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Home My WebLink AboutPA2021-006_20210601_PlansTotal Sheet Count: 31T-1 COVER SHEET : Plotted on 4/22/21 at 2:04 PM by Greg Nutt. File Path: /Volumes/CAD/KDA/R-Harrison/Harrison ArchiCAD Models/Harrison v06.pln 4/22/21HARRISON REMODELT-1 COVER SHEET2034 OCEAN FRONT ENEWPORT BEACH, CA 926611 2 LICE N S E D ARCHITE C T NROFILACFOETAT S IAMAR C U S KEMME R E RNO. C-29552 REN: 06/30/21 ★★ Revisions: Date: Drawn by: Date:This document, and the ideas and designs incorporated here-in, asan instrument of professional service, is the property of KemmererDesign Architecture, Inc. (KDA), and is not to be used in whole orpart, for any other project without the written authorization of KDA.This document is not to be reproduced and/or modified in any way,nor shall any reproduction of the this document be modified withoutthe prior written consent of KDA.This document has been prepared to describe proposed new workand does not necessarily represent as-built or existing conditions.The architect does not warrant, in any way, the accuracy of theinformation and shall not be responsible for any discrepancybetween this document and the existing conditions.KEMMERER DESIGNARCHITECTURE, INC.228 CREST AVE.HUNTINGTON BEACH, CA 92648p. 714.752.0052www.kdarch.comChecked by: GSN MK Job Status:#Project Status Revisions:Date: Sheet Number: Drawing: PLANNING DEPT CORRECTIONS 04/04/21 PLANNING DEPTCORRECTIONS 04/16/21 OWNER HARRISON REMODEL 2034 OCEAN FRONT E NEWPORT BEACH, CA 92661 t. Edit client phone number Edit Client e-mail Edit Client website ARCHITECTURAL SERVICES KEMMERER DESIGN ARCHITECTURE, INC. MARCUS KEMMERER, AIA, NCARB, LEED AP 228 CREST AVE. HUNTINGTON BEACH, CA 92648 t. 714.752.0052 marcus@kdarch.com www.kdarch.com STRUCTURAL ENGINEERING CIVIL ENGINEER CIVIL ENGINE-OLOGY GEORGE MEKHAIEL, P.E., PLS 55 SECRET HOLLOW LANE NEWBURY PARK, CA 91320 t. 562.291.8679 george@civilengineology.com PROJECT SCOPE REMODEL & ADD ON TO EXISTING 1,786 FT2 SINGLE FAMILY RESIDENCE - DEMO (E) PARKING SPACE FOR NEW GARAGE - DEMO PORTIONS OF (E) ROOF FOR NEW CONSTRUCTION - NEW WALLS AND ROOF PER PLAN REVISIONS - NEW PLUMBING AND ELECTRICAL PER PLAN REVISIONS - 1,231 FT2 OF NEW CONDITIONED FLOOR SPACE - 234 FT2 OF NEW GARAGE SPACE EXISTING SQUARE FOOTAGE 1ST FLOOR 1,786 FT2 2 CAR GARAGE 484 FT2 TOTAL WITH GARAGE 2,270 FT2 1ST FLOOR DECK 364 FT2 PATIO 283 FT2 SQUARE FOOTAGE (AFTER REMODEL) 1ST FLOOR 1,786 FT2 2ND FLOOR 1,231 FT2 TOTAL 3,017 FT2 2 CAR GARAGE 484 FT2 1 CAR GARAGE 234 FT2 TOTAL WITH GARAGE 3,735 FT2 1ST FLOOR DECK 364 FT2 2ND FLOOR DECK 333 FT2 PATIO 283 FT2 LOT AREA (SEE A-001 FOR GRAPHIC CALCULATIONS) 3,186.34 FT2 BUILDABLE AREA (LOT MINUS SETBACK) 2,366.51 FT2 ALLOWABLE FLOOR AREA LIMIT (BUILDABLE AREA X2) 4,733.02 FT2 REQUIRED OPEN VOLUME AREA (15%) 478 FT2 PROPOSED OPEN VOLUME AREA 1099 FT2 OCCUPANCY GROUP R-3 / U CONSTRUCTION TYPE V-B (NON-SPRINKLERED) NO. OF STORIES 2.5 STORY BUILDING APN 048 262 22 GENERAL PLAN LAND USE RS-D ZONING DISTRICT R-1 SETBACK MAP S-2G COASTAL ZONE YES COASTAL LAND USE RSD-C COASTAL ZONING DISTRICT R-1 SITE ACREAGE 0.07 FLOOD ZONE X - 0.2 PCT ANNUAL CHANCE FLOOD HAZARD MAP SOURCE TRM_00518 LOT 9 BLOCK D 2019 TITLE 24 CALIFORNIA CODE OF REGULATIONS PART 1 CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODE PART 2 CALIFORNIA BUILDING CODE PART 3 CALIFORNIA ELECTRICAL CODE PART 4 CALIFORNIA MECHANICAL CODE PART 5 CALIFORNIA PLUMBING CODE PART 6 CALIFORNIA ENERGY CODE PART 9 CALIFORNIA FIRE CODE PART 11 CALIFORNIA GREEN BUILDING CODE PART 12 CALIFORNIA REFERENCE STANDARD CITY OF NEWPORT BEACH MUNICIPAL CODE DEFERRED SUBMITTALS DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL FOR PLAN CHECK OR APPROVAL BY THE CITY. AC UNIT: SUBMIT SOUND ATTENUATION DESIGN FOR AC EQUIPMENT ARI STD. 275. SOUND LEVEL NOT TO EXCEED 50 DBS (55 DBA WITH TIMER; 65 DBA WITH TIMER AND NEIGHBORHOOD'S CONSENT) PER SECTION 10.26.045 OF THE NBMC. LOCATION OF MEASUREMENT TO BE AT ADJACENT PROPERTY PATIO OR OPENING. PLANS MUST BE SUBMITTED PRIOR TO THE INSTALLATION OF EQUIPMENT, PLUMBING AND ELECTRICAL SYSTEMS. SPRINKLERS: OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION. SOLAR PHOTOVOLTAIC SYSTEM (3.06 KW) ELECTRIC CAR CHARGER & GOLF CART CHARGING STATIONS THE MAXIMUM TIME TO COMPLETE CONSTRUCTION ON A PROJECT IS LIMITED TO THREE YEARS FROM THE DATE OF THE PERMIT FOR ALL PERMITS ISSUED AFTER AUGUST 21, 2019 AS REQUIRED BY NBMC SECTION 15.02.095. PROVIDE EVIDENCE OF THE 30 DAY NOTIFICATION FOR COMPLETE DEMOLITION OR EXCAVATION TO ADJOINING PROPERTIES AS REQUIRED BY NBMC SECTION 15.02.120. PROVIDE A PROJECT INFORMATION SIGN FOR PROJECTS REQUIRING FENCING (NEW STRUCTURE OR ADDITION AND REMODEL TO AN EXISTING STRUCTURE WITH A COMBINED FLOOR AREA EXCEEDING SEVENTY-FIVE (75) PERCENT OF THE FLOOR AREA OF THE PROPOSED STRUCTURE) OM DESIGNATED "HIGH DENSITY AREAS". PROJECT SIGN SHALL COMPLY WITH NBMC SECTION 15.60.030. PLANNING NOTES POOLS, SPAS, WALLS, FENCES, PATIO COVERS, AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILS, AND HANDRAILS OR ANY COMBINATION THEREOF SHALL NOT EXCEED 42" FROM EXISTING GRADE PRIOR TO CONSTRUCTION WITHIN THE REQUIRED FRONT SETBACK AREA. ACOUS. ACOUSTICAL MAX. MAXIMUM ADD'L ADDITIONAL MECH. MECHANICAL ADJ. ADJUSTABLE MET. METAL ALUM. ALUMINUM MFR. MANUFACTURER APPROX. APPROXIMATE MIN. MINIMUM MISC. MISCELLANEOUS BD. BOARD M.O. MASONRY OPENING BLDG. BUILDING MTD. MOUNTED BLK. BLOCK MUL. MULLION BLKG. BLOCKING BM. BEAM N.I.C. NOT IN CONTRACT BOT. BOTTOM NO. NUMBER N.T.S. NOT TO SCALE CAB. CABINET CEM. CEMENT O.A. OVERALL CER. CERAMIC OBS. OBSCURE C.I. CAST IRON O.C. ON CENTER CLR. CLEAR O.D. OUTSIDE DIAMETER COL. COLUMN CONC. CONCRETE O.F.C.I. OWNER FURNISHED CONN. CONNECTION CONT. CONTINUOUS OFF. OFFICE C.T. CERAMIC TILE OPNG. OPENING CTSK. COUNTERSUNK OPP. OPPOSITE DECOR. DECORATIVE PL. PLATE DET. DETAIL PLAS. PLASTER D.F. DOUGLAS FIR PLYWD. PLYWOOD DIA. DIAMETER PR. PAIR DIM. DIMENSION PRCST. PRECAST DN. DOWN P.T.D.F. PRESSURE-TREATED D.S. DOWNSPOUT DOUGLAS FIR DWG. DRAWING PTN. PARTITION EA. EACH Q.T. QUARRY TILE EL. ELEVATION ELEC. ELECTRICAL R. RISER EQ. EQUAL RAD. RADIUS EXH. EXHAUST REINF. REINFORCE EXP. EXPANSION REQ. REQUIRED EXT. EXTERIOR RM. ROOM EXIST. EXISTING R.O. ROUGH OPENING RWD. REDWOOD F.A.U. FORCED AIR UNIT R.W.L. RAIN WATER LEADER F.D. FLOOR DRAIN F.H.C. FIRE HISE CABINET S.C. SOLID CORE FIN. FINISH SCHED. SCHEDULE FL. FLOOR SHT. SHEET FLASH. FLASHING SIM. SIMILAR FLUOR. FLUORESCENT SQ. SQUARE F.O.C. FACE OF CONCRETE SST. STAINLESS STEEL F.O.F. FACE OF FINSIH STL. STEEL F.O.M. FACE OF MASONRY STOR. STORAGE F.O.S. FACE OF STUD STRUCT. STRUCTURAL F.S. FLOOR SINK SUSP. SUSPENDED FT. FOOT/FEET SYM. SYMMETRICAL FTG. FOOTING T. TREAD GA. GAUGE T.C. TOP OF CURB GALV. GALVANIZED TEL. TELEPHONE GL. GLASS T&G TOUNGE & GROVE GR. GRADE THK. THICK GYP. GYPSUM T.O.C. TOP OF CHIMNEY H.B. HOSE BIBB T.O.F.R. TOP OF FRAMING H.C. HOLLOW CORE T.O.L. TOP OF LEDGER HDWD. HARDWOOD T.O.M. TOPOF MASONRY HDWE. HARDWARE T.O.P TOP OF PARAPET HGT. HEIGHT T.O.PL. TOP OF PLATE H.M. HOLLOW METAL HORIZ. HORZONTAL I.D. INSIDE DIAMETER U.O.N. UNLESS OTHERWISE INCAND. INCANDESCENT NOTED INSUL. UNSULATION VERT. VERTICAL INT. INTERIOR VEST. VESTIBULE VG.D.F. VERTICAL GRAIN JAN. JANITOR DOUG;AS FIR JT. JOINT W/ WITH LAM. LAMINATED W/O WITHOUT LAV. LAVATORY W.C. WATER CLOSET LOC. LOCATION WD. WOOD WDW. WINDOW W.H. WATER CLOSET WSCT. WAINSCOT W.T. WEIGHT MEASUREMENTS 1. In general, the measurements on the Drawings are reasonable and accurate for the purpose of design intent. However, in the execution of the work on the project, the Contractor is to verify all dimensions with actual conditions on the job in order to make a perfect fit; the requirements of the Samples and Shop Drawings section notwithstanding. Where the work of one Contractor is to join that of another, both are to furnish shop drawings showing the actual dimensions and the method of joining the work of the two trades. These drawings may be in addition to any drawings requested or as listed under "Shop Drawings."2. No extra charge or compensation will be allowed on account of differences between actual dimensions and the measurements indicated on the Drawings. Any differences which may be found shall be submitted to The Architect for consideration before proceeding with the work. SPECIFICATIONS AND DRAWINGS 1. If any errors or omissions appear in the Contract Documents, the Contractor shall notify the Architect in writing of such error or ommission. If the Contractor fails to give such notice, whether prior to or during the execution of the work, he will be held responsible for results of such errors or omissions and for cost of rectifying same. 2. The general character of the detail work is shown on the Drawings but minor modifications may be made by the Architect & Tenant with Landlord approval. All drawings illustrate design intent. GENERAL NOTES 1. Prior to any construction, Contractor shall meet with The Architect 2. Information contained in these drawings may require adjustments or modifications to conform with existing conditions. In cases where changes in details are necessary, these drawings shall be used to show the design intent only. Contractor shall verify all dimensions concerning existing and new work and notify the Architect before proceeding with either fabrication or installation of the work. In addition, Contractor shall notify the Architect immediately, should existing conditions prohibit execution of the design intent of the drawings. Any additional work, demolition and/or removal as a result of failure to do so will be at Contractor's expense. 3. Due to the small scale of these plans and the instability of the blueprint paper, these drawings shall NOT BE SCALED and any critical dimensions should be field checked. The Contractor(s) shall be responsible to field measure existing conditions prior to beginning of work and periodically during construction progress to verify all critical dimensions. Any deviation from dimensions indicated on the drawings is to be approved by the Architect prior to construction. 4. The Contractor shall visit the site and be aware of existing conditions to the extent and influence of the work prior to bidding & construction. Contractor shall be familiar with all applicable building codes and ICC codes. No subsequent extras or additions will be allowed for any claim of lack of knowledge of conditions or circumstances about which the Contractor could have site inspected and informed himself. Appointments shall be arranged through the Architect. 5. Before commencing work, the Contractor shall notify the Architect of any areas that have not been satisfactorily completed by the Landlords base building contractor to meet the lease requirements including, but not limited to, (fire-proofing, ductwork, condition of slab, condition of core and demising walls, utility hook-up, electrical panels, etc.). 6. All Contractors shall comply with the rules and regulations of the building as to hours of operation for the purposes of delivery and also as the manner of handling materials, equipment and debris, to avoid conflict and interference with normal building operation. All Contractors shall receive specific regulations from the Architect. 7. The Contractor is responsible for verifying the extent, nature and scope of work described in the contract documents and will coordinate with the Landlord's Representative the interfacing of the Base Building Contractor's work and the work shown and described in the contract documents. The Contractor is to provide all labor and materials necessary to execute all work necessary to achieve substantial completion. He shall be responsible (con't) for coordinating his work with that of all other trades, including those operating under separate contract with the Tenant and Landlord. 8. All work shall be performed by skilled and qualified workmen and in accordance with the best practices of the trades involved. Care shall be taken to ensure compliance with building regulations and/or governmental laws, statutes or ordinances concerning the use of union labor. 9. All materials shall be new, unused and of the highest quality in every respect unless otherwise noted. Manufactured materials and equipment shall be installed as per instructions unless otherwise noted. Maintenance manufacturer's written recommendations and instructions, in triplicate, shall be provided for all materials used within the project in a 3 ring binder in CSI format with CSI numbered tabs. Three copies shall go the Owner. 10. Perform all work in accordance with rules and regulations of governmental agencies having jurisdiction and conform to all City, County, State and Federal construction, safety and sanitary laws, codes, statutes and ordinances. Report promptly any discrepancies, variations or omissions in the contract documents to the Architect. 11. Instructions on the Drawings and Schedules, notwithstanding construction, shall comply in all respects with applicable Federal, State, County and/or local statutes, ordinances, regulations, laws and codes. 12. Supply, prior to commencing work, a list of all Subcontractors to the Owner's Representative for review and acceptance. Include the name of the principal contact, the address and phone number of each Subcontractor in this list. 13. All Contractors shall be responsible for the distribution of drawings to all trades. 14. Contractor is to provide a dumpster for use during construction and for use during the store fixtures installation. The project is to be kept clear of debris at all times. 15. Any discrepancies found in the plans, dimensions, existing conditions or specifying of a product or its use are to be pointed out to the Architect Addenda will be issued as necessary for these discrepancies and other reasons and will become part of the contract documents. For those discrepancies not brought to the attention of the Architect, it will be assumed that the Contractor has bid the more expensive material and/or method of construction. 16. All installed plumbing, mechanical and electrical equipment shall operate quietly and free of vibration.17. Do not substitute materials where a manufacturer is specified unless submitted to the Tenant & Landlord for approval. Where the term "or approved equal" is used, the Architect shall determine equality, based on information submitted by the Contractor for approval. Unless said approval is received by contractor, it will be assumed that the contractor's total bid is based upon specified materials and equipment.18. Perform all work in a good and workmanlike manner and prosecute to completion with all due diligence. Time is of the essence with respect to the work performed under this contract.19. Perform all cutting and patching in a neat, workman like manner. Repair to match existing, in kind and finish, any existing finishes that are to remain and are disturbed or damaged by the Contractor during the course of the work.20. Coordinate all wall, floor and ceiling finishes to ensure that joints and transitions between materials, whether they be wall to wall, wall to floor, floor to floor, wall to ceiling, or ceiling to ceiling, will be smooth, true, level and in accordance with the drawings, specifications and schedules. 21. Store all work and material to accomplish designated work within the demised space unless otherwise indicated. 22. Thoroughly clean all interior surfaces, including glass, floor surfaces, and millwork, prior to occupancy of the space by Tenant. Remove all trash, construction debris, tools, etc. prior to occupancy. 23. Place all studs, ceiling furring and framing members so as to avoid interference with locations of recessed lighting fixtures, piping, ductwork and the like. 24. Work shall be subject to the inspection of the Tenant & Landlord. Any work not found in compliance with good construction standards shall be corrected without additional cost to the Tenant or Landlord. 25. Upon completion of the work, all facilities shall be in full use, without defects. 26. Upon completion of the work, warranties shall be assigned by the Contractor to the Owner's Representative. Any Contractor or Subcontractor performing the work shall be responsible for the replacement or repair, without additional charge to the Owner, of any and all work done or furnished by or through such Contractor or Subcontractor which shall become (con't) defective within one year after Substantial Completion of the work. The corrections of such work shall include, without additional charge to the Owner, all additional expenses and damages in connection with such removal, replacement of, or any part of the work or part of the building which may be damaged or disturbed thereby. This warranty shall in no way void any manufacturer's warranties on materials or equipment for which the normal warranty period exceeds one year, without defects. 27. All light fixtures, diffusers, electrical outlets and the like shall be covered prior to any sanding to prevent fine dust from entering the systems. 28. No approval by the Architect is valid unless in writing, and signed by the tenant's Repesentative. 29. Coordinate work with that of all other Owner contracted work. Cooperate with, integrate and schedule this work into the overall sequence of the project, to ensure that all work is completed within the approved Contract. 30. It is expected that sufficient labor will be provided so that activity for any given trade will not be limited to only one part of the total work area. 31. Each trade shall proceed in a fashion that will not delay or detain the trades following them. 32. Provide and complete all preliminary work and temporary construction as may be reasonably required by the scope of work or as indicated elsewhere in the contract documents. 33. Contractor to provide temporary light and power service on-site as needed, if not existing. Review plans and verify with Architect on availability. 34. Provide heat as necessary to protect the work against damage from dampness and cold. System shall be sufficient to maintain a minimum temperature of 50 degrees. System may be existing. Verify availability with Architect. 35. Provide barricades where necessary to protect the public, to provide security to the store and to confine all dust and odor to the construction area. This must be constructed as required by the Landlord. 36. These drawings are for Design Intent and alternate details will be considered. Submit drawings with proposed alterations for review and approval by the Architect. 37. Each subcontractor is considered a fully qualified specialist in his respective field and shall, prior to submission of bid Notify the Contractor of any work called out in his trade that cannot be executed or fully guaranteed. 38. Contractor to provide fire-treated blocking in walls and ceiling as required for attachment of fixtures throughout. Coordinate with work by others. 39. By the covering up of a previous sub-contractor's work it is assumed that the Contractor has inspected the previous work and has rendered it acceptable. 40. All required roof openings are to be made by the Landlord approved roofing contractor and shall include all cutting, reinforcing, cures, flashing, and new roofing at Tenant expense. 41. It is the responsibility of the Contractor to become familiar with all landlord requirements, criteria, and restrictions. All work performed as a part of this project must be carefully coordinated with the Landlord and be in full compliance with all Landlord restrictions. 42. Bathroom exhaust fans shall be ducted to the roof. Contractor shall submit weatherproof roof penetration and duct termination details to the Architect for review prior to roof installation. 1. All construction and materials shall be as specified and in accordance with all applicable codes, ordinances, laws, permits, and the contract documents. 2. The contractor shall be responsible for the accurate placement of all new construction on the site. 3. The contractor shall verify all dimensions and site conditions before starting work. Should a discrepancy appear in the contract documents, or between the contract documents and existing conditions, notify the architect at once for instruction on how to proceed. 4 should a conflict occur in or between drawings and specifications, the specifications shall take precedence, unless a written decision from the architect has been obtained which describes a clarification or alternate method and/or materials. 5. The contractor shall confine his operations on the site to areas permitted by the landlord. 6. The job site shall be maintained in a clean, orderly condition free of debris and litter, and shall not be unreasonably encumbered with any materials or equipment. Each sub-contractor immediately upon completion of each phase of his work shall remove all trash and debris as a result of his operation. 7. All material stored on the site shall be properly stacked and protected to prevent damage and deterioration. Failure to protect materials may be cause for rejection of work. 8. The contractor shall do all cutting, fitting, or patching of his work that may be required to make its several parts fit together properly and shall not endanger any other work by cutting, excavating, or otherwise altering the total work or any part of it. all patching, repairing, and replacing of materials and surfaces, cut or damaged in execution of work, shall be done with applicable materials so that surfaces replaced will, upon completion, match surrounding similar surfaces. 9. No portion of the work requiring a shop drawing or sample submission shall be commenced until the submission has been reviewed by the architect. All such portions of the work shall be in accordance with corrected shop drawings and samples. 10. Dimensions: a. All dimensions shall take precedence over scale. b. All dimensions are to the finish surface unless otherwise noted. c. Ceiling height dimensions are from finish floor slab to face of finish ceiling material unless otherwise noted. 11. Provide all necessary blocking, backing, and framing for light fixtures, electric units, a.c. equipment, recessed items, and all other items as required. 12. Where larger studs or furring are required to cover piping and conduits, the larger stud size or furring shall extend the full surface of the wall width and length where the furring occurs. 13. Provide fire sprinkler protection throughout the building. The contractor shall be responsible for preparing the drawings and obtaining the permits for the fire sprinkler system. The fire sprinkler systems shall meet the requirements of all applicable codes and ordinances. 14. Provide fire extinguishers per the requirements of local governing agencies. 15. Provide all access panels as required by governing codes to all concealed spaces, voids, attics, etc. Verify type required with architect prior to installation. 16. Fire damper assemblies, including sleeves, and installation procedures must be at the building site for the inspectors use. 17. Exit signs shall be visible from any direction of approach and shall clearly indicate the direction of egress travel 18. Capacity of room posted in a conspicuous place on an approved sign near the main exit or exit- access doorway to each room or area. 19. "lighting and mechanical fixtures must be supported by additional independent no.12 gage wires attached to each corner of fixture", (unless ceiling system has been designed to fully support the fixtures). 20. Deferred submittals to be reviewed by the project architect or engineer of record and certified prior to submittal for plan review. SHEET WHERE SECTION IS DRAWN SHEET WHERE ELEVATION IS DRAWN SHEET WHERE DETAIL IS DRAWN SHEET WHERE SECTION IS DRAWN SHEET WHERE ELEVATION IS DRAWN CLOUD AROUND REVISED AREA OPTIONAL 1 2 100 6 1 A8.1 3 A5.1 DOOR NUMBER ROOM NUMBER ROOM NUMBER REVISION INTERIOR ELEVATIONS DETAIL IDENTIFICATION DOOR SYMBOL ELEVATION IDENTIFICATION2 5 A3.1 5 A3.1 A3.1 5 WALL SECTION ELEVATION IDENTIFICATION SECTION IDENTIFICATION ELEVATION DETAIL SECTION IDENTIFICATION BLDG. SECTION 4 SITE LOCATION COVER SHEET & GENERAL INFO CIVIL PLANS SITE PLAN PLANS ELEVATIONS SECTIONS T-1 G-001 G-002 G-003 G-004 G-005 G-006 C-101 1 OF 4 2 OF 4 4 OF 4 3 OF 4 A-001 A-002 A-101 A-102 A-103 A-104 A-201 A-202 A-203 A-204 A-301 COVER SHEET T-24 T-24 T-24 OPEN VOLUME / AREA CALCUALTIONS RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS CALGREEN RESIDENTIAL MINIMUM REQUIREMENTS TOPGRAPHIC SITE SURVEY TITLE SHEET SOILS RECOMMENDATIONS PRECISE GRADING & DRAINAGE PLANS EROSION CONTROL PLAN SITE PLAN BUILDING HEIGHT CALCUALTIONS EXISTING 1st FLOOR / DEMO PLAN PROPOSED 1st FLOOR / GARAGE PLAN PROPOSED 2nd FLOOR PLAN PROPOSED ROOF PLAN PROPOSED ELEVATIONS PROPOSED ELEVATIONS ALLEY VIEW RENDERINGS BEACH VIEW RENDERINGS SECTIONS CITY OF NEWPORT BEACH COMMUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION 100 Civic Center Drive | P.O. Box 1768 | Newport Beach, CA 92658-8915 www.newportbeachca.gov | (949) 644-3200 ACKNOWLEDGMENT OF NO CONSTRUCTION-RELATED NOISE ON SATURDAY OR SUNDAY IN HIGH DENSITY AREAS On June 11, 2019, the City Council adopted an ordinance restricting construction-related noise on Saturday in High Density Areas effective August 12, 2019. I acknowledge that any construction-related noise, (including, but not limited to operating power equipment or machinery in a manner that produces noise) is not allowed on Saturday or Sunday in High Density Areas in accordance with Newport Beach Municipal Code 10.28.040. As the owner of the property, I am responsible to ensure all persons working on the property comply with this provision of the Newport Beach Municipal Code. Project Address: _______________________________________________________ Permit Number: ________________________________________________________ Owner’s Name: ________________________________________________________ Owner’s Signature: _____________________________________________________ Contractor’s Signature: _________________________________________________ Date: _________________________________________________________________ Forms\Acknowledgment_No_Saturday_Construction_HighDensityAreas PROJECT LOCATION & CONTACTS PROJECT INFORMATION ABBREVIATION LIST GENERAL NOTES CONTRACTOR NOTES SYMBOLS VICINITY MAP SHEET INDEX 2034 OCEAN FRONT E C-101 TOPGRAPHIC SITE SURVEY : Plotted on 4/22/21 at 2:04 PM by Greg Nutt. File Path: /Volumes/CAD/KDA/R-Harrison/Harrison ArchiCAD Models/Harrison v06.pln C-101 2034 E. OCEANFRONT NEWPORT BEACH, CA 92661 APN 048-262-022 CONCPATIOCONC CONC PAVERPAVERSANDDECKSTEPSTEPSTEPSTEPSTEPGARAGEFF=14.55FF=14.52TEMP. RAMP EDISON BOXSEC BOXGATEGATEGATEGATEGATEBBQ BBQGAS METERELECTRICAL PANELAC UNITSTEPSANDSANDΔ=000°16'00"R=8590.00'L=40.00'N16° 23' 24"E 80.00' S16° 38' 43"W 80.00'Δ=000°16'01"R=8510.00'L=39.64'VICINITY MAP NO SCALENOTES: 1. BOUNDARY SHOWN HEREON IS BASED ON FOUND MONUMENTS AND RECORD DOCUMENTS. 2. LANDSCAPING AND LANDSCAPE IRRIGATION DEVICES MAY EXIST WITHIN THE PROPERTY AND ARE NOT SHOWN. 3. TREE LINE CANOPIES ARE PICTORIAL, AND MAY NOT REFLECT TRUE DRIP LINES. 4. IF RETAINING WALLS OR SIMILAR STRUCTURES ARE TO BE DESIGNED FROM TOPOGRAPHY SHOWN HEREON, THE ELEVATIONS OF CRITICAL POINTS CONTROLLING THE DESIGN MUST BE VERIFIED PRIOR TO ADOPTION OF FINAL DESIGN. 5. THIS MAP WAS PREPARED WITHOUT THE BENEFIT OF A TITLE REPORT. EXISTING EASEMENTS (IF ANY) ARE NOT SHOWN HEREON. 6. ATTENTION: IF THIS MAP IS PROVIDED IN AN ELECTRONIC FORMAT (IE: CAD) AS A COURTESY TO A CLIENT, THE DELIVERY OF THE ELECTRONIC FILE DOES NOT CONSTITUTE THE DELIVERY OF OUR PROFESSIONAL WORK PRODUCT. ONLY THE SURVEYOR'S SIGNED AND SEALED PAPER PRINT OR PDF FORMATTED DRAWING CONSTITUTES OUR PROFESSIONAL WORK PRODUCT. IN THE EVENT THAT THE ELECTRONIC FILE IS ALTERED, THE SURVEYOR'S SIGNED AND SEALED PRINT OR PDF FORMATTED DRAWING MUST BE REFERRED TO FOR THE ORIGINAL AND CORRECT SURVEY INFORMATION. CHRIS NELSON AND ASSOCIATES, INC., SHALL NOT BE RESPONSIBLE FOR ANY MODIFICATION MADE TO THE PROVIDED CAD FILE, OR FOR ANY PRODUCTS THAT HAVE BEEN DERIVED FROM THE CAD FILE, WHICH ARE NOT REVIEWED, SIGNED AND SEALED BY US. BENCH MARK: ORANGE COUNTY PUBLIC WORKS BM: NB1-4-71 BASIS OF BEARINGS: THE BEARING OF N 14°37'45" E OF THE CENTERLINE OF M STREET, AS SHOWN ON THE MAP OF RECORD OF SURVEY 2014-1045, RECORDED IN BOOK 274, PAGE 20, WAS USED AS THE BASIS OF BEARINGS FOR THIS SURVEY. DATED: 1/9/2021 1 SHEET NO. OF 1 SHEET PREPARED FOR:REVISION NOTES DATE DESCRIPTION BY NANCY HARRISON C/O PAUL HIREZI2034 E. OCEANFRONT NEWPORT BEACH, CA JOB NO. 2020304 SCALE: 1" = 10' DATE: MARCH 2020 DRAFTED: GM TOPOGRAPHIC SITE SURVEY 1 OF 4 TITLE SHEET : Plotted on 4/22/21 at 2:04 PM by Greg Nutt. File Path: /Volumes/CAD/KDA/R-Harrison/Harrison ArchiCAD Models/Harrison v06.pln 1 OF 4 PRECISE GRADING PLAN VICINITY MAP 1 TITLE SHEET 2034 E. OCEANFRONT NEWPORT BEACH, CA 92661 CIVIL ENGINEER OWNER/ DEVELOPER SITE ADDRESS LEGAL DESCRIPTION GEOLOGISTS/SOILS ENGINEER: ABBREVIATIONS & LEGEND GENERAL GRADING GENERAL NOTES EROSION CONTROL REQUIRED INSPECTION REQUIRED INSPECTION ENGINEER'S NOTICE TO CONTRACTOR GRADING FILLS/CUTS DOCUMENTATION EARTHWORK SOILS RECOMMENDATIONS ARCHITECT ” 4 PRECISE GRADING PLAN 2034 E. OCEANFRONT NEWPORT BEACH, CA 92660 COUNTY OF ORANGE 2 OF 4 SOILS RECOMMENDATIONS : Plotted on 4/22/21 at 2:04 PM by Greg Nutt. File Path: /Volumes/CAD/KDA/R-Harrison/Harrison ArchiCAD Models/Harrison v06.pln 2 OF 4 2 SOILS RECOMMENDATIONS 4 PRECISE GRADING PLAN 2034 E. OCEANFRONT NEWPORT BEACH, CA 92660 COUNTY OF ORANGE 4 OF 4 PRECISE GRADING & DRAINAGE PLANS : Plotted on 4/22/21 at 2:04 PM by Greg Nutt. File Path: /Volumes/CAD/KDA/R-Harrison/Harrison ArchiCAD Models/Harrison v06.pln 4 OF 4 CONC PATIO CONCCONCPAVER PAVER SAND DECK STEP STEP STEP STEP STEP GARAGE FF=14.55 FF=14.52 TEMP. RAMPEDISON BOX SEC BOX GATE GATE GATE GATE GATE BBQBBQ GAS METER ELECTRICAL PANEL AC UNIT STEP Δ=0 00 °16'00"R=8590.00'L=40.00'N16° 23' 24"E 80.00'S16° 38' 43"W 80.00'Δ=00 0°1 6'01"R=8510.00'L=39.64' SECTION SECTION 3 PRECISE GRADING AND DRAINAGE PLAN FINISHED SURFACE FINISHED FLOOR FINISHED GRADE FINISHED FLOOR *** *** FINISHED SURFACE FINISHED FLOOR FINISHED GRADE FINISHED FLOOR **** *** *** STEMWALL AND EXTERIOR GRADE DETAIL TEMPORARY SHORING DETAIL 4 PRECISE GRADING PLAN 2034 E. OCEANFRONT NEWPORT BEACH, CA 92660 COUNTY OF ORANGE 3 OF 4 EROSION CONTROL PLAN : Plotted on 4/22/21 at 2:04 PM by Greg Nutt. File Path: /Volumes/CAD/KDA/R-Harrison/Harrison ArchiCAD Models/Harrison v06.pln 3 OF 4 CONC PATIO CONCCONCPAVER PAVER SAND DECK STEP STEP STEP STEP STEP GARAGE FF=14.55 FF=14.52 TEMP. RAMPEDISON BOX SEC BOX GATE GATE GATE GATE GATE BBQBBQ GAS METER ELECTRICAL PANEL AC UNIT STEP Δ=0 00 °16'00 "R=8590.00'L=40.00'N16° 23' 24"E 80.00'S16° 38' 43"W 80.00'Δ=00 0°16'01"R=8510.00'L=39.64'XXX X X X X X X X X X X X X X X X X X X X X 4 EROSION CONTROL PLAN 4 PRECISE GRADING PLAN 2034 E. OCEANFRONT NEWPORT BEACH, CA 92660 COUNTY OF ORANGE LEGEND & SYMBOLS 1 A SECTION A-AA GRAVEL BAG DETAILS GRAVEL BAGS:EROSION CONTROL NOTES: EROSION CONSTRUCTION NOTES: Total Sheet Count: 31A-001 SITE PLAN : Plotted on 4/22/21 at 2:04 PM by Greg Nutt. File Path: /Volumes/CAD/KDA/R-Harrison/Harrison ArchiCAD Models/Harrison v06.pln 4/22/212034 OCEAN FRONT ENEWPORT BEACH, CA 92661HARRISON REMODELA-001 SITE PLAN 1 2 LICE N S E D ARCHITE C T NROFILACFOETAT S IAMAR C U S KEMME R E RNO. C-29552 REN: 06/30/21 ★★ Revisions: Date: Drawn by: Date:This document, and the ideas and designs incorporated here-in, asan instrument of professional service, is the property of KemmererDesign Architecture, Inc. (KDA), and is not to be used in whole orpart, for any other project without the written authorization of KDA.This document is not to be reproduced and/or modified in any way,nor shall any reproduction of the this document be modified withoutthe prior written consent of KDA.This document has been prepared to describe proposed new workand does not necessarily represent as-built or existing conditions.The architect does not warrant, in any way, the accuracy of theinformation and shall not be responsible for any discrepancybetween this document and the existing conditions.KEMMERER DESIGNARCHITECTURE, INC.228 CREST AVE.HUNTINGTON BEACH, CA 92648p. 714.752.0052www.kdarch.comChecked by: GSN MK Job Status:#Project Status Revisions:Date: Sheet Number: Drawing: PLANNING DEPT CORRECTIONS 04/04/21 PLANNING DEPTCORRECTIONS 04/16/21 N1 1 1 1 1 1 1 2 2 2 6" (E) 3'-0"1"2"FIREPLACE GATE & TRASH SCREEN (E) WALL NO GREATER THAN 6' ABV GRADE PL = 40.00' PL = 39.64'PL = 80'PL = 80'S 16˚ 38' 43" WN 16˚ 23' 49" E△= 000˚ 16' 01" △= 000˚ 16' 00"(E ) 1 4 .5 5 '(E) 14.55' SETBACK NOTE SETBACKS ARE MEASURED FROM PROPERTY LINE TO FACE OF FINISH SURFACE, UNLESS OTHERWISE SPECIFIED. PLANNING NOTES POOLS, SPAS, WALLS, FENCES, PATIO COVERS, AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILS, AND HANDRAILS OR ANY COMBINATION THEREOF SHALL NOT EXCEED 42" FROM EXISTING GRADE PRIOR TO CONSTRUCTION WITHIN THE REQUIRED FRONT SETBACK AREA. 1 4 .4 8 N G 1 4 .4 4 N G 1 4 .2 4 N G 1 4 .1 8 N G 1 4 .0 1 N G 1 3 .6 6 N G 1 4 .0 0 N G 1 4 .1 4 N G14.3 3 N G 1 4 .1 7 N G 1 4 .1 2 N G 1 4 .2 3 N G 1 4 .2 6 N G 1 4 .2 5 N G 1 4 .1 8 N G 1 0 .0 5 C O N C 1 0 .0 5 C O N C 1 0 .0 5 C O N C 9 .8 0 B R IC K 9 .8 1 B R IC KWMSE PAVER SAND SEC BOX E 10'14.11 NG14.03 NG 14.27 DECK14.20 DECK1 4 .1 2 D E C K 1 4 .0 2 1 4 .0 8 1 3 .9 6 1 3 .9 8 1 3 .9 8 1 3 .9 6 1 3 .9 5 1 4 .2 0 D E C K 1 4 .3 5 D E C K 1 4 .3 4 D E C K 1 4 .1 9 N G 1 3 .1 5 C O N C 1 2 .8 5 C O N C 1 2 .6 2 C O N C 1 1 .6 9 C O N C 1 1 .5 2 C O N C 1 1 .1 0 C O N C 1 0 .5 9 C O N C 1 0 .5 1 C O N C 1 0 .2 9 C O N C 1 3 .2 4 C O N C13.2 7 C O N C 1 3 .4 6 C O N C 13.49 CONC13.40 CONC1 4 .3 0 C O N C (E) AVERAGE GRADE 12.08' EXISTING SINGLE FAMILY RESIDENCE 2034 E. OCEANFRONT NEWPORT BEACH, CA 92661 APN 048-262-022 EXISTING DECK 14.35' (E) FINISH FLOOR 14.55' EXISTING DECK 10'-10"3'-111/2" (E) 3'-0"1'-0"3'-51/2" (E) 14.55' 1 0 .0 4 C O N C 9 .8 1 B R IC K 9 .8 1 B R I C K 1 0 .2 8 C O N C 1 3 .4 5 C O N C 3,186.34 sq ft NLOT COVERAGE CALCULATIONS LOT AREA 3,186.34 FT2 BUILDABLE AREA (LOT MINUS SETBACK) 2,366.51 FT2 ALLOWABLE FLOOR AREA LIMIT (BUILDABLE AREA X2) 4,733.02 FT2 REQUIRED OPEN VOLUME AREA (15%) 478 FT2 PROPOSED OPEN VOLUME AREA 1,099 FT2 3'-0"3'-0"10'-0"2,366.51 sq ft SCALE: 1" = 5'1SITE PLAN SCALE: 1" = 5'2LOT COVERAGE CALCULATIONS Total Sheet Count: 31A-002 BUILDING HEIGHT CALCUALTIONS : Plotted on 4/22/21 at 2:04 PM by Greg Nutt. File Path: /Volumes/CAD/KDA/R-Harrison/Harrison ArchiCAD Models/Harrison v06.pln 4/22/212034 OCEAN FRONT ENEWPORT BEACH, CA 92661HARRISON REMODELA-002 BUILDING HEIGHT CALCUALTIONS 1 2 LICE N S E D ARCHITE C T NROFILACFOETAT S IAMAR C U S KEMME R E RNO. C-29552 REN: 06/30/21 ★★ Revisions: Date: Drawn by: Date:This document, and the ideas and designs incorporated here-in, asan instrument of professional service, is the property of KemmererDesign Architecture, Inc. (KDA), and is not to be used in whole orpart, for any other project without the written authorization of KDA.This document is not to be reproduced and/or modified in any way,nor shall any reproduction of the this document be modified withoutthe prior written consent of KDA.This document has been prepared to describe proposed new workand does not necessarily represent as-built or existing conditions.The architect does not warrant, in any way, the accuracy of theinformation and shall not be responsible for any discrepancybetween this document and the existing conditions.KEMMERER DESIGNARCHITECTURE, INC.228 CREST AVE.HUNTINGTON BEACH, CA 92648p. 714.752.0052www.kdarch.comChecked by: GSN MK Job Status:#Project Status Revisions:Date: Sheet Number: Drawing: PLANNING DEPT CORRECTIONS 04/04/21 PLANNING DEPTCORRECTIONS 04/16/21 PARCEL BOUNDRY P 1 P 2 P 3 P 4P4 P3 P2 P 5 1 0 .0 5 '1 1 .4 5 '1 1 .9 2 '1 2 .7 3 5 '1 3 .1 5 '13.96' 13.96' 12.115' P5 10.04' BUILDABLE AREA BUILDABLE FOOTPRINT P1 14.30' 2 SCALE: 1" = 5'1BUILDING HEIGHT CALCULATIONS Total Sheet Count: 31A-101 EXISTING 1st FLOOR / DEMO PLAN : Plotted on 4/22/21 at 2:04 PM by Greg Nutt. File Path: /Volumes/CAD/KDA/R-Harrison/Harrison ArchiCAD Models/Harrison v06.pln 4/22/212034 OCEAN FRONT ENEWPORT BEACH, CA 92661HARRISON REMODELA-101 EXISTING 1st FLOOR / DEMO PLAN 1 2 LICE N S E D ARCHITE C T NROFILACFOETAT S IAMAR C U S KEMME R E RNO. C-29552 REN: 06/30/21 ★★ Revisions: Date: Drawn by: Date:This document, and the ideas and designs incorporated here-in, asan instrument of professional service, is the property of KemmererDesign Architecture, Inc. (KDA), and is not to be used in whole orpart, for any other project without the written authorization of KDA.This document is not to be reproduced and/or modified in any way,nor shall any reproduction of the this document be modified withoutthe prior written consent of KDA.This document has been prepared to describe proposed new workand does not necessarily represent as-built or existing conditions.The architect does not warrant, in any way, the accuracy of theinformation and shall not be responsible for any discrepancybetween this document and the existing conditions.KEMMERER DESIGNARCHITECTURE, INC.228 CREST AVE.HUNTINGTON BEACH, CA 92648p. 714.752.0052www.kdarch.comChecked by: GSN MK Job Status:#Project Status Revisions:Date: Sheet Number: Drawing: PLANNING DEPT CORRECTIONS 04/04/21 PLANNING DEPTCORRECTIONS 04/16/21 1 11 2 2 22'-7"21'-5"(E) 3'-0" (E) 14'-0"1'-0"1 A-301 2 A-301 1 A-201 (E) GARAGE DW F1 1 1 1 1 1 2 2 2 1 A-301 1 A-301 2 A-301 2 A-301 1 A-201 2 A-201 1 A-202 2 A-202 33'-1"67'-91/2"33'-1"67'-91/2"10'-6"22'-7"21'-5"14'-61/2"31'-10"3'-91/2" (E) 3'-0"1'-0"10'-10"3'-111/2" (E) 3'-0"21/2"(E) WALL NO GREATER THAN 6' ABV GRADE (E) BEDROOM #2 8'-0" CLG (E) BEDROOM #3 8'-0" CLG LINEN L (E) PATIO (E) MASTER BEDROOM 8'-0" CLG(E) KITCHEN 8'-0" CLG MASTER BATH 8'-0" CLG FAUW/H (E) BATH 8'-0" CLG (E) LIVING SLOPING CLG (E) DINING SLOPING CLG PL = 39.64'PL = 80'PL = 80'S 16˚ 38' 43" WN 16˚ 23' 49" E△= 000˚ 16' 01" SCALE: 1/4" = 1'-0"2EXISTING / DEMO GARAGE PLAN SCALE: 1/4" = 1'-0"1EXISTING / DEMO 1st FLOOR PLAN Total Sheet Count: 31A-102 PROPOSED 1st FLOOR / GARAGE PLAN : Plotted on 4/22/21 at 2:04 PM by Greg Nutt. File Path: /Volumes/CAD/KDA/R-Harrison/Harrison ArchiCAD Models/Harrison v06.pln 4/22/212034 OCEAN FRONT ENEWPORT BEACH, CA 92661HARRISON REMODELA-102 PROPOSED 1st FLOOR / GARAGE PLAN 1 2 LICE N S E D ARCHITE C T NROFILACFOETAT S IAMAR C U S KEMME R E RNO. C-29552 REN: 06/30/21 ★★ Revisions: Date: Drawn by: Date:This document, and the ideas and designs incorporated here-in, asan instrument of professional service, is the property of KemmererDesign Architecture, Inc. (KDA), and is not to be used in whole orpart, for any other project without the written authorization of KDA.This document is not to be reproduced and/or modified in any way,nor shall any reproduction of the this document be modified withoutthe prior written consent of KDA.This document has been prepared to describe proposed new workand does not necessarily represent as-built or existing conditions.The architect does not warrant, in any way, the accuracy of theinformation and shall not be responsible for any discrepancybetween this document and the existing conditions.KEMMERER DESIGNARCHITECTURE, INC.228 CREST AVE.HUNTINGTON BEACH, CA 92648p. 714.752.0052www.kdarch.comChecked by: GSN MK Job Status:#Project Status Revisions:Date: Sheet Number: Drawing: PLANNING DEPT CORRECTIONS 04/04/21 PLANNING DEPTCORRECTIONS 04/16/21 101 101101 DW 1 1 1 1 1 1 1 1 1 2 2 2 2 1 A-301 1 A-301 2 A-301 2 A-301 1 A-201 2 A-201 1 A-202 2 A-202 33'-1" 16'-61/2"16'-61/2"68'-91/2"33'-0" 10'-11"22'-11/2"68'-91/2"22'-5"14'-61/2"31'-10"1'-0"67'-91/2"6" 3'-111/2" (E) 3'-0"10'-10"(E)3'-0" 3'-61/2"21/2"FIREPLACE (E) WALL NO GREATER THAN 6' ABV GRADE UP12R UP 10R UP7R(E) PATIO (E) MASTER BEDROOM 8'-0" CLG MASTER BATH 8'-0" CLG FAUW/H SEE 2ND FLOOR PLANS FOR INFO NOT SHOWN HERE (E) KITCHEN ±10'-0" CLG (N) REMODELED BEDROOM #3 VOL CLG (E) REMODELED BEDROOM #2 VOL CLG (N) REMODELED BATH 8'-0" CLG (N) LIVING ±10'-0" CLG (N) DINING ±10'-0" CLG (E) HALL ±10'-0" CLG PL = 39.64'PL = 80'PL = 80'S 16˚ 38' 43" WN 16˚ 23' 49" E△= 000˚ 16' 01" 1 1 11 1 1 1 1 1 1 2 2122'-5"10'-51/2"22'-7"10'-31/2"3'-11/2"9'-0"1'-5"8'-01/2"1'-5" (E) 3'-0" 3'-61/2" (E) 32'-0"(E) 20'-5"9'-11"22'-1"11/2"1 A-301 2 A-301 1 A-201 GATE & TRASH SCREEN (N) GARAGE (E) GARAGE 3068 1'-0"21'-5"33'-0" 10'-11"22'-11/2"21'-5"SCALE: 1/4" = 1'-0"1PROPOSED 1st FLOOR PLAN SCALE: 1/4" = 1'-0"2PROPOSED GARAGE PLAN Total Sheet Count: 31A-103 PROPOSED 2nd FLOOR PLAN : Plotted on 4/22/21 at 2:04 PM by Greg Nutt. File Path: /Volumes/CAD/KDA/R-Harrison/Harrison ArchiCAD Models/Harrison v06.pln 4/22/212034 OCEAN FRONT ENEWPORT BEACH, CA 92661HARRISON REMODELA-103 PROPOSED 2nd FLOOR PLAN 1 2 LICE N S E D ARCHITE C T NROFILACFOETAT S IAMAR C U S KEMME R E RNO. C-29552 REN: 06/30/21 ★★ Revisions: Date: Drawn by: Date:This document, and the ideas and designs incorporated here-in, asan instrument of professional service, is the property of KemmererDesign Architecture, Inc. (KDA), and is not to be used in whole orpart, for any other project without the written authorization of KDA.This document is not to be reproduced and/or modified in any way,nor shall any reproduction of the this document be modified withoutthe prior written consent of KDA.This document has been prepared to describe proposed new workand does not necessarily represent as-built or existing conditions.The architect does not warrant, in any way, the accuracy of theinformation and shall not be responsible for any discrepancybetween this document and the existing conditions.KEMMERER DESIGNARCHITECTURE, INC.228 CREST AVE.HUNTINGTON BEACH, CA 92648p. 714.752.0052www.kdarch.comChecked by: GSN MK Job Status:#Project Status Revisions:Date: Sheet Number: Drawing: PLANNING DEPT CORRECTIONS 04/04/21 PLANNING DEPTCORRECTIONS 04/16/21 201 202 202 206 201 203 203 201 205 W26 W13 202 204 203 W13 W/D1 1 1 1 1 1 1 2 2 2 1 A-301 1 A-301 2 A-301 2 A-301 1 A-201 2 A-201 1 A-202 2 A-202 33'-1"70'-101/2"70'-101/2"33'-0" 5'-51/2"5'-51/2"22'-11/2"1'-0"59'-11/2"10'-81/2"25'-11"11'-01/2"23'-2"10'-81/2"16'-01/2"43'-1"7'-1"18'-10"3'-7"7'-51/2"22'-2"1'-0"5'-9"1'-4"9'-5"9'-5"16'-21/2" 5'-51/2"4'-11"5'-10"4'-21/2"6'-61/2"9'-21/2"2'-21/2"12'-101/2"20'-21/2" 6'-8"6'-21/2"9'-5"10'-91/2"12'-101/2"6'-31/2"7'-101/2"16'-01/2"3'-81/2"4'-2"2'-31/2"13'-9"16'-3" 13'-11/2"3'-11/2"4'-5"2'-21/2"2'-21/2"3'-61/2" 3'-111/2" (E) 3'-0"1"9'-01/2"TO PLFIREPLACE(N) MASTER BEDROOM VOL CLG(N) BEDROOM #5 VOL CLG (N) MASTER BATH VOL CLG (N) BATH #4 (N) MASTER CLOSET 8'-0" CLG (N) PLAYROOM VOL CLG (N) BATH #3 8'-0" CLG (N) DECK DN 9R DN6RDN9RFIREPIT PL = 80'PL = 80'S 16˚ 38' 43" WN 16˚ 23' 49" E△= 000˚ 16' 01" (E) 3'-0" BUILDABLE AREA BUILDABLE FOOTPRINT SEE 1ST FLOOR PLANS FOR INFO NOT SHOWN HERE SCALE: 1/4" = 1'-0"1PROPOSED 2ND FLOOR PLAN Total Sheet Count: 31A-104 PROPOSED ROOF PLAN : Plotted on 5/5/21 at 1:57 PM by Greg Nutt. File Path: /Volumes/CAD/KDA/R-Harrison/Harrison ArchiCAD Models/Harrison v06.pln 5/5/212034 OCEAN FRONT ENEWPORT BEACH, CA 92661HARRISON REMODELA-104 PROPOSED ROOF PLAN 1 2 LIC E N S E D ARCHITE C T NROFILACFOETAT S IAMAR C U S KEMMER E RNO. C-29552 REN: 06/30/21 ★★ Revisions: Date: Drawn by: Date:This document, and the ideas and designs incorporated here-in, asan instrument of professional service, is the property of KemmererDesign Architecture, Inc. (KDA), and is not to be used in whole orpart, for any other project without the written authorization of KDA.This document is not to be reproduced and/or modified in any way,nor shall any reproduction of the this document be modified withoutthe prior written consent of KDA.This document has been prepared to describe proposed new workand does not necessarily represent as-built or existing conditions.The architect does not warrant, in any way, the accuracy of theinformation and shall not be responsible for any discrepancybetween this document and the existing conditions.KEMMERER DESIGNARCHITECTURE, INC.228 CREST AVE.HUNTINGTON BEACH, CA 92648p. 714.752.0052www.kdarch.comChecked by: GSN MK Job Status:#Project Status Revisions:Date: Sheet Number: Drawing: PLANNING DEPTCORRECTIONS 04/04/21 PLANNING DEPTCORRECTIONS 04/16/21 1 1 1 1 1 1 1 2 2 2 2 2 2 2 2 22 2 2 2 2 22 2 2 2 2 2 2 2 2 2 2 2 2 2 1 A-301 1 A-301 2 A-301 2 A-301 1 A-201 2 A-201 1 A-202 2 A-202 3'-61/2" (E) 3'-0" (E) 3'-0"3'-101/2" 2'-01/2"101/2"1/2"2'-7" 2'-5"1'-3"14'-71/2"TO PL16'-61/2"TO PLROOF DECK 42" GUARD RAIL VALLEYSLOPE 1:12 SLOPE 3:12 SLOPE 3:12 SLOPE 3:12 SLOPE 2.5:12 PL = 39.64'PL = 80'PL = 80'S 16˚ 38' 43" WN 16˚ 23' 49" E△= 000˚ 16' 01" ROOF DECK T.O.R. 3 1. 3 8'INT. GR D. 1 0. 1 3' P1 P2 P3 P4P4 P3 P2 P5 10.05' 11.45'11.92' 12.73 5' 13.15' 13. 9 6 ' 13. 9 6 ' 12. 1 1 5 ' P5 10. 0 4 ' T.O. P . 3 8 . 3 7 ' INT. G R D . ± 1 3 . 8 8 ' T.O. R . 4 0 . 2 4 ' INT. G R D . ± 1 1 . 9 2 7 5 ' T.O. R . 37. 1 2 7 5 ' INT. G R D . ± 1 3 . 9 6 ' T.O. R . 3 7 . 1 2 7 5 ' INT. G R D . ± 1 4 . 2 6 ' T.O.R. 4 0. 24'INT. GR D. ± 1 2. 9 2' T.O. R . 3 8 . 3 7 ' INT. G R D . ± 1 1 . 3 7 ' T.O.R. 35.21'INT. GR D. ± 1 3. 3 8' T.O.R. 35.21'INT. GR D. ± 1 0. 0 4 2 5' 2 BUILDABLE AREA BUILDABLE FOOTPRINT P1 14.3 0 ' SCALE: 1/4" = 1'-0"1PROPOSED ROOF PLAN Total Sheet Count: 31A-201 PROPOSED ELEVATIONS : Plotted on 4/22/21 at 2:04 PM by Greg Nutt. File Path: /Volumes/CAD/KDA/R-Harrison/Harrison ArchiCAD Models/Harrison v06.pln 4/22/212034 OCEAN FRONT ENEWPORT BEACH, CA 92661HARRISON REMODELA-201 PROPOSED ELEVATIONS 1 2 LICE N S E D ARCHITE C T NROFILACFOETAT S IAMAR C U S KEMME R E RNO. C-29552 REN: 06/30/21 ★★ Revisions: Date: Drawn by: Date:This document, and the ideas and designs incorporated here-in, asan instrument of professional service, is the property of KemmererDesign Architecture, Inc. (KDA), and is not to be used in whole orpart, for any other project without the written authorization of KDA.This document is not to be reproduced and/or modified in any way,nor shall any reproduction of the this document be modified withoutthe prior written consent of KDA.This document has been prepared to describe proposed new workand does not necessarily represent as-built or existing conditions.The architect does not warrant, in any way, the accuracy of theinformation and shall not be responsible for any discrepancybetween this document and the existing conditions.KEMMERER DESIGNARCHITECTURE, INC.228 CREST AVE.HUNTINGTON BEACH, CA 92648p. 714.752.0052www.kdarch.comChecked by: GSN MK Job Status:#Project Status Revisions:Date: Sheet Number: Drawing: PLANNING DEPT CORRECTIONS 04/04/21 PLANNING DEPTCORRECTIONS 04/16/21 123123 12 2 123 12 1 1 1 1 1 2 24'-0"11'-101/2"8'-1"6'-8"8'-1"6" SOLAR PANELSDECK SOLAR PANELS GATE / TRASH SCREEN FIREPLACE PROJECTION 10.04' 10.50' TOP OF CURB 9.0' (NAVD 88) MIN. TOP PLATE FINISH FLOOR TOP PLATE TOP OF CURB TOP PLATE TOP PLATE TOP PLATE WINDOW HDR 9.0' (NAVD 88) MIN. 10.05' 10.50'PROPERTYLINEPROPERTYLINEPROPERTYLINEWINDOW HDR ½ SEE EAST AND WEST ELEVATIONS FOR MAX BUILDING HEIGHTS 6'-8"FINISH FLOOR 1 2 2 2 2 2 2 2 2 2 2 2 6'-81/2"8'-1"10'-0"6'-8"29'-0" MAX HEIGHT FOR RIDGE29'-0"SOLAR PANELS GATE & TRASH SCREEN 9.0' (NAVD 88) MIN. TOP OF CURB TOP PLATE FINISH FLOOR TOP PLATE FINISH FLOOR TOP PLATE FINISH FLOOR 40.24' ABV P2 TOP OF RIDGE 40.92' ABV P3 MAX. RIDGE HEIGHT 10.50'PROPERTY LINEPROPERTY LINEP3P2P5P110.05'11.92'12.735'13.15'P411.45'P3P2P1P4P539.05' ABV P5 MAX. RIDGE HEIGHT 31.38' ABV P5 TOP OF RIDGE 222 2 SCALE: 1/4" = 1'-0"1NORTH ELEVATION SCALE: 1/4" = 1'-0"2WEST ELEVATION Total Sheet Count: 31A-202 PROPOSED ELEVATIONS : Plotted on 4/22/21 at 2:04 PM by Greg Nutt. File Path: /Volumes/CAD/KDA/R-Harrison/Harrison ArchiCAD Models/Harrison v06.pln 4/22/212034 OCEAN FRONT ENEWPORT BEACH, CA 92661HARRISON REMODELA-202 PROPOSED ELEVATIONS 1 2 LICE N S E D ARCHITE C T NROFILACFOETAT S IAMAR C U S KEMME R E RNO. C-29552 REN: 06/30/21 ★★ Revisions: Date: Drawn by: Date:This document, and the ideas and designs incorporated here-in, asan instrument of professional service, is the property of KemmererDesign Architecture, Inc. (KDA), and is not to be used in whole orpart, for any other project without the written authorization of KDA.This document is not to be reproduced and/or modified in any way,nor shall any reproduction of the this document be modified withoutthe prior written consent of KDA.This document has been prepared to describe proposed new workand does not necessarily represent as-built or existing conditions.The architect does not warrant, in any way, the accuracy of theinformation and shall not be responsible for any discrepancybetween this document and the existing conditions.KEMMERER DESIGNARCHITECTURE, INC.228 CREST AVE.HUNTINGTON BEACH, CA 92648p. 714.752.0052www.kdarch.comChecked by: GSN MK Job Status:#Project Status Revisions:Date: Sheet Number: Drawing: PLANNING DEPT CORRECTIONS 04/04/21 PLANNING DEPTCORRECTIONS 04/16/21 12 3 123 121 1 1 2 9'-111/2"9'-111/2"7'-0"8'-0"±9'-101/2"9.0' (NAVD 88) MIN. 9.0' (NAVD 88) MIN. 14.55' DOOR HDR FIN FLR TOP PLATE 14.55'FIN FLR FIN FLR FIN FLR TOP PLATE DOOR HDR PROPERTYLINEPROPERTYLINETOP PLATE SEE EAST AND WEST ELEVATIONS FOR MAX BUILDING HEIGHTS 1 1 1 2 2 2 22 2 2 2 2 2 2 2 2 2 2 2 9'-111/2"9'-1"12'-0"6'-8"6'-8"±9'-101/2"24'-0" MAX HEIGHT FLAT ELEMENTS24'-0" MAX HEIGHT FLAT ELEMENTS29'-0" MAX HEIGHT FOR RIDGE29'-0" MAX HEIGHT FOR RIDGESOLAR PANELS SOLAR PANELS 2" GLASS DECK O/ STEEL 'M' BEAMS CLERESTORY WINDOWS 39.04' MAX. RIDGE HEIGHT TOP OF PLATE 9.0' (NAVD 88) MIN. FINISH FLOOR TOP PLATE 40.21' ABV P3 TOP OF RIDGE FINISH FLOOR WDW HDR FF TOP PLATE 10.50'TOP OF CURB 9.0' (NAVD 88) MIN.PROPERTYLINEPROPERTYLINETOP PLT P3P2P4P5P137.96' ABV P3 36.115' ABV P4 42.96' ABV P3 MAX. RIDGE HEIGHT 35.21' ABV P1 RIDGE HEIGHT 10.04'12.115'13.96'13.96'14.30'P1P2P3P2P12 2 2 SCALE: 1/4" = 1'-0"1SOUTH ELEVATION SCALE: 1/4" = 1'-0"2EAST ELEVATION Total Sheet Count: 31A-203 ALLEY VIEW RENDERINGS : Plotted on 4/22/21 at 2:04 PM by Greg Nutt. File Path: /Volumes/CAD/KDA/R-Harrison/Harrison ArchiCAD Models/Harrison v06.pln 4/22/212034 OCEAN FRONT ENEWPORT BEACH, CA 92661HARRISON REMODELA-203 ALLEY VIEW RENDERINGS 1 2 LICE N S E D ARCHITE C T NROFILACFOETAT S IAMAR C U S KEMME R E RNO. C-29552 REN: 06/30/21 ★★ Revisions: Date: Drawn by: Date:This document, and the ideas and designs incorporated here-in, asan instrument of professional service, is the property of KemmererDesign Architecture, Inc. (KDA), and is not to be used in whole orpart, for any other project without the written authorization of KDA.This document is not to be reproduced and/or modified in any way,nor shall any reproduction of the this document be modified withoutthe prior written consent of KDA.This document has been prepared to describe proposed new workand does not necessarily represent as-built or existing conditions.The architect does not warrant, in any way, the accuracy of theinformation and shall not be responsible for any discrepancybetween this document and the existing conditions.KEMMERER DESIGNARCHITECTURE, INC.228 CREST AVE.HUNTINGTON BEACH, CA 92648p. 714.752.0052www.kdarch.comChecked by: GSN MK Job Status:#Project Status Revisions:Date: Sheet Number: Drawing: PLANNING DEPT CORRECTIONS 04/04/21 PLANNING DEPTCORRECTIONS 04/16/21 NOT TO SCALE 2ALLEY VIEW FROM EAST NOT TO SCALE 1ALLEY VIEW FROM WEST Total Sheet Count: 31A-204 BEACH VIEW RENDERINGS : Plotted on 4/22/21 at 2:04 PM by Greg Nutt. File Path: /Volumes/CAD/KDA/R-Harrison/Harrison ArchiCAD Models/Harrison v06.pln 4/22/212034 OCEAN FRONT ENEWPORT BEACH, CA 92661HARRISON REMODELA-204 BEACH VIEW RENDERINGS 1 2 LICE N S E D ARCHITE C T NROFILACFOETAT S IAMAR C U S KEMME R E RNO. C-29552 REN: 06/30/21 ★★ Revisions: Date: Drawn by: Date:This document, and the ideas and designs incorporated here-in, asan instrument of professional service, is the property of KemmererDesign Architecture, Inc. (KDA), and is not to be used in whole orpart, for any other project without the written authorization of KDA.This document is not to be reproduced and/or modified in any way,nor shall any reproduction of the this document be modified withoutthe prior written consent of KDA.This document has been prepared to describe proposed new workand does not necessarily represent as-built or existing conditions.The architect does not warrant, in any way, the accuracy of theinformation and shall not be responsible for any discrepancybetween this document and the existing conditions.KEMMERER DESIGNARCHITECTURE, INC.228 CREST AVE.HUNTINGTON BEACH, CA 92648p. 714.752.0052www.kdarch.comChecked by: GSN MK Job Status:#Project Status Revisions:Date: Sheet Number: Drawing: PLANNING DEPT CORRECTIONS 04/04/21 PLANNING DEPTCORRECTIONS 04/16/21 NOT TO SCALE 2BEACH VIEW FROM WEST NOT TO SCALE 1BEACH VIEW FROM EAST Total Sheet Count: 31A-301 SECTIONS : Plotted on 4/22/21 at 2:04 PM by Greg Nutt. File Path: /Volumes/CAD/KDA/R-Harrison/Harrison ArchiCAD Models/Harrison v06.pln 4/22/212034 OCEAN FRONT ENEWPORT BEACH, CA 92661HARRISON REMODELA-301 SECTIONS 1 2 LICE N S E D ARCHITE C T NROFILACFOETAT S IAMAR C U S KEMME R E RNO. C-29552 REN: 06/30/21 ★★ Revisions: Date: Drawn by: Date:This document, and the ideas and designs incorporated here-in, asan instrument of professional service, is the property of KemmererDesign Architecture, Inc. (KDA), and is not to be used in whole orpart, for any other project without the written authorization of KDA.This document is not to be reproduced and/or modified in any way,nor shall any reproduction of the this document be modified withoutthe prior written consent of KDA.This document has been prepared to describe proposed new workand does not necessarily represent as-built or existing conditions.The architect does not warrant, in any way, the accuracy of theinformation and shall not be responsible for any discrepancybetween this document and the existing conditions.KEMMERER DESIGNARCHITECTURE, INC.228 CREST AVE.HUNTINGTON BEACH, CA 92648p. 714.752.0052www.kdarch.comChecked by: GSN MK Job Status:#Project Status Revisions:Date: Sheet Number: Drawing: PLANNING DEPT CORRECTIONS 04/04/21 PLANNING DEPTCORRECTIONS 04/16/21 1 71/2"10"10'-0"3'-71/2"6'-8" MIN CLR6'-8" MIN CLR10"71/2"(N) LIVING ROOM HALL (N) REMODELED BEDROOM #3 (N) MASTER BEDROOM (N) MASTER BATH HALL HALL 7'-2"7'-0" MIN10'-0"9'-111/2"12'-8"10'-1"(N) LIVING ROOM KITCHEN GARAGE (N) BEDROOM #5 (N) BATH #4 PATIO (N) PLAYROOM (N) BATH #3 SCALE: 1/4" = 1'-0"1SECTION THRU EXISTING GARAGE SCALE: 1/4" = 1'-0"2SECTION THRU NEW GARAGE