.112. CONCEALED WALL SPACE NOT TO EXCEED 10 FEET INTERVALHORIZONTALLY. CRC R302.113. WHERE "LIGHT-WEIGHT CONC" IS CALLED OUT, INSTALL o/WATERPROOF MEMBRANE o/ PLYWOOD SHEATHING.ROOFING OVER WATERPROOF MEMBRANE SEE ROOF PLAN ANDELEVATIONS20BR-30 ROOF ATTIC+INT R-13 F.G. BATT. ROOF INSULATION. SEE TITLE 24.MAINTAIN FINISH SLAB TO FINISH GRADE OR FINISH SURFACE MIN.CLEARANCES PER CRC R317. SLOPE FINISH GRADE OR FINISH SURFACEAWAY FROM BUILDING. SEE DETAILWATERPROOFING. INSTALL BELOW-GRADE WATERPROOF MEMBRANE PERMANUFACTURER'S RECOMMENDATIONS. PROVIDE PROTECTION BOARDFROM BACKFILL. INSTALL FRENCH DRAIN BEHIND RETAINING WALL PERSOILS REPORT. SEE DETAIL:27--NOT USED--NOT USED--NOT USED--NOT USED--NOT USED20CR-38 NO ATTICF.G. BATT. ROOF INSULATION. SEE TITLE 24.SECTION E-E123123121/4GUEST BEDROOMGUESTBATHBEDROOM 2BATH 2PROPERTY LINE HOA HEIGHT LIMIT F.SLAB: 11.96WNDW HDPLATEF.SHTGWNDW HDPLATET.C.: 12.10CITY HEIGHT LIMIT -"FLAT" ROOFCITY HEIGHT LIMIT -RIDGE11.80 AVG. N.G.PROPERTY LINE CURB: 13.00113213467891011121417181920B2226 CURB: 13.0020C222SECTION D-D123123PROPERTY LINE HOA HEIGHT LIMIT WNDW HDPLATEF.SHTGWNDW HDPLATET.C.: 12.10 CURB: 13.00GARAGETHEATER121/4CITY HEIGHT LIMIT -"FLAT" ROOFCITY HEIGHT LIMIT -RIDGE11.80 AVG. N.G.PROPERTY LINE 1132134689101114181920B232226 CURB: 13.002SECTION F-F123PROPERTY LINE PROPERTY LINE HOA HEIGHT LIMIT F.SLAB: 11.86WNDW HDPLATEF.SHTGWNDW HDPLATET.C.: 12.10CITY HEIGHT LIMIT -"FLAT" ROOFCITY HEIGHT LIMIT -RIDGE11.80 AVG. N.G.DININGELEV.LAUNDRY 11321346789101111A14181920B2226 CURB: 13.00MECH. WELL20C2222SECTION G-G123123PROPERTY LINE PROPERTY LINE HOA HEIGHT LIMIT F.SLAB: 11.96WNDW HDPLATEF.SHTGWNDW HDPLATET.C.: 12.10CITY HEIGHT LIMIT -"FLAT" ROOFCITY HEIGHT LIMIT -RIDGE11.80 AVG. N.G.M. CLOSETKITCHENLIVINGGYM11321346789101111A14181920B2226 CURB: 13.0022SECTION H-H123123PROPERTY LINE PROPERTY LINE HOA HEIGHT LIMIT F.SLAB: 11.96WNDW HDPLATEF.SHTGWNDW HDPLATET.C.: 12.10CITY HEIGHT LIMIT -"FLAT" ROOFCITY HEIGHT LIMIT -RIDGE11.80 AVG. N.G.M.BEDROOMM.BATHLIVINGKITCHEN121/411321346689101114181920B2226 CURB: 13.0020C222E.G. 11.62'T.O.WALLT.O.WOOD FENCE16.84'12.84'T.G.11.32'WALL SECTION J-J123GUEST BEDROOMBEDROOM 2PROPERTY LINE HOA HEIGHT LIMIT F.SLAB: 11.86PLATEF.SHTGPLATET.C.: 12.1011.80 AVG. N.G. CURB: 13.00TYPICAL FOR ROOF HEIGHT CALCULATIONS 3/8"=1'-0".... ....SCALE:START DATE:SHEETREVISIONS:Ren. 7/31/19No. C 221625/2/181/4" - 1'-0"BUILDING SECTIONS NEWPORT BEACH, CA 92663 400 VIA LIDO NORD LAUER-LEVIN RESIDENCE2 26 .... ....SCALE:START DATE:SHEETREVISIONS:Ren. 7/31/19No. C 221625/2/181/4" - 1'-0"SQUARE FOOTAGE CALCULATIONS SECOND FLOOR PLANSEE "PROJECT DATA" ON SHEET A-1 FOR SQUARE FOOTAGE CALCULATIONS.LEGENDHABITABLE AREAAREA TOTALSGARAGE AREADECKROOF DECK(NOT APPLICABLE)FIRST FLOORSECOND FLOORGARAGE1,617 S.F.2,368 S.F.577 S.F.FIRST FLOOR1879.17 S.F.191.62 S.F.57.84 S.F.22.76 S.F.88.22 S.F.117.09 S.F.11.14 S.F.2,367.84 S.F.2,368 S.F.SECOND FLOORNOTE:ANY DIMENSIONS PROVIDED ON THESESQUARE FOOTAGE CALCULATION SHEETSSHALL BE USED FOR SQUARE FOOTAGECALCULATION PURPOSES ONLY.FIRST FLOOR PLANNEWPORT BEACH, CA 92663 400 VIA LIDO NORD LAUER-LEVIN RESIDENCESECOND FLOORS_01S_02S_03S_04S_05S_06S_07FIRST FLOORF_01F_02F_03F_04F_05F_06F_07F_08F_09F_101.43 S.F. 97.07 S.F.6.00 S.F.76.73 S.F.37.20 S.F.155.59 S.F.269.46 S.F.580.95 S.F.247.04 S.F.145.48 S.F.1,616.95 S.F. 1,617 S.F.GARAGEG_01G_02G_03G_04G_05G_06G_07G_08G_091.25 S.F.7.04 S.F.1.43 S.F. 66.37 S.F. 96.13 S.F.123.76 S.F.36.5 S.F.72 S.F. 172.86 S.F. 577.34 S.F. 577 S.F.36.50 S.F.G_0772 S.F.G_08172.86 S.F.G_09123.76 S.F.G_0696.13 S.F.G_057.04 S.F.G_021.43 S.F.G_031.25 S.F.G_0197.07 S.F.F_021.43 S.F.F_0176.73 S.F.F_04155.59 S.F.F_06269.46 S.F.F_07580.95 S.F.F_0837.20 S.F.F_05247.04 S.F.F_09145.48 S.F.F_1011.14 S.F.S_071879.17 S.F.S_01191.62 S.F.S_0257.84 S.F.S_0322.76 S.F.S_0488.22 S.F.S_05117.09 S.F.S_0666.37 S.F.G_046 S.F.F_03OPEN SPACEBUILDABLE AREA2,924 S.F.X 15% = 438.6 S.F. REQUIREDFIRST FLOORO.F_01 15.05 S.F.O.F_02 112.03 S.F.O.F_03 9.25 S.F.O.F_04 3.48 S.F. 139.81 S.F. 140 S.F.SECOND FLOORO.S_01 179.91 S.F.O.S_02 65.71 S.F.O.S_03 61.31 S.F. 306.93 S.F. 307 S.F.TOTAL OPEN SPACE PROVIDED:447 S.F. (15.73%)OPEN SPACE15.05 S.F.O.F_01112.03 S.F.O.F_029.24 S.F.O.F_033.48 S.F.O.F_04179.91 S.F.O.S_0165.71 S.F.O.S_0261.31 S.F.O.S_0327 28 29 LOT 474TRACT NO. 907M.M. 28/25-36[BASIS OF BEARINGS]LOT 475N29°00'42"E 22.50'N29°00'42"E 90.00'N61°00'00"W 40.00' N61°00'00"W 40.00'N29°00'42"E 90.00'N61°00'00"W 90.00'VIALIDO NORDCL NEWPORT HARBOR VIAGENOACLBASIS OF BEARINGS THE BASIS OF BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINEOF VIA LIDO NORD HAVING A BEARING OF N61°00'00"W PER RECORD OFSURVEY NO. 2004-1016, RSB 201/43.VICINITY MAPBENCHMARK INFORMATION400 VIA LIDO NORD NEWPORT BEACH, CA 92663 (APN: 423-181-08) TOPOGRAPHIC MAP 1 1EASEMENT NOTESALL EASEMENT(S) SHOWN HEREON ARE PER A PRELIMINARY TITLE REPORT PREPARED BYSTEWART TITLE, DATED MARCH 20, 2018, ORDER NO. CA0201-18001439-22.ITEM 6: A 4 FOOT EASEMENT FOR STORM DRAIN AND PUBLIC UTILITY PURPOSES, GRANTED TO THECITY OF NEWPORT BEACH, AS SHOWN ON TRACT NO 907, M.M. 28/25-36. EASEMENT AFFECTSSUBJECT PROPERTY AND IS PLOTTED HEREON.LEGAL DESCRIPTIONREAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH,COUNTY OF ORANGE, STATE OF CALIFORNIA AND ISDESCRIBED AS FOLLOWS:LOT 474 IN TRACT NO. 907, IN THE CITY OF NEWPORT BEACH,COUNTY OF ORANGE, STATE OF CALIFORNIA AS PER MAPRECORDED IN BOOK 28, PAGES 25-36, OF MISCELLANEOUSMAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAIDCOUNTY.LCEXISTING ELEVATIONLEGEND( )ACASPHALT PAVEMENTFOUND LEAD & TAG STAMPED 'LS 7914'SEARCHED, FOUND NOTHING; SETNOTHINGFSFLFINISHED SURFACEFLOWLINEFFGFINISHED FLOOR GARAGECONCRETE SURFACET.B.M.TEMPORARY BENCHMARKSET ON A WATER METERELEVATION = 12.13 FEETHUNTINGTON BEACH, CALIFORNIA 92646 PHONE:(714)488-5006 FAX:(714)333-4440 APEXLSINC@GMAIL.COMPAUL D. CRAFT, P.L.S. 8516 DATENOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODESTATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY ALICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THEPREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYINGDOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINIONREGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THECERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE,EITHER EXPRESSED OR IMPLIED.LICENSE RENEWAL DATE 12/31/18STATEOFCALIFORN IA P AUL DOMINICKCRAFTExp. 12/31/18No. 8516PROFES S I ONALLANDSURVEYORFFFINISHED FLOORWATER METERWMEGEDGE OF GUTTERGAS METERGMCENTERLINETCTOP OF CURBGRAPHIC SCALESURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTYCORNERS OR OFFSETS BEFORE STARTING GRADING.PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE.SURVEYOR'S NOTESBLOCK WALLBRICK SURFACENGNATURAL GROUNDBENCHMARK NO: NB3-17-77DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCSALUMINUM BENCHMARK DISK STAMPED "NB3-1777",SET IN THE TOP OF A CONCRETE BRIDGEABUTMENT. MONUMENT IS LOCATED IN THESOUTHEAST CORNER OF THE INTERSECTION OF VIALIDO AND THE WEST LIDO CHANNEL, 22.3 FT.SOUTHERLY OF THE CENTERLINE OF VIA LIDO AND0.35 MILES SOUTHEASTERLY OF NEWPORTBOULEVARD. MONUMENT IS SET LEVEL WITH THESIDEWALK.ELEVATION: 24.503 FEET (NAVD88), YEAR LEVELED 2015EMH ELECTRICAL MANHOLEPCPALM TREE CLUSTERSDMH STORM DRAIN MANHOLESLPB STREET LIGHT PULL BOXSLSTREET LIGHTHAND HOLEHH10/08/201830 31 32