HomeMy WebLinkAbout07_Fluter Residence Coastal Development Permit_PA2018-135
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
November 15, 2018
Agenda Item No.7
SUBJECT: Fluter Residence (PA2018-135)
Coastal Development Permit No. CD2018-057
SITE LOCATION: 508 31st Street
APPLICANT: Stearns Architects
OWNER: Russell Fluter
PLANNER: Melinda Whelan, Assistant Planner
949-644-3221, mwhelan@newportbeachca.gov
LAND USE AND ZONING
General Plan: MU-H4 (Mixed Use Horizontal)
Zoning District : MU-CV/15th Street (Mixed Use Cannery Village/15th Street)
Coastal Land Use Category: MU-H (Mixed Use Horizontal)
Coastal Zoning District: MU-CV/15th Street (Mixed Use Cannery Village/15th Street)
PROJECT SUMMARY
The applicant requests a coastal development permit (CDP) to allow the demolition of an
existing single-family residence, and the construction of a new three-story, 3,579-square-
foot, single-family residence and attached 600-square-foot, three-car garage. The project
will include hardscape, landscape and subsurface drainage facilities all located within the
confines of private property. The design complies with all applicable development
standards and no deviations are requested. All improvements are shown on the attached
project plans (Attachment No. ZA 4).
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures), because it has no potential to have a significant effect on the environment;
and
3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit No. CD2018-057 (Attachment No. ZA 1).
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DISCUSSION
Land Use and Development Standards
The project is located in the MU-CV/15th Street (Mixed-Use Cannery Village and 15th
Street) Zoning District, which allows a mix of residential and non-residential
development, and is consistent with the City’s Coastal Land Use Plan, General Plan,
and Zoning Code. MU-CV/15th Street allows for stand-alone residential and
commercial development as well as mixed-use on a single property. Stand-alone
residential development is allowed on all lots except on lots at street intersections,
where mixed-use is required. The subject lot is not at the street intersection and
therefore allows the single-family, stand-alone residential development. A CDP is
required as the property is not eligible for a Waiver for De Minimis Development
because a portion of the rear of the property is intersected by the Appeal Area
boundary line.
The property consists of a 2,792-square-foot legal lot containing an existing single-
family residence. The neighborhood is developed with a mix of development
including stand-alone commercial and residential properties as well as mixed -use
properties. These developments are a mix of one-, two-, and three-stories. Newer
residences and mixed-use development may have a rooftop deck and a partial
third story. The design, bulk, and scale of the proposed development is consistent
with the existing and anticipated neighborhood pattern of development.
The proposed single-family residence and accessory structures conform to all
applicable development standards, including floor area limit, setbacks, height, and
off-street parking as evidenced by the project plans and illustrated in Table 1 below:
Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front None required 8’-7”
Sides None required 3”
Rear 10’-0” 10’-0”
Allowed Residential Only
Floor Area (1.5 x lot)
4,180.50 square feet 4,179.9 square feet
Common Open Space 75 square feet per unit 260 square feet
Private Open Space 5% of gross area for
each unit (209 square
feet)
260 square feet
Parking (min.) 2-car garage 3-car garage
Height (max.) 26 feet flat roof
31 feet sloped roof
26 feet flat roof
31 feet sloped roof
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Hazards
The project site is located approximately 300 feet from the Newport Harbor Rhine
Channel and is separated from the water by other developed properties and the
LaFayette Avenue public right-of-way.
The finished first floor elevation of the proposed residence is 9.00 feet based on
the North American Vertical Datum of 1988 (NAVD88) elevation standard , which
complies with the minimum required 9-foot (NAVD88) elevation standard.
The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code
(CBC) and Building Division standards and policies. Geotechnical investigations
specifically addressing liquefaction are required to be reviewed and approved prior
to the issuance of building permits. Permit issuance is also contingent on the
inclusion of design mitigation identified in the investigations. Construction plans are
reviewed for compliance with approved investigations and CBC prior to building
permit issuance.
Water Quality
The project design addresses water quality with a construction erosion control plan
that outlines temporary Best Management Practices (BMPs) to be implemented
during construction to minimize erosion and sedimentation, and to minimize
pollution of runoff derived by construction chemicals and materials. No water
quality impacts to coastal waters are anticipated based upon the location and
elevation of the property.
The property is not located on the shoreline nor is it located within 100 feet of coastal
waters. 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 an inland lot and is not located between public road and the sea
or shoreline. The existing residential development neither provides nor inhibits public
coastal access. Implementation Plan Section 21.30A.040 (Determination of Public
Access/Recreation Impacts) requires that the provision of public access bear a
reasonable relationship between the requirement and the project’s impact and be
proportional to the impact. In this case, the project replaces an existing single-family
residence 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
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Fluter Residence (PA2018-135)
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public access and recreation opportunities. Furthermore, the project is designed and
sited so as not to block or impede existing public access opportunities.
The residential lot does not currently provide nor does it inhibit public coastal access,
and the proposed development does not alter or affect existing access conditions.
Coastal access is provided along the public streets and walkways through-out the
neighborhood. 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 opportunities. The project site may be located within the
viewshed of distant public viewing areas. However, the project is located on an inland
lot and will replace an existing single-family home with a new single-family home that
complies with all applicable Local Coastal Program development standards and
maintains a building envelope consistent with the existing and anticipated
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.
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 construction and location of limited numbers of new, small facilities
or structures including one single-family residence in a residential zone. The proposed
project consists of the demolition of an existing single-family residence, and the
construction of a new three-story, 4,180-square-foot, single-family residence including an
attached three-car garage in the MU-CV/15th Street.
PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners and
residential occupants of property within 300 feet of the boundaries of the site (excluding
intervening rights-of-way and waterways), including the applicant, and posted on the
subject property at least 10 days before the scheduled hearing, consistent with the
provisions of the NBMC. Additionally, the item appeared on the agenda for this meeting,
which was posted at City Hall and on the City website.
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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:
JM/msw
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Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2018-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA APPROVING
COASTAL DEVELOPMENT PERMIT NO. CD2018-057 TO
DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND
CONSTRUCT A NEW THREE-STORY, SINGLE-FAMILY
RESIDENCE WITH AN ATTACHED THREE-CAR GARAGE AT
508 31ST STREET (PA2018-135)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Stearns Architecture (“Applicant”) on behalf of Russell E. Fluter
“Owner”), with respect to property located at 508 31st Street, requesting approval of a
coastal development permit (“CDP”).
2. The property is legally described as Lot 17, Block 430 of Tract 421, in the City of Newport
Beach, County of Orange, State of California.
3. The Applicant proposes to demolish an existing single-family residence and construct a
new three-story, 4,099-square-foot, single-family residence with an attached 644-square-
foot, three-car garage. The project will include hardscape, landscape, and subsurface
drainage facilities all located within the confines of private property. The design complies
with all applicable development standards and no deviations are requested.
4. The subject property is designated MU-H4 (Mixed Use 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 Use Horizontal) and the property is located within the MU-CV/15
Street (Mixed-Use Cannery Village/15th Street) 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
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Zoning Administrator Resolution No. ZA2018-###
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Conversion of Small Structures), because it has no potential to have a significant effect on
the environment.
2. Class 3 exempts the construction and location of limited numbers of new, small facilities
or structures including one single-family residence in a residential zone. The proposed
project consists of the demolition of an existing single-family residence and the
construction of a new 3,579-square-foot single-family residence and attached 600-
square-foot, three-car garage in the MU-CV/15th Street.
SECTION 3. REQUIRED FINDINGS.
In accordance with Newport Beach Municipal Code (“NBMC”) Section 21.52.015 (Coastal
Development Permits, Findings and Decision), 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, open space height, and
parking.
A. The total proposed floor area, including the residence and enclosed parking, is
4,180 square feet, which complies with the maximum allowable floor area limit of
4,180 square feet.
B. The project site requires a 10-foot rear yard setback adjacent to the alley. The
proposed development proposes a front setback of 10 feet 11 inches, side
setbacks of 3 inches, and a rear setback of 10 feet.
C. The highest guardrail is no more than 26 feet and the highest roof ridge is no more
than 31 feet, measured from the established grade level of 9.00 feet based on the
North American Vertical Datum of 1988 (“NAVD88”), which complies with the
maximum height limitation.
D. The project includes enclosed garage parking for three vehicles, in compliance with
the minimum two-car garage parking requirement for single-family residences.
E. The project provides 260 square feet of open volume which exceeds the minimum
required 209 square feet.
2. The neighborhood is developed with a mix of development including stand-alone
commercial and residential properties as well as mixed-use properties. These
developments are a mix of one-, two-, and three-stories. Newer residences and mixed-
use development may have a rooftop deck and a partial third story. The design, bulk,
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and scale of the proposed development is consistent with the existing and anticipated
neighborhood pattern of development.
3. The project site is located approximately 300 feet from the Newport Harbor Rhine Channel
and is separated from the water by other developed properties and the LaFayette Avenue
public right-of-way. The finished first floor elevation of the proposed residence is 9.00
feet based on the North American Vertical Datum of 1988 (NAVD88) elevation standard,
which complies with the minimum required 9-foot (NAVD88) elevation standard.
4. The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code (CBC)
and Building Division standards and policies. Geotechnical investigations specifically
addressing liquefaction are required to be reviewed and approved prior to the issuance of
building permits. Permit issuance is also contingent on the inclusion of design mitigation
identified in the investigations. Construction plans are reviewed for compliance with
approved investigations and CBC prior to building permit issuance.
5. The project design addresses water quality with a construction erosion control plan that
outlines temporary Best Management Practices (BMPs) to be implemented during
construction to minimize erosion and sedimentation, and to minimize pollution of runoff
derived by construction chemicals and materials. No water quality impacts to coastal
waters are anticipated based upon the location and elevation of the property.
6. The property is not located on the shoreline nor is it located within 100 feet of coastal
waters. 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.
7. New landscaping will be verified for compliance with NBMC Section 21.30.075
(Landscaping). Condition of Approval No. 12 is included to require drought-tolerant, and
prohibits invasive, species. Prior to issuance of the building permits, the final landscape
plans will be reviewed to verify invasive species are not planted.
8. The property is located landward of a designated public viewpoint, is not near a coastal
view road as designated by the Local Coastal Plan, and will not impact public coastal
views.
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone .
Fact in Support of Finding:
1. The project site is an inland lot and is not located between public road and the sea or
shoreline. The existing residential development neither provides nor inhibits public coastal
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access. Implementation Plan Section 21.30A.040 (Determination of Public
Access/Recreation Impacts) requires that the provision of public access bear a reasonable
relationship between the requirement and the project’s impact and be proportional to the
impact. In this case, the project replaces an existing single-family residence 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 so as not to block or impede
existing public access opportunities.
2. The residential lot does not currently provide nor does it inhibit public coastal access, and
the proposed development does not alter or affect existing access conditions. Coastal
access is provided along the public streets and walkways through-out the neighborhood.
3. 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 opportunities. The project site may be located within the viewshed of distant public
viewing areas. However, the project is located on an inland lot and will replace an existing
single-family home with a new single-family home that complies with all applicable Local
Coastal Program development standards and maintains a building envelope consistent
with the existing and anticipated 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.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2018-057, 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
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EXHIBIT “A”
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
3. Coastal Development Permit No. CD2018-057 shall expire unless exercised within 24
months from the date of approval as specified in NBMC Section 21.54.060 (Time Limits
and Extensions), unless an extension is otherwise granted.
4. The applicant shall prepare a written disclosure statement prior to sale, lease, or rental
of the proposed residential unit in a mixed-use zoning district consistent with Section
20.48.130.H (Notification to Owners and Tenants) of the Municipal Code.
5. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
6. 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.
7. 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.
8. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall
be implemented prior to and throughout the duration of construction activity as
designated in the Construction Pollution Prevention Plan (CPPP).
9. 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.
10. Prior to issuance of a building permit, the Applicant shall submit to the Planning Division
an additional copy of the approved architectural plans for inclusion in the Coastal
Development Permit file. The plans shall be identical to those approved by all City
departments for building permit issuance. The approved copy shall include architectural
sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall
accurately depict the elements approved by this Coastal Development Permit.
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11. Prior to issuance of a building permit, the applicant shall submit a final construction
erosion control plan. The plan shall be subject to review and approval by the Building
Division.
12. Prior to the issuance of a building permit, the Applicant shall submit a final landscape
and irrigation plan. These plans shall incorporate drought tolerant plantings, non -
invasive plant species, and water efficient irrigation design. The plans shall be approved
by the Planning Division.
13. 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.
14. Prior to the issuance of a building permit, the Applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
15. No demolition or construction materials, equipment debris, or waste, shall be placed or
stored in a location that would enter sensitive habitat, receiving waters, or a storm drain
or result in impacts to environmentally sensitive habitat areas, streams, wetland or their
buffers.
16. 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.
17. 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.
18. 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.
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. 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
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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 Fluter Residence Coastal Development Permit including, but not limited
to, Coastal Development Permit No. CD2018-057 (PA2018-135). This indemnification
shall include, but not be limited to, damages awarded against the City, if any, costs of suit,
attorneys' fees, and other expenses incurred in connection with such claim, action, causes
of action, suit or proceeding whether incurred by Applicant, City, and/or the parties initiating
or bringing such proceeding. The Applicant shall indemnify the City for all of City's costs,
attorneys' fees, and damages, which City incurs in enforcing the indemnification provisions
set forth in this condition. The Applicant shall pay to the City upon demand any amount
owed to the City pursuant to the indemnification requirements prescribed in this condition.
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Attachment No. ZA 2
Vicinity Map
15
VICINITY MAP
Coastal Development Permit No. CD2018-057
PA2018-135
508 31st Street
Subject Property
16
Attachment No. ZA 3
Project Plans
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W DPROJECT TEAMSHEET INDEXPROJECT SUMMARYSYMBOLSVICINITY MAPOWNERRussell E. Fluter2025 West Balboa Blvd.Newport Beach, CA 92663Attn: Russell E. Fluter(949) 673-3777(949) 673-3451 FAXARCHITECTStearns Architecture500 BroadwayLaguna Beach, CA 92651(949) 376-7160(949) 376-1560 FAXAttn: Lee StearnsSTRUCTURAL ENGINEERESI/FMEScott Ross1800E 16th St.Santa Ana, CA 92701(714) 814-2119 cell(714) 835-2800 x 107PROJECT ADDRESS508 31st StreetNewport Beach,CA 92663PROJECT DESCRIPTIONSingle unit detached residence with 3 car garage(4,099 sf not including garages& decks.)PROJECT INFORMATIONAPN: 047-032-05Zoning district: MU-CV/15TH ST. Mixed Used Cannery Village/15thGeneral Plan Land Use: MU-H4 Mixed Use HorizontalStatistical Area: B5Community Assoc.: West Newport Beach Assn.CIVIL ENGINEERTom RuizForkertengineering22311 Brookhurst st. Ste 203Huntington Beach, CA 92646(714) 963-6793(714) 963-7296 FAXSOILS ENGINEERCOAST GEOTECHNICAL1200 W. Commonwealth ave.Fullerton, CA 92833Attn: Paul(714) 870-1211(714) 870-1222 FAXE-mail: coastgeotec@sbcglobal.netCONTRACTORTo be determinedTitle 24-HVACSouthland Energy Consultants1491 Glenneyre St.Laguna Beach, California 92651(949) 497-3591(949) 497-3210 FAXAttn: Paul KandarianSYMBOLSFEATUREREQ. PER NBMC CH. 20.22 TBL 2-10 PROPOSEDLot Area:5,000 S.F. 2,787 S.F.Lot Width:40' 30'Lot Depth:N/A 92.90'FAR: 1.5 (max residential only) 4,179.9 SF < 4,180.5 SF(2,787 SF)(1.5) = 4,180.5 SFSETBACKSFront : 0'-0" 10'-11"Rear : 10'-0" 10'-0"Side:0'-0" 0'-3"Max. Ht.:26'-0" (flat),31'-0" (sloped) 31'-0"Height measured from 9.00 (NAV88) in compliance NBMC Section 20.22.010Private open space: 209 SF 260 SF(5% of the gross floor area)Parking Spaces 3 in garage 3 in garageper NBMC Chapter 20.40 table 3-10Fire protection -Buiding to be equiped with a fire sprinkler system in accordance with NFPA 13D21AD1A3B C1A31A1010AA1aSection numberSheet numberDetail numberSheet numberDoor symbol - seeDoor ScheduleWindow type - see Window ScheduleKeynote symbol - see KeynotesFigure numberSheet numberInterior elevation numberColor/Material symbol - seeColor/Material List on schedule sheetsFixture or Appliance symbol - seeFixture or Appliance SchedulePlumbing accessory symbol - seePlumbing Accessory ListPlumbing fixture symbol - seePlumbing Fixture ScheduleReference grid/column locationp1Window number - see Window SchedulednsptBuilding Component symbol - See BuildingComponent List on schedule sheets1050 SF1st Floor600 SFGarageRESIDENTIALTERRACEUCL1693 SF2nd FloorElev.stairs836 SF3rd Floor838 SFTERRACEElev.stairsCoast HighwayPROJECT SITEW B alboa B lvd.LIDO ISLEBALBOA PENINSULAN e w o r t B lv d .NEWPORT BEACHW Balboa Blvd.Coast HighwayNEWPORTBAY115531ST ST.NORTHNEWPORT HEIGHTSClientCURRENT SHEETISSUE DATE:RESIDENCE508 31 St. NewportBeach, CACover SheetA09/19/2018Russell E. Fluter2025 W. Balboa Blvd.Newport Beach CA 92627(949) 673-3777 (949)673-3151 faxDrawing List - ArchitecturalSheet NumberSheet NameSheet Issue Date CommentsA0Cover Sheet9/19/2018TSTopographic Survey02/23/2018ASSite Plan9/20/2018A1First Floor Plan9/20/2018A2Second Floor Plan9/20/2018A33rd Third Floor Plan9/20/2018A4Clerestory window plan9/20/2018A5Roof Plan9/20/2018A6North and South Elevations9/20/2018A7East and West Elevations9/20/2018A8Building Sections9/20/2018A103D Views9/20/2018Clouded RevisionsNumber Date Description 1/16" = 1'-0"01 First Floor 1/16" = 1'-0"02 Second Floor 1/16" = 1'-0"03 Third floorArea ScheduleName Use LevelGross Area1st Floor RESIDENTIAL 01 First Floor1050.3 SF2nd Floor RESIDENTIAL 02 Second Floor 1693.3 SF3rd Floor RESIDENTIAL 03 Third floor835.9 SFRESIDENTIAL3579.4 SFGarage U01 First Floor600.4 SFU600.4 SFGrand total4179.9 SFDrawing List - Consultants (may not be included in all sets)Sheet NumberSheet NameSheet Issue Date CommentsCivilC1Title Sheet5/8/18C2Precise Grading Plan09/21/2018C3Section & Erosion Control5/8/18C4Soils report Reccomendations5/8/1818
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UPUPUPWDgarage floor sloped to drainF.F. 8.5'top of screen 17'T.O.W. 17 'dnsptF.F. 8.07'F.S. 8.96F.S. 7'F.F. 8.5'F.S. 6.8'F.S. 6.69'T.O.W. 10.5'PdnsptdnsptF.S. 8.96'F.S. 8.75'HVAC uniton concrete padPsetback3"setback3"PRECASTCONCRETEPAVERST.O.W. 15'setback10' - 0"dnsptPPN00°10'52"E 92.89'N00°10'52"E 92.90'N89°48'49"W 30.00'N89°49'23"W 30.00'STREET CL31ST STREETALLEYALLEY CLT.C.EXISTING BUILDINGEXISTING BUILDINGEXISTING BUILDINGP.L.P.L.P.L.P.L.dnspt6"x 6"TRELLISESBOARDFORMEDCONCRETEBOARDFORMEDCONCRETEBOARDFORMEDCONCRETEBARNTYPEWINDOWWOODPLANKGATEslopeslope7' - 0"7' - 0"20' - 0"6' - 0"Coastal Commission’s AppealArea boundry6"5' - 0" 4' - 0"9' - 10 1/2"8 1/8"P6"6"WHElevatorF.F. 9'2nd Floor above(dashed)deck above(dashed)LEGENDproperty line--Private Open Area-F.S. - finish surface from NAVD 88T.O.W. - top of wallF.F. - finish floordnsptdownspoutP - planting areaPrecast Concrete PaversClientCURRENT SHEETISSUE DATE:RESIDENCE508 31 St. NewportBeach, CASite PlanAS9/20/2018Russell E. Fluter2025 W. Balboa Blvd.Newport Beach CA 92627(949) 673-3777 (949)673-3151 fax 1/4" = 1'-0"1Site PlanClouded RevisionsNumber Date Description20
WDA6A6A71A7212BCDEFG11A81A82A82A8BathroomLaundryFamily RoomA23EntryElevatorBar6' - 0"10' - 1 3/8"4' - 7"3' - 0"6' - 7 3/8"3' - 2"6' - 1"6' - 9"6' - 1"3A63A6Equip.Garage3' - 0"13' - 6 5/8"3' - 0"cabinets abovePlanterPlanterPlanterPlanterHVAC unitSliding barndoorswood plankgateScreen-mesh panelBoard formedconcrete wallF.F. 9'-0"F.F. 9'-0"UPUPsetback3"setback3"setback3"F.F. 9'-0"7' - 0"3' - 6"10' - 0"63' - 4"19' - 6 3/4"folding doors4' - 7 1/2"12' - 0"6' - 0"8' - 0" clr.16' - 0" clr.9' - 10 1/2"4' - 0"5' - 0"6"19' - 9" clr.garage floor sloped to drainUP10' - 0"3"5' - 4 1/2"12' - 0"5' - 4 1/2"6' - 9"3"19' - 6 3/4"32' - 0"10' - 0"31' - 4"PlanterStoragetanklesswaterheaterWH5' - 0"MRL CHAIN - 2007'H-OVERALL80"H-CLEAR IDCODE(S) 1CLF.F. 9'-0"ClientCURRENT SHEETISSUE DATE:RESIDENCE508 31 St. NewportBeach, CAFirst Floor PlanA19/20/2018Russell E. Fluter2025 W. Balboa Blvd.Newport Beach CA 92627(949) 673-3777 (949)673-3151 fax 1/4" = 1'-0"101 First FloorClouded RevisionsNumber Date Description21
A6A6A71A7212BCDEFG11A81A82A82A8ClosetBedroomDining/LivingRoomA23ElevatorPantry5' - 2 1/4"9' - 2 1/4"3' - 4 3/8"16' - 5 3/4"4' - 7"12' - 0"4' - 0"10' - 2"10' - 2"10' - 2"10' - 2"12' - 2 1/4"4' - 8"10' - 5 7/8"15' - 9"10' - 7 1/8"3' - 4 1/8"29' - 6"14' - 9"WineKitchen3A63A6cabinets above48" Sub -Zero48" stoveislandshelvingF.F - 19'-0"F.F - 19'-0"F.F - 19'-0"F.F - 19'-0"balcony68' - 0"68' - 0"31' - 4"36' - 8"9' - 0 1/8"14' - 2 7/8"6' - 3"5' - 4 1/2"12' - 0"5' - 4 1/2"6' - 9"29' - 6"6' - 9"10' - 11 7/8"3' - 10 7/8"2' - 4 3/4"12' - 0"3' - 9 5/8"12' - 0"6' - 7 5/8"3' - 6"3' - 6"min.5' - 0"Bathroom4' - 7 1/2"UPDNmech.chase7 3/4"21' - 5 3/4"7 1/2"MRL CHAIN - 2007'H-OVERALL80"H-CLEAR IDCODE(S) 1CLClientCURRENT SHEETISSUE DATE:RESIDENCE508 31 St. NewportBeach, CASecond FloorPlanA29/20/2018Russell E. Fluter2025 W. Balboa Blvd.Newport Beach CA 92627(949) 673-3777 (949)673-3151 fax 1/4" = 1'-0"102 Second FloorClouded RevisionsNumber Date Description22
A6A6A71A7212BCDEFG11A81A82A82A8ClosetStudyLower TerraceA23Master Bath12' - 0 3/4"9' - 2 5/8"6' - 3 1/8"3' - 1 1/4"19' - 8 5/8"2' - 4 1/2"18' - 0"2' - 4 1/2"6' - 1 3/4"3A63A6Master SuiteF.F. - 29'-0"F.F. - 29'-0"F.F. - 29'-0"F.F. - 29'-0"F.F. - 31'-0"F.F. - 29'-0"3'x6' tub42"x60"showerElevator4' - 7"10' - 5 7/8"10' - 2"10' - 2"10' - 2"10' - 2"12' - 2 1/4"68' - 0"Upper Terracesetback3"Closet4' - 7 1/2"34' - 6" tor32' - 8" tow34' - 6" torDN+42" guardmech.chase5' - 7 7/8"5' - 4 1/2"12' - 0"5' - 4 1/2"MRL CHAIN - 2007'H-OVERALL80"H-CLEAR IDCODE(S) 1CLClientCURRENT SHEETISSUE DATE:RESIDENCE508 31 St. NewportBeach, CA3rd Third FloorPlanA39/20/2018Russell E. Fluter2025 W. Balboa Blvd.Newport Beach CA 92627(949) 673-3777 (949)673-3151 fax 1/4" = 1'-0"103 Third floorClouded RevisionsNumber Date Description23
A6A722BCDEFG11A81A82A82A8A233A63A6setback3"setback3"setback10' - 0"10' - 5 7/8"10' - 2"10' - 2"10' - 2"10' - 2"12' - 2 1/4"ClientCURRENT SHEETISSUE DATE:RESIDENCE508 31 St. NewportBeach, CAClerestorywindow planA49/20/2018Russell E. Fluter2025 W. Balboa Blvd.Newport Beach CA 92627(949) 673-3777 (949)673-3151 faxClouded RevisionsNumber Date Description 1/4" = 1'-0"104 Clerestory window floor24
BCDEFG11A81A82A82A8A233" / 12"3" / 12"40' - 0"3A63A640' - 0"29' - 0"10' - 5 7/8"10' - 2"10' - 2"10' - 2"10' - 2"12' - 2 1/4"Terrace see 3rd floor plansetback3"setback3"3" / 12"ClientCURRENT SHEETISSUE DATE:RESIDENCE508 31 St. NewportBeach, CARoof PlanA59/20/2018Russell E. Fluter2025 W. Balboa Blvd.Newport Beach CA 92627(949) 673-3777 (949)673-3151 fax 1/4" = 1'-0"1Roof PlanClouded RevisionsNumber Date Description25
01 First Floor9' - 0"02 Second Floor19' - 0"03 Third floor29' - 0"106 Roof Top40' - 0"2A823wd shasf wtwdasf rtdnsptp e 1con 2dnsptwdmeshcmu 1meshwdstlstfrstfr10' - 0"10' - 0"11' - 0"25' - 6"31' - 0"34' - 6" torcmu 1stl 1stl 101 First Floor9' - 0"02 Second Floor19' - 0"03 Third floor29' - 0"106 Roof Top40' - 0"2A823wd shasf wtwdasf rtdnsptp e 1cmu 1stfrstfrp e 1wdasf rtstfrp e 1p wdepavwdw shcapdnsptgrillgutpotmesh- asphalt shingle roofing- glass, clear- exterior paint, black- exterior paint on wood, white-precast concrete pavers herringbone pattern- reclaimed wood- wood shakes 16" exposure, dark brown- cmu cap to match wall- galvanized metal downspout- built in 36" Viking grill- 5 1/2" galvanized metal half round gutter- planting pots with integrated irrigation, drainage, & lighting-mesh metal rail, or planters screenMATERIALS & COMPONENT LEGENDasf w- asphalt shingle wallcmu 1- cmu 4"h x 8"w x 16l jet blackcon 2- board formed concretestl- steel beam/natural lacquered finishstl 1- steel column/natural lacquered finish01 First Floor9' - 0"02 Second Floor19' - 0"03 Third floor29' - 0"106 Roof Top40' - 0"2A823wd shdnsptp e 1con 2meshmeshstfrcmu 1wd shwdcon 2dnsptstfr25' - 6"34' - 6" torClientCURRENT SHEETISSUE DATE:RESIDENCE508 31 St. NewportBeach, CANorth andSouthElevationsA69/20/2018Russell E. Fluter2025 W. Balboa Blvd.Newport Beach CA 92627(949) 673-3777 (949)673-3151 fax 1/4" = 1'-0"1North Elevation 1/4" = 1'-0"2South Elevation 1/4" = 1'-0"3Section 4NOTE:Height Certification will be requiredNOTE:Pools, spas, walls, fences, patio covers, condensers and otherfreestanding structures require separate reviews and permits.Clouded RevisionsNumber Date Description26
01 First Floor9' - 0"02 Second Floor19' - 0"03 Third floor29' - 0"BCDEFG06 Roof Top40' - 0"1A8A3A6wd shasf wtasf rtdnsptcmu 1capmeshmeshcon 2p e 1wdstfrmesh10' - 2"10' - 2"10' - 2"10' - 2"10' - 5 7/8"3' - 6"3' - 8"23' - 8"25' - 6"34' - 6" torasf rtstl 101 First Floor9' - 0"02 Second Floor19' - 0"03 Third floor29' - 0"BCDEFG06 Roof Top40' - 0"1A8A3A6con 2asf wtasf rtdnsptcmu 1cmu 1mesh34' - 6" towasf rtstl 1asf rtstfrp e 1p wdepavwdw shcapdnsptgrillgutpotmesh- asphalt shingle roofing- glass, clear- exterior paint, black- exterior paint on wood, white-precast concrete pavers herringbone pattern- reclaimed wood- wood shakes 16" exposure, dark brown- cmu cap to match wall- galvanized metal downspout- built in 36" Viking grill- 5 1/2" galvanized metal half round gutter- planting pots with integrated irrigation, drainage, & lighting-mesh metal rail, or planters screenMATERIALS & COMPONENT LEGENDasf w- asphalt shingle wallcmu 1- cmu 4"h x 8"w x 16l jet blackcon 2- board formed concretestl- steel beam/natural lacquered finishstl 1- steel column/natural lacquered finishClientCURRENT SHEETISSUE DATE:RESIDENCE508 31 St. NewportBeach, CAEast and WestElevationsA79/20/2018Russell E. Fluter2025 W. Balboa Blvd.Newport Beach CA 92627(949) 673-3777 (949)673-3151 fax 1/4" = 1'-0"1East Elevation 1/4" = 1'-0"2West ElevationClouded RevisionsNumber Date DescriptionNOTE:Height Certification will be requiredNOTE:Pools, spas, walls, fences, patio covers, condensers and otherfreestanding structures require separate reviews and permits.27
01 First Floor9' - 0"02 Second Floor19' - 0"03 Third floor29' - 0"BCDEFG06 Roof Top40' - 0"1A8A3A6Master BathClosetLower TerraceDining/LivingRoomKitchenPantryStudyFamily RoomBarClosetGarage3'-6" min123123123123Upper TerraceUpper Terrace10' - 5 7/8"10' - 2"10' - 2"10' - 2"10' - 2"12' - 2 1/4"BathroomBathroom34' - 6" tor8' - 0"01 First Floor9' - 0"02 Second Floor19' - 0"03 Third floor29' - 0"106 Roof Top40' - 0"2A823KitchenBarLower TerraceClientCURRENT SHEETISSUE DATE:RESIDENCE508 31 St. NewportBeach, CABuildingSectionsA89/20/2018Russell E. Fluter2025 W. Balboa Blvd.Newport Beach CA 92627(949) 673-3777 (949)673-3151 faxClouded RevisionsNumber Date Description 1/4" = 1'-0"2Section 2 1/4" = 1'-0"1Section 3NOTE:Height Certification will be requiredNOTE:Pools, spas, walls, fences, patio covers, condensers and otherfreestanding structures require separate reviews and permits.28
ClientCURRENT SHEETISSUE DATE:RESIDENCE508 31 St. NewportBeach, CA3D ViewsA109/20/2018Russell E. Fluter2025 W. Balboa Blvd.Newport Beach CA 92627(949) 673-3777 (949)673-3151 faxClouded RevisionsNumber Date Description31 3D View13 3D View22 3D View44 3D View29
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