No preview available
HomeMy WebLinkAbout20190912_Staff Report07/25/19 CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT September 12, 2019 Agenda Item No. 3 SUBJECT: Perkins Residence (PA2019-116)  Coastal Development Permit No. CD2019-028 SITE LOCATION: 2532 Crestview Drive APPLICANT: Craig S. Hampton OWNER: Scott and Heather Perkins PLANNER: Patrick Achis, Planning Technician 949-644-3237, pachis@newportbeachca.gov LAND USE AND ZONING  General Plan Land Use Plan Category: Single-Unit Residential Detached – (6.0 - 9.9 DU/AC) (RSD-B)  Zoning District : Single-Unit Residential (R-1)  Coastal Land Use Plan Category: Single-Unit Residential Detached (RS-D)  Coastal Zoning District: Single-Unit Residential (R-1) PROJECT SUMMARY A coastal development permit to allow the demolition of an existing single -family residence and the construction of a new three-story, 4,681-sqaure-foot, single-family residence, including an attached 3-car garage. The project also includes additional appurtenances such as walls, fences, patios, drainage devices, and landscaping. The design complies with all applicable development standards and no deviations are requested. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section15303 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. CD2019-028 (Attachment No. ZA 1). 11 Perkins Residence (PA2019-116) Zoning Administrator, September 12, 2019 Page 2 Tmplt: 07/25/19 DISCUSSION Land Use and Development Standards The subject property is located in the R-1 Coastal Zoning District, which provides for single-unit residential development and is consistent with the City’s Coastal Land Use Plan, General Plan, and Zoning Code. A coastal development permit is required and the property is not eligible for a waiver for De Minimis Development because the property is located in the Coastal Commission Appeal Area. The property currently consists of one legal lot developed with a single-family residence. The neighborhood is predominantly developed with one- and two-story, single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development 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 10 feet 10 feet Sides 3 feet 3 feet Rear 10 feet 10 feet Allowable Floor Area (max.) 5,440 square feet 4,681 square feet Allowable 3rd Floor Area (max.) 408 square feet 404 square feet Open Space (min.) 408 square feet 716 square feet Parking (min.) 3-car garage 3-car garage Height (max.) 24 feet flat roof 29 feet sloped roof 24 feet flat roof 29 feet sloped roof Vehicular access is provided at the rear of the property via a 20-foot City easement. The 10-foot portion of easement located on the subject property (the other 10-feet is located on the property to the south) is utilized as an alley and no above grade structures are permitted in order to allow unobstructed vehicle access. Hazards The property is not located on the shoreline. The finished floor elevation of 14.46 feet (NAVD88) exceeds the minimum 9-feet (NAVD88) standard by more than five feet. Impacts from sea level rise is not anticipated at this time for the 75-year life of the proposed improvements. 22 Perkins Residence (PA2019-116) Zoning Administrator, September 12, 2019 Page 3 Tmplt: 07/25/19 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 property is not 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 run-off 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 and Views 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 within an existing gated community on standard R-1 lot with a new single-family residence. The Bayshores Community, a gated community, does not provide public access. The replacement of the existing residence with a new residence does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. The project site is not located adjacent to a coastal view road, public access way, or coastal viewpoint as identified in the Coastal Land Use Plan. The nearest coastal viewpoint is on Lower Castaways Park, approximately 1,200 feet northeast, and is not visible from the site. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 (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 33 Perkins Residence (PA2019-116) Zoning Administrator, September 12, 2019 Page 4 Tmplt: 07/25/19 demolition of one single-family residence and the construction of a new 4,681-square- foot single-family residence, including an attached 3-car garage. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 (Local Coastal Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: JM/pa Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 44 07/25/19 Attachment No. ZA 1 Draft Resolution 55 05-14-19 RESOLUTION NO. ZA2019-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2019-028 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE AND ATTACHED 3-CAR GARAGE LOCATED AT 2532 CRESTVIEW DRIVE (PA2019-116) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1.An application was filed by Craig S. Hampton, with respect to property located at 2532 Crestview Drive, requesting approval of a coastal development permit. 2.The lot at 2532 Crestview Drive is legally described as Lot 44 of Tract 1140. 3.The applicant proposes a coastal development permit to allow the demolition of an existing single-family residence and the construction of a new three-story, 4,681-square-foot, single-family residence, including an attached 3-car garage. The project also includes additional appurtenances such as walls, fences, patios, drainage devices, and landscaping. The design complies with all applicable development standards and no deviations are requested. 4.The subject property is designated Single-Unit Residential Detached (RSD-B) by the General Plan Land Use Element and is located within the Single-Unit Residential (R-1) Zoning District. 5.The subject property is located within the coastal zone. The Coastal Land Use Plan category is Single-Unit Residential Detached (RSD-B [6.0 – 9.9 DU/AC]) and it is located within the Single-Unit Residential (R-1) Coastal Zone District. 6.A public hearing was held on September 12, 2019, 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. 66 Zoning Administrator Resolution No. ZA2019-### Page 2 of 7 07-02-19 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 demolition of one single-family residence and the construction of a new 4,681-square- foot single-family residence, including an attached 3-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 r esources 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 5,440 square feet and the proposed floor area is 4,681 square feet. b.The proposed development provides the minimum required setbacks, which are 10 feet along the front property line abutting Crestview Drive, 3 feet along each side property line and 10 feet along the rear property line. c.The highest guardrail is less than 24 feet from established grade (13.35 feet NAVD88) and the highest ridge is no more than 29 feet from established grade, which comply with the maximum height requirements. d.The project includes garage parking for a total of three vehicles, complying with the minimum three-car garage parking requirement for single-family residences with more than 4,000 square feet of habitable floor area. 2.The neighborhood is predominantly developed with one- and two-story, single-family residences. The proposed design, bulk, and scale of the development is consistent wit h the existing neighborhood pattern of development. 77 Zoning Administrator Resolution No. ZA2019-### Page 3 of 7 07-02-19 3.The development is located on an inland property in a developed area approximately 640 feet from the bay. The project site is separated from the bay (the nearest body of water) by several rows of residences. The finished floor elevation of the first floor of the proposed structure is 14.46 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. The identified distances from the coastal hazard areas coupled with the 9.00-foot NAVD88 finish floor elevation will help to ensure the project is reasonably safe for the economic life of the structure. 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.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. 6.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. 7.The project site is not located adjacent to a coastal view road, public access way, or coastal viewpoint as identified in the Coastal Land Use Plan. The nearest coastal viewpoint is on Lower Castaways Park, approximately 1,200 feet northeast, and is not visible from the site. 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 within an existing gated community on standard R-1 lot with a new 88 Zoning Administrator Resolution No. ZA2019-### Page 4 of 7 07-02-19 single-family residence. The Bayshores Community, a gated community, does not provide public access. The replacement of existing residence with a new residence does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Access points to the shore can be found along Coast Highway and nearby Castaways Park. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1.The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No.CD2019-028, subject to the conditions set forth in Exhibit “A,” which is attached hereto and incorporated by reference. 2.The Zoning Administrator of the City of Newport Beach hereby finds this Project exempt from the California Environmental Quality Act 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. 3.This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 12th DAY OF SEPTEMBER, 2019. _____________________________________ Rosalinh Ung, Zoning Administrator 99 Zoning Administrator Resolution No. ZA2019-### Page 5 of 7 07-02-19 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.The applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). 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 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. 3.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. 4.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. 5.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. 6.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. 1010 Zoning Administrator Resolution No. ZA2019-### Page 6 of 7 07-02-19 7. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 8. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 9. 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. 10. 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. 11. Prior to the issuance of a building permit, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 12. Prior to the issuance of a building permit, the applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 13. Prior to issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans. 14. Prior to issuance of a building permit, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 15. Prior to the issuance of 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. 16. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 1111 Zoning Administrator Resolution No. ZA2019-### Page 7 of 7 07-02-19 17.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. 18.Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by the current property owner or agent. 19.This Coastal Development Permit No. CD2019-028 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. 20.To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of Perkins Residence including, but not limited to, Coastal Development Permit No. CD2019-028 (PA2019-116). 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. 1212 07/25/19 Attachment No. ZA 2 Vicinity Map 1313 07/25/19 VICINITY MAP Coastal Development Permit No. CD2019-028 (PA2019-116) 2532 Crestview Drive Subject Property 1414 07/25/19 Attachment No. ZA 3 Project Plans 1515 CRAIG S. HAMPTON I N C O R P O R A T E D DESIGNING QUALITY CUSTOM HOMES SINCE 1979 5500 E. QUARTERSAWN STREET ~ BOISE, IDAHO 83716 (949) 209-8883 craig@craigshampton.com www.craigshampton.com2532 CRESTVIEW DRIVE, NEWPORT BEACH, CALIFORNIA CUSTOM RESIDENCE FOR SCOTT & HEATHER PERKINS 2532 CRESTVIEW DRIVE NEWPORT BEACH, CA 92663 (949)466-0900Date: 7/30/19 Scale: 1/8" = 1'-0" Drawn: CSH 1 OF SHEET SHEETS44 Job: 2532 CRESTVIEW DR.COASTAL SUBMITTAL PACKAGE7/30/19 9:54 AM 2532 CRESTVIEW DR._GREYSTONE_PERKINS_DESIGN PACKAGE_REV1.plnSITE PLANS02°44'59"E 100.00' S02°44'59"E 100.00'N87°15'01"E 40.00'N87°15'01"E 40.00'CRESTVIEW DRIVEALLEYN10'-1"BLDG.4'-0"BLDG.24"F.P.4'-0"BLDG.10'-1"BLDG. 10'-0"P.U.E. 10'-0"P.U.E. 10'-0"10'-0" 20'-0"3'-0"ROOF3'-0"ROOF9'-1"ROOF18'-6" HIGH 9'-1"ROOF UP (12.99)(1 2 . 9 9 )(13.79)(1 3 . 6 3 ) AVERAGE GRADE CALCULATION NBZC EXISTING GRADES: 12.99+ 12.99 + 13.63 + 13.79 (DIVIDE BY 4) = 13.35 28'-3" WIDE X 20'-0" DEEP PARKING AREA TRASH EXISTING FENCE TO REMAINPROTECT IN PLACE NEW BLOCK WALL NOT TO EXCEED 42" ABOVE EXISTING GRADE (SEE CIVIL) NEW BLOCK WALL NOT TO EXCEED 6'-0" ABOVE EXISTING GRADE (SEE CIVIL) NEW 3 STORY SINGLE FAMILY RESIDENCE W/ ROOF DECK AND ATTACHED GARAGE SHEET INDEX ID 1 2 3 4 5 6 7 8 9 10 11 C2 C4 L1 L2 Name SITE PLAN FIRST LEVEL FLOOR PLAN SECOND LEVEL FLOOR PLAN THIRD LEVEL FLOOR PLAN ROOF DECK/ROOF PLAN EXTERIOR ELEVATIONS EXTERIOR ELEVATIONS FIRST LEVEL AREA CALCULATIONS SECOND LEVEL AREA CALCULATIONS THIRD LEVEL AREA CALCULATIONS TOPOGRAPHIC SURVEY GRADING PLAN EROSION CONTROL PLAN LANDSCAPE COVER SHEET/GENERAL NOTES LANDSCAPE PLAN Map data ©2019 Google 100 ft 2532 Crestview Dr SCALE: 1/8" = 1'-0" SITE PLAN VICINITY MAP PROJECT INFORMATION CUSTOM RESIDENCE FOR Scott & Heather Perkins 2532 Crestview Drive Newport Beach, CA 92663 BUILDER Graystone Custom Builders Michael Terry 3419 Via Lido #455 Newport Beach, CA 92663 (949) 466-0900 JOB ADDRESS 2532 Crestview Drive Newport Beach, CA 92663 LEGAL Lot 44 Tract 1140 Zoning R-1 APN: 049 182 08 SITE Lot Area 4,000 sq. ft. Buildable Lot Area 2,720 sq. ft. Max Bldg. Area (2x Buildable) 5,440 sq. ft. Project Bldg. Area (1.86x) 4,681 sq. ft. Max Third Floor Area (15%) 408 sq. ft. Project Third Floor Area (14.8%) 404 sq. ft. Required Open Volume Area (15%) 408 sq. ft. Open Volume Area Provided (26%) 716 sq. ft. Landscape Area 243 sq. ft. RESIDENCE (4 bedrooms) First Level Floor Area 1,510 sq. ft. Second Level Floor Area 2,107 sq. ft. Third Level Floor Area 404 sq. ft. Total Floor Area 4,021 sq. ft. Garage Area 660 sq. ft. Front Covered Porch 127 sq. ft. Roof Deck 264 sq. ft. OCCUPANCY: R-3, U TYPE: V-B fire-sprinkled per NFPA 13D ZONING: R-1 SETBACKS REQUIRED SETBACKS PROVIDED FRONT & REAR 10'-0" FRONT & REAR 10'-1" SIDE YARD 3'-0" SIDE YARD 4'-0" 16 16 CRAIG S. HAMPTON I N C O R P O R A T E D DESIGNING QUALITY CUSTOM HOMES SINCE 1979 5500 E. QUARTERSAWN STREET ~ BOISE, IDAHO 83716 (949) 209-8883 craig@craigshampton.com www.craigshampton.com2532 CRESTVIEW DRIVE, NEWPORT BEACH, CALIFORNIA CUSTOM RESIDENCE FOR SCOTT & HEATHER PERKINS 2532 CRESTVIEW DRIVE NEWPORT BEACH, CA 92663 (949)466-0900Date: 7/30/19 Scale: 1/4" = 1'-0" Drawn: CSH 2 OF SHEET SHEETS44 Job: 2532 CRESTVIEW DR.COASTAL SUBMITTAL PACKAGE7/30/19 9:54 AM 2532 CRESTVIEW DR._GREYSTONE_PERKINS_DESIGN PACKAGE_REV1.plnFIRST LEVEL FLOOR PLAN10'-1"79'-10"10'-1" 29'-6"21'-0"22'-4"7'-0" 20'-10"8'-8"4'-0"32'-0"4'-0"2'-4"17'-4"14"8'-10"2'-4"24"24"10'-1"79'-10"10'-1" 20'-6"59'-4" 9'-0"21'-0"15'-6"13'-10"4'-0"32'-0"4'-0"13'-0"6'-6"12'-6"24"24"12"11'-0"12"6'-6"6"12'-0"13'-0"6'-6"8'-0"6'-6"2'-9"10'-6"2'-3"36"21'-0"6'-6"4'-6"4'-1"3'-6"7'-2"3'-6"4'-1"6"5'-6"12"2'-3"4'-6"12'-0"4'-6" 12"10'-0"12"5'-0"5'-0"3'-6"18"2'-8"11'-0"12"UP KITCHEN CLG. 86 SINK K N E E S P A C E DWDW RANGEFRZR.REFR.GARAGE CLG. 86 MUD CLG. 86 POWDER CLG. 86 PANTRY CLG. 86LAVW/CDINING CLG. 96 OFFICE CLG. 96 LIVING CLG. 96 ENTRY CLG. 90 PORCH CLG. 96 SHELVESSHELVES SHELVES OVENS28'-3" WIDE X 20'-0" DEEP PARKING AREA TRASH WATER HEATER 42" F.P.1 1/2"1 1/2"1 1/2" SCALE: 1/4" = 1'-0" FIRST LEVEL FLOOR PLAN SETBACKS REQUIRED SETBACKS PROVIDED FRONT & REAR 10'-0" FRONT & REAR 10'-1" SIDE YARD 3'-0" SIDE YARD 4'-0" 17 17 CRAIG S. HAMPTON I N C O R P O R A T E D DESIGNING QUALITY CUSTOM HOMES SINCE 1979 5500 E. QUARTERSAWN STREET ~ BOISE, IDAHO 83716 (949) 209-8883 craig@craigshampton.com www.craigshampton.com2532 CRESTVIEW DRIVE, NEWPORT BEACH, CALIFORNIA CUSTOM RESIDENCE FOR SCOTT & HEATHER PERKINS 2532 CRESTVIEW DRIVE NEWPORT BEACH, CA 92663 (949)466-0900Date: 7/30/19 Scale: 1/4" = 1'-0" Drawn: CSH 3 OF SHEET SHEETS44 Job: 2532 CRESTVIEW DR.COASTAL SUBMITTAL PACKAGE7/30/19 9:54 AM 2532 CRESTVIEW DR._GREYSTONE_PERKINS_DESIGN PACKAGE_REV1.plnSECOND LEVEL FLOOR PLANDW10'-1"78'-4"11'-7" 49'-0"25'-10"3'-6"18"10'-1" 9'-1"2'-6"14'-3"12'-6"17'-0"19'-6"4'-0"32'-0"4'-0"14'-2"4'-4"13'-6"10'-1"78'-4"11'-7" 74'-10"3'-6"1'-6"10'-1" 13'-6"6'-0"6'-0"13'-0"13'-4"9'-0"14'-0"4'-0"32'-0"2'-0"2'-0"2'-6"8'-0"11'-0"8'-0"2'-6"7'-0"7'-6"4'-0"4'-8"8'-10"18"9'-6"3'-3" 24"9'-0"24"3'-4"3'-2"7'-0"7'-0" UP UPDN.LAVW/CSHOWER DRESSER LAVLAV W/CSHOWERSHELF & POLESHELF & POLE SHELF & POLESHELF & POLESHELF & POLEDRESSER DRESSER LAV LAV SHOWER BENCH W/C TUB LINEN MASTER BEDROOM SLOPED CLG. 5:12 SLOPE 5:12 SLOPE LAUNDRY CLG. 90 MASTER CLOSET CLG. 90 MASTER BATHROOM CLG. 90 T.V. ROOM BEDROOM 2 CLG. 80 BATH 2 CLG. 80 CLOSET CLG. 80 BEDROOM 4 CLG. 80 BEDROOM 3 CLG. 80 CLOSET CLG. 80 BATH 3 CLG. 80 CLG. 90 CLG. 90CLG. 80 FAU ABV.30"X30" ATTIC ACCESS ABOVEFAU ABV. VENT SHELF & POLESHELF & POLEDRESSER 36" F.P. SCALE: 1/4" = 1'-0" SECOND LEVEL FLOOR PLAN SETBACKS REQUIRED SETBACKS PROVIDED FRONT & REAR 10'-0" FRONT & REAR 10'-1" SIDE YARD 3'-0" SIDE YARD 4'-0" 18 18 CRAIG S. HAMPTON I N C O R P O R A T E D DESIGNING QUALITY CUSTOM HOMES SINCE 1979 5500 E. QUARTERSAWN STREET ~ BOISE, IDAHO 83716 (949) 209-8883 craig@craigshampton.com www.craigshampton.com2532 CRESTVIEW DRIVE, NEWPORT BEACH, CALIFORNIA CUSTOM RESIDENCE FOR SCOTT & HEATHER PERKINS 2532 CRESTVIEW DRIVE NEWPORT BEACH, CA 92663 (949)466-0900Date: 7/30/19 Scale: 1/4" = 1'-0" Drawn: CSH 4 OF SHEET SHEETS44 Job: 2532 CRESTVIEW DR.COASTAL SUBMITTAL PACKAGE7/30/19 9:54 AM 2532 CRESTVIEW DR._GREYSTONE_PERKINS_DESIGN PACKAGE_REV1.plnTHIRD LEVEL FLOOR PLANA/C A/C 10'-1"4'-0"34'-10"39'-6"11'-7" 11'-0"5'-10"8'-8"9'-4" 10'-1"4'-0"34'-10"39'-6"11'-7" 11'-0"23'-10" 3'-9"14'-9"5'-4" 4'-0"5'-4" 18"4'-0"32'-0"4'-0"4'-0"24'-0"4'-0"24"24"36"4'-0"32'-0"4'-0"4'-0"28'-0"24"24"13'-0"3'-0"12'-0"16'-2"7'-10"DN.LAVW/CPOWDER SLOPED CLG. ROOF DECK 3:12 SLOPE 3:12 SLOPE 3:12 SLOPE3:12 SLOPEGAME ROOM SLOPED CLG. DECK DRAIN DECK DRAIN DECK DRAIN +42" RAILING 1 1/2" DECK DRAIN DECK DRAIN DECK DRAIN +42" WALL +42" WALL+42" WALLSCALE: 1/4" = 1'-0" THIRD LEVEL FLOOR PLAN SETBACKS REQUIRED SETBACKS PROVIDED FRONT & REAR 10'-0" FRONT & REAR 10'-1" SIDE YARD 3'-0" SIDE YARD 4'-0" 19 19 CRAIG S. HAMPTON I N C O R P O R A T E D DESIGNING QUALITY CUSTOM HOMES SINCE 1979 5500 E. QUARTERSAWN STREET ~ BOISE, IDAHO 83716 (949) 209-8883 craig@craigshampton.com www.craigshampton.com2532 CRESTVIEW DRIVE, NEWPORT BEACH, CALIFORNIA CUSTOM RESIDENCE FOR SCOTT & HEATHER PERKINS 2532 CRESTVIEW DRIVE NEWPORT BEACH, CA 92663 (949)466-0900Date: 7/30/19 Scale: 1/4" = 1'-0" Drawn: CSH 5 OF SHEET SHEETS44 Job: 2532 CRESTVIEW DR.COASTAL SUBMITTAL PACKAGE7/30/19 9:54 AM 2532 CRESTVIEW DR._GREYSTONE_PERKINS_DESIGN PACKAGE_REV1.plnROOF DECK/ROOF PLANVALLEYVALLEYVALLEYVALLEY3:12 3:12 3:12 3:12 3:123:123:123:123:123:123:127:127:127:127:127:127:127:127:127:127:127:12 7:127:12VALLEYVALLEY VALLEYVALLEYVALLEYVALLEY7:12 7:12 7:12 7:127:12VALLEYVALLEY7:12 SLOPE 2% SLOPE 2% 7:12HIP HIP7:127:127:127:12VALLEYVALLEYVALLEYVALLEYA/C A/C12"3'-0"ROOF9'-1"ROOF 12"12"3'-0"ROOF12"12" 12"12"12" 12"12"3'-0"ROOF12"12"3"3"3"3"3"3"12"12"12"12" 9'-1"ROOF 10'-1"BLDG.4'-0"BLDG.4'-0"BLDG.2'-6" SQ. (TYP.)12"12"24" SQ.CAP (TYP.)3"3"3"RIDGERIDGERIDGERIDGE RIDGE RIDGE RIDGERIDGE RIDGERIDGEROOF DECK RIDGE RIDGE 42.3542.35 42.35RIDGE42.3542.3542.35T.O.W. 36.43T.O.W. 36.43 T.O.W. 36.43 5" ALUMINUM GUTTER WITH DOWNSPOUTS AS NOTED ON PLANS DOWNSPOUT LOCATIONS TYPICAL. CONNECT TO STORM DRAIN DECK DRAIN DECK DRAIN DECK DRAIN DECK DRAIN DECK DRAIN 1 1 SCALE: 1/4" = 1'-0" ROOF PLAN SETBACKS REQUIRED SETBACKS PROVIDED FRONT & REAR 10'-0" FRONT & REAR 10'-1" SIDE YARD 3'-0" SIDE YARD 4'-0" 20 20 CRAIG S. HAMPTON I N C O R P O R A T E D DESIGNING QUALITY CUSTOM HOMES SINCE 1979 5500 E. QUARTERSAWN STREET ~ BOISE, IDAHO 83716 (949) 209-8883 craig@craigshampton.com www.craigshampton.com2532 CRESTVIEW DRIVE, NEWPORT BEACH, CALIFORNIA CUSTOM RESIDENCE FOR SCOTT & HEATHER PERKINS 2532 CRESTVIEW DRIVE NEWPORT BEACH, CA 92663 (949)466-0900Date: 7/30/19 Scale: 1/4" = 1'-0" Drawn: CSH 6 OF SHEET SHEETS44 Job: 2532 CRESTVIEW DR.COASTAL SUBMITTAL PACKAGE7/30/19 9:54 AM 2532 CRESTVIEW DR._GREYSTONE_PERKINS_DESIGN PACKAGE_REV1.plnEXTERIOR ELEVATIONS29'-0"9'-6"9'-0"12"24"12"24"24" SQ.24" SQ. 7 12 10 6 3 2 4 712 712 RIDGE 42.35 F.F. 14.46 AVG. GRADE 13.35 5 11 12 11 12 11 1 2 6 3 2 5 11 4 4 99 1029'-0"8'-5"8'-0"6'-10"23'-1" 5 7 12 RIDGE 42.35 F.F. 14.46 AVG. GRADE 13.35 712 312 T.O.W. 36.43 11 6 3 12 11 12 11 1 4 4 44 14 4 8 2 6 3 29'-0"9'-6"9'-0"12"24"29'-0"8'-5"23'-1"8'-0"6'-10"RIDGE 42.35 F.F. 14.46 AVG. GRADE 13.35 2 5 T.O.W. 36.43 RIDGE 42.35 F.F. 14.46 AVG. GRADE 13.35 11 12 11 12 11 4 9 3 2 4 10 7 6 6 3 1 1 1 1 146 5 5 4 8 4 6 8 6 6 SCALE: 1/4" = 1'-0" FRONT ELEVATION SCALE: 1/4" = 1'-0" REAR ELEVATION SCALE: 1/4" = 1'-0" RIGHT SIDE ELEVATION **HEIGHT CERTIFICATION REQUIRED** 21 21 CRAIG S. HAMPTON I N C O R P O R A T E D DESIGNING QUALITY CUSTOM HOMES SINCE 1979 5500 E. QUARTERSAWN STREET ~ BOISE, IDAHO 83716 (949) 209-8883 craig@craigshampton.com www.craigshampton.com2532 CRESTVIEW DRIVE, NEWPORT BEACH, CALIFORNIA CUSTOM RESIDENCE FOR SCOTT & HEATHER PERKINS 2532 CRESTVIEW DRIVE NEWPORT BEACH, CA 92663 (949)466-0900Date: 7/30/19 Scale: 1/4" = 1'-0" Drawn: CSH 7 OF SHEET SHEETS44 Job: 2532 CRESTVIEW DR.COASTAL SUBMITTAL PACKAGE7/30/19 9:54 AM 2532 CRESTVIEW DR._GREYSTONE_PERKINS_DESIGN PACKAGE_REV1.plnEXTERIOR ELEVATIONS29'-0"9'-6"9'-0"29'-0"8'-5"23'-1"8'-0"6'-10"12"24"3 12 3 5 RIDGE 42.35 F.F. 14.46 AVG. GRADE 13.35 T.O.W. 36.43 RIDGE 42.35 F.F. 14.46 AVG. GRADE 13.35 712 712 7 12 6 3 12 11 12 11 1 1 1 4 4 1 3 5 4 9 8 14 7 SCALE: 1/4" = 1'-0" LEFT SIDE ELEVATION **HEIGHT CERTIFICATION REQUIRED** 22 22 CRAIG S. HAMPTON I N C O R P O R A T E D DESIGNING QUALITY CUSTOM HOMES SINCE 1979 5500 E. QUARTERSAWN STREET ~ BOISE, IDAHO 83716 (949) 209-8883 craig@craigshampton.com www.craigshampton.com 2532 CRESTVIEW DRIVE, NEWPORT BEACH, CALIFORNIA CUSTOM RESIDENCE FOR SCOTT & HEATHER PERKINS 2532 CRESTVIEW DRIVE NEWPORT BEACH, CA 92663 (949) 466-0900 Date: 7/30/19 Scale: 1/4" = 1'-0" Drawn: CSH 8 OF SHEET SHEETS44 Job: 2532 CRESTVIEW DR.COASTAL SUBMITTAL PACKAGE7/30/19 9:54 AM 2532 CRESTVIEW DR._GREYSTONE_PERKINS_DESIGN PACKAGE_REV1.plnFIRST LEVEL AREA CALCULATIONS10'-1"79'-10"10'-1" 29'-6"21'-0"22'-4"7'-0" 20'-10"8'-8"4'-0"32'-0"4'-0"2'-4"17'-4"14"8'-10"2'-4"24"24"10'-1"79'-10"10'-1" 20'-6"59'-4" 9'-0"21'-0"15'-6"13'-10"4'-0"32'-0"4'-0"13'-0"6'-6"12'-6"24"24"12"11'-0"12"6'-6"6"12'-0"13'-0"6'-6"8'-0"6'-6"2'-9"10'-6"2'-3"36"21'-0"6'-6"4'-6"4'-1"3'-6"7'-2"3'-6"4'-1"6"5'-6"12"2'-3"4'-6"12'-0"4'-6" 12"10'-0"12"5'-0"5'-0"3'-6"18"2'-8"11'-0"12"UP KITCHEN CLG. 86 SINK K N E E S P A C E DWDW RANGEFRZR.REFR.GARAGE CLG. 86 MUD CLG. 86 POWDER CLG. 86 PANTRY CLG. 86LAVW/CDINING CLG. 96 OFFICE CLG. 96 LIVING CLG. 96 ENTRY CLG. 90 PORCH CLG. 96 SHELVESSHELVES SHELVES OVENS28'-3" WIDE X 20'-0" DEEP PARKING AREA TRASH WATER HEATER 42" F.P.1 1/2"1 1/2"1 1/2" DENOTES HOA FRONT MASSING RELIEF CALCULATIONS LOWER LEVEL LIVING SF A: 1,510 sq ftGARAGE SF A: 660 sq ft OPEN VOLUME SF A: 294 sq ft HOA RELIEF SF A: 127 sq ft FRONT PORCH SF A: 127 sq ft OPEN VOLUME SF A: 96 sq ft SCALE: 1/4" = 1'-0" FIRST LEVEL AREA CALCULATIONS 23 23 CRAIG S. HAMPTON I N C O R P O R A T E D DESIGNING QUALITY CUSTOM HOMES SINCE 1979 5500 E. QUARTERSAWN STREET ~ BOISE, IDAHO 83716 (949) 209-8883 craig@craigshampton.com www.craigshampton.com 2532 CRESTVIEW DRIVE, NEWPORT BEACH, CALIFORNIA CUSTOM RESIDENCE FOR SCOTT & HEATHER PERKINS 2532 CRESTVIEW DRIVE NEWPORT BEACH, CA 92663 (949) 466-0900 Date: 7/30/19 Scale: 1/4" = 1'-0" Drawn: CSH 9 OF SHEET SHEETS44 Job: 2532 CRESTVIEW DR.COASTAL SUBMITTAL PACKAGE7/30/19 9:54 AM 2532 CRESTVIEW DR._GREYSTONE_PERKINS_DESIGN PACKAGE_REV1.plnSECOND LEVEL AREA CALCULATIONSDW10'-1"78'-4"11'-7" 49'-0"25'-10"3'-6"18"10'-1" 9'-1"2'-6"14'-3"12'-6"17'-0"19'-6"4'-0"32'-0"4'-0"14'-2"4'-4"13'-6"10'-1"78'-4"11'-7" 74'-10"3'-6"1'-6"10'-1" 13'-6"6'-0"6'-0"13'-0"13'-4"9'-0"14'-0"4'-0"32'-0"2'-0"2'-0"2'-6"8'-0"11'-0"8'-0"2'-6"7'-0"7'-6"4'-0"4'-8"8'-10"18"9'-6"3'-3" 24"9'-0"24"3'-4"3'-2"7'-0"7'-0" UP UPDN.LAVW/CSHOWER DRESSER LAVLAV W/CSHOWERSHELF & POLESHELF & POLE SHELF & POLESHELF & POLESHELF & POLEDRESSER DRESSER LAV LAV SHOWER BENCH W/C TUB LINEN MASTER BEDROOM SLOPED CLG. 5:12 SLOPE 5:12 SLOPE LAUNDRY CLG. 90 MASTER CLOSET CLG. 90 MASTER BATHROOM CLG. 90 T.V. ROOM BEDROOM 2 CLG. 80 BATH 2 CLG. 80 CLOSET CLG. 80 BEDROOM 4 CLG. 80 BEDROOM 3 CLG. 80 CLOSET CLG. 80 BATH 3 CLG. 80 CLG. 90 CLG. 90CLG. 80 FAU ABV.30"X30" ATTIC ACCESS ABOVEFAU ABV. VENT SHELF & POLESHELF & POLEDRESSER 36" F.P. DENOTES HOA FRONT MASSING RELIEF CALCULATIONS SECOND LEVEL LIVING SF A: 2,107 sq ft OPEN VOLUME SF A: 273 sq ft HOA RELIEF SF A: 101 sq ft OPEN VOLUME SF A: 53 sq ft SCALE: 1/4" = 1'-0" SECOND LEVEL AREA CALCULATIONS 24 24 CRAIG S. HAMPTON I N C O R P O R A T E D DESIGNING QUALITY CUSTOM HOMES SINCE 1979 5500 E. QUARTERSAWN STREET ~ BOISE, IDAHO 83716 (949) 209-8883 craig@craigshampton.com www.craigshampton.com 2532 CRESTVIEW DRIVE, NEWPORT BEACH, CALIFORNIA CUSTOM RESIDENCE FOR SCOTT & HEATHER PERKINS 2532 CRESTVIEW DRIVE NEWPORT BEACH, CA 92663 (949) 466-0900 Date: 7/30/19 Scale: 1/4" = 1'-0" Drawn: CSH 10 OF SHEET SHEETS44 Job: 2532 CRESTVIEW DR.COASTAL SUBMITTAL PACKAGE7/30/19 9:54 AM 2532 CRESTVIEW DR._GREYSTONE_PERKINS_DESIGN PACKAGE_REV1.plnTHIRD LEVEL AREA CALCULATIONSA/C A/C 2"20'-0"31'-9"9'-2"8'-11" 10'-1"4'-0"34'-10"39'-6"11'-7" 11'-0"5'-10"8'-8"9'-4" 10'-1"4'-0"34'-10"39'-6"11'-7" 11'-0"23'-10" 3'-9"14'-9"5'-4" 4'-0"5'-4" 18"4'-0"32'-0"4'-0"4'-0"24'-0"4'-0"24"24"36"4'-0"32'-0"4'-0"4'-0"28'-0"24"24"13'-0"3'-0"12'-0"16'-2"7'-10"DN.LAVW/CPOWDER SLOPED CLG. ROOF DECK 3:12 SLOPE 3:12 SLOPE 3:12 SLOPE3:12 SLOPEGAME ROOM SLOPED CLG. DECK DRAIN DECK DRAIN DECK DRAIN +42" RAILING 1 1/2" DECK DRAIN DECK DRAIN DECK DRAIN +42" WALL +42" WALL+42" WALLTHIRD LEVEL LIVING SF A: 404 sq ft ROOF DECK SF A: 264 sq ft SCALE: 1/4" = 1'-0" THIRD LEVEL AREA CALCULATIONS 25 25 COASTAL SUBMITTAL PACKAGE7/30/19 9:54 AM 2532 CRESTVIEW DR._GREYSTONE_PERKINS_DESIGN PACKAGE_REV1.pln11 OF SHEET SHEETS44 26 26 COASTAL SUBMITTAL PACKAGE7/30/19 9:54 AM 2532 CRESTVIEW DR._GREYSTONE_PERKINS_DESIGN PACKAGE_REV1.plnC2 OF SHEET SHEETS44 27 27 COASTAL SUBMITTAL PACKAGE7/30/19 9:54 AM 2532 CRESTVIEW DR._GREYSTONE_PERKINS_DESIGN PACKAGE_REV1.plnC4 OF SHEET SHEETS44 28 28 COASTAL SUBMITTAL PACKAGE7/30/19 9:54 AM 2532 CRESTVIEW DR._GREYSTONE_PERKINS_DESIGN PACKAGE_REV1.pln2532 CRESTVIEW DR, NEWPORT BEACH WILL BE A NEW CONSTRUCTION PROJECT. LANDSCAPE WILL BE A TRADITIONAL STYLE, UTILIZING DROUGHT TOLERANT PLANTING PUT IN PLACE BY BOTH CITY AND STAE REGULATIONS. LANDSCAPE AREA TOTALS �TOTAL LOT AREA = 4,000 �TOTAL HOUSE FOOTPRINT (INCLUDING GARAGE) = 2297 sqft �TOTAL NON-LANDSCAPE AREA = 1460 sqft �TOTAL LANDSCAPE AREA = 243 sqft �TOTAL LAWN AREA = N/A P.O. BOX 7326 NEWPORT BEACH, CA 92658 714.975.1434 RYAN@RYANDBURRESS.COM LIC# 946479 CLIENT SCOTT & HEATHER PERKINS 2532 CRESTVIEW DR NEWPORT BEACH, CA 92663 RYAN BURRESS LOT# 44 TRACT# 1140 NOTICE TO CONTRACTORS: �CONTRACTORS SHALL NOTIFY RYAN BURRESS INC. OF ANY ERRORS, OMISSIONS, DISCREPANCIES, OR SPECIFICATIONS SO THAT RYAN BURRESS INC CAN CORRECT PRIOR TO COMMENCEMENT OF CONSTRUCTION. �ALL WORK SHALL BE DONE IN COMPLIANCE OF LOCAL CODES AND STANDARD INDUSTRY PRACTICE. �ALL WORKMANSHIP SHALL BE OF QUALITY TO PASS INSPECTIONS BY APPLICABLE LOCAL AUTHORITIES. �THE CONTRACTOR SHALL SUBMIT ALL "SUBSTITUTIONS OR EQUALS" FOR APPROVAL TO RYAN BURRESS INC �DO NOT SCALE DRAWINGS L-00 COVER SHEET L-01 CONSTRUCTION PLAN PROJECT DESCRIPTION SHEET INDEXLANDSCAPE DESIGNER PERKINS RESIDENCE VICINITY MAP RYAN@RYANDBURRESS.COM 714-975-1434 LIC# 946479 July 30, 2019 RYAN D. BURRESS 4-30-2019 L1 OF SHEET SHEETS44 29 29 COASTAL SUBMITTAL PACKAGE7/30/19 9:55 AM 2532 CRESTVIEW DR._GREYSTONE_PERKINS_DESIGN PACKAGE_REV1.plnPERKINS RESIDENCEJuly 30, 2019 2532 CRESTVIEW DR, NEWPORT BEACH, CA 01LCONSTRUCTION PLANSCALE - 1/4" = 1' APPENDIX H PRESCRIPTIVE COMPLIANCE OPTION (A) This appendix contains prescriptive requirements which may be used as a compliance option to the Ordinance. (B) Compliance with the following items is mandatory and must be documented in a landscape plan in order to use the prescriptive compliance option: (1) Submit a Landscape Documentation Package which includes the following elements: (a) Date (b) Project applicant (c) Project address (if available, parcel and/or lot number (s)) (d) Total landscape area (square feet), including a breakdown of turf and plant material (e) Project type (e.g., new, rehabilitated, public, private, cemetery, homeowner-installed) (f) Water supply type (e.g., potable, recycled, well) and identify the local retail water purveyor if the applicant is not served by a private well (g) Contact information for the project applicant and property owner (h) Applicant signature and date with statement, “I agree to comply with the requirements of the prescriptive compliance option to the MWELO” (2) Incorporate compost at a rate of at least four cubic yards per 1,000 square feet to a depth of six inches into landscape area (unless contra-indicated by a soil test); (3) Plant material shall comply with all of the following: (a) For residential areas, install climate adapted plants that require occasional, little or no summer water (average WUCOLS plan factor 0.3) for 75% of the plant area excluding edibles and areas using recycled water; For non-residential areas, install climate adapted plants that require occasional, little or no summer water 38 (average WUCOLS plan factor 0.3) for 100% of the plant area excluding edibles and areas using recycled water; (b) A minimum three inch (3”) layer of mulch shall be applied on all exposed soil surfaces of planting areas except in turf areas, creeping or rooting groundcovers, or direct seeding applications where mulch is contraindicated. (4) Turf shall comply with all of the following: (a) Turf shall not exceed 25% of the landscape area in residential areas, and turf shall not be planted in non-residential areas (b) Turf shall not be planted on sloped areas which exceed a slope of 1 foot vertical elevation change for every 4 feet of horizontal length; (c) Turf is prohibited in parkways less than 10 feet wide, unless the parkway is adjacent to a parking strip and used to enter and exit vehicles. Any turf in parkways must be irrigated by sub-surface irrigation, or by other technology that creates no overspray or runoff. (5) Irrigation systems shall comply with the following: (a) Automatic irrigation controllers are required and must use evapotranspiration or soil moisture sensor data (b) Irrigation controllers shall be of a type which does not lose programming data in the event the primary power source is interrupted. (c) Pressure regulators shall be installed on the irrigation system to ensure the dynamic pressure of the system is within the manufacturers recommended pressure range. (d) Manual shut-off valves (such as a gate valve, ball valve, or butterfly valve) shall be installed as close as possible to the point of connection of the water supply. (e) All irrigation emission devices must meet the requirements set in the ANSI standard, ASABE/ICC802-2014. “Landscape irrigation Sprinkler and Emitter Standard.” All Sprinkler heads installed in the landscape must document a distribution uniformity low quarter of 0.65 or higher using the protocol defined in ASABE/ICC 802-2014. (C) At the time of final inspection, the permit applicant must provide the 39 owner of the property with a certificate of completion, certificate of installation, irrigation schedule and a schedule of landscape and irrigation maintenance BY SIGNING BELOW I AGREE TO ALL PROVISIONS PROVIDED IN THE APENDIX "H" OF THE NEWPORT BEACH LANDSCAPE ORDINANCE SIGN___________________________________ DATE___________________________________ ARTIFICIAL TURF GARAGE RESIDENCE 1X4 THERMORY ASH DECKING. DECKING NEEDS TO BE HIDDEN FASTNER SYSTEM. DO NOT SEAL, ALLOW WOOD TO PETINA NATURALLY. INSTALL ON CONCRETE SUB SLAB. 1/4" JOINTS MIN. BLOK CONCRETE ROUND PLANTERS FROM TEAK WAREHOUSE. ALL POTS TO BE THE LARGE SIZE IN THIS STYLE. PLANTS MIX SUCCULENTS AT BASE POT. BLOK CONCRETE ROUND PLANTERS FROM TEAK WAREHOUSE. ALL POTS TO BE THE LARGE SIZE IN THIS STYLE. PLANTS MIX SUCCULENTS AT BASE POT. INSTAL NEW WOOD FENCE FENCE TO BE +30" FROM EXISTING F.S. 4X6 POST 2X6 TOP AND BOTTOM RAILS. 2X4 AND 2X2 VERTS FOR EACH PANEL. SPACE VERTS 3" APART. FENCE TO BE PAINTED WHITE. FENCE WILL NOT EXCEED 42" FROM EXISTING GRADE INSTALL NEW GATE TO MATCH STYLE OF FRONT DOOR, OR HOME REFER TO ARCHITECT FOR DESIGN NOT TO EXCEED 6'CONCRETE / ALLEYCONCRETE STANDARD GRAY CONCRETE WITH ACID WASH FINISH. SAW CUT ALL JOINTS. USE 1/4" EDGER STANDARD GRAY CONCRETE WITH ACID WASH FINISH. SAW CUT ALL JOINTS. USE 1/4" EDGER STANDARD GRAY CONCRETE WITH A 60% SEEDED AGGREGATE FINISH. USE 1/8" WHITE CORAL ROCKS FROM SUNBURST DECO ROCK ALL JOINTS TO BE SAW CUT, AND 1/4" EDGES. USE POUR-A-LID FOR DRAIN COVERS. EXISTING WOOD FENCE TO REMAIN. PROTECT IN PLACE. NEW BLOCK WALL NOT TO EXCEED 6 FEET ABOVE EXISTING GRADE. SEE CIVIL PLANS. RYAN D. BURRESS 4-30-2019 RYAN D. BURRESS 5 15 GAL .2 3' 4 5 GAL .2 2' 4 5 GAL .2 2.5' 10 4".2 .25' AG FOXT TAIL AGAVE AGAVE ATTENUATA NP NANA PITTISPOROM COMPACTA 'NANA' BW BOXWOOD BUXUS WINTER GEM 'GLOBE' EA ECHEVERIA ECHEVERIA AFTERGLOW 5 15 GAL .2 6'CA CAMILIA Camellia japonica 'Alba Plena' 5 1 GAL .2 1'DA AEONIUM AEONIUM 'SALAD BOWL' 13 15 GAL .2 8'CL CAROLINA LAUREL PRUNUS CAROLINA LAUREL BRIGHT-N-TIGHT 5 15 GAL .2 3'FP FELT PLANT Kalanchoe beharensis 6 5 GAL .2 2'CR WESTRINGIA Westringia fruticosa ‘WES04’ Grey Box 9 5 GAL .2 2'GM GULF GREEN Rhaphiolepis umbellata ‘Minor’ (‘Gulf Green’ ™) RAISED PLANTER WALL TO BE +20". VENEER TO BE PAINTED WHITE BRICK. CAP TO BE PACIFIC STONE DESIGN WC-104-11 #16. WATERPROOF WHEN APPLICABLE. PILASER TO BE +36" FROM EXISTING F.S. VENEER TO BE PAINTED WHITE BRICK CAP TO BE PACIFIC STONE DESIGN PC-104-20 #16 NEW BLOCK WALL WITHIN 10’-0” FRONT SETBACK NOT TO EXCEED 42” ABOVE EXISTING GRADE. SEE CIVIL PLANS.PAINTED WHITE BRICK. CAP TO BE PACIFIC STONE DESIGN WC-104-11 #16. WATERPROOF WHEN APPLICABLE. WALL SHOULD BE 30" FINISH HEIGHT FROM EXISTING GRADE INSTALL NEW GATE TO MATCH STYLE OF FRONT DOOR, OR HOME REFER TO ARCHITECT FOR DESIGN NOT TO EXCEED 6' INSTALL NEW GATE TO MATCH STYLE OF FRONT DOOR, OR HOME REFER TO ARCHITECT FOR DESIGN NOT TO EXCEED 6' INSTALL NEW GATE TO MATCH STYLE OF FRONT DOOR, OR HOME REFER TO ARCHITECT FOR DESIGN NOT TO EXCEED 6' PILASER TO BE +36" FROM EXISTING F.S. VENEER TO BE PAINTED WHITE BRICK CAP TO BE PACIFIC STONE DESIGN PC-104-20 #16. PILASTER WITHIN 10'-0" FRONT SETBACK NOT TO EXCEED 42" SBOVE EXISTING GRADE. PL 2'-0" ARTIFICIAL TURF STANDARD GRAY CONCRETE WITH A 60% SEEDED AGGREGATE FINISH. USE 1/8" WHITE CORAL ROCKS FROM SUNBURST DECO ROCK ALL JOINTS TO BE SAW CUT, AND 1/4" EDGES. USE POUR-A-LID FOR DRAIN COVERS. NEW FENCE WITHIN 10'-0" FRONT SETBACK NOT TO EXCEED 42" ABOVE EXISTING GRADE IRRIGATION INFORMATION 1) WATER SUPPLY IS A POTABLE WATER SOURCE ON THIS SITE 2) A RACHIO 18 STATION CONTROLLER WILL BE INSTALLED. THIS CONTROLLER COMPLIES WITH ALL STATE AND CITY ORDINANCES 3) A RAIN SENSOR WILL BE INSTALLED TO COMPLY WITH CHAPTER 14.17 4) ALL VALVES WILL BE 3/4" ANTI-SIPHON VALVES. THIS COMPLIES WITH CITY ORDINANCE 5) MAIN SHUT OFF VALVES WILL BE INSTALLED AT MAIN CONNECTION AND EACH MANIFOLD LOCATION 6) STATIC WATER PRESSURE IS 60PSI 7) AVAILABLE WATER GPM ARE 16-18 8) I HAVE COMPLIED WITH THE CRITERIA OF THE WATER EFFECIENT LANDSCAPE ORDINANCE AND DESIGN STANDARDS, AND HAVE APPLIED THEM FOR THE EFFECIENT USE OF WATER IN THE LANDSCAPE DESIGN PLAN X_________________________________________________ ADDITIONAL NOTES 1) INCORPORATE COMPOST AT A RATE OF AT LEAST 4 CUBIC YARDS PER 1,000 SQUARE FEET TO A DEPTH OF 6 INCHES INTO LANDSCAPE AREA (UNLESS CONTRA-INDICATED BY A SOIL TEST) 2) A MINIMUM 3 INCH LAYER OF MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPT IN TURF AREAS, CREEPING OR ROOTING GROUNDCOVERS, OR DIRECT SEEDEING APPLICATIONS WHERE MULCH IS CONTRAINDICATED. 3) TURF DOES NOT EXCEED 25% OF THE LANDSCSAPE AREA AND TURF WILL NOT BE PLANTED IN NON-RESIDENTIAL AREAS 4) PRIOR TO PLANTING OF ANY MATERIALS, COMPACTED SOILS SHALL BE TRANSFORMED TO A FRIABLE CONDITION. ON ENGINEERED SLOPES, ONLY AMENDED PLANTING HOLES NEED TO MEET THIS REQUIREMENT. LIGHTING SCHEDULE MODEL# TOP-UL-148 (TOP LIGHTS)LED MODEL# TOP-PL-414 (TOP LIGHTS)LED MODEL# TOP-SL-564 (TOP LIGHTS)LED ALL LIGHTS NEED TO BE LED WARM BULBS. MUST REQUEST THIS UPON ORDER FROM TOP LIGHTS. TRANSFORMER NEEDS TO BE MODEL# TOP-GL- 100-SS. MAKE SURE YOU PURCHASE LED DRIVER! ONE TRANS FORMER FOR FRONT, AND ONE FOR BACK. SYMBOL COMMON NAME BOTANICAL NAME QUANTITY SIZE PLANTING LEGEND PF HEIGHT AT MAT. (ft) L2 OF SHEET SHEETS44 30 30