HomeMy WebLinkAbout03_Fong Residence CDP_PA2021-158
CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT November 10, 2021 Agenda Item No. 3 SUBJECT: Fong Residence (PA2021-158) Coastal Development Permit No. CD2021-032 SITE LOCATION: 434 Via Lido Nord APPLICANT: Ritner Group OWNER: Michael and Maria Fong PLANNER: Melinda Whelan, Assistant Planner 949-644-3221 or mwhelan@newportbeachca.gov
LAND USE AND ZONING
• General Plan Land Use Plan Category: RM (Multiple Residential)
• Zoning District: RM (Multiple Residential)
• Coastal Land Use Plan Category: RM-E (Multiple Residential – [30.0 – 39.9 DU/AC])
• Coastal Zoning District: RM (Multiple Residential) PROJECT SUMMARY
A coastal development permit to demolish an existing single-family residence and
construct a new 3,244-square-foot, single-family residence including an attached 469-square-foot, two-car garage. The structure would reach a height of approximately 24 feet and includes two stories. The existing bulkhead is generally in good condition and will remain in place with minor alterations. The project also includes additional appurtenances
such as site walls, fences, patios, landscaping, and drainage devices. The design
complies with all development standards including height, setbacks, and floor area limit, and no deviations are requested. RECOMMENDATION
1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division
6, Chapter 3, 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. CD2021-032 (Attachment No. ZA 1).
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DISCUSSION
Land Use and Development Standards
• The subject property is located in the RM 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, as evidenced in Figure 1. 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. Figure 1 – Aerial Imagery
• 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.
Subject Property
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Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front (Bay) 0 feet 3 feet, 3 inches (first floor)
2 feet, 6 inches (second floor)
Sides 3 feet 3 feet
Front (Street) 4 feet 4 feet
Allowable Floor Area (max.) 3,612 square feet 3,244 square feet
Allowable 3rd Floor Area (max.) 412 square feet 0 square feet
Open Space (min.) 310 square feet 542 square feet
Parking (min.) 2-car garage 2-car garage
Height (max.) 24-foot flat roof
29-foot sloped roof
24-foot sloped roof
Hazards
• The development fronts the Newport Bay and is protected by a bulkhead. A
bulkhead conditions report was prepared by PMA Consulting, Inc. on June 22,
2021. The report concluded that the bulkhead is in good condition without
noticeable evidence of distress and no repair or replacement of the bulkhead is
anticipated within the next 75 years. The existing bulkhead elevation is 15.24 feet
North American Vertical Datum of 1988 (NAVD88) and the proposed project
includes lowering the bulkhead to 14 feet (NAVD88).
• A Coastal Hazards Report and Sea Level Rise Analysis was prepared by PMA
Consulting, Inc. dated June 22, 2021, for the project. The current maximum bay
water elevation is 7.7 feet (NAVD88) and the existing bulkhead is 15.24 feet
(NAVD88). The report analyzes future sea level rise scenarios assuming a 3.0-foot
increase in the maximum water level over the next 75 years (i.e. the life of the
structure). Therefore, the sea level is estimated to reach approximately 10.90 feet
(NAVD88) - (the likely range for sea level rise over 75-year design life of the
structure based on low risk aversion estimates for sea level rise provided by the
State of California, Sea Level Rise Guidance: 2018 Update). The proposed altered
seawall at 14.0 feet (NAVD88) with an adaptability elevation of 14.4 feet NAVD88
is above the minimum required 10.9 feet (NAVD88). Flooding, wave runup, and
erosion will not significantly impact this property over the proposed 75-year
economic life of the development. Flood shields (sandbags and other barriers) can
be deployed across the openings to protect and prevent flooding to the structure.
The report concludes that the proposed project will be reasonably safe from
flooding hazards for the next 75 years.
• On March 23, 2021, the City Council approved updated Waterfront Project Design
Guidelines and Standards, Harbor Design Criteria Commercial & Residential
Facilities. The guidelines require that any structure permitted within the years 2021
through 2025 have a minimum elevation of 10.9 feet (NAVD88) with a design for
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adaptability elevation of 14.4 feet (NAVD88). The project includes a bulkhead at
14 feet (NAVD88). The bulkhead is designed for adaptability up to 14.4 feet
(NAVD88) if needed and in compliance with the updated guidelines.
•The finished floor elevation of the proposed single-family residence is 13.5 feet
(NAVD88), which complies with the minimum 9.00-foot (NAVD88) elevation
standard. The Coastal Hazards Report concludes that the bay water elevation will
not exceed the proposed finished floor for the anticipated 75-year life of the
structure.
•Pursuant to Newport Beach Municipal Code (NBMC) Section 21.30.030(C)(3)(i)(iv)
–(Natural Landform and Shoreline Protection - Development Standards), the
property owner will be required to enter into an agreement with the City waiving any
potential right to protection to address situations in the future in which the
development is threatened with damage or destruction by coastal hazards (e.g.,
waves, erosion, and sea level rise). The property owner will also be required to
acknowledge any hazards present at the site and unconditionally waive any claim to
damage or liability against the decision authority, consistent with NBMC Section
21.30.015(D)(3)(c) – (General Site Planning and Development Standards -
Waterfront Development). Both requirements are included as conditions of approval
that will need to be satisfied prior to final building inspection, and prior to the issuance
of building permits, respectively.
•The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code
(CBC) and Building Division standards and policies. Geotechnical investigations
specifically addressing liquefaction are required to be reviewed and approved prior
to the issuance of a building permit. Permit issuance is also contingent on the
inclusion of design mitigation identified in the investigations. Construction plans are
reviewed for compliance with approved investigations and CBC prior to building
permit issuance.
Water Quality
•The property is located adjacent to coastal waters. A Construction Erosion Control
Plan was provided to implement temporary Best Management Practices (BMPs)
during construction to minimize erosion and sedimentation and to minimize pollution
of runoff and coastal waters derived by construction chemicals and materials.
•Pursuant to Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan),
due to the proximity of the development to the shoreline and the development
containing more than 75 percent of impervious surface area, a Water Quality and
Hydrology Plan (WQHP) is required. A preliminary WQHP has been prepared on
June 11, 2021 for the project by Toal Engineering, Inc. The WQHP includes a
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polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use
of an LID approach to retain the design storm runoff volume on site, and
documentation of the expected effectiveness of the proposed BMPs.
Public Access and Views
• 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 across the bay at Kings Road Park and is not visible from the site. As
currently developed, the existing property and other residences along the bay and
Via Lido Nord are located within the view shed of the park and bay. However, the
proposed single-family residence complies with all applicable Local Coastal Program
(LCP) development standards and maintains a building envelope consistent with the
existing neighborhood pattern of development. Additionally, the project does not
contain any unique features that could degrade the visual quality of the coastal zone
• The front of the residence, which is visible from the bay, provides additional
setbacks for the first floor and the living areas on the second floor where the
required setback is 0 feet. The proposed residence includes two stories and
reaches a maximum height of 24 feet, where three stories and a maximum height
of 29 feet is allowed per the NBMC. Lastly, the design includes modulation of
volume throughout the structure and low front site walls that prevent the
appearance of the site being walled off from the bay. Therefore, the project does
not have the potential to degrade the visual quality of the Coastal Zone or result in
significant adverse impacts to existing public views.
• The project site is located between the nearest public road and the sea or shoreline.
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 located on standard residential lot with a new single-family residence.
Therefore, the project does not involve a change in land use, density or intensity that
will result in increased demand on public access and recreation opportunities.
Furthermore, the project is designed and sited (appropriate height, setbacks, etc.) so
as not to block or impede existing public access opportunities.
• Vertical and lateral access to the bay and beach is available 455 feet northwest of
the property at Genoa Park, which is the terminus of Via Genoa. Lateral access is
available along the beach in front of Genoa Park. Additional vertical access points to
the water are located at the terminus of Via Orvieto. The project does not include any
features that would obstruct access along these routes.
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ENVIRONMENTAL REVIEW
This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15303, Division 6, 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.
Class 3 exempts the demolition of up to three single-family residences and construction of up to six dwelling units in urbanized areas. The proposed project consists of the
demolition of one single-family residence and the construction of a new 3,244-square-foot, single-family residence and attached 469-square-foot 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 (Appeal to the Coastal Commission) 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:
MS/msw
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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05-14-19
RESOLUTION NO. ZA2021-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2021-032 TO DEMOLISH AN
EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW TWO (2)-STORY SINGLE-FAMILY RESIDENCE AND ATTACHED TWO (2)-CAR GARAGE LOCATED AT 434 VIA LIDO NORD (PA2021-158)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1.An application was filed by Ritner Group, with respect to property located at 434 Via Lido
Nord, requesting approval of a coastal development permit.
2.The lot at 434 Via Lido Nord is legally described as Lot 488 southeasterly 20 feet andnorthwesterly 10 feet of Lot 489 of Tract No. 907 in the City of Newport Beach, Orange
County, California.
3.The applicant proposes to demolish an existing single-family residence and construct anew single-family residence of 3,244 square feet including an attached 469-square-foot,two (2)-car garage. The structure would reach a height of approximately 24 feet and
includes two (2) stories. The existing bulkhead is generally in good condition and will
remain in place with minor alterations. The project also includes additional appurtenancessuch as site walls, fences, patios, landscaping, and drainage devices. The design complieswith all development standards including height, setbacks, and floor area limit, and nodeviations are requested.
4.The subject property is designated RM (Multiple Residential) by the General Plan LandUse Element and is located within the RM (Multiple Residential) Zoning District.
5.The subject property is located within the coastal zone. The Coastal Land Use Plan
category is RM-E (Multiple Unit Residential Detached – [30.0-39.9 DU/AC]) and it islocated within the RM (Multiple Residential) Coastal Zoning District.
6.A public hearing was held on November 10, 2021, online via Zoom. A notice of time, placeand purpose of the hearing was given in accordance with the Newport Beach Municipal
Code (NBMC). 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 ofRegulations Section 15303, Division 6, Chapter 3, Guidelines for Implementation of theCalifornia Environmental Quality Act (CEQA) under Class 3 (New Construction or
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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 demolition of up to three (3) single-family residences and construction of up to six (6) dwelling units in urbanized areas. The proposed project
consists of the demolition of one (1) single-family residence and the construction of a
new 3,244-square-foot, single-family residence and including an attached 473-square-foot, two (2)-car-garage. 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project location does not impact an environmental resource of hazardous or critical
concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource.
SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such
findings are set forth:
Finding: A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1. The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking.
a. The maximum floor area limitation is 3,612 square feet and the proposed floor area is 3,244 square feet. b. The proposed development provides the minimum required setbacks, which are 4
feet along the front property line abutting Via Lido Nord, 3 feet along each side
property line and 0 feet along the front property line abutting the Bay. c. The highest guardrail and ridge are less than 24 feet from established grade (12.78 feet NAVD88), which complies with the maximum height requirements.
d. The project includes garage parking for a total of two (2) vehicles, complying with the minimum two (2)-car garage parking requirements for single-family residences with less than 4,000 square feet of habitable floor area.
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2. The neighborhood is predominantly developed with two (2)-story, single- and multi-
family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development.
3. The development fronts the Newport Bay and is protected by a bulkhead. A bulkhead
conditions report was prepared by PMA Consulting, Inc. on June 22, 2021. The report
concluded that the bulkhead is in good condition without noticeable evidence of distress and no repair or replacement of the bulkhead is anticipated within the next 75 years. The existing bulkhead elevations is 15.24 feet North American Vertical Datum of 1988 (NAVD88) and the proposed project includes lowering the bulkhead to 14 feet
(NAVD88).
4. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by PMA Consulting, Inc. dated June 22, 2021, for the project. The current maximum bay water elevation is 7.7 feet (NAVD88) and the existing bulkhead is 15.24 feet (NAVD88). The
report analyzes future sea level rise scenarios assuming a 3.0-foot increase in the
maximum water level over the next 75 years (i.e. the life of the structure). Therefore, the sea level is estimated to reach approximately 10.90 feet (NAVD88) - (the likely range for sea level rise over 75-year design life of the structure based on low risk aversion estimates for sea level rise provided by the State of California, Sea Level Rise Guidance:
2018 Update). The proposed altered seawall at 14.0 feet (NAVD88) with an adaptability
elevation of 14.4 feet NAVD88 is above the minimum required 10.9 feet (NAVD88). Flooding, wave runup, and erosion will not significantly impact this property over the proposed 75-year economic life of the development. Flood shields (sandbags and other barriers) can be deployed across the openings to protect and prevent flooding to the
structure. The report concludes that the proposed project will be reasonably safe from
flooding hazards for the next 75 years. 5. The project includes a bulkhead at 14 feet (NAVD88), with a design for adaptability elevation of 14.4 feet (NAVD88), in compliance with the City of Newport Beach
Waterfront Project Design Guidelines and Standards, Harbor Design Criteria
Commercial & Residential Facilities. 6. The finished floor elevation of the proposed single-family residence is 13.5 feet (NAVD88), which complies with the minimum 9.00-foot (NAVD88) elevation standard.
The Coastal Hazard Report concludes that the bay water elevation (currently 7.7 feet
NAVD88) will not exceed the proposed finished floor for the anticipated 75-year life of the structure. 7. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv) – (Natural Landform and Shoreline
Protection - Development Standards), the property owner will be required to enter into an
agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to
damage or liability against the decision authority, consistent with NBMC Section
21.30.015(D)(3)(c) – (General Site Planning and Development Standards - Waterfront Development). Both requirements are included as conditions of approval that will need to
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be satisfied prior to final building inspection, and prior to the issuance of building permits,
respectively.
8.The property is located in an area known for the potential of seismic activity andliquefaction. 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 ofbuilding permits. Permit issuance is also contingent on the inclusion of design mitigationidentified in the investigations. Construction plans are reviewed for compliance withapproved investigations and CBC prior to building permit issuance.
9.The property is located adjacent to coastal waters. A Construction Erosion Control Planwas provided to implement temporary Best Management Practices (BMPs) duringconstruction to minimize erosion and sedimentation and to minimize pollution of runoff andcoastal waters derived by construction chemicals and materials.
10. Pursuant to Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), dueto the proximity of the development to the shoreline and the development containing morethan 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP)is required. A preliminary WQHP has been prepared on June 11, 2021 for the project by
Toal Engineering, Inc. The WQHP includes a polluted runoff and hydrologic site
characterization, a sizing standard for BMPs, use of an LID approach to retain the designstorm runoff volume on site, and documentation of the expected effectiveness of theproposed BMPs.
11.Proposed landscaping complies with Implementation Plan Section 21.30.075
(Landscaping). A condition of approval is included that requires drought-tolerantspecies. Prior to issuance of building permits, the final landscape plans will be reviewedto verify invasive species are not planted.
12.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 coastalviewpoint is across the bay at Kings Road Park and the site is only slightly visible from thepark. As currently developed, the existing property and other residences along the bay andVia Lido Nord are located within the view shed of the park and bay. However, the proposed
single-family residence complies with all applicable Local Coastal Program (LCP)
development standards and maintains a building envelope consistent with the existingneighborhood pattern of development. Additionally, the project does not contain anyunique features that could degrade the visual quality of the coastal zone.
13.The front of the residence, which is visible from the bay, provides additional setbacks
for the first floor and the living areas on the second floor, with the second-floor balconyat the setback line. The proposed residence includes two (2) stories and reaches amaximum height of 24 feet, where three (3) stories and a maximum height of 29 feet isallowed per the NBMC. Lastly, the design includes modulation of volume throughout the
structure and low front site walls that prevent the appearance of the site being walled off
from the bay. Therefore, the project does not have the potential to degrade the visualquality of the Coastal Zone or result in significant adverse impacts to existing public views.
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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 orshoreline of any body of water located within the coastal zone.
Facts 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 (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 thiscase, the project replaces an existing single-family residence located on standardresidential lot with a new single-family residence. The lot is zoned for multi-family but theexisting development is single family. 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 (appropriateheight, setbacks, etc.) so as not to block or impede existing public access opportunities.
2.Vertical and lateral access to the bay and beach is available 455 feet northwest of the
property at Genoa Park, which is the terminus of Via Genoa. Lateral access is available
along the beach in front of Genoa Park. Additional vertical access points to the water arelocated at the terminus of Via Orvieto. The project does not include any features that wouldobstruct access along these routes.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1.The Zoning Administrator of the City of Newport Beach hereby finds this project is
categorically exempt from the California Environmental Quality Act pursuant to Section
15303 under Class 3 (Conversion or Construction of Small Structures) of the CEQAGuidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it hasno potential to have a significant effect on the environment.
2.The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2021-032, subject to the conditions set forth in Exhibit “A,”which is attached hereto and incorporated by reference.
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 LocalCoastal Implementation Plan, of the Newport Beach Municipal Code. Final action takenby the City may be appealed to the Coastal Commission in compliance with Section21.64.035 (Appeal to the Coastal Commission.) of the City’s certified LCP and Title 14
California Code of Regulations, Sections 13111 through 13120, and Section 30603 of
the Coastal Act.
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PASSED, APPROVED, AND ADOPTED THIS 10TH DAY OF NOVEMBER, 2021
_____________________________________ Jaime Murillo, 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.Prior to final building permit inspection, an agreement in a form approved by the CityAttorney between the property owner and the City shall be executed and recorded
waiving rights to the construction of future shoreline protection devices including the
repair and maintenance, enhancement, reinforcement, or any other activity affecting thebulkhead, that results in any encroachment seaward of the authorized footprint of thebulkhead or other shoreline protective device. The agreement shall be binding againstthe property owners and successors and assigns.
3.Prior to the issuance of a building permit, the property owner shall submit a notarizedsigned letter acknowledging all hazards present at the site, assuming the risk of injuryor damage from such hazards, unconditionally waiving any claims of damage againstthe City from such hazards, and to indemnify and hold harmless City, its City Council, its
boards and commissions, officials, officers, employees, and agents from and against any
and all claims, demands, obligations, damages, actions, causes of action, suits, losses,judgments, fines, penalties, liabilities, costs and expenses (including without limitation,attorney’s fees, disbursements and court costs) of every kind and nature whatsoever whichmay arise from or in any manner relate (directly or indirectly) to City’s approval of
development. This letter shall be scanned into the plan set prior to building permit issuance.
4.Prior to the issuance of building permits, the applicant shall submit a final constructionerosion control plan. The plan shall be subject to the review and approval by the BuildingDivision.
5.Prior to the issuance of building permits, the applicant shall submit a final drainage andgrading plan. The plan shall be subject to the review and approval by the BuildingDivision.
6.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 ofplans.
7.Prior to issuance of building permits, the final WQHP/WQMP shall be reviewed and
approved by the Building Division. Implementation shall be in compliance with the
approved CPPP and WQHP/WQMP and any changes could require separate reviewand approval by the Building Division.
8.Prior to the issuance of building permits, the applicant shall submit a final landscape and
irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive
plant species and water efficient irrigation design. The plans shall be approved by thePlanning Division.
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9. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands or their buffers. No demolition or construction materials shall be stored on
public property.
10. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. The existing planter bayward of the property shall be removed and backfilled with native sand.
11. This Coastal Development Permit does not authorize any development seaward of the private property. 12. 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 (1) or two (2) short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 13. 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 Erosion Control Plan. 14. 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. 15. Debris from demolition shall be removed from work areas each day and removed from
the project site within 24 hours of the completion of the project. Stockpiles and
construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway.
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16. 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.
17. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit. 18. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval.
19. 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.
20. 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.
21. 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. 22. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division.
23. 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.
24. This Coastal Development Permit No. CD2021-032 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. 25. 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 the Fong Residence including, but not limited to, Coastal Development Permit
No. CD2021-032 (PA2021-158). This indemnification shall include, but not be limited to,
16
Zoning Administrator Resolution No. ZA2021-###
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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.
17
Attachment No. ZA 2
Vicinity Map
18
VICINITY MAP
Coastal Development Permit No. CD2021-032
PA2021-158
434 Via Lido Nord
Subject Property
19
Tmplt: 07/25/19
Attachment No. ZA 3
Project Plans
20
DETAIL REFERENCESHEET NUMBERSECTION INDICATORREVISION NUMBERREVISION REFERENCEPLAN NOTE REFERENCE NUMBERFLOOR PLAN, SOFFIT/UTILITY,&ELEVATION KEYNOTESECTION INDICATORSHEET NUMBERBUILDING SECTIONPROPOSED USE: NEW SINGLE FAMILY DETACHEDNUMBER OF STORIES: 2CONSTRUCTION TYPE: V-BOCCUPANCY: R-2 DWELLINGS, U- GARAGESFIRE SPRINKLERS: REQUIRED, CRC SEC. R313.3 SYSTEM - NFPA 13D SYSTEM THROUGHOUT INCLUDING ATTIC PER R309.6, R313.1, R313.2 & R313.3ABBREVIATIONSXXXXXXWITHOUTW/OWROUGHT IRONWIWATER HEATERWHWINDOWWDWWOODWDWATER CLOSETWCWITHW/WASHERWVERTICALVERTUNLESS OTHERWISE NOTEDUONUNFINISHEDUNFINUNIFORM BUILDING CODEUBCTYPICALTYPTELEVISIONTVTOP OF WALLTOWTOP OF PAVINGTOPTOP OF MASONRYTOMTOP OF CURBTOCTONGUE AND GROOVET & GTELEPHONETELTRASH COMPACTORTCT & B TOP AND BOTTOMSQUARESQSTANDARDSTDSTAGGEREDSTAGSERVICE SINKSSSHELF AND POLES & PSLIDINGSLSIMILARSIMSHOWERSHOWSHEATHINGSHTGSINGLE HUNGSHSELECT STRUCTURALSSSC SOLID COREROUGH OPENINGROROOF JOISTRJREQUIREDREQ'DREINFORCINGREINFREFRIGERATORREFRREDWOODRDWDROOF DRAINRDRETURN AIR GRILLERAGRADIUSRPOLY VINYL CHLORIDEPVCPRESSURE TREATEDPTDFPOUNDS/SQUARE INCHPSIPOUNDS/SQUARE FOOTPSFPAIRPRPLYWOODPLYWDPUSH-BUTTONPBOPTIONALOPTOPPOSITEOPPON CENTEROCNOT TO SCALENTSNUMBERNONOT IN CONTRACTNICNG NATURAL GRADEMASONRY OPENINGMOMINIMUMMINMANUFACTURERMFRMEDICINE CABINETMCMACHINE BOLTMBMAXIMUMMAXMASONRYMASLAG BOLTLBINTERIORINTINSUL INSULATIONHORIZONTALHORIZHEADERHDRHC HOLLOW COREGLUE LAMINATED BEAMGLBGARBAGE DISPOSALGDGALVANIZEDGALVGAUGEGAFOOTINGFTGFOOT/FEETFTFACE OF STUDFOSFACE OF MASONRYFOMFLUORESCENTFLUORFLOORFLRFLOOR JOISTFJFINISHFINFUEL GAS / FINISH GRADEFGFINISH FLOORFFFOUNDATIONFDNFORCED AIR UNITFAUEXTERIOREXTEACH WAYEWEQUIPMENTEQUIPEQUALEQELEVATORELEVEA EACHDOWNSPOUTDSDRAWINGDWGDOWNDNDOUBLE HUNGDHDIMENSIONDIMDIAGONALDIAGDIAMETERDIADETAILDETDRINKING FOUNTAINDFDOUBLEDBLDDRYERCONT CONTINUOUSCONST CONSTRUCTIONCONC CONCRETECOL COLUMNCLR CLEARCLG CEILINGCJCEILING JOISTCICAST IRONBTM BOTTOMBM BEAMBLKG BLOCKINGBLDG BUILDINGAPPROXIMATELYAPPROXALUMINUMALALTERNATEALTAIR CONDITIONINGA/CANCHOR BOLTABDOUGLAS FIRAD AREA DRAINCURTAINCURTDR DOORELELEVATIONFDFLOOR DRAINDISPOSALDISPGIGALVANIZED IRONGLGLASS / GLAZINGLTWT LIGHTWEIGHTOSA OUTSIDE AIRTBTOWEL BARTPD TOILET PAPER DISPENSERTEMPERED GLASSTEMP GLVTR VENT THROUGH ROOFVVOLTSGYPSUM WALLBOARDGYP BDA4.1 BUILDING SECTIONS (1/4" = 1'-0")ARCHITECTURALA3.1PROJECT DATACODE COMPLIANCE:SPECIAL INSTRUCTIONS: FIRE SPRINKLER SYSTEM - NFPA 13DOBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOFSHEATHING INSPECTION434 Via Lido Nord2019 CALIFORNIA RESIDENTIAL CODE2019 CALIFORNIA MECHANICAL CODE2019 CALIFORNIA PLUMBING CODE2019 CALIFORNIA ELECTRICAL CODE2019 CALIFORNIA ENERGY CODE2019 CALIFORNIA GREEN BUILDINGSTANDARDS CODE2019 CALIFORNIA ENERGY EFFICIENCYSTANDARDS CODECITY OF NEWPORT BEACH REGULATIONSAND ORDINANCESA4.2RITNER GROUP, INC.503 32ND STREET, SUITE 130NEWPORT BEACH, CA 92663(949) 999-3255PHONE:ARCHITECT/DESIGNRON RITNERCONTACT:OWNER:NEWPORT BEACH, CA 92663PHONE: (949) FOREST STUDIO332 FOREST AVE. SUITE 4LAGUNA BEACH, CA 92651(949) 497-0202PHONE:BOB WHITECONTACT:INDEX OF DRAWINGSThe Fong ResidenceCOVER SHEETA5.1 EXTERIOR ELEVATIONS (1/4" = 1'-0")PROJECT DIRECTORYFONG RESIDENCE503 REDLANDSCONTACT: MICHAEL FONGA2.2DEFERRED SUBMITTALS: - FIRE SPRINKLER - NFPA 13D SYSTEM THROUGHOUT INCLUDING ATTIC - HVAC EQUIPMENT AND DUCTWORK - ENCROACHMENT PERMIT - SOLAR PV SYSTEM - ROOF TRUSSESPLOT REFERENCE DATE: 09-13-21SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:C1.1SHEET TITLE:RITNER GROUP, INC. 2021 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:20006-COVERO:\2020-PROJECTS\20006\CD\20006-COVER September 14, 2021RRBW20006Owner:Michael & Maria Fong503 Redlands AvenueNewport Beach, CA 92663(949)(949)CDP Re-Submittal 09-13-21PROJECT:BUILDING DEPARTMENT SUBMITTAL: 02-04-19REVISIONS:1- -ROOF PLAN (1/4" = 1'-0")BUILDING SECTIONS (1/4" = 1'-0")GENERAL NOTES:1. THE UTILITY CONSULTING ENGINEER IS TO ATTENDON-SITE MEETINGS WITH THE UTILITY COMPANIESTO DETERMINE ALLOWABLE LOCATIONS. AMINIMUM OF 48 HOURS WRITTEN NOTICE FORTHE MEETING IS REQUIRED.2. REQUIRED HERS TESTING AND/OR VERIFICATION MUST BEDONE BY A CERTIFIED HOME ENERGY RATER UNDER THESUPERVISION OF A CEC-APPROVED HERS PROVIDER USINGCEC APPROVED TESTING AND/OR VERIFICATION METHODSAND MUST BE REPORTED ON THE CF-4R INSTALLATIONCERTIFICATE.3. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORTBEACH DOES NOT RELIEVE APPLICANTS OF THE LEGALREQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS ANDRESTRICTIONS WHICH MAY BE RECORDED AGAINST THEPROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTAC YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENTOF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT.4. PRIOR TO PERFORMING ANY WORK IN THE CITYRIGHT-OF-WAYAN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THEPUBLIC WORKS DEPARTMENT.5. A Cal-OSHA PERMIT IS REQUIRED FOR EXCAVATIONSDEEPER THAN 5'-0" AND FOR SHORING AND UNDERPINNING.CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT.6. THE PROJECT LANDSCAPE AREA SHALL BE LESS THAN 500 sf7. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHERFREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWSAND PERMITS.8. FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILSAND HANDRAILS OR ANY COMBINATION THEREOF SHALL NOTEXCEED 42" FROM EXISTING GRADE PRIOR TO CONSTRUCTIONWITHIN THE REQUIRED FRONT YARD SETBACK AREA.9. ALL PERMITS RELATED TO THE PROPOSED PROJECT SHALL BEISSUED AT THE SAME TIME, OR SEPARATE PLANS AND PLANREVIEW WILL BE REQUIRED FOR ITEMS NOT ISSUED WITH THISREVIEW.a. ACCESSORY STRUCTURES, DETACHED PATIO COVERS ANDTRELLISb. MASONRY OR CONCRETE FENCES OVER 3.5 FT HIGHc. RETAINING WALLS OVER 4' FROM BOTTOM OF FOUNDATION TOTOP OF WALLRECYCLE AND OR SALVAGE FOR REUSE A MINIMUM OF 65% OF THENON-HAZARDOUS CONSTRUCTION AND DEMOLITION WASTE INACCORDANCE WITH SECTION 4.408.1 CalGreen CODE.DEFERRED SUBMITTAL TO BE REVIEWED BY PROJECT ARCHITECTOR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTALFOR PLAN CHECK OR APPROVAL BY THE CITY.A CERTIFIED BUILDING HEIGHT CERTIFICATION MUST BE SUBMITTEDAT THE FOLLOWING POINT IN THE CONSTRUCTION PROCESS:a. AFTER FRAMING AND INSTALLATION OF ROOF MATERIAL.MEASURED FROM AVERAGE CURB HEIGHT OF 12.02'PROJECT DESCRIPTION:10.11.SOILSGEOFIRM801 GLENNEYRE STREET, SUITE - FLAGUNA BEACH, CA 92651(949) 494-2122PHONE:ERIK HILDE P.G.CONTACT:CIVILTOAL ENGINEERING139 AVENIDA NAVARROSAN CLEMENTE, CA 92672(949) 492-8586PHONE:CONTACT: CALEB RIOST-24HERITAGE ENERGY GROUP470 WALDIRVINE, CA 92618(949) 789-7221PHONE:RUDY SAINSCONTACT:LANDSCAPEPETE PHILLIPS DESIGN25622 EASTWIND DRIVEDANA POINT, CA 92629(949) 388-5161PHONE:CONTACT: PETE PHILLIPSC1.1 COVER SHEETGN-1 CALIFORNIA GREEN RESIDENTIAL MINIMUM REQUIREMENTSLEGENDINSPECTION PROGRAM:1. DEPUTY INSPECTORS ARE REQUIRED TO BE REGISTERED WITHTHE CITY OF NEWPORT BEACH.PORTION OF WORK REQUIRING INSPECTIONCONTINUOUSPERIODICDESCRIPTION, LOCATIONS, REMARKS, ETC.X---EXPANSION / EPOXY ANCHORSX---ALL STRUCTURAL WELDING---XSHEAR WALL NAILING---XSTRUCTURAL MASONRYGROUTING, STEM AND FOOTING REINF.VICINITY MAP2. SPECIAL AND / OR DEPUTY INSPECTIONS SHALL BE PROVIDEDDURING CONSTRUCTION ON THE FOLLOWING TYPES OF WORK:---------"HERS" VERIFICATION---XA5.2 EXTERIOR ELEVATIONS (1/4" = 1'-0")Newport Beach, CASP-1 ARCHITECTURAL SITE PLAN (1/4" = 1'-0")SECOND LEVEL FLOOR PLAN (1/4" = 1'-0")ZONING: R-2A2.1 MAIN LEVEL FLOOR PLAN (1/4" = 1'-0")GN-2 RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTSPROJECT ADDRESS434 VIA LIDO NORDNEWPORT BEACH, CA. 92663ASSESSOR'S PARCEL NUMBER: 423-191-09SEASTERLY 20' of LOT 488 & NWESTERLY 10' of LOT 489 TRACT 907SCH1.1 WINDOW SCHEDULESCH1.2 WINDOW TYPESSCH2.1 DOOR SCHEDULESCH2.2 DOOR TYPESA6.1 UTILITY PLANS (1/4" = 1'-0")A1.1 SLAB EDGE PLAN (1/4" = 1'-0")A9.1 OVERLAY PLANS (1/4" = 1'-0")SOILS REPORT: PREPARED BY: GEOFIRMREPORT No 21-8848 DATED JANUARY 22, 2021PROJECT SCOPE:DEMOLITION OF EXISTING TWO-STORY RESIDENCE, GARAGE ANDASSOCIATED LANDSCAPING.CONSTRUCT NEW TWO-STORY 2,775 s.f. SINGLE FAMILY RESIDENCEWITH AN ATTACHED 469 s.f. TWO CAR GARAGE. THE PROJECTINCLUDES HARDSCAPE AND SUBSURFACE DRAINAGE FACILITIESWITHIN THE CONFINES OF THE PRIVATE PROPERTY.NPROJECTSITEA8.1 REFLECTED CEILING PLANS (1/4" = 1'-0")CIVILC-2 GRADING PLANC-1 TITLE SHEETSTRUCTURALRIGHT ENGINEERING26040 ACERO, SUITE 100MISSION VIEJO, CA 92691(949) 855-2300PHONE:CONTACT: RA'ID GHOULIC-3SECTIONS AND DETAILSC-4EROSION CONTROL PLANC-5 TOPOGRAPHIC AND BOUNDARY STRUCTURALSD-1S-1.12ND FLOOR FRAMING PLANS-1.2FOUNDATION DETAILSFOUNDATION PLANSN-1 STRUCTURAL GENERAL NOTESSN-2 STRUCTURAL GENERAL NOTESSN-3 STRUCTURAL GENERAL NOTESSD-2 STRUCTURAL DETAILSSD-3 STRUCTURAL DETAILSD-1.1 ARCHITECTURAL DETAILSD-1.2 ARCHITECTURAL DETAILSD-2.1 ARCHITECTURAL DETAILSD-3.1 ARCHITECTURAL DETAILSD-4.1 ARCHITECTURAL DETAILST24.1a TITLE-24 ENERGY COMPLIANCE SHEETT24.1b TITLE-24 ENERGY COMPLIANCE SHEETT24.MM TITLE-24 ENERGY COMPLIANCE SHEETMANDATORY MEASURESArea TabulationLiving Area:469 Sq. Ft.2 Car GarageMain Level Living1,658 Sq. Ft.Second Level LivingSecond Level186 Sq. Ft.Covered Deck1,117 Sq. Ft.2,775 Sq. Ft.Total Living3,244 Sq. Ft.Total BuildingPlanning CriteriaSetbacks:4'Front0'Rear3'Side Yard 1Maximum Height:24' Datum, Average curb Height.Average Roof Height 22' (Eaves not included2,700 Sq. Ft.Site Area - 30'x90'MAXIMUM FLOOR AREA LIMIT:Buildable Area - 24'x86'3,509 Sq. Ft.Building Area 2,064 x 1.7 = OPEN SPACE REQUIREMENTS:3'Side Yard 22,064 Sq. Ft.HOA Open Space310 Sq. Ft.2,064 x 15% =RequirementOpen Space60 Sq. Ft.Entry Walkway (First Level) PARKING REQUIREMENTS:Car covered spaces, minimum clear20'x20'. Three Cars covered requiredif livable Sq. Ft. over 4,000 Sq. Ft.Tandem third car okay, minimumMain Level310 Sq. Ft.Outdoor Room250 Sq. Ft.Covered Deck (Second Level)Proposed HOA Open Space 310 Sq. Ft.Maximum Allowabledimension 10'x35'.3,244 Sq. Ft.Building Area = Proposed(Livable + Garage)(Include all enclosed spaces,e.g., Garage)City Open Space310 Sq. Ft.2,064 x 15% =RequirementOpen Space387 Sq. Ft.Outdoor Room (First Level) 155 Sq. Ft.Covered Deck (Second Level)Proposed City Open Space 542 Sq. Ft.A9.2 OPEN SPACE OVERLAY PLANS (1/4" = 1'-0")LANDSCAPEL-2 HARDSCAPE DETAILSL-1 HARDSCAPE PLANL-6 IRRIGATION SPECIFICATIONSL-3 LIGHTING PLANL-4 IRRIGATION PLANL-5 IRRIGATION DETAILSL-7 PLANTING PLANL-8 PLANTING DETAILSL-9 PLANTING SPECIFICATIONSROOF FRAMING PLANS-1.3C-6 SOILS REPORT RECOMMENDATIONS12.21
VIA LIDO NORDLOT 4873'-0"Setback3'-1"4'-0"ReplaceExistingConcreteStairsExistingSite Wallto RemainAlcove forTrash CansUnder Stair16'-3"Zero'Front YardSetbackExistingBulkhead Wallto remainDn8RUp2RReplaceExistinggaswaterelecDn6RReplaceExistingProperty LineProperty LineProperty LineProperty Line5'-1"4'-1"T.O.Slab13.50'T.O.Slab12.50'A.N.G.Point 211.97'A.N.G.Point 112.14'Setback4'-1"A.N.G.Point 313.15'A.N.G.Point 413.88'3'-1"3'-0"Setback3'-1"3'-1"3'-0"SetbackExisting T.O.Wall 17.61'E.G. 12.50'ExistingProperty LineWall to remainExisting T.O.Wall 17.26'E.G. 12.50'Existing T.O.Wall 17.62'E.G. 12.22'Existing T.O.Wall 17.96'E.G. 11.90'Existing T.O.Wall 17.62'E.G. 12.22'Existing T.O.Wall 16.90'E.G. 13.08'Existing T.O.Wall 17.25'E.G. 13.08'Existing T.O.Wall 16.91'Existing F.S.12.50'ExistingPlanting areafilled w/ nativematerial (sand)T.O. NewWood Gate17.96'New T.O.BulkheadWall 14.40'(E)(E)(E)(E)Existing T.O.Wall 18.40'Existing T.O.Wall 18.23'E.G. 14.07'Existing T.O.Wall 15.26'E.G. 14.07'Existing T.O.Wall 18.40'E.G. 13.84'Existing T.O.Wall 17.52'E.G. 14.00'Existing T.O.Wall 16.87'E.G. 13.90'New T.O.BulkheadWall 14.40'Architectural Site PlanSCALE: 1/4" = 1'-0"ARCHITECTURALSITE PLANPLOT REFERENCE DATE: 09-13-21SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:SP-1SHEET TITLE:RITNER GROUP, INC. 2021 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:20006-SITEO:\2020-PROJECTS\20006\CD\20006-SITE September 14, 2021RRBW20006Owner:Michael & Maria Fong503 Redlands AvenueNewport Beach, CA 92663(949)(949)CDP Re-Submittal 09-13-21PROJECT:BUILDING DEPARTMENT SUBMITTAL: 02-04-19REVISIONS:1- -PROJECT ADDRESS434 VIA LIDO NORDNEWPORT BEACH, CA. 92663ASSESSOR'S PARCEL NUMBER: 423-191-08SOUTHEASTERLY 20' OF LOT 488 6. The discharge of pollutants to any storm drainagesystem is prohibited. No solid waste, petroleumbyproducts, soil particulate, construction wastematerials, or wastewater generated on constructionsites or by construction activities shall be placed,conveyed or discharged into the street, gutter orstorm drain system.7. In Accordance with Planning Area 6 (PA6) of theHeadlands Development and Conservation Plan(HDCP), This house is a Single-Family Dwelling.8. An approved encroachment permit is required forall work activities within the public right-of-way,public easement and on city facilities.9. All work related to wastewater in the publicright-of-way shall be performed by a C-42 licensedSanitation Sewer Contractor or an A LicensedGeneral Engineering Contractor.General Notes:1. Refer to Site Drainage Plan sheetfor existing grade elevations andfinish grade elevations.2. Surveyor or Engineer shall permanentlymonument property corners or offsetsbefore starting grading.3. Fences, Gates, Walls, Planter boxes, Patio covers,and other freestanding structures cannot exceed 6'measured from Natural Grade within required sideyard setback.4. Finish grade within 10 feet of the new structure/addition shall be sloped a minimum of 2 % awayfrom the building for drainage purpose.5. Additions, remodels or renovations of a single familyhome with an existing pool require the suction outletof the existing pool, spa, or toddler pool to beupgraded so as to be equipped with an approvedanti-entrapment cover meeting the current standardsof ASTM or ASME per section 115920 HSC.Area for Determining Slope CalculationA.N.G. Point # 112.14'A.N.G. Point # 211.97'A.N.G. Point # 313.15'A.N.G. Point # 413.88Total51.14'Divided by 412.78'A.N.G. (Average Natural Grade)Grade Establishment10. A Public Works Department Encroachment Permitinspection is required before the Building DepartmentPermit Final can be issued. At the time of Public WorksDepartment inspection, if any of the existing publicimprovements surrounding the site is damaged, newconcrete sidewalk, curb and gutter, and alley/streetpavement will be required. Additionally, if existingutilities infrastructure are deemed substandard, a new1-inch water service, water meter box, sewer lateraland/or cleanout with box and lid will be required. 100%of the cost shall be borne by the property owner(Municipal Codes 14.24.020 and 14.08.030). Saiddetermination and the extent of the repair work shallbe made at the discretion of the Public Works Inspector.11. There is no work proposed in the Public right of way oron the area controlled by the Annual Ocean FrontEncroachment Permit.NORTHWESTERLY 10' OF LOT 489 Area TabulationLiving Area:469 Sq. Ft.2 Car GarageMain Level Living1,658 Sq. Ft.Second Level LivingSecond Level186 Sq. Ft.Covered Deck1,117 Sq. Ft.2,775 Sq. Ft.Total Living3,244 Sq. Ft.Total BuildingPlanning CriteriaSetbacks:4'Front0'Rear3'Side Yard 1Maximum Height:24' Datum, Average curb Height.Average Roof Height 22' (Eaves not included)2,700 Sq. Ft.Site Area - 30'x90'MAXIMUM FLOOR AREA LIMIT:Buildable Area - 24'x86'3,509 Sq. Ft.Building Area 2,064 x 1.7 = OPEN SPACE REQUIREMENTS:3'Side Yard 22,064 Sq. Ft.HOA Open Space310 Sq. Ft.2,064 x 15% =RequirementOpen Space60 Sq. Ft.Entry Walkway (First Level) PARKING REQUIREMENTS:Car covered spaces, minimum clear20'x20'. Three Cars covered requiredif livable Sq. Ft. over 4,000 Sq. Ft.Tandem third car okay, minimumMain Level310 Sq. Ft.Outdoor Room250 Sq. Ft.Covered Deck (Second Level)Proposed HOA Open Space 310 Sq. Ft.Maximum Allowabledimension 10'x35'.3,244 Sq. Ft.Building Area = Proposed(Livable + Garage)(Include all enclosed spaces,e.g., Garage)City Open Space310 Sq. Ft.2,064 x 15% =RequirementOpen Space387 Sq. Ft.Outdoor Room (First Level) 155 Sq. Ft.Covered Deck (Second Level)Proposed City Open Space 542 Sq. Ft.22
20'-0" MinimumConcrete EncasedElectrode25D-4.1Property LineVIA LIDO NORDLOT 487EA-4.2FA-4.2DA-4.1FA-4.2EA-4.2BA-4.1BA-4.1DA-4.1CA-4.1CA-4.1AA-4.1AA-4.123'-10"4'-1"69'-8"3'-3"13'-0"21'-6"1'-5"17'-4"30'-10"11'-7"2'-5"15'-11"8'-4"9'-0"13'-0"3'-3"3'-1"7'-11"4'-1"69'-8"21'-6"40'-3"16'-9"1'-11"30'-0"2'-5"5'-1"21'-10"3'-1"2'-5"17'-0"30'-0"3'-1"21'-0"8"1'-5"1'-5"1'-0"2'-6"4'-1"SETBACKSETBACKSETBACKZero'RearSetback2'-11"18'-0"2'-11"2'-10"3'-2"512"3'-9"2'-212"6"2'-312"1'-0"6'-11"20'-10"8"1'-0"6"8'-6"6"4'-8"1'-212"5'-1012"7'-612"6'-5"6"11'-7"1'-5"Concrete Garage SlabSee StructuralSlope2%Garage F.S.12.16'ConcreteCurb Typical17D-4.1Garage F.S.12.33'T.O. Slab 12.50'F.FL. 12.56'T.O. Slab12.50'T.O. Slab 13.50'F.FL. 13.562'22D-4.1ConcreteCurb TypicalT.O. Curb14.00'T.O. Curb13.00'T.O. Curbat Garage12.50'T.O. Curbat Garage12.50'8D-3.122D-4.1ConcreteCurb TypicalConcreteSlab TypicalConcreteSlab TypicalConduit under Slab toIsland for ElectricalDN2R6"6"Existing Sitewalls to remainExisting Sitewalls to remain6"6"T.O. Curb14.00'23'-10"8"1'-7"8"13'-2"PlanterPlanter20'-10"6"DN8RProperty LineProperty LineProperty LineT.O. Slab 13.00'Up2R9D-4.17D-4.18D-4.17'-1012"6"1'-0"1'-1"1'-4"6"T.O. Slab13.50'812"10916"6716"Steel ColumnW10x45Steel ColumnW10x456716"10916"812"New CMUPlanter Wall6"Curb forPedestal DeckSystem6"6"6"2'-9"6"1"3'-1"2'-5"6"8'-8"T.O. PlanterWall 14.40'ExistingBulkheadWall to remain6"6"1"Curb forPedestal DeckSystem11'-7"3'-1"New T.O.BulkheadWall 14.40'Existing Sitewalls to remainSteel ColumnW10x45Steel ColumnW10x45Slab Edge PlanSCALE: 1/4" = 1'-0"LOWER LEVELFLOOR PLANPLOT REFERENCE DATE: 09-13-21SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A1.1SHEET TITLE:RITNER GROUP, INC. 2021 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:20006-FLOORO:\2020-PROJECTS\20006\CD\20006-FLOOR September 14, 2021RRBW20006Owner:Michael & Maria Fong503 Redlands AvenueNewport Beach, CA 92663(949)(949)CDP Re-Submittal 09-13-21PROJECT:BUILDING DEPARTMENT SUBMITTAL: 02-04-19REVISIONS:1- -SLOPETO DRAINSLOPE TO DRAIN 1/8" PERFOOT U.N.O.FINISH SLAB TO FINISH SLABDIMENSION NOTE: REFER TOCIVIL DRAWINGS FORADDITIONAL SLAB ELEVATIONINFORMATIONSLAB LEGEND1. THIS ARCHITECTURAL FOUNDATION PLAN IS FORDIMENSIONAL INFORMATION ONLY. THECONTRACTOR SHALL REFER TO THE STRUCTURALFOUNDATION PLAN FOR ALL STRUCTURALREQUIREMENTS. THE CONTRACTOR SHALLNOTIFY THE ARCHITECT IF THERE IS ANYDISCREPANCY BETWEEN THE ARCHITECTURALFOUNDATION PLAN AND THE STRUCTURALFOUNDATION PLAN.2. FOOTINGS SHALL BE EXAMINED AND CERTIFIED INWRITING BY THE PROJECT SOIL / GEOLOGYENGINEER PRIOR TO EMA INSPECTIONS ANDPLACEMENT OF CONCRETE.3. VERIFY ALL INFORMATION REGARDINGCONCRETE SLAB, FOUNDATION, AND RETAININGWALLS, WITH STRUCTURAL AND CIVILENGINEER'S DRAWINGS.SLAB NOTES4. REFER TO STRUCTURAL DRAWINGS FOR SHEARWALLS AND HOLD DOWN LOCATIONS AND SIZES.5. DEPRESSED SLAB FOR MATERIAL THICKNESS REFERTO LEGEND.6. PROVIDE ELECTRICAL CONDUIT BELOW SLAB FOR FLOOROUTLETS, KITCHEN ISLAND OUTLETS AND APPLIANCES.VERIFY LOCATION WITH INTERIOR DESIGN DRAWINGS7. SURVEYOUR TO FILE A CORNER RECORD OF SURVEY WITH THE OFFICE OF COUNTY SURVEYOR. EVIDENCE OF FILING SHALL BE SUBMITTED TO BUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION.23
Wall or floor between houseLiving area and garage(R-2 to U-1) shall be 5/8"type "X" Gyp. Bd. on garageside of wall or floor/ceiling. Ratedseparation must extend fromfloor level to roof sheathing.Main Service 400 AMPground from UFER to gas tocold water with 1/0 AWGTreads11.5" ea.1 3/4" thick self-closing& self-latching,tightfitting 20 minuterated dooorVIA LIDO NORDLOT 487Up17REA-4.2FA-4.2DA-4.1FA-4.2EA-4.2BA-4.1BA-4.1DA-4.1CA-4.1CA-4.1AA-4.1AA-4.1Kitchen9'-0" ClgWoodPdr7'-6" ClgWoodDn2RMud Room8'-6" ClgStoneDining9'-0" ClgWoodF.F. El. 12.562'T.O. Slab 12.50'12.07' TC11.60' FLFS El. 13.4823'-10"9'-0"2'-0"Dn8R4'-1"69'-8"3'-3"13'-0"21'-6"1'-5"17'-4"30'-10"11'-7"4'-0"17'-6"19'-10"8'-4"9'-0"13'-0"3'-3"3'-1"17'-4"4'-1"69'-8"21'-6"14'-0"12'-0"18'-2"3'-4"11'-10"5'-4"2'-2"10'-10"30'-0"3'-6"2'-5"5'-1"21'-10"3'-1"2'-5"17'-0"30'-0"3'-1"F.F. El. 13.562'T.O. Slab 13.50'Slope2%F.F. El. 13.48'T.O. Slab 13.00'FS El. 12.16Up2RExtent of7'-6" HighCeilingFS El. 12.76Entry7'-6" ClgWoodLiving9'-0" ClgWood9'-0"3'-6"21'-0"3'-6"2'-9"2'-8"6'-512"3"2'-11"8"1'-5"7'-912"2'-1012"16'-1012"2'-7"1'-712"1'-5"3'-2"14'-0"6'-11"5'-4"5'-4"1'-0"912"2'-6"912"5'-1"9"3'-2"3'-0"2'-11"4'-0"3'-412"D1011'-0"6'-8"D104D103D10651D107D10520'-0"20'-0"1D102W102W101D10862W104W103W104W104W105636216D109289171157D1102218107613194046722474849412263ReplaceExisting74'-0"SETBACKElectricalMeterGasMeterWaterMeter59Zero' RearSetback1'-0"TrashBins6'-7"2'-5"1'-2"1'-9"4'-2"2'-5"8"20'-10"2'-11"18'-0"2'-11"16'-10"2'-6"1'-5"1'-012"3'-6"1'-11"1'-8"5'-1"3'-11"4'-5"3'-6"6161614'-8"Storage1'-0"4'-1"3'-0"1'-0"Dryer Vent toOutside Air2 CarGarageProperty LineProperty LineProperty LineProperty Line7'-6" Clg8'-6" Clg25A25A25A7'-0"7'-0"7'-0"22Min. 20'-0" x 20'-0"Clear Dimensionat Garage6716"10916"812"812"A.N.G.Point 112.14'A.N.G.Point 211.97'A.N.G.Point 413.88'3'-1"3'-0"Setback3'-1"3'-0"Setback3'-0"Setback3'-0"SetbackA.N.G.Point 313.15'11.62' TC11.58' FL11.54' TC11.50' FL11.95' TC11.48' FLExistingBulkhead wallto remainNew T.O.BulkheadWall 14.40'New T.O.Wall 14.00'New T.O.Wall 14.40'ExistingProperty linewall to remainExistingProperty linewall to remainExistingProperty linewall to remainExistingProperty linewall to remainOutdoorRoom9'-0" ClgWoodLower Level - Floor PlanSCALE: 1/4" = 1'-0"LOWER LEVELFLOOR PLANPLOT REFERENCE DATE: 09-13-21SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A2.1SHEET TITLE:RITNER GROUP, INC. 2021 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:20006-FLOORO:\2020-PROJECTS\20006\CD\20006-FLOOR September 14, 2021RRBW20006Owner:Michael & Maria Fong503 Redlands AvenueNewport Beach, CA 92663(949)(949)CDP Re-Submittal 09-13-21PROJECT:BUILDING DEPARTMENT SUBMITTAL: 02-04-19REVISIONS:1- -FLOOR PLAN KEY NOTESSYMBOLXXAElevation KeyDCBInterior20. PROVIDE SMOOTH METAL DUCT FOR DRYER EXHAUSTEXTENDING TO OUTSIDE WITH BACKDRAFT DAMPER.PER CMC.21. FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OTHERCOMPONENTS SHALL BE LISTED AND INSTALLED INACCORDANCE WITH THEIR LISTING AND MANUFACTURERINSTRUCTIONS.22. DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THETERMINATION OF THE FACTORY-BUILT CHIMNEYS EXCEPTWHERE SUCH SHROUDS ARE LISTED AND LABELEDFOR USE WITH THE SPECIFIC FACTORY-BUILT CHIMNEYSYSTEM AND ARE INSTALLED IN ACCORDANCE WITHMANUFACTURER'S INSTALLATION INSTRUCTION.CMC 802.5.2.4 GASEOUS FUEL BURNING PAN MUST BEPERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACEMUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDSMANDATORY MEASURES.23. NET AREA OF SHOWER ENCLOSURES SHALL BE NOT LESSTHAN 1,024 Sq In (7.1 Sq. Ftt.) OF FLOOR AREA, AND A MINIMUMOF 30 INCH DIAMETER CIRCLE. PER CPC 408.624. HANDRAILS:a. HANDRAILS OTHER THAN CIRCULAR CROSS SECTIONS SHALL HAVE A PERIMETER DIMENSION OF 4 TO 6.25 INCHESWITH A MAXIMUM CROSS SECTION OF 2.25 INCHES. R311.7.8.3item 1b. HANDRAILS WITH A PERIMETER GREATER THAN 6.25 INCHESSHALL COMPLY WITH R311.7.8.3 item 2.c. HANDRAILS SHALL BE CONTINUOUS WITHOUT INTERRUPTIONBY NEWEL POST OR OTHER OBSTRUCTION, EXCEPT AT THELANDING, VOLUTE OR TURNOUT ON LOWEST TREAD.R311.7.8.2 Exception 1&2.WALL LEGENDFLOOR PLAN NOTES1. SMOKE DETECTORS SHALL BE INTERCONNECTED SUCHTHAT AT THE ACTIVATION OF ONE ALARM WILL ACTIVATE ALLALARMS. SMOKE DETECTORS SHALL BE "HARD WIRED" ANDSHALL BE EQUIPPED WITH A BATTERY BACK UP. CARBONMONOXIDE DETECTORS SHALL BE "HARD WIRED" ANDSHALL BE EQUIPPED WITH A BATTERY BACK UP.CRC R314 & CRC R315.32. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS ANDSIMILAR FIXTURES SHALL BE PROVIDED WITH ANEXHAUST FAN WITH A MINIMUM CAPACITY OF 50 cfmCBC 1203.4.2.1, CMC T4-43. SHOWERS AND TUB / SHOWERS SHALL BE PROVIDED WITHPRESSURE BALANCE OR THERMOSTATIC MIXING VALVECONTROLS. PER CPC.4. WATER CLOSETS SHALL USE NO MORE THAN 1.28 GALLONSOF WATER PER FLUSH, LAVATORIES FAUCETSNO MORE THAN 1.2 GPM AT 60 PSI, KITCHENFAUCETS NO MORE THAN 1.8 GPM AT 60 PSI,SHOWER HEAD MORE NO THAN 2 GPM AT 80 PSI,ALL PLUMBING FIXTURES SHALL BE COMPLYING WITHFLOW RATES IN CGC SECTION 4.3035. WHEN A SHOWER IS PROVIDED WITH MULTIPLE SHOWERHEADS, THE SUM OF FLOW TO ALL THE HEADS SHALL NOTEXCEED THE 20% REDUCED LIMIT, OR THE SHOWER SHALLBE DESIGNED SO THAT ONLY ONE HEAD IS ON AT A TIME.CGC 4.303.26. LANDSCAPE IRRIGATION WATER USE SHALL HAVEWEATHER BASED CONTROLLERS. CGC 4.304.17. PROVIDED WATER EFFICIENT LANDSCAPE IRRAGATIONDESIGN WHERE POTABLE WATER USE DOES NOT EXCEED65% OF THE ETo. (TIER 1)8. A MINIMUM OF 50% OF CONSTRUCTION WASTE IS TO BERECYCLED. CGC 4.408.19. THE BUILDER IS TO PROVIDE AN OPERATION MANUAL(CONTAINING INFORMATION FOR MAINTAINING APPLIANCES,ETC.) FOR THE OWNER AT THE TIME OF FINAL INSPECTION.CGC 4.410.110. DURING CONSTRUCTION, ENDS OF DUCT OPENINGS ARE TOBE SEALED, AND MECHANICAL EQUIPMENT IS TO BECOVERED CGC 4.504.111. VOC'S MUST COMPLY WITH THE LIMITATIONS LISTED INSECTION 4.504.3 AND TABLES 4.504.1, 4.504.2, 4.504.3, AND4.504.5 FOR: ADHESIVES, PAINTS AND COATINGS, CARPETAND COMPOSITION WOOD PRODUCTS. CGC 4.504.212. THE MOISTURE CONTENT OF WOOD SHALL NOT EXCEED 19%BEFORE IT IS ENCLOSED IN CONSTRUCTION. THE MOISTURECONTENT NEEDS TO BE CERTIFIED BY ONE OF 3 METHODSSPECIFIED. BUILDING MATERIALS WITH VISIBLE SIGNS OFWATER DAMAGE SHOULD NOT BE USED IN CONSTRUCTION.THE MOISTURE CONTENT MUST BE DETERMINED BY THECONTRACTOR BY ONE OF THE METHODS LISTED IN CGCSECTION 4.505.313. BATHROOM FANS SHALL BE ENERGY STAR RATED, VENTEDDIRECTLY TO THE OUTSIDE AND CONTROLLED BY AHUMIDISTAT. CGC 4.506.114. IF PROVIDED, WHOLE HOUSE EXHAUST FANS SHALL HAVEINSULATED COVERS OR LOUVERS WHICH CLOSE THE FANIS OFF. THE COVERS OR LOUVERS SHALL HAVE MINIMUMR4.2 INSULATION. CGC 5.507.115. PROVIDE NON-REMOVABLE BACKFLOW PREVENTION DEVICES AT ALL EXTERIOR HOSE BIBS. PER CPC.16. PROVIDE PRESSURE RELIEF VALVE WITH DRAIN TO OUTSIDEAT WATER HEATERS. PER CPC.17. HEATING AND AC SHALL BE SIZED AND SELECTED BYACCA MANUAL J OR ASHRAE HANDBOOK OR EQUIVALENT.THE DUCT SHALL BE SIZED IN ACCORDANCE WIHT ONEOF THE ACCA METHODS LISTED IN CGC SECTION 4.507.218. PRIOR TO FINAL APPROVAL OF THE BUILDING LICENSEDCONTRACTOR, ARCHITECT OR ENGINEER IN RESPOSIBLECHARGE OF THE OVERALL CONSTRUCTION MUST COMPLETEAND SIGN THE GREEN BUILDING STANDARDS CERTIFICATIONFORM AND GIVEN TO THE BUILDING DEPARTMENT OFFICALTO BE FILED WITH THE APPROVED PLANS.19. PROVIDE FIRE BLOCKS AND DRAFT STOPS IN THE WOODFRAME FLOOR CONSTRUCTION CONTAINING CONCEALEDSPACE WHERE THERE IS USABLE SPACE ABOVE AND BELOWTHE CONCEALED SPACE. SUCH DRAFT STOPS SHOULD BEINSTALLED SO THAT THE AREA OF THE CONCEALED SPACEDOES NOT EXCEED 1000 SQ. FT. DRAFTSTOPPING SHOULDDIVIDE THE CONCEALED SPACE INTO APPROXIMATELY EQUAL AREAS. PER CBC.LOW WALL2 X 6 STUD WALL2 X 4 STUD WALL2 X 8 STUD WALL1LINE OF CABINET(S) ABOVE2CABINET(S)3OPEN SHELVES4BUILT-IN MILLWORK5BUILT-IN PANTRY6BUILT-IN BENCH SEATING7STONE SLAB COUNTERAS SELECTED BY OWNER8KITCHEN ISLAND9FARM HOUSE SINK WITHGARBAGE DISPOSAL10 BAR SINK11 WOLF 48" GAS RANGE / OVENAS SELECTED BY OWNER12 VENT HOOD TO OUTSIDE AIR13 SUB-ZERO 48" PRO REFRIGERATORAS SELECTED BY OWNER14 SU-ZERO 24" UNDER COUNTERREFRIGERATOR AS SELECTED BY OWNER15 PERLICK 24" BEVERAGE CENTERAS SELECTED BY OWNER16 DISHWASHER AS SELECTED BY OWNER17 TRASH RECYCLING BIN18 BUILT-IN MICROWAVEAS SELECTED BY OWNER19 BUILT-IN COFFEEAS SELECTED BY OWNER20 LINE OF WALL BELOW COUNTER21 LOW WALL22 LINE OF SOFFIT ABOVE23 LINE OF BALCONY ABOVE24 INTERIOR STAIRWAYREFER TO SHEET A-FOR DETAILED INFORMATION25A DRYWALL OPENING25B CASED OPENING26 WRAPPED FLOOR BEAMS27 WRAPPED WOOD POST28 WRAPPED WOOD BEAM29 DECORATIVE CEILING BEAMS30 8x EXPOSED WOOD BEAM31 8x EXPOSED WOOD POST32 EXPOSED WOOD RIDGE33 EXPOSED 4x6 WOOD RAFTER34 STORAGE CLOSET35A BUILT-IN BUNK BED35B BUILT-IN MURPHY BED36 LOW LINEN CABINET37 FULL HEIGHT LINEN CABINET38 SHELF AND POLE39 DOUBLE SHELF AND POLE40 LAVATORY41 DRYING ROD42 HOT MOPPED SHOWER PAN WITH MUDSETCERAMIC TILES WAINSCOT TO 84" AFF W/PRESSURE BALANCE THERMOSTATICMIXING VALVE43 MUDSET CERAMIC TILE SEAT44 TEMPERED GLASS DOORAND ENCLOSURE45 TUB / SHOWER WITH MUDSETCERAMIC TILE WAINSCOT WITHPRESSURE BALANCE THERMOSTATICMIXING VALVE46 WATER CLOSET TO BE 30" WIDE WITH24" IN FRONT OF TOILET. LOW FLUSHTOILETS 1.28 GALLONS PER FLUSH47 LAUNDRY SINK48 WASHER SPACE. PROVIDE RECESSED HOT ANDCOLD WATER BIBBS. PROVIDE FLOOR DRAIN49 DRYER SPACE. PROVIDE DRYER VENT TOOUTSIDE AIR PER CMC.50 TANKLESS WATER HEATER,REFER TO TITLE 24 CALCULATIONS51 MECHANICAL EQUIPMENT IN DROPPED CEILING52 MECHANICAL EQUIPMENT IN ATTIC53 ATTIC ACCESS54 MECHANICAL WELL ROOF HATCH55 WOOD SIDING OVER WOOD FRAMEDMECHANICAL SCREEN WALL56 BUILT-UP ROOFING57 ROOF MOUNTED AC UNIT IN MECHANICAL WELLREFER TO MECHANICAL PLANS58 GUARDRAIL59 HANDRAIL60 DECK SEALED UNDERNEATH WITH"LIFE DECK AL" ICC ESR-2701 ORAPPROVED EQUAL61 EXISTING 6" CMUPROPERTY LINE WALL TO REMAIN62 POURED IN PLACECONCRETE STAIRSSTONE VENEER FINISH63 PLANTER BOXTEXAS LIMESTONE OVER CMU64 FIRE PITArea TabulationLiving Area:469 Sq. Ft.2 Car GarageMain Level Living1,658 Sq. Ft.Second Level LivingSecond Level186 Sq. Ft.Covered Deck1,117 Sq. Ft.2,775 Sq. Ft.Total Living3,244 Sq. Ft.Total BuildingMain Level310 Sq. Ft.Outdoor Room24
VIA LIDO NORDLOT 487Dn17R2'-6"MasterBedroom8'-0" ClgWoodMasterOffice8'-0" ClgWoodEA-4.2FA-4.2DA-4.113'-0"Bedroom 38'-0" ClgWoodOffice8'-0" ClgWoodBa 37'-6" ClgStoneBa 28'-0" ClgStoneHers8'-0" ClgWoodBa 47'-6" ClgStoneHis8'-0" ClgWoodBedroom 28'-0" ClgWoodM. Ba8'-0" ClgStoneFA-4.2EA-4.2BA-4.1BA-4.183'-5"2'-5"44'-7"4'-1"6'-10"DA-4.12'-5"17'-4"8'-6"4'-2"10"5'-0"10"4'-2"1'-9"1'-9"3'-512"2'-312"1'-7"7'-3"4'-2"11'-1"10'-2"1'-9"5'-1"2'-1"4'-4"CA-4.1CA-4.1AA-4.1AA-4.11'-3"6'-2"1'-2"3'-10"1'-3"14'-712"23'-10"3'-1116"30'-0116"3'-1"30'-0"21'-10"3'-1"5'-1"10"10"6'-2"6'-2"10"1'-0"10"3'-1"1'-0"4'-1"10"2'-6"83'-5"13'-0"8'-6"11'-0"7'-3"5'-1"6'-512"17'-6"3'-4"10"6'-10"9'-8"7'-612"4'-3"1'-9"2'-5"5'-6"10"4'-8"5'-212"1'-9"2'-9"15'-5"2'-1"3'-6"3'-0"2'-612"5'-712"2'-712"3"6'-7"3'-7"7'-512"4'-11"4'-612"4'-11"2'-1112"4'-112"5'-312"6'-6"712"2'-4"3'-1112"4'-5"11'-512"3'-0"512"512"3'-6"2'-712"3'-912"2'-512"3'-6"3'-9"7'-812"4"2'-10"4"4'-11"6'-612"3'-6"2'-112"6'-9"6'-10"10"6'-10"10"6'-10"10"3"3"3'-10"2'-712"8'-512"5'-1"5'-612"3'-0"3"222272725A37774040464243424644437402454546740737404635A2224StairHall7'-6" ClgWood2225A25A35B585858215924W201W201W201W201W202W203W204W204W204W203W205W206W207W208W208W209W210W211W211D201D203D202D205D204D206D207D208D211D210D209D213D214D2121'-1012"2'-8"2'-812"441'-2"3'-10"3'-1012"1'-2"383838383839394"4'-1112"6'-2"9'-612"3'-512"10'-8"1'-8"5'-0"Deck8'-0" ClgWood59Treads12" eachProperty LineProperty LineProperty LineProperty Line5354537'-0"7'-0"7'-0"7'-0"3'-11"312"112"7'-8"712"Upper Level - Floor PlanSCALE: 1/4" = 1'-0"UPPER LEVELFLOOR PLANPLOT REFERENCE DATE: 09-13-21SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A2.2SHEET TITLE:RITNER GROUP, INC. 2021 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:20006-FLOORO:\2020-PROJECTS\20006\CD\20006-FLOOR September 14, 2021RRBW20006Owner:Michael & Maria Fong503 Redlands AvenueNewport Beach, CA 92663(949)(949)CDP Re-Submittal 09-13-21PROJECT:BUILDING DEPARTMENT SUBMITTAL: 02-04-19REVISIONS:1- -FLOOR PLAN KEY NOTESSYMBOLXXAElevation KeyDCBInterior20. PROVIDE SMOOTH METAL DUCT FOR DRYER EXHAUSTEXTENDING TO OUTSIDE WITH BACKDRAFT DAMPER.PER CMC.21. FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OTHERCOMPONENTS SHALL BE LISTED AND INSTALLED INACCORDANCE WITH THEIR LISTING AND MANUFACTURERINSTRUCTIONS.22. DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THETERMINATION OF THE FACTORY-BUILT CHIMNEYS EXCEPTWHERE SUCH SHROUDS ARE LISTED AND LABELEDFOR USE WITH THE SPECIFIC FACTORY-BUILT CHIMNEYSYSTEM AND ARE INSTALLED IN ACCORDANCE WITHMANUFACTURER'S INSTALLATION INSTRUCTION.CMC 802.5.2.4 GASEOUS FUEL BURNING PAN MUST BEPERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACEMUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDSMANDATORY MEASURES.23. NET AREA OF SHOWER ENCLOSURES SHALL BE NOT LESSTHAN 1,024 Sq In (7.1 Sq. Ftt.) OF FLOOR AREA, AND A MINIMUMOF 30 INCH DIAMETER CIRCLE. PER CPC 408.624. HANDRAILS:a. HANDRAILS OTHER THAN CIRCULAR CROSS SECTIONS SHALL HAVE A PERIMETER DIMENSION OF 4 TO 6.25 INCHESWITH A MAXIMUM CROSS SECTION OF 2.25 INCHES. R311.7.8.3item 1b. HANDRAILS WITH A PERIMETER GREATER THAN 6.25 INCHESSHALL COMPLY WITH R311.7.8.3 item 2.c. HANDRAILS SHALL BE CONTINUOUS WITHOUT INTERRUPTIONBY NEWEL POST OR OTHER OBSTRUCTION, EXCEPT AT THELANDING, VOLUTE OR TURNOUT ON LOWEST TREAD.R311.7.8.2 Exception 1&2.WALL LEGENDFLOOR PLAN NOTES1. SMOKE DETECTORS SHALL BE INTERCONNECTED SUCHTHAT AT THE ACTIVATION OF ONE ALARM WILL ACTIVATE ALLALARMS. SMOKE DETECTORS SHALL BE "HARD WIRED" ANDSHALL BE EQUIPPED WITH A BATTERY BACK UP. CARBONMONOXIDE DETECTORS SHALL BE "HARD WIRED" ANDSHALL BE EQUIPPED WITH A BATTERY BACK UP.CRC R314 & CRC R315.32. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS ANDSIMILAR FIXTURES SHALL BE PROVIDED WITH ANEXHAUST FAN WITH A MINIMUM CAPACITY OF 50 cfmCBC 1203.4.2.1, CMC T4-43. SHOWERS AND TUB / SHOWERS SHALL BE PROVIDED WITHPRESSURE BALANCE OR THERMOSTATIC MIXING VALVECONTROLS. PER CPC.4. WATER CLOSETS SHALL USE NO MORE THAN 1.28 GALLONSOF WATER PER FLUSH, LAVATORIES FAUCETSNO MORE THAN 1.2 GPM AT 60 PSI, KITCHENFAUCETS NO MORE THAN 1.8 GPM AT 60 PSI,SHOWER HEAD MORE NO THAN 2 GPM AT 80 PSI,ALL PLUMBING FIXTURES SHALL BE COMPLYING WITHFLOW RATES IN CGC SECTION 4.3035. WHEN A SHOWER IS PROVIDED WITH MULTIPLE SHOWERHEADS, THE SUM OF FLOW TO ALL THE HEADS SHALL NOTEXCEED THE 20% REDUCED LIMIT, OR THE SHOWER SHALLBE DESIGNED SO THAT ONLY ONE HEAD IS ON AT A TIME.CGC 4.303.26. LANDSCAPE IRRIGATION WATER USE SHALL HAVEWEATHER BASED CONTROLLERS. CGC 4.304.17. PROVIDED WATER EFFICIENT LANDSCAPE IRRAGATIONDESIGN WHERE POTABLE WATER USE DOES NOT EXCEED65% OF THE ETo. (TIER 1)8. A MINIMUM OF 50% OF CONSTRUCTION WASTE IS TO BERECYCLED. CGC 4.408.19. THE BUILDER IS TO PROVIDE AN OPERATION MANUAL(CONTAINING INFORMATION FOR MAINTAINING APPLIANCES,ETC.) FOR THE OWNER AT THE TIME OF FINAL INSPECTION.CGC 4.410.110. DURING CONSTRUCTION, ENDS OF DUCT OPENINGS ARE TOBE SEALED, AND MECHANICAL EQUIPMENT IS TO BECOVERED CGC 4.504.111. VOC'S MUST COMPLY WITH THE LIMITATIONS LISTED INSECTION 4.504.3 AND TABLES 4.504.1, 4.504.2, 4.504.3, AND4.504.5 FOR: ADHESIVES, PAINTS AND COATINGS, CARPETAND COMPOSITION WOOD PRODUCTS. CGC 4.504.212. THE MOISTURE CONTENT OF WOOD SHALL NOT EXCEED 19%BEFORE IT IS ENCLOSED IN CONSTRUCTION. THE MOISTURECONTENT NEEDS TO BE CERTIFIED BY ONE OF 3 METHODSSPECIFIED. BUILDING MATERIALS WITH VISIBLE SIGNS OFWATER DAMAGE SHOULD NOT BE USED IN CONSTRUCTION.THE MOISTURE CONTENT MUST BE DETERMINED BY THECONTRACTOR BY ONE OF THE METHODS LISTED IN CGCSECTION 4.505.313. BATHROOM FANS SHALL BE ENERGY STAR RATED, VENTEDDIRECTLY TO THE OUTSIDE AND CONTROLLED BY AHUMIDISTAT. CGC 4.506.114. IF PROVIDED, WHOLE HOUSE EXHAUST FANS SHALL HAVEINSULATED COVERS OR LOUVERS WHICH CLOSE THE FANIS OFF. THE COVERS OR LOUVERS SHALL HAVE MINIMUMR4.2 INSULATION. CGC 5.507.115. PROVIDE NON-REMOVABLE BACKFLOW PREVENTION DEVICES AT ALL EXTERIOR HOSE BIBS. PER CPC.16. PROVIDE PRESSURE RELIEF VALVE WITH DRAIN TO OUTSIDEAT WATER HEATERS. PER CPC.17. HEATING AND AC SHALL BE SIZED AND SELECTED BYACCA MANUAL J OR ASHRAE HANDBOOK OR EQUIVALENT.THE DUCT SHALL BE SIZED IN ACCORDANCE WIHT ONEOF THE ACCA METHODS LISTED IN CGC SECTION 4.507.218. PRIOR TO FINAL APPROVAL OF THE BUILDING LICENSEDCONTRACTOR, ARCHITECT OR ENGINEER IN RESPOSIBLECHARGE OF THE OVERALL CONSTRUCTION MUST COMPLETEAND SIGN THE GREEN BUILDING STANDARDS CERTIFICATIONFORM AND GIVEN TO THE BUILDING DEPARTMENT OFFICALTO BE FILED WITH THE APPROVED PLANS.19. PROVIDE FIRE BLOCKS AND DRAFT STOPS IN THE WOODFRAME FLOOR CONSTRUCTION CONTAINING CONCEALEDSPACE WHERE THERE IS USABLE SPACE ABOVE AND BELOWTHE CONCEALED SPACE. SUCH DRAFT STOPS SHOULD BEINSTALLED SO THAT THE AREA OF THE CONCEALED SPACEDOES NOT EXCEED 1000 SQ. FT. DRAFTSTOPPING SHOULDDIVIDE THE CONCEALED SPACE INTO APPROXIMATELY EQUAL AREAS. PER CBC.LOW WALL2 X 6 STUD WALL2 X 4 STUD WALL2 X 8 STUD WALL1LINE OF CABINET(S) ABOVE2CABINET(S)3OPEN SHELVES4BUILT-IN MILLWORK5BUILT-IN PANTRY6BUILT-IN BENCH SEATING7STONE SLAB COUNTERAS SELECTED BY OWNER8KITCHEN ISLAND9FARM HOUSE SINK WITHGARBAGE DISPOSAL10 BAR SINK11 WOLF 48" GAS RANGE / OVENAS SELECTED BY OWNER12 VENT HOOD TO OUTSIDE AIR13 SUB-ZERO 48" PRO REFRIGERATORAS SELECTED BY OWNER14 SU-ZERO 24" UNDER COUNTERREFRIGERATOR AS SELECTED BY OWNER15 PERLICK 24" BEVERAGE CENTERAS SELECTED BY OWNER16 DISHWASHER AS SELECTED BY OWNER17 TRASH RECYCLING BIN18 BUILT-IN MICROWAVEAS SELECTED BY OWNER19 BUILT-IN COFFEEAS SELECTED BY OWNER20 LINE OF WALL BELOW COUNTER21 LOW WALL22 LINE OF SOFFIT ABOVE23 LINE OF BALCONY ABOVE24 INTERIOR STAIRWAYREFER TO SHEET A-FOR DETAILED INFORMATION25A DRYWALL OPENING25B CASED OPENING26 WRAPPED FLOOR BEAMS27 WRAPPED WOOD POST28 WRAPPED WOOD BEAM29 DECORATIVE CEILING BEAMS30 8x EXPOSED WOOD BEAM31 8x EXPOSED WOOD POST32 EXPOSED WOOD RIDGE33 EXPOSED 4x6 WOOD RAFTER34 STORAGE CLOSET35A BUILT-IN BUNK BED35B BUILT-IN MURPHY BED36 LOW LINEN CABINET37 FULL HEIGHT LINEN CABINET38 SHELF AND POLE39 DOUBLE SHELF AND POLE40 LAVATORY41 DRYING ROD42 HOT MOPPED SHOWER PAN WITH MUDSETCERAMIC TILES WAINSCOT TO 84" AFF W/PRESSURE BALANCE THERMOSTATICMIXING VALVE43 MUDSET CERAMIC TILE SEAT44 TEMPERED GLASS DOORAND ENCLOSURE45 TUB / SHOWER WITH MUDSETCERAMIC TILE WAINSCOT WITHPRESSURE BALANCE THERMOSTATICMIXING VALVE46 WATER CLOSET TO BE 30" WIDE WITH24" IN FRONT OF TOILET. LOW FLUSHTOILETS 1.28 GALLONS PER FLUSH47 LAUNDRY SINK48 WASHER SPACE. PROVIDE RECESSED HOT ANDCOLD WATER BIBBS. PROVIDE FLOOR DRAIN49 DRYER SPACE. PROVIDE DRYER VENT TOOUTSIDE AIR PER CMC.50 TANKLESS WATER HEATER,REFER TO TITLE 24 CALCULATIONS51 MECHANICAL EQUIPMENT IN DROPPED CEILING52 MECHANICAL EQUIPMENT IN ATTIC53 ATTIC ACCESS54 MECHANICAL WELL ROOF HATCH55 WOOD SIDING OVER WOOD FRAMEDMECHANICAL SCREEN WALL56 BUILT-UP ROOFING57 ROOF MOUNTED AC UNIT IN MECHANICAL WELLREFER TO MECHANICAL PLANS58 GUARDRAIL59 HANDRAIL60 DECK SEALED UNDERNEATH WITH"LIFE DECK AL" ICC ESR-2701 ORAPPROVED EQUAL61 EXISTING 6" CMUPROPERTY LINE WALL TO REMAIN62 POURED IN PLACECONCRETE STAIRSSTONE VENEER FINISH63 PLANTER BOXTEXAS LIMESTONE OVER CMU64 FIRE PITArea TabulationLiving Area:469 Sq. Ft.2 Car GarageMain Level Living1,658 Sq. Ft.Second Level LivingSecond Level186 Sq. Ft.Covered Deck1,117 Sq. Ft.2,775 Sq. Ft.Total Living3,244 Sq. Ft.Total BuildingMain Level310 Sq. Ft.Outdoor Room25
VIA LIDO NORDEA-4.2FA-4.2DA-4.1FA-4.2EA-4.2BA-4.1BA-4.1DA-4.1CA-4.1Slope2%10CA-4.1AA-4.1AA-4.11'-0"34DS65RIDGE3 : 123 : 123 : 123 : 123 : 123 : 123 : 123 : 12DS651'-0"5'-8"11'-6"5'-8"1'-0"11'-312"DSHIPHIPVALLEYHIPRIDGERIDGEHIPHIP1'-0"1'-0"1'-0"1'-0"1'-0"1'-0"DSDS11199288Top of RoofSheathingEl. 35.36'7Top of RoofSheathingEl. 35.36'Top of RoofSheathingEl. 35.61'Top of ParapetA/C ScreenEl. 35.97'Built-up Roof sealedunderneath with "life deck AL"ICC ESR-2701 or approvedequal, refer to detailsA/CDisconnectTypicalATTIC AREA #1DSDS34657Top of RoofSheathingEl. 32.26'2x6 Wall framing atMechanical roof wellGFIWPProperty LineProperty LineProperty LineProperty LineRoof PlanSCALE: 1/4" = 1'-0"ROOFPLANPLOT REFERENCE DATE: 09-13-21SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A3.1SHEET TITLE:RITNER GROUP, INC. 2021 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:20006-FLOORO:\2020-PROJECTS\20006\CD\20006-FLOOR September 14, 2021RRBW20006Owner:Michael & Maria Fong503 Redlands AvenueNewport Beach, CA 92663(949)(949)CDP Re-Submittal 09-13-21PROJECT:BUILDING DEPARTMENT SUBMITTAL: 02-04-19REVISIONS:1- -ROOF LEGENDROOF KEY NOTES1 SLATE TILE "FAIRWEATHER WAY" - ICC ESR-TABLE 1 - TILE WEIGHT 11.0 (psf)(CLASS "A") OVER UNDERLAYMENT,BY AMERICAN SLATE OR APPROVEDEQUAL, INSTALL PER MANUFACTURER'SSPECIFICATIONS AND PRINTEDINSTALLATION INSTRUCTIONS.2 BUILT-UP ROOF (CLASS "A")MODIFIED BITUMEN ROOFING OVEREXTERIOR GRADE ROOF SHEATHING1/4":12" MINIMUM SLOPE U.N.O.3 LINE OF BUILDING BELOW4 LINE OF ROOF BELOW5 COPPER METAL GUTTER TYPICAL6 COPPER METAL DOWNSPOUT TYPICALSYMBOLXXDSINDICATES ROOF PITCH ANDDIRECTION OF ROOF SLOPEINDICATES LOCATION OF METALDOWNSPOUT.ROOF PLAN NOTESx : 121. CONTRACTOR SHALL VERIFY AREA OF ALLATTIC VENTS WITH MANUFACTURER.2. ALL ROOF SHEATHING EDGES SHALL BEBLOCKED AND NAILED PER STRUCTURALPLANS. IN ADDITION, CONTRACTOR SHALLALSO PROVIDE MIN. BLOCKING AND NAILINGAS REQUIRED BY THE ROOFING MFR.3. PROVIDE CLASS A ROOF WITH FIRE STOP TOPREVENT INTRUSION OF FLAMES ANDEMBERS OR 1 LAYER OF No. 72 ASTM CAP SHEET4. PROVIDE NOT LESS THAN 26 GA. GALV. FLASHINGOVER No. 72 ASTM CAP SHEET.5. ROOF GUTTERS SHALL BE PROVIDED WITH THEMEANS TO PREVENT ACCUMULATION OFLEAVES AND DEBRIS. CBC 705A.46. ATTIC VENTS SHALL MEET THE FOLLOWINGREQUIREMENTS, CBC 1203.7. OPENINGS SHALL HAVE CORROSION RESISTANT WIREMESH OR OTHER APPROVED MATERIAL WITH 18"MINIMUM AND 14" MAXIMUM OPENING.8. 50% OF THE REQUIRED VENTILATION AREA MUST BELOCATED AT LEAST 3 FOOT ABOVE EAVE OR CORNICEVENTS WITH THE BALANCE PROVIDED BY EAVE OR CORNICE VENTS.7 PARAPET - MECHANICALSCREEN WALL8 ROOF MOUNTED AC UNIT INMECHANICAL WELL9 METAL ROOF VENT10 ROOF HATCHINDICATES METAL ROOF VENTNET FREE AREA 75 SQ. IN.THUNDERBIRD PRODUCTS ORAPPROVED EQUALHATCHING INDICATES BUILT-UPROOFING, REFER TO DETAILSATTIC VENT OPENINGS SHALL HAVE CORROSION-RESISTANT WIRE MESHOR OTHER APPROVED MATERIAL WITH 1/16" INCH MINIMUM AND 1/8" INCHMAXIMUM OPENINGATTIC AREA TABULATIONSSQ. IN.1,800SQ. IN. EA. =75.0METAL ROOF VENT(S)SQ. FT. / =150X 144 =VENTILATION REQUIRED:ATTIC AREA =VENTILATION PROVIDED:(24)1,798ATTIC AREA: 111.981,726SQ. FT.SQ. IN.HATCHING INDICATES ROOFATTIC SPACETOTAL = 1,800 SQ. IN.ROOF ARE TABULATIONSROOF AREA: 1,950 Sq. Ft. x 25% = 488(NOT INCLUDING EAVES)ALLOWABLE FLAT ROOF: 488 Sq. Ft.PROPOSED FLAT ROOF: 130 Sq. Ft.26
F.S. El.12.59'T.O. WallEL.16.91'T.Pl.El. 31.89'T.O.Shtg.El. 23.81'T.Pl.El. 22.58'B.O.Hdr.El. 21.625'T.O. SlabEl. 13.50'8'-1"7'-112"8'-112"9'-1"B.O.Hdr.El. 30.94'T.O. WallEl.16.87'F.S. El.14.18'MasterSuiteOutdoor LivingMasterOffice24'-0"T.O. RoofSheathingEl. 35.61'T.O. ParapetA/C ScreenEl. 35.97'Maximum Building HeightEL. 36.78' Height to becertified at all Ridgesand Parapets123123181921510118611214Property LineProperty LineEl. 12.78'A.N.G.AverageNatural GradeF.S.El.13.48'F.S.El.13.48'T.O. SlabEl. 13.00'AverageCurb HeightEl. 12.02'24'-0"AverageCurb HeightEl. 12.02'HOA MaximumBuilding HeightEl. 36.02'T.O. SlabEl. 13.50'7'-112"T.Pl.El. 31.64'B.O.Hdr.El. 21.125'T.O.Shtg.El. 23.81'T.Pl.El. 22.58'7'-10"9'-1"7'-712"B.O.Hdr.El. 30.94'T.O. WallEl.18.30'F.S. El.14.64'T.O. WallEL.17.26'F.S. El.11.19'PowderBath 4HallStairHallEntryT.O. ParapetA/C ScreenEl. 35.97'24'-0"123123118611015T.O. RoofSheathingEl. 32.26'3'-6"1214El. 12.78'A.N.G.AverageNatural GradeF.S. El.13.48'F.S.El.12.52'Maximum Building HeightEL. 36.78' Height to becertified at all Ridgesand ParapetsProperty LineProperty LineAverageCurb HeightEl. 12.02'24'-0"AverageCurb HeightEl. 12.02'HOA MaximumBuilding HeightEl. 36.02'7'-112"E.G.El.11.54'T.O.Shtg.El. 23.81'B.O.Hdr.El. 21.625'T.Pl.El. 31.89'T.O. SlabEl. 13.50'9'-1"T.Pl.El. 22.58'8'-1"8'-112"B.O.Hdr.El. 30.94'F.S.El.12.05'F.S.El.12.25'F.S.El.12.30'Bedroom 3OfficeGarage24'-0"T.O. RoofSheathingEl. 35.36'T.O. ParapetA/C ScreenEl. 35.97'21121233671015181181412El. 12.78'A.N.G.AverageNatural GradeExistingT.O. WallEl.17.93'ExistingT.O.WallEl.18.40'Maximum Building Height EL. 36.78'Height to be certified at all Ridgesand ParapetsProperty LineProperty LineF.S.El.13.48'AverageCurb HeightEl. 12.02'AverageCurb HeightEl. 12.02'24'-0"HOA MaximumBuilding HeightEl. 36.02'F.S. El.14.71'F.S. El.10.90'B.O.Hdr.El. 21.625'T.O.Shtg.El. 23.81'T.Pl.El. 31.89'T.Pl.El. 22.58'B.O.Hdr.El. 30.94'9'-1"T.O. SlabEl. 13.50'8'-112"8'-1"T.O. WallEl.18.23'7'-112"T.O. WallEL.16.90'F.S.El.13.25'MasterBathLivingHisWic24'-0"T.O. RoofSheathingEl. 35.61'T.O. ParapetA/C ScreenEl. 35.97'1231231021811861815711214F.S.El.13.48'El. 12.78'A.N.G.AverageNatural GradeMaximum Building HeightEL. 36.78' Height to becertified at all Ridgesand ParapetsProperty LineProperty LineAverageCurb HeightEl. 12.02'24'-0"AverageCurb HeightEl. 12.02'HOA MaximumBuilding HeightEl. 36.02'BUILDINGSECTIONSPLOT REFERENCE DATE: 09-13-21SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A4.1SHEET TITLE:RITNER GROUP, INC. 2021 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:20006-ELEVO:\2020-PROJECTS\20006\CD\20006-ELEVSeptember 14, 2021RRBW20006Owner:Michael & Maria Fong503 Redlands AvenueNewport Beach, CA 92663(949)(949)CDP Re-Submittal 09-13-21PROJECT:BUILDING DEPARTMENT SUBMITTAL: 02-04-19REVISIONS:1- -Section "A"SCALE: 1/4" = 1'-0"Section "C"SCALE: 1/4" = 1'-0"Section "D"SCALE: 1/4" = 1'-0"1. REFER TO STRUCTURAL ENGINEER DRAWINGS.2. DETAILS REFERENCED IN THESE DRAWINGS ARE FOR CLARIFICATION OF THE ARCHITECTURAL DESIGN INTENT. REFER TO ENGINEERINGDRAWINGS PREPARED BY OTHERS FOR DETAILED INFORMATION.3. UPPER FLOOR DIMENSIONS ARE TAKEN FROM TOP OF SUB FLOOR SHEATHING MATERIAL.SECTION NOTESSECTION KEY NOTES1 TYPICAL EXTERIOR WALL ASSEMBLY:A. CEDAR WOOD SHINGLE SIDING.B. STONE VENEER (WHERE OCCURS)C. TWO LAYERS GRADE D BUILDING PAPER.D. PLYWOOD SHEATHING OR SHEAR PANELS(WHERE INDICATED).E. 2X WALL FRAMING WITH INSULATION PER T-24.F. 5/8" GYPSUM WALLBOARD (TYPE "X" WHEREREQUIRED)2 TYPICAL FLOOR/CEILING ASSEMBLY:A. FLOOR FINISH - SEE PLAN.B. GYPCRETEC. SUBFLOOR SHEATHING MATERIAL GLUED ANDSCREWED, THICKNESS PER STRUCT. ENGINEER.D. FLOOR JOISTS - PER STRUCT. ENGINEER.E. 2X WOOD FURRING (WHERE OCCURS).F. GYPSUM WALLBOARD (TYPE "X" WHEREOCCURS).SYMBOLX3 TYPICAL STAIR ASSEMBLY:A. CONT. HANDRAIL SECURELY FASTENEDTO WALL @ 36" MAX., 34" MIN. ABOVETREAD @ NOSING.B. FINISH MATERIAL PER PLAN.C. 5/8" THICK RISERS.D. 1-1/8" THICK TREADS.E. MIN. (3) 2 X 14 STRINGERS AT STRAIGHT RUN.F. (1) 2 X 8 AT FRONT & BACK OF TREADS ATRADIAL RUN.G. 2 X 8 JOISTS @ 16" O.C. MIN. AT LANDING.REFER TO STRUCTURAL DRAWINGS.H. POSITIVE CONNECTION TO FLOOR PERSTRUCTURAL DRAWINGS.J. 1/2" GYPSUM BOARD MIN. AT WALLS ANDCEILINGS OF ALL USABLE SPACE UNDERSTAIRS.4 TYPICAL ROOF ASSEMBLY:A. SLATE ROOF TILE "FAIRWEATHER WAY"ICC - ESR REPORTTABLE 1 TILE WEIGHT 11.0 psfB. UNDERLAYMENTC. PLYWOOD SHEATHING MATERIAL GLUED ANDSCREWED, THICKNESS PER STRUCT ENGINEERD. ROOF RAFTERS - PER STRUCT. ENGINEERE. 2 x WOOD FURRING (WHERE OCCURS)6 CONCRETE SLAB. SEE STRUCTURAL DWGS.7 2x WOOD FRAMING8 WOOD I-JOISTS. SEE STRUCTURAL DWGS9 WOOD FLOOR FRAMING10 WOOD CONVENTIONAL FRAMED ROOF. SEESTRUCTURAL DRAWINGS.11 EXPOSED WOOD RAFTER12 EXPOSED WOOD RAFTER TAIL13 EXPOSED WOOD BEAM14 2x T&G ROOF SHEATHINGINSULATION SCHEDULER-6NONER-19R-19R-30DUCTCEILINGEXTERIOR WALL - 2x8RAISED FLOORSLAB EDGER-19EXTERIOR WALL - 2x6THE MINIMUM DUCT INSULATION IS R-6.0IN CLIMATE ZONES 6, 7 AND 8 PER SECTION 150.1(c)95 TYPICAL DECK / CEILING ASSEMBLYA. DEX-O-TEX WEATHERWEAR SYSTEMICC REPORT ESR-1757B. ELASTOMERIC SHEET WATERPROOFINGC. SUBFLOOR SHEATHING MATERIAL GLUED ANDSCREWED, THICKNESS PER STRUCT. ENGINEER.D. DECK JOISTS - PER STRUCT. ENGINEERE. GYPSUM WALLBOARD (TYPE "X" WHEREREQUIRED BY CODE).15 ROOF SHEATHING16 BUILT-UP ROOFING OVER ROOF FRAMING17 WOOD WRAP STEEL BEAM18 INSULATION, SEE TITLE 2419 DECORATIVE WOOD BEAMS20 WOOD CLAD DOORS / WINDOWSSection "B"SCALE: 1/4" = 1'-0"27
9'-1"7'-112"El. 12.78'A.N.G.AverageNatural GradeB.O.Hdr.El. 21.625'T.O.Shtg.El. 23.81'T.Pl.El. 31.89'T.O. SlabEl. 13.50'T.Pl.El. 22.58'B.O.Hdr.El. 30.94'8'-112"8'-1"F.S. El.9.20'Bedroom 2Bath3Bedroom 3MasterSuiteOutdoorLivingBath4KitchenGarageLivingMudRoomMasterBathBath2Maximum Building Height EL. 36.78'Height to be certified at all Ridgesand Parapets24'-0"T.O. RoofSheathingEl. 35.61'T.O. RoofSheathingEl. 35.36'T.O. RoofSheathingEl. 35.36'T.O. ParapetA/C ScreenEl. 35.97'6"3'-0"1510182226671236151011818T.O. RoofSheathingEl. 32.26'3'-6"1412118181412Property LineProperty LineNew T.O. Wall14.40'ExistingBulkhead Wallto remainT.O. PlanterWall 14.40'F.S. 13.48'112"AverageCurb HeightEl. 12.02'24'-0"HOA MaximumBuilding HeightEl. 36.02'8'-1"B.O.Hdr.El. 30.94'E.G.El.8.94'T.O. SlabEl. 13.50'B.O.Hdr.El. 21.625'T.Pl.El. 31.89'T.O.Shtg.El. 23.81'T.O. SlabEl. 13.50'7'-112"T.Pl.El. 22.58'8'-112"9'-1"8'-1"T.Pl.El. 31.89'B.O.Hdr.El. 21.625'7'-112"T.O.Shtg.El. 23.81'9'-1"8'-112"T.Pl.El. 22.58'B.O.Hdr.El. 30.94'BalconyHersHisLivingStairHallGarageOfficeMaster OfficeT.O. RoofSheathingEl. 35.61'OutdoorLivingT.O. RoofSheathingEl. 35.36'T.O. RoofSheathingEl. 35.36'T.O. ParapetA/C ScreenEl. 35.97'24'-0"3'-0"15721026183A2Maximum Building Height EL. 36.78'Height to be certified at all Ridgesand Parapets3'-0"63D3E3C6"3'-0"11818121415101412StorageEl. 12.78'A.N.G.AverageNatural GradeEl. 12.78'A.N.G.AverageNatural GradeNew T.O. Wall14.40'ExistingBulkhead Wallto remainT.O. PlanterWall 14.40'Property LineProperty LineF.S. 13.48'AverageCurb HeightEl. 12.02'24'-0"112"Section "F"SCALE: 1/4" = 1'-0"BUILDINGSECTIONSPLOT REFERENCE DATE: 09-13-21SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A4.2SHEET TITLE:RITNER GROUP, INC. 2021 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:20006-ELEVO:\2020-PROJECTS\20006\CD\20006-ELEVSeptember 14, 2021RRBW20006Owner:Michael & Maria Fong503 Redlands AvenueNewport Beach, CA 92663(949)(949)CDP Re-Submittal 09-13-21PROJECT:BUILDING DEPARTMENT SUBMITTAL: 02-04-19REVISIONS:1- -Section "E"SCALE: 1/4" = 1'-0"1. REFER TO STRUCTURAL ENGINEER DRAWINGS.2. DETAILS REFERENCED IN THESE DRAWINGS ARE FOR CLARIFICATION OF THE ARCHITECTURAL DESIGN INTENT. REFER TO ENGINEERINGDRAWINGS PREPARED BY OTHERS FOR DETAILED INFORMATION.3. UPPER FLOOR DIMENSIONS ARE TAKEN FROM TOP OF SUB FLOOR SHEATHING MATERIAL.SECTION NOTESSECTION KEY NOTES1 TYPICAL EXTERIOR WALL ASSEMBLY:A. CEDAR WOOD SHINGLE SIDING.B. STONE VENEER (WHERE OCCURS)C. TWO LAYERS GRADE D BUILDING PAPER.D. PLYWOOD SHEATHING OR SHEAR PANELS(WHERE INDICATED).E. 2X WALL FRAMING WITH INSULATION PER T-24.F. 5/8" GYPSUM WALLBOARD (TYPE "X" WHEREREQUIRED)2 TYPICAL FLOOR/CEILING ASSEMBLY:A. FLOOR FINISH - SEE PLAN.B. GYPCRETEC. SUBFLOOR SHEATHING MATERIAL GLUED ANDSCREWED, THICKNESS PER STRUCT. ENGINEER.D. FLOOR JOISTS - PER STRUCT. ENGINEER.E. 2X WOOD FURRING (WHERE OCCURS).F. GYPSUM WALLBOARD (TYPE "X" WHEREOCCURS).SYMBOLX3 TYPICAL STAIR ASSEMBLY:A. CONT. HANDRAIL SECURELY FASTENEDTO WALL @ 36" MAX., 34" MIN. ABOVETREAD @ NOSING.B. FINISH MATERIAL PER PLAN.C. 5/8" THICK RISERS.D. 1-1/8" THICK TREADS.E. MIN. (3) 2 X 14 STRINGERS AT STRAIGHT RUN.F. (1) 2 X 8 AT FRONT & BACK OF TREADS ATRADIAL RUN.G. 2 X 8 JOISTS @ 16" O.C. MIN. AT LANDING.REFER TO STRUCTURAL DRAWINGS.H. POSITIVE CONNECTION TO FLOOR PERSTRUCTURAL DRAWINGS.J. 1/2" GYPSUM BOARD MIN. AT WALLS ANDCEILINGS OF ALL USABLE SPACE UNDERSTAIRS.4 TYPICAL ROOF ASSEMBLY:A. SLATE ROOF TILE "FAIRWEATHER WAY"ICC - ESR REPORTTABLE 1 TILE WEIGHT 11.0 psfB. UNDERLAYMENTC. PLYWOOD SHEATHING MATERIAL GLUED ANDSCREWED, THICKNESS PER STRUCT ENGINEERD. ROOF RAFTERS - PER STRUCT. ENGINEERE. 2 x WOOD FURRING (WHERE OCCURS)6 CONCRETE SLAB. SEE STRUCTURAL DWGS.7 2x WOOD FRAMING8 WOOD I-JOISTS. SEE STRUCTURAL DWGS9 WOOD FLOOR FRAMING10 WOOD CONVENTIONAL FRAMED ROOF. SEESTRUCTURAL DRAWINGS.11 EXPOSED WOOD RAFTER12 EXPOSED WOOD RAFTER TAIL13 EXPOSED WOOD BEAM14 2x T&G ROOF SHEATHINGINSULATION SCHEDULER-6NONER-19R-19R-30DUCTCEILINGEXTERIOR WALL - 2x8RAISED FLOORSLAB EDGER-19EXTERIOR WALL - 2x6THE MINIMUM DUCT INSULATION IS R-6.0IN CLIMATE ZONES 6, 7 AND 8 PER SECTION 150.1(c)95 TYPICAL DECK / CEILING ASSEMBLYA. DEX-O-TEX WEATHERWEAR SYSTEMICC REPORT ESR-1757B. ELASTOMERIC SHEET WATERPROOFINGC. SUBFLOOR SHEATHING MATERIAL GLUED ANDSCREWED, THICKNESS PER STRUCT. ENGINEER.D. DECK JOISTS - PER STRUCT. ENGINEERE. GYPSUM WALLBOARD (TYPE "X" WHEREREQUIRED BY CODE).15 ROOF SHEATHING16 BUILT-UP ROOFING OVER ROOF FRAMING17 WOOD WRAP STEEL BEAM18 INSULATION, SEE TITLE 2419 DECORATIVE WOOD BEAMS20 WOOD CLAD DOORS / WINDOWS28
T.O. WallEl.16.87'T.Pl.El. 31.89'T.O.Shtg.El. 23.81'T.Pl.El. 22.58'T.O. SlabEl. 13.50'7'-112"B.O.Hdr.El. 30.94'9'-1"F.S.El.10.60'B.O.Hdr.El. 21.625'8'-1"8'-112"F.S.El.14.20'T.O. WallEL.16.91'E.G.El.12.54'F.S.El.9.21'T.Pl.El. 31.89'7'-112"B.O.Hdr.El. 21.625'8'-1"T.O. SlabEl. 13.50'T.O.Shtg.El. 23.81'B.O.Hdr.El. 30.94'T.Pl.El. 22.58'8'-112"9'-1"24'-0"T.O. ParapetA/C ScreenEl. 35.97'T.O. RoofSheathingEl. 35.61'12312312914129831211814El. 12.78'A.N.G.AverageNatural GradeT.O. WallEL.15.22'T.O. WallEL.13.88'T.O. WallEL.13.88'ExistingBulkhead Wallto remainF.S.El.9.22'Maximum Building Height EL. 36.78'Height to be certified at all Ridgesand ParapetsProperty LineProperty LineAverageCurb HeightEl. 12.02'AverageCurb HeightEl. 12.02'24'-0"HOA MaximumBuilding HeightEl. 36.02'Maximum Building Height EL. 36.78'Height to be certified at all Ridgesand ParapetsE.G.El.12.05'New T.O. WallEl. 14.40'E.G.El.8.94'T.O.Shtg.El. 23.81'T.O. SlabEl. 13.50'T.Pl.El. 31.89'B.O.Hdr.El. 21.625'7'-112"T.Pl.El. 22.58'9'-1"8'-112"8'-1"B.O.Hdr.El. 30.94'E.G.El.12.76'E.G.El.13.09'E.G.El.12.48'E.G.El.13.83'E.G.El.11.97'F.S.El.12.25'E.G.El.13.23'T.o.CurbEl.11.94'T.Pl.El. 31.89'T.O.Shtg.El. 23.81'B.O.Hdr.El. 30.94'10'-1"7'-112"T.Pl.El. 22.58'8'-1"24'-0"T.O. RoofSheathingEl. 35.61'T.O. RoofSheathingEl. 35.36'T.O. RoofSheathingEl. 35.36'T.O. ParapetA/C ScreenEl. 35.97'1123712"3'-0"1231236168814711291499183T.O.CurbEl. 12.50'El. 12.78'A.N.G.AverageNatural GradeProperty LineProperty LineT.O. GateEl. 17.96'F.S. 13.48'ExistingBulkhead Wallto remain8Maintain a Vertical Clearanceof 14'-0" within the Public Utility Easementand the Underside of the Light Fixture724'-0"HOA MaximumBuilding HeightEl. 36.02'AverageCurb HeightEl. 12.02'East ElevationSCALE: 1/4" = 1'-0"BUILDINGELEVATIONSPLOT REFERENCE DATE: 09-13-21SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A5.1SHEET TITLE:RITNER GROUP, INC. 2021 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:20006-ELEVO:\2020-PROJECTS\20006\CD\20006-ELEVSeptember 14, 2021RRBW20006Owner:Michael & Maria Fong503 Redlands AvenueNewport Beach, CA 92663(949)(949)CDP Re-Submittal 09-13-21PROJECT:BUILDING DEPARTMENT SUBMITTAL: 02-04-19REVISIONS:1- -North ElevationSCALE: 1/4" = 1'-0"ELEVATION NOTESELEVATION KEY NOTESGUTTERS /DOWNSPOUTS:5" DIAMETER HALF ROUND COPPER GUTTERS ANDDOWNSPOUTS - ALL COPPER TO BE DARK BROWNIN COLORBUILDING PAPER: PROVIDE A MINIMUM OF TWO LAYERS OF GRADE "D"PAPER OVER ALL WOOD BASED SHEATHING ANDUNDER ALL GROUT BASED MASONRY VENEERS.VAPOR BARRIER: PROVIDE VAPOR BARRIER AROUND ALL WALLPENETRATIONS INCLUDING DOORS AND WINDOWSPER DETAILS1264WOOD DOORS & WINDOWS COLOR - WHITE WOOD CLADEXPOSED WOOD BEAMCOLOR - PAINTED WHITEBUILT-UP ROOF735WOOD SHINGLE SIDINGEXPOSED WOOD RAFTER TAILS COLOR - PAINTED WHITE 11WOOD GUARDRAIL DETAILINGWITH HORIZONTAL LOUVERSCOLOR - PAINTED WHITE12141516GARAGE DOORS :COLOR - PAINTED WHITEFALSE LOUVERS w/ 1x TRIMGUTTERS / DOWNSPOUT17ROOFING MATERIAL: SLATE TILE "FAIRWEATHER WAY" - ICC ESR-TABLE 1 - TILE WEIGHT 11.0 (psf)(MIN. CLASS "A") OVER UNDERLAYMENT,BY AMERICAN SLATE OR APPROVEDEQUAL, INSTALL PER MANUFACTURER'SSPECIFICATIONS AND PRINTEDINSTALLATION INSTRUCTIONS.EXPOSED T&G ROOF SHEATHINGCOLOR - PAINTED WHITESLATE ROOFHOUSE STREET NUMBER VISIBLE AND LEGIBLE FROMSTREET (MINIMUM 4" HIGH x 1" WIDE) CRC R319WOOD TRIM WRAPPEDCOLOR - PAINTED WHITE BUILT-UP ROOF (CLASS "A")MODIFIED BITUMEN ROOFING OVEREXTERIOR GRADE ROOF SHEATHING1/4":12" MINIMUM SLOPE U.N.O.BUILT-UPROOFING:GENERAL NOTE:HEIGHT CERTIFICATION REQUIREDEXTERIOR FINISH: GREY PAINTED CEDAR SHINGLES SIDINGDOORS / WINDOWS: WOOD WINDOWS AND DOORSBY: -PAINTEDCOLOR: WHITEEAVES,RAFTER TAILS,& BEAMS STAIN:PAINTEDCOLOR: WHITEGARAGE DOORS& GATES:PAINTEDCOLOR: WHITEADDRESS:ADDRESSES SHALL BE PLAINLY VISIBLE ANDLEGIBLE FROM THE STREET FRONTING THEPROPERTY. ADDRESS NUMBERS SHALL BE 4INCHES IN HEIGHT, 1/2" MINIMUM STROKE WIDTHAND OF CONTRASTING COLOR TO THEIRBACKGROUND. R319.1 CRC.FOUNDATION: REFER TO DETAILS 1 THRU 5 SHEET D-4.2 FORFOUNDATION WATERPROOFING. THE TOPELEVATION OF THE CONCRETE PERIMETER WALLOF THE FOUNDATION SHALL BE SET AT A MINIMUMELEVATION OF 9.5 FEET NAVD88 TOACCOMMODATE A POTENTIAL RISE IN SEA LEVEL.SEA LEVEL RISE: ADAPTATION MEASURES TO MINIMIZE HAZARDSOF LIFE AND PROPERTY FROM POTENTIALFLOODING FROM SEA LEVEL RISE TO INCLUDEFLOOD PROOFING THE FIRST FLOOR AND SANDBAG BARRIERS LOCATED AT THE DOORLOCATIONS.STONE VENEER:ADHERED 1.5" THICK STONE VENEERTEXAS LIMESTONE BY: BORAL STONEPRODUCTS OR APPROVED EQUAL,ICC REPORT No. ESR-1364. VENEER SHALL NOTEXCEED 15 POUNDS PER SQ. FT.THE MINIMUM REQUIRED TOP OF SLAB ELEVATION FORINTERIOR LIVING AREAS OF ALL NEW STRUCTURES SHALLBE AT LEAST 9.00 (NAVD 88). THE HEIGHT OF A PRINCIPALSTRUCTURE SHALL BE MEASURED FROM THE MINIMUMREQUIRED TOP OF SLAB ELEVATION.ALL PRIVATE IMPROVEMENTS IN THE BAY FRONT RIGHT -OFWAY REQUIRE AN ENCROACHMENT AGREEMENT WITH THEPUBLIC WORKS DEPARTMENT PER COUNCIL POLICY L-66" EXPOSUREWEATHERED GREY FINISHVERTICAL 1 x 6 T&G3/16" STRAIGHT GROOVECOLOR - PAINTED WHITEVERTICAL 1 x 6 T&G3/16" STRAIGHT GROOVECOLOR - WEATHERED GREY FINISH181982 x WOOD TRIMCOLOR - PAINTED WHITE92 x WOOD TRIMCOLOR - WEATHERED GREYEXTERIOR LIGHT FIXTUREOIL RUBBED BRONZE FINISH13SHAPED WOOD CORBELCOLOR - PAINTED WHITE10WOOD POSTCOLOR - PAINTED WHITETEXAS LIMESTONE OVER GROUTED(GREY TONES) OVER CMU WALL2029
E.G.El.11.54'ExistingT.O.WallEl.17.96'T.Pl.El. 31.89'T.O.Shtg.El. 23.81'T.O. SlabEl. 13.50'T.Pl.El. 22.58'7'-112"9'-1"8'-1"8'-112"B.O.Hdr.El. 30.94'F.S.El.12.05'ExistingT.O.WallEl.18.40'E.G.El.12.30'24'-0"T.O. RoofSheathingEl. 35.36'T.O. ParapetA/C ScreenEl. 35.97'3123127141516181231712"3'-0"138713Maximum Building Height EL. 36.78'Height to be certified at all Ridgesand ParapetsExisting WallEl.17.96'El. 12.78'A.N.G.AverageNatural GradeProperty LineProperty LineF.S.El.12.25'F.S.El.13.48'AverageCurb HeightEl. 12.02'AverageCurb HeightEl. 12.02'24'-0"HOA MaximumBuilding HeightEl. 36.02'868Maintain a Vertical Clearanceof 14'-0" within the Public Utility Easementand the Underside of the Light Fixture15T.O. SlabEl. 13.50'B.O.Hdr.El. 21.625'B.O.Hdr.El. 30.94'T.Pl.El. 22.58'7'-112"E.G.El.8.94'New T.O. Wall14.40'T.O.Shtg.El. 23.81'T.Pl.El. 31.89'9'-1"8'-1"8'-112"E.G.El.13.92'E.G.El.12.16'T.o.CurbEl.12.07'B.O.Hdr.El. 30.94'B.O.Hdr.El. 21.625'T.Pl.El. 31.89'8'-1"T.Pl.El. 22.58'9'-1"8'-112"T.O.Shtg.El. 23.81'T.O. SlabEl. 13.50'7'-112"T.O. RoofSheathingEl. 35.61'T.O. RoofSheathingEl. 35.36'T.O. RoofSheathingEl. 35.36'T.O. ParapetA/C ScreenEl. 35.97'24'-0"311471481471312811999123'-0"118161488Maximum Building Height EL. 36.78'Height to be certified at all Ridgesand Parapets712"8181814El. 12.78'A.N.G.AverageNatural GradeE.G.El.12.14'E.G.El.12.23'E.G.El.12.30'E.G.El.13.55'E.G.El.13.90'E.G.El.13.80'E.G.El.14.06'E.G.El.13.92'T.O. PlanterWall 14.40'F.S. 13.48'F.S. 13.48'El. 12.78'A.N.G.AverageNatural GradeExistingBulkhead Wallto remainProperty LineProperty LineAverageCurb HeightEl. 12.02'24'-0"HOA MaximumBuilding HeightEl. 36.02'8Maintain a Vertical Clearanceof 14'-0" within the Public Utility Easementand the Underside of the Light FixtureLine indicatesExistingProperty LineWall(E) T.O. Wall16.87'(E) T.O. Wall17.52'(E) T.O. Wall18.23'(E) T.O. Wall15.26'(E) T.O. Wall18.40'(E) T.O. Wall18.40'West ElevationSCALE: 1/4" = 1'-0"BUILDINGELEVATIONSPLOT REFERENCE DATE: 09-13-21SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A5.2SHEET TITLE:RITNER GROUP, INC. 2021 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:20006-ELEVO:\2020-PROJECTS\20006\CD\20006-ELEVSeptember 14, 2021RRBW20006Owner:Michael & Maria Fong503 Redlands AvenueNewport Beach, CA 92663(949)(949)CDP Re-Submittal 09-13-21PROJECT:BUILDING DEPARTMENT SUBMITTAL: 02-04-19REVISIONS:1- -South ElevationSCALE: 1/4" = 1'-0"ELEVATION NOTESELEVATION KEY NOTESGUTTERS /DOWNSPOUTS:5" DIAMETER HALF ROUND COPPER GUTTERS ANDDOWNSPOUTS - ALL COPPER TO BE DARK BROWNIN COLORBUILDING PAPER: PROVIDE A MINIMUM OF TWO LAYERS OF GRADE "D"PAPER OVER ALL WOOD BASED SHEATHING ANDUNDER ALL GROUT BASED MASONRY VENEERS.VAPOR BARRIER: PROVIDE VAPOR BARRIER AROUND ALL WALLPENETRATIONS INCLUDING DOORS AND WINDOWSPER DETAILS1264WOOD DOORS & WINDOWS COLOR - WHITE WOOD CLADEXPOSED WOOD BEAMCOLOR - PAINTED WHITEBUILT-UP ROOF735WOOD SHINGLE SIDINGEXPOSED WOOD RAFTER TAILS COLOR - PAINTED WHITE 11WOOD GUARDRAIL DETAILINGWITH HORIZONTAL LOUVERSCOLOR - PAINTED WHITE12141516GARAGE DOORS :COLOR - PAINTED WHITEFALSE LOUVERS w/ 1x TRIMGUTTERS / DOWNSPOUT17ROOFING MATERIAL: SLATE TILE "FAIRWEATHER WAY" - ICC ESR-TABLE 1 - TILE WEIGHT 11.0 (psf)(MIN. CLASS "A") OVER UNDERLAYMENT,BY AMERICAN SLATE OR APPROVEDEQUAL, INSTALL PER MANUFACTURER'SSPECIFICATIONS AND PRINTEDINSTALLATION INSTRUCTIONS.EXPOSED T&G ROOF SHEATHINGCOLOR - PAINTED WHITESLATE ROOFHOUSE STREET NUMBER VISIBLE AND LEGIBLE FROMSTREET (MINIMUM 4" HIGH x 1" WIDE) CRC R319WOOD TRIM WRAPPEDCOLOR - PAINTED WHITE BUILT-UP ROOF (CLASS "A")MODIFIED BITUMEN ROOFING OVEREXTERIOR GRADE ROOF SHEATHING1/4":12" MINIMUM SLOPE U.N.O.BUILT-UPROOFING:GENERAL NOTE:HEIGHT CERTIFICATION REQUIREDEXTERIOR FINISH: GREY PAINTED CEDAR SHINGLES SIDINGDOORS / WINDOWS: WOOD WINDOWS AND DOORSBY: -PAINTEDCOLOR: WHITEEAVES,RAFTER TAILS,& BEAMS STAIN:PAINTEDCOLOR: WHITEGARAGE DOORS& GATES:PAINTEDCOLOR: WHITEADDRESS:ADDRESSES SHALL BE PLAINLY VISIBLE ANDLEGIBLE FROM THE STREET FRONTING THEPROPERTY. ADDRESS NUMBERS SHALL BE 4INCHES IN HEIGHT, 1/2" MINIMUM STROKE WIDTHAND OF CONTRASTING COLOR TO THEIRBACKGROUND. R319.1 CRC.FOUNDATION: REFER TO DETAILS 1 THRU 5 SHEET D-4.2 FORFOUNDATION WATERPROOFING. THE TOPELEVATION OF THE CONCRETE PERIMETER WALLOF THE FOUNDATION SHALL BE SET AT A MINIMUMELEVATION OF 9.5 FEET NAVD88 TOACCOMMODATE A POTENTIAL RISE IN SEA LEVEL.SEA LEVEL RISE: ADAPTATION MEASURES TO MINIMIZE HAZARDSOF LIFE AND PROPERTY FROM POTENTIALFLOODING FROM SEA LEVEL RISE TO INCLUDEFLOOD PROOFING THE FIRST FLOOR AND SANDBAG BARRIERS LOCATED AT THE DOORLOCATIONS.STONE VENEER:ADHERED 1.5" THICK STONE VENEERTEXAS LIMESTONE BY: BORAL STONEPRODUCTS OR APPROVED EQUAL,ICC REPORT No. ESR-1364. VENEER SHALL NOTEXCEED 15 POUNDS PER SQ. FT.THE MINIMUM REQUIRED TOP OF SLAB ELEVATION FORINTERIOR LIVING AREAS OF ALL NEW STRUCTURES SHALLBE AT LEAST 9.00 (NAVD 88). THE HEIGHT OF A PRINCIPALSTRUCTURE SHALL BE MEASURED FROM THE MINIMUMREQUIRED TOP OF SLAB ELEVATION.ALL PRIVATE IMPROVEMENTS IN THE BAY FRONT RIGHT -OFWAY REQUIRE AN ENCROACHMENT AGREEMENT WITH THEPUBLIC WORKS DEPARTMENT PER COUNCIL POLICY L-66" EXPOSUREWEATHERED GREY FINISHVERTICAL 1 x 6 T&G3/16" STRAIGHT GROOVECOLOR - PAINTED WHITEVERTICAL 1 x 6 T&G3/16" STRAIGHT GROOVECOLOR - WEATHERED GREY FINISH181982 x WOOD TRIMCOLOR - PAINTED WHITE92 x WOOD TRIMCOLOR - WEATHERED GREYEXTERIOR LIGHT FIXTUREOIL RUBBED BRONZE FINISH13SHAPED WOOD CORBELCOLOR - PAINTED WHITE10WOOD POSTCOLOR - PAINTED WHITETEXAS LIMESTONE OVER GROUTED(GREY TONES) OVER CMU WALL2030
8'-6" x 21'-10"E1 = 186 sq.ftTotal SecondLevel Living"B" = 1,658 sq.ftSecond LevelDeck Area"E" = 186 sq.ft8'-6"13'-512"9'-9"1'-7"5'-612"44'-7"23'-10"22'-10"18'-1012"14'-11"21'-10"13'-5 1/2" x 21'-10"B1 = 294 sq.ft9'-9" x 14'-11"B2 = 145 sq.ft1'-7" x 18'-10 1/2"B3 = 30 sq.ft5'-6 1/2" x 22'-10"B4 = 127 sq.ft44'-7" x 23'-10"B5 = 1,062 sq.ftTotal Garage Area"C" = 469 sq.ftTotal MainLevel Living"A" = 1,117 sq.ft21'-6"21'-10"21'-6" x 21'-10"C1 = 469 sq.ft11'-912"5'-612"30'-10"22'-10"23'-10"20'-4"11'-9 1/2" x 22'-10"A1 = 269 sq.ft5'-6 1/2" x 20'-4"A2 = 113 sq.ft30'-10" x 23'-10"A3 = 735 sq.ftTotal Outdoor Area"D" = 310 sq.ft13'-0"13'-0" x 23'-10"D1 = 310 sq.ft11'-912"5'-612"OVERLAY PLANSPLOT REFERENCE DATE: 09-13-21SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A9.1SHEET TITLE:RITNER GROUP, INC. 2021 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:20006-AREAO:\2020-PROJECTS\20006\CD\20006-AREA September 14, 2021RRBW20006Owner:Michael & Maria Fong503 Redlands AvenueNewport Beach, CA 92663(949)(949)CDP Re-Submittal 09-13-21PROJECT:BUILDING DEPARTMENT SUBMITTAL: 02-04-19REVISIONS:1- -Hatching IndicatesGarage AreaHatching IndicatesLiving AreaHatching LegendTotal Garage469 Sq. Ft.Area:First Level - Overlay PlanSCALE: 1/4" = 1'-0"Second Level - Overlay PlanSCALE: 1/4" = 1'-0"145 Sq. Ft.B2:Total Second Level1,658 Sq. Ft.Area:294 Sq. Ft.B1:30 Sq. Ft.B3:469 Sq. Ft.C1:Hatching IndicatesCovered OutdoorRoom AreaHatching IndicatesCovered Deck AreaArea TabulationLiving Area:469 Sq. Ft.2 Car GarageMain Level Living1,658 Sq. Ft.Second Level LivingSecond Level186 Sq. Ft.Covered Deck1,117 Sq. Ft.2,775 Sq. Ft.Total Living3,244 Sq. Ft.Total BuildingPlanning CriteriaSetbacks:4'Front0'Rear3'Side Yard 1Maximum Height:24' Datum, Average curb Height.Average Roof Height 22' (Eaves not included)2,700 Sq. Ft.Site Area - 30'x90'MAXIMUM FLOOR AREA LIMIT:Buildable Area - 24'x86'3,509 Sq. Ft.Building Area 2,064 x 1.7 = OPEN SPACE REQUIREMENTS:3'Side Yard 22,064 Sq. Ft.HOA Open Space310 Sq. Ft.2,064 x 15% =RequirementOpen Space60 Sq. Ft.Entry Walkway (First Level) PARKING REQUIREMENTS:Car covered spaces, minimum clear20'x20'. Three Cars covered requiredif livable Sq. Ft. over 4,000 Sq. Ft.Tandem third car okay, minimumMain Level310 Sq. Ft.Outdoor Room250 Sq. Ft.Covered Deck (Second Level)Proposed HOA Open Space 310 Sq. Ft.Maximum Allowabledimension 10'x35'.3,244 Sq. Ft.Building Area = Proposed(Livable + Garage)(Include all enclosed spaces,e.g., Garage)City Open Space310 Sq. Ft.2,064 x 15% =RequirementOpen Space387 Sq. Ft.Outdoor Room (First Level) 155 Sq. Ft.Covered Deck (Second Level)Proposed City Open Space 542 Sq. Ft.127 Sq. Ft.B4:Total Outdoor Room310 Sq. Ft.Area:310 Sq. Ft.D1:Total Covered Deck186 Sq. Ft.Area:207 Sq. Ft.E1:1,062 Sq. Ft.B5:Total Main Level1,117 Sq. Ft.Area:269 Sq. Ft.A1:113 Sq. Ft.A2:735 Sq. Ft.A3:Area Overlay Tabulation31
Total Second LevelCity Open Space155 sq.ftTotal Second LevelHOA Open Space250 sq.ftTotal Main LevelHOA Open Space"G" = 60 sq.ftTotal Main LevelCity Open Space"F" = 387 sq.ftOVERLAY PLANSPLOT REFERENCE DATE: 09-13-21SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A9.2SHEET TITLE:RITNER GROUP, INC. 2021 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:20006-AREAO:\2020-PROJECTS\20006\CD\20006-AREA September 14, 2021RRBW20006Owner:Michael & Maria Fong503 Redlands AvenueNewport Beach, CA 92663(949)(949)CDP Re-Submittal 09-13-21PROJECT:BUILDING DEPARTMENT SUBMITTAL: 02-04-19REVISIONS:1- -Hatching LegendFirst Level - Open Space Overlay PlanSCALE: 1/4" = 1'-0"Second Level - Open Space Overlay PlanSCALE: 1/4" = 1'-0"Hatching IndicatesHOA Open Space AreaArea TabulationLiving Area:469 Sq. Ft.2 Car GarageMain Level Living1,658 Sq. Ft.Second Level LivingSecond Level186 Sq. Ft.Covered Deck1,117 Sq. Ft.2,775 Sq. Ft.Total Living3,244 Sq. Ft.Total BuildingPlanning CriteriaSetbacks:4'Front0'Rear3'Side Yard 1Maximum Height:24' Datum, Average curb Height.Average Roof Height 22' (Eaves not included)2,700 Sq. Ft.Site Area - 30'x90'MAXIMUM FLOOR AREA LIMIT:Buildable Area - 24'x86'3,509 Sq. Ft.Building Area 2,064 x 1.7 = OPEN SPACE REQUIREMENTS:3'Side Yard 22,064 Sq. Ft.HOA Open Space310 Sq. Ft.2,064 x 15% =RequirementOpen Space60 Sq. Ft.Entry Walkway (First Level) PARKING REQUIREMENTS:Car covered spaces, minimum clear20'x20'. Three Cars covered requiredif livable Sq. Ft. over 4,000 Sq. Ft.Tandem third car okay, minimumMain Level310 Sq. Ft.Outdoor Room250 Sq. Ft.Covered Deck (Second Level)Proposed HOA Open Space 310 Sq. Ft.Maximum Allowabledimension 10'x35'.3,244 Sq. Ft.Building Area = Proposed(Livable + Garage)(Include all enclosed spaces,e.g., Garage)City Open Space310 Sq. Ft.2,064 x 15% =RequirementOpen Space387 Sq. Ft.Outdoor Room (First Level) 155 Sq. Ft.Covered Deck (Second Level)Proposed City Open Space 542 Sq. Ft.Total HOA Open310 Sq. Ft.Space Area:60 Sq. Ft.First Level:250 Sq. Ft.Second Level:Area Overlay TabulationHatching IndicatesCity Open Space Area(HOA and City Requirements)(HOA and City Requirements)Total City Open542 Sq. Ft.Space Area:387 Sq. Ft.First Level:155 Sq. Ft.Second Level:Open Space32
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Treads11.5" ea.Up17RKitchen9'-0" ClgWoodPdr7'-6" ClgWoodDn2RMud Room8'-6" ClgStoneDining9'-0" ClgWoodF.F. El. 12.562'T.O. Slab 12.50'F.F. El. 13.562'T.O. Slab 13.50'Slope2%Entry7'-6" ClgWoodLiving9'-0" ClgWoodTrashBinsStorageDryer Vent toOutside Air2 CarGarage7'-6" Clg8'-6" ClgDate: May 14, 2021Sheet No.L-1Revision No. DescriptionScale: 1/8" = 1'-0"Project No.NPlanHardscapeSheet Titled e s i g nProject NameDana Point, CA 9262925622 Eastwind Dr.949 338-8097 c.pete@philips-design.comState License5-28-21CDP/BLDG. Dept. SubmittalNewport Beach, CAFong434 Via Lido NordResidence9-10-21 HOA Submittal39
Sheet No.L-2Revision No. DescriptionScale: VariesProject No.DetailsHardscapeSheet Titled e s i g nProject NameDana Point, CA 9262925622 Eastwind Dr.949 338-8097 c.pete@philips-design.comState LicenseDate: May 14, 2021Newport Beach, CAFong434 Via Lido NordResidence5-28-21CDP/BLDG. Dept. Submittal9-10-21 HOA Submittal40
Treads11.5" ea.Up17RKitchen9'-0" ClgWoodPdr7'-6" ClgWoodDn2RMud Room8'-6" ClgStoneDining9'-0" ClgWoodF.F. El. 12.562'T.O. Slab 12.50'F.F. El. 13.562'T.O. Slab 13.50'Slope2%Entry7'-6" ClgWoodLiving9'-0" ClgWoodTrashBinsStorageDryer Vent toOutside Air2 CarGarage7'-6" Clg8'-6" ClgDate: May 14, 2021Sheet No.L-4Revision No. DescriptionScale: 1/8" = 1'-0"Project No.NPlanIrrigationSheet Titled e s i g nProject NameDana Point, CA 9262925622 Eastwind Dr.949 338-8097 c.pete@philips-design.comState License5-28-21CDP/BLDG. Dept. SubmittalNewport Beach, CAFong434 Via Lido NordResidence9-10-21 HOA Submittal41
Sheet No.L-5Revision No. DescriptionScale: VariesProject No.DetailsIrrigationSheet Titled e s i g nProject NameDana Point, CA 9262925622 Eastwind Dr.949 338-8097 c.pete@philips-design.comState License22Date: May 14, 20215-28-21CDP/BLDG. Dept. SubmittalNewport Beach, CAFong434 Via Lido NordResidence9-10-21 HOA Submittal42
Sheet No.L-6Revision No. DescriptionScale: VariesProject No.IrrigationSheet Titled e s i g nProject NameDana Point, CA 9262925622 Eastwind Dr.949 338-8097 c.pete@philips-design.comState LicenseSpecificationsDate: May 14, 20215-28-21CDP/BLDG. Dept. SubmittalNewport Beach, CAFong434 Via Lido NordResidence9-10-21 HOA Submittal43
Treads11.5" ea.Up17RKitchen9'-0" ClgWoodPdr7'-6" ClgWoodDn2RMud Room8'-6" ClgStoneDining9'-0" ClgWoodF.F. El. 12.562'T.O. Slab 12.50'F.F. El. 13.562'T.O. Slab 13.50'Slope2%Entry7'-6" ClgWoodLiving9'-0" ClgWoodTrashBinsStorageDryer Vent toOutside Air2 CarGarage7'-6" Clg8'-6" ClgDate: May 14, 2021Sheet No.L-7Revision No. DescriptionScale: 1/8" = 1'-0"Project No.NPlanPlantingSheet Titled e s i g nProject NameDana Point, CA 9262925622 Eastwind Dr.949 338-8097 c.pete@philips-design.comState License5-28-21CDP/BLDG. Dept. SubmittalNewport Beach, CAFong434 Via Lido NordResidence9-10-21 HOA Submittal44
Sheet No.L-8Revision No. DescriptionScale: VariesProject No.PlantingSheet Titled e s i g nProject NameDana Point, CA 9262925622 Eastwind Dr.949 338-8097 c.pete@philips-design.comState LicenseDetailsDate: May 14, 20215-28-21CDP/BLDG. Dept. SubmittalNewport Beach, CAFong434 Via Lido NordResidence9-10-21 HOA Submittal45
Sheet No.L-9Revision No. DescriptionScale: VariesProject No.PlantingSheet Titled e s i g nProject NameDana Point, CA 9262925622 Eastwind Dr.949 338-8097 c.pete@philips-design.comState LicenseSpecificationsDate: May 14, 20215-28-21CDP/BLDG. Dept. SubmittalNewport Beach, CAFong434 Via Lido NordResidence9-10-21 HOA Submittal46
From:Leopold Avallone
To:CDD
Cc:ltavallone@gmail.com
Subject:Zoning Admin Agenda 11/10/2021
Date:November 08, 2021 1:48:40 PM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
From:Leopold T. Avallone and Michelle Avallone432 Via Lido Nord, NBAdjacent neighbors of the Fong residence.
These are comments concerning the upcoming NB Zoning Admin Agenda for 11/10/2021. They concern the #2Item. Fong Residence, 434 Via Lido Nord.
I have attempted to contact the owner Michael Fong but have received no call-back.
I also attempted to contact the architect The Ritner Group (Ronald Ritner) using the phone number provided by thePlanning Department but that phone number has been disconnected. I also googled the phone number of the RitnerGroup but that number was also disconnected. Thus I feel I must write these comments that should be addressed atthe Meeting on the 10th.
We have reviewed the plans and descriptions as presented to us by Planner, Patrick Achis on Friday 11/6/2021.
1. The plans note that the steps to the beach on our property adjacent to the Fong property are to be replaced. This isthe first time we heard of this and we do not know if that is a mistake out an omission. This should be clarified andwe should be fully informed, etc.
2. The landscape plantings at the bayside flower bed at the edge of the proposed patio may block our view of theBay. Particularly the “Cardboard Palm” which has 3’ fronds so would be 6’ in diameter. It also has poisonous fruitthat may be a hazard to dogs coming by on the adjacent bayside sidewalk.
Could you please address these issues. Thank you.Leopold T. Avallone
Zoning Administrator - November 10, 2021 Item No. 3a Additional Materials Received Fong Residence Coastal Development Permit (PA2021-158)