HomeMy WebLinkAbout03_Haag Residence Coastal Development Permit_PA2023-0214
03/13/2018
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
March 14, 2024
Agenda Item No. 3
SUBJECT: Haag Residence (PA2023-0214)
Coastal Development Permit
SITE LOCATION: 4003 and 4003 ½ Marcus Avenue
APPLICANT/OWNER: Steve and Vinnie Haag
PLANNER: Jerry Arregui, Planning Technician
949-644-3249, jarregui@newportbeachca.gov
LAND USE AND ZONING
General Plan: Two Unit Residential (RT)
Zoning District: Two-Unit Residential (R-2)
Coastal Land Use Category: Two Unit Residential – 20.0 - 29.9 DU/AC (RT-D)
Coastal Zoning District: Two-Unit Residential (R-2)
PROJECT SUMMARY
A request for a coastal development permit to allow the demolition of an existing duplex to
construct a new three-story, 2,629-square-foot, single-family residence with a 354-square-
foot attached junior accessory dwelling unit (JADU) and a 449-square-foot attached two-car
garage. The project also includes the raising and reinforcing of an existing bulkhead for
protection against coastal hazards. All improvements are located on private property. The
design also includes appurtenances such as walls, hardscape, and landscaping.
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. PA2023-0214 (Attachment No. ZA 1).
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DISCUSSION
Land Use and Development Standards
The subject property is located in the R-2 Coastal Zoning District, which provides for
single- and two-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.
Coastal Development Permit No. CD2021-078 (PA2021-300) was previously
approved by the Zoning Administrator on May 12, 2022. CD2021-078 authorized
the demolition of an existing duplex to construct a 2,804-square-foot, single-unit
residence with a 267-square-foot attached JADU and a 403-square-foot attached
two-car garage. The Applicant is requesting to add an enclosed floor area to the
third floor which was previously approved as an open deck. Therefore, a new CDP
is required since the proposed changes are considered substantial.
The property currently consists of one legal lot developed with a duplex. The
neighborhood is predominantly developed with two- and three-story single- and
two-unit residences. The proposed three-story structure’s design, bulk, and scale
of the development is consistent with the existing neighborhood pattern of
development and expected future development (Figure 1, below).
Figure 1: Oblique Image of Project Site
Subject Property
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The proposed single-unit residence and accessory structures conform to all
applicable development standards, including floor area limit, setbacks, height, and
off-street parking as evidenced by the project plans and illustrated in Table 1 below.
Hazards
A Coastal Hazards Report was prepared by PMA Consulting, Inc. on September
26, 2023. The project site directly abuts the Newport Bay and thus may be subject
to coastal hazards such as flooding, runup, and erosion. The report concludes that
the highest high tide elevation (currently 7.70 feet North American Vertical Datum
of 1988 [NAVD 88]) will not exceed 10.9 feet (NAVD 88) using the low-risk aversion
projected sea level rise (3.2-foot increase) over the 75-year design life of the
structure based on estimates for sea level rise provided by the State of California
Sea-Level Rise Guidance 2018. The existing seawall is proposed to be reinforced
and raised to 10.9 feet (NAVD88). The estimated sea level rise over the next 75
years, using the Medium-High Risk Aversion, is potentially 6 feet (13.7 feet NAVD
88). If the proposed seawall is not found to be adequate for the actual sea level
rise over the next 75 years, the seawall assembly allows the increase of height to
14.4 feet NAVD 88 without further seaward encroachment. Additionally, the site
has not historically been subject to any wave overtopping, nor is overtopping
waters over the next 75 years expected to reach the subject site, even under
extreme conditions. Based on the data provided, the study concludes that coastal
hazards will not impact the property over the next 75 years, as the proposed project
has minimal risk from flooding.
The project site is protected by an existing bulkhead. A bulkhead conditions report
was prepared for the project by PMA Consulting, Inc., dated September 26, 2023.
The report concludes that once the existing bulkhead is reinforced and raised to a
height of 10.9 feet (NAVD88) per the report’s recommendations, flooding, wave
runup, and erosion will not significantly impact this Property over the proposed 75-
year economic life of the development.
Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front (abutting bay) 20 feet 20 feet
Rear (abutting Marcus) 4 feet 4 feet
Sides 3 feet 3 feet
Floor Area Limit (max.) 3,648 sq. ft. 3,432 sq. ft.
JADU Floor Area (max.) 500 sq. ft. 354 sq. ft.
Open Space (min.) 273.60 sq. ft. 274 sq. ft.
Parking (min.) 2-car garage 2-car garage
Height (max.) 24 feet flat roof
29 feet sloped roof
24 feet flat roof
29 feet sloped roof
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The proposed improvements to the existing bulkhead including the replacement of
deadmen/tiebacks and raising the bulkhead are located entirely within private
property and the City’s permit jurisdiction pursuant to the Post LCP Certification
Permit and Appeal Jurisdiction Map. The permit jurisdiction boundary is coterminous
with the exterior of the bulkhead, and no improvements are proposed bayward of the
existing bulkhead. Additionally, no mechanized equipment will be required or utilized
bayward of the existing bulkhead to implement the project as designed. If any
improvements are requested bayward of the existing bulkhead, approval from the
California Coastal Commission will be required.
As conditioned pursuant to Newport Beach Municipal Code (NBMC) Section
21.30.030(C)(3)(i)(iv) - (Natural Landform and Shoreline Protection), 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). Both requirements are included as
conditions of approval that will need to be satisfied prior to the issuance of building
permits for construction.
The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code
(CBC) and Building Division standards and policies. Geotechnical investigations
specifically addressing liquefaction are required to be reviewed and approved prior
to the issuance of a building permit. Permit issuance is also contingent on the
inclusion of design mitigation identified in the investigations. Construction plans are
reviewed for compliance with approved investigations and the CBC prior to building
permit issuance.
The proposed development complies with the minimum 9.0-foot North American
Vertical Datum of 1988 (NAVD 88) top of slab elevation requirement for interior
living areas of new structures. Additionally, since the property is located in the AO1
Flood Zone, a minimum 10.0-foot NAVD 88 top of slab is required as confirmed by
the City Flood Plain Manager. The project proposes a 10.0 feet NAVD 88 top of
slab, which complies with the flood zone requirements.
Public Access and Views
The project site is located on the Balboa Peninsula between the nearest public road
and the sea. 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 duplex with a
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new single-unit residence and attached JADU. Therefore, the project does not
involve a change in land use, density or intensity that will result in increased demand
on public access and recreation opportunities. Furthermore, the project is designed
and sited so as not to block or impede existing public access opportunities. The
project site is located between Channel Place and 40th Street, which are identified by
the Coastal Land Use Plan as public beach access locations. The project does not
interfere with the existing nearby access to the beach. Vertical access to the bay is
available at the street ends of Channel Place and 40th Street. Lateral access is not
available near the project site.
The project site is not located adjacent to a coastal view road or public accessway,
as identified in the Coastal Land Use Plan. The project is located approximately 300
feet from Newport Island Park, which is identified as a Public View Point by the
Coastal Land Use Plan. Additionally, the project may be located within the viewshed
of other distant public viewing areas. Site evaluation revealed that the proposed
three-story design is consistent with the existing neighborhood pattern of
development and will not affect the existing views afforded from the surrounding
streets. The project will replace an existing duplex with a new single-unit residence
and attached JADU that complies with all applicable Local Coastal Program (LCP)
development standards and maintains a building envelope consistent with the
existing neighborhood pattern of development. Therefore, the project does not have
the potential to degrade the visual quality of the Coastal Zone or result in significant
adverse impacts to public views.
Water Quality
The applicant provided an Erosion Control Plan to implement temporary Best
Management Practices (BMPs) during construction to minimize erosion and
sedimentation and to minimize pollution runoff and coastal waters derived by
construction chemicals and materials. The Erosion Control Plan will be reviewed
by the City’s Engineer Geologist. Construction plans and activities will be required
to adhere to the approved Erosion Control Plan.
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 2,500 square feet of impervious surface area,
a Water Quality Management Plan (WQMP) is required. A WQMP prepared by
Thomas Ruiz, Civil Engineer, dated October 26, 2023, has been submitted and will
be reviewed by the City’s Geologist Engineer. The WQMP includes a polluted
runoff and hydrologic site characterization, a sizing standard for BMPs, use of a
LID approach to retain the design storm runoff volume on site, and documentation
of the expected effectiveness of the proposed BMPs.
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ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the
CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because
it has no potential to have a significant effect on the environment. Class 3 exempts the
demolition of up to 3 single-unit residences and additions of up to 10,000 square feet to
existing structures. The project is to demolish an existing duplex and construct a new
single-unit residence with an attached JADU located in the R-2 Coastal Zoning District
within a development neighborhood. Therefore, the Class 3 exemption is applicable.
There are no known exceptions listed in CEQA Guidelines Section 15300.2 that would
invalidate the use of this exemption. 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.
PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners and
residential occupants of property within 300 feet of the boundaries of the site (excluding
intervening rights-of-way and waterways), including the applicant, and posted on the
subject property at least 10 days before the scheduled hearing, consistent with the
provisions of the Municipal Code. Additionally, the item appeared on the agenda for this
meeting, which was posted at City Hall and on the City website.
APPEAL PERIOD:
This action shall become final and effective 14 days following the date the Resolution is
adopted unless within such time an appeal or call for review is filed with the Community
Development Director in accordance with the provisions of Title 21 (Local Coastal
Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City
may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the
City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through
13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
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Prepared by:
DL/ja
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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03/13/2018
Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2024-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, APPROVING COASTAL
DEVELOPMENT FOR THE DEMOLITION OF AN EXISTING
DUPLEX AND THE CONSTRUCTION OF A NEW THREE-STORY,
2,629-SQUARE-FOOT, SINGLE-UNIT RESIDENCE WITH AN
ATTACHED 354-SQUARE-FOOT JUNIOR ACCESSORY
DWELLING UNIT AND 449-SQUARE-FOOT ATTACHED TWO-
CAR GARAGE LOCATED AT 4003 AND 4003 ½ MARCUS
AVENUE (PA2023-0214)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1.An application was filed by John Morgan (Applicant) on behalf of Steve and Vinnie Haag
(Owners), with respect to property located at 4003 and 4003 ½ Marcus Avenue, and
legally described as Lot 2 of Block 340 (Property), requesting approval of a coastal
development permit (CDP).
2.The Applicant proposes to demolish an existing duplex and to construct a new three-
story, 2,629-square-foot, single-unit residence with a 354-square-foot attached junior
accessory dwelling unit (JADU) and a 449-square-foot attached two-car garage. The
project also includes the raising and reinforcing of an existing bulkhead for protection
against coastal hazards. All improvements are located on private property. The
design also includes appurtenances such as walls, hardscape, and landscaping
(Project).
3.The Property is located within the Two-Unit Residential (R-2) Zoning District and
the General Plan Land Use Element category is Two Unit Residential (RT). The R-2
Zoning District permits single- and two -unit residential dwellings.
4.The Property is located within the coastal zone. The Coastal Land Use Plan category
is Two Unit Residential (RT-D) (20.0 – 29.9 DU/AC) and the Coastal Zoning District is
Two-Unit Residential (R-2).
5.Coastal Development Permit No. CD2021-078 (PA2021-300) was previously
approved by the Zoning Administrator on May 12, 2022. CD2021-078 authorized the
demolition of an existing duplex to construct a 2,804-square-foot, single-unit
residence with a 267-square-foot attached JADU and a 403-square-foot attached two-
car garage. The Applicant is requesting to add an enclosed floor area to the third
floor which was previously approved as an open deck. Therefore, a new CDP is
required since the proposed changes are considered substantial.
6.A public hearing was held on March 14, 2024, online via Zoom. A notice of time,
place, and 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.
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SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This Project is categorically exempt pursuant to Title 14 of the California Code of
Regulations Section 15303, 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.
2. Class 3 exempts the demolition of up to 3 single-unit residences and additions of up to
10,000 square feet to existing structures. The Project is to demolish an existing duplex
and construct a new single-unit residence with an attached JADU located in the R-2
Coastal Zoning District within a development neighborhood. Therefore, the Class 3
exemption is applicable.
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(F) (Findings and Decision) of the NBMC, 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 Project 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 3,648 square feet and the proposed floor
area is 3,432 square feet.
b. The proposed development complies with the required setbacks, which are 20
feet along the bay, 4 feet along Marcus Avenue, and 3 feet along each side
property line.
c. The highest guardrail/parapet is below 24 feet from established grade and the
highest ridge is below 29 feet from established grade. The proposed development
complies with all height requirements.
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d. The proposed development provides a two-car garage, complying with the
minimum garage requirement for a single-unit residence. The proposed JADU
does not require additional parking.
e. The maximum floor area for a JADU is 500 square feet and the proposed JADU
is 354 square feet.
f. The proposed development complies with the minimum 9.0-foot based on the
North American Vertical Datum of 1988 (NAVD 88) top of slab elevation
requirement for interior living areas of new structures. Additionally, since the
Property is located in the AO1 Flood Zone, a minimum 10.0-foot NAVD 88 top of
slab is required. The Project proposes a 10.0-foot NAVD 88 top of slab, which
complies with the flood zone requirements.
2. The Project proposes to demolish the existing duplex on-site to construct a single-unit
residence and attached JADU. As a result, the Project complies with the Housing Crisis
Act of 2019 and Senate Bill 8 (Skinner) because it does not result in the loss of
residential density. The State Department of Housing and Community Development
(HCD) has verified with the City in an email dated March 23, 2022, that an ADU is
considered a housing unit under Government Code Section 66300 provisions to replace
existing units. The Owners have certified that the units are not "protected" units under
Section 66330 Subdivision (d)(2). The Project is consistent with the General Plan, Local
Coastal Program, and Zoning designations that allow the single-unit and accessory
dwelling unit land uses. Under Coastal Land Use Plan Table 2.1.1-1, the Two Unit
Residential (RT) category is intended to provide primarily for two-unit residential
development such as duplexes or townhomes. Implementation Program (IP) Table
21.18-1 shows “Single-Unit Dwellings – Detached” and “Accessory Dwelling Units” as
allowed uses in the R-2 Coastal Zoning District. Therefore, the Project of a single-unit
dwelling and accessory dwelling unit to replace the existing duplex is consistent with the
R-2 zoning and land use designations and does not result in a loss of residential density.
3. The neighborhood is predominantly developed with two- and three-story single- and two-
unit residences. The proposed three-story residence’s design, bulk, and scale of the
development is consistent with the existing neighborhood pattern of development and
expected future development.
4. A Coastal Hazards Report was prepared by PMA Consulting, Inc. on September 26,
2023. The Property directly abuts the Newport Bay and thus may be subject to coastal
hazards such as flooding, runup, and erosion. The report concludes that the highest
high tide elevation (currently 7.7 feet NAVD 88) will not exceed 10.9 feet (NAVD 88)
using the low-risk aversion projected sea level rise (3.2-foot increase) over the 75-year
design life of the structure based on estimates for sea level rise provided by the State
of California Sea-Level Rise Guidance 2018. The existing seawall is proposed to be
reinforced and raised to 10.9 feet (NAVD88). The estimated sea level rise over the next
75 years, using the Medium-High Risk Aversion, is potentially 6 feet (13.7 feet NAVD
88). If the proposed seawall is not found to be adequate for the actual sea level rise
over the next 75 years, the seawall assembly allows the increase of height to 14.4 feet
(NAVD 88) without further seaward encroachment. Additionally, the site has not
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historically been subject to any wave overtopping, nor is overtopping waters over the
next 75 years expected to reach the subject site, even under extreme conditions. Based
on the data provided, the study concludes that coastal hazards will not impact the
Property over the next 75 years, as the proposed Project has minimal risk from flooding.
5. The Property is protected by an existing bulkhead. A bulkhead conditions report was
prepared for the Project by PMA Consulting, Inc., dated September 26, 2023. The report
concludes that once the existing bulkhead is reinforced and raised to a height of 10.9
feet (NAVD88) per the report’s recommendations, flooding, wave runup, and erosion will
not significantly impact this Property over the proposed 75-year economic life of the
development.
6. 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 2,500 square feet of impervious surface area, a Water Quality Management
Plan (WQMP) is required. A WQMP prepared by Thomas Ruiz, Civil Engineer, dated
October 26, 2023, has been submitted and will be reviewed by the City’s Geologist
Engineer. The WQMP includes a polluted runoff and hydrologic site characterization, a
sizing standard for BMPs, use of a LID approach to retain the design storm runoff volume
on site, and documentation of the expected effectiveness of the proposed BMPs.
7. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv) (Natural Landform and Shoreline
Protection) of the NBMC, the Owners 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 Owners 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). These requirements are included as Condition of
Approval Nos. 7 and 8 that will need to 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 and
liquefaction. All projects are required to comply with the California Building Code (CBC)
and Building Division standards and policies. Geotechnical investigations specifically
addressing liquefaction are required to be reviewed and approved prior to the issuance of
building permits. Permit issuance is also contingent on the inclusion of design mitigation
identified in the investigations. Construction plans are reviewed for compliance with
approved investigations and the CBC prior to building permit issuance.
9. The Property is not located adjacent to a coastal view road, or public accessway, as
identified in the Coastal Land Use Plan. The Property is located approximately 300 feet
from Newport Island Park, which is identified as a Public View Point by the Coastal Land
Use Plan. Additionally, the Project may be located within the viewshed of other distant
public viewing areas. Site evaluation revealed that the proposed three-story design is
consistent with the existing neighborhood pattern of development and will not affect the
existing views afforded from the surrounding streets. The Project will replace an existing
duplex with a new single-unit dwelling and attached JADU that complies with all applicable
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Local Coastal Program (LCP) development standards and maintains a building envelope
consistent with the existing neighborhood pattern of development. Therefore, the Project
does not have the potential to degrade the visual quality of the Coastal Zone or result in
significant adverse impacts to public views.
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone.
Facts in Support of Finding:
1. The Property is located on the Balboa Peninsula between the nearest public road and the
sea. 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 duplex with a new single-unit dwelling and attached
JADU. Therefore, the Project does not involve a change in land use, density or intensity
that will result in increased demand on public access and recreation opportunities.
Furthermore, the Project is designed and sited so as not to block or impede existing public
access opportunities.
2. Fact in Support of Finding A.2 is hereby incorporated by reference.
3. The Property is located between Channel Place and 40th Street, which are identified by the
Coastal Land Use Plan as public beach access locations. The Project does not interfere
with the existing nearby access to the beach. Vertical access to the bay is available at the
street ends of Channel Place and 40th Street. Lateral access is not available near the
Property.
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 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 that the exceptions to the
Class 3 Exemption do not apply.
2. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. PA2023-0214, 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
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Community Development Director in accordance with the provisions of Title 21 Local
Coastal Implementation Plan, of the Newport Beach Municipal Code (NBMC). 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.
4. This resolution supersedes Zoning Administrator Resolution No. ZA2022-036, which
upon vesting of the rights authorized by this application, shall become null and void.
PASSED, APPROVED, AND ADOPTED THIS 14TH DAY OF MARCH, 2024.
Benjamin M. Zdeba, AICP, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
Planning Division
1. The development shall be in substantial conformance with the approved site plan, floor
plans, and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new Coastal Development Permit.
3. The project is subject to all applicable City ordinances, policies, and standards unless
specifically waived or modified by the conditions of approval.
4. 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.
5. 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.
6. Coastal Development Permit No. PA2023-0214 shall expire and become void unless
exercised within 24 months from the date of approval as specified in Section 21.54.060
(Time Limits and Extensions) of the NBMC, unless an extension is otherwise granted.
7. Prior to final building permit inspection, an agreement in a form approved by the City
Attorney between the property owner and the City shall be executed and recorded
waiving rights to the construction of future shoreline protection devices to address the
threat of damage or destruction from waves, erosion, storm conditions, landslides,
seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the
property, or development of the property, today or in the future. The agreement shall be
binding against the property owners and successors and assigns.
8. Prior to the issuance of a building permit, the Owners shall submit a notarized signed
letter acknowledging all hazards present at the site, assuming the risk of injury or
damage from such hazards, unconditionally waiving any claims of damage against the
City from such hazards, and to indemnify and hold harmless City, its City Council, its
boards and commissions, officials, officers, employees, and agents from and against any
and all claims, demands, obligations, damages, actions, causes of action, suits, losses,
judgments, fines, penalties, liabilities, costs and expenses (including without limitation,
attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which
may arise from or in any manner relate (directly or indirectly) to City’s approval of
development.
15
Zoning Administrator Resolution No. ZA2024-###
Page 8 of 10
01-03-17
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.
10.This Coastal Development Permit does not authorize any development seaward of the
private property.
11.This approval does not authorize any new or existing improvements (including
landscaping) on State tidelands, public beaches, or the public right-of-way.
12.Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall
be implemented before and throughout the duration of construction activity as
designated in the Construction Erosion Control Plan.
13.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.
14.Debris from demolition shall be removed from work areas each day and removed from
the Property within 24 hours of the completion of the Project. Stock-piles and
construction materials shall be covered, enclosed on all sites, not stored in contact with
the soil, and located as far away as possible from drain inlets and any waterway.
15.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.
16.Prior to the issuance of building permits, the Applicant shall submit a final landscape
and irrigation plan. These plans shall incorporate drought tolerant plantings, non-
invasive plant species and water efficient irrigation design. The plans shall be approved
by the Planning Division.
17.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.
18.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
16
Zoning Administrator Resolution No. ZA2024-###
Page 9 of 10
01-03-17
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.
19.All principal structures shall be waterproofed to a minimum height of 14.4 feet NAVD 88.
20.Construction activities shall comply with Section 10.28.040 (Construction Activity –
Noise Regulations) of the Newport Beach Municipal Code, which restricts hours of
noise-generating construction activities that produce noise to between the hours of 7:00
a.m. and 6:30 p.m., Monday through Friday. Noise-generating construction activities are
not allowed on Saturdays, Sundays, or Holidays.
21.Prior to the issuance of building permits, the Applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
22.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 either the
current business owner, property owner, or the leasing agent.
23.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 Haag Residence including, but not limited to, Coastal Development
Permit No. PA2023-0214. This indemnification shall include, but not be limited to,
damages awarded against the City, if any, costs of suit, attorneys’ fees, and other
expenses incurred in connection with such claim, action, causes of action, suit or
proceeding whether incurred by Applicant, City, and/or the parties initiating or bringing such
proceeding. The Applicant shall indemnify the City for all of City’s costs, attorneys’ fees,
and damages which City incurs in enforcing the indemnification provisions set forth in this
condition. The Applicant shall pay to the City upon demand any amount owed to the City
pursuant to the indemnification requirements prescribed in this condition.
17
Zoning Administrator Resolution No. ZA2024-###
Page 10 of 10
01-03-17
Building Division
24. 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
WQHP/WQMP, and any changes could require separate review and approval by the
Building Division.
25. Prior to the issuance of building permits, the Applicant shall submit a final drainage and
grading plan. The plan shall be subject to the review and approval by the Building
Division.
26. Prior to issuance of the building permits, a copy of the Resolution, including conditions
of approval Exhibit “A” shall be incorporated into the Building Division and field sets of
plans.
27. Prior to the issuance of building permits, the Applicant shall submit a final construction
erosion control plan. The plan shall be subject to the review and approval by the Building
Division.
28. Prior to issuance of building permits, the Applicant shall submit a soils report which
include recommendations for construction on liquefiable soils. Additionally, the building
foundation shall comply with the minimum requirements of the City of Newport Beach
Building Code Policy CBC 1803.5.11-12.
29. The Project shall comply with all applicable standards of Flood Zone AO1 in NBMC
Section 15.50 and 15.05.100.
18
03/13/2018
Attachment No. ZA 2
Vicinity Map
19
03/13/2018
VICINITY MAP
Coastal Development Permit
PA2023-0214
4003 and 4003 ½ Marcus Avenue
Subject Property
20
Tmplt: 04/03/18
Attachment No. ZA 3
Project Plans
21
PROPERTY LINE 30.00'
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SOILS GEOLOGIST NOTES THE OWNER SHALL RETAIN A SOILS GEOLOGIST WHO SHALL PERFORM THEFOLLOWING...
1. VERIFY THE ASSUMED BEARING CAPACITY OF 1,500 PSF PER THESOILS REPORT.2. INSPECT AND APPROVE OF AREAS PRIOR TO PLACEMENT OF FILL OR CONCRETE.3. INSPECT, TEST AND APPROVE OF ALL FILL, VERIFYING MINIMUM OF 90% RELATIVE COMPACTION.4. INSPECT AND APPROVE ALL FOUNDATION EXCAVATIONS AND SLAB ON GRADE.5. A FINAL REPORT OF COMPACTION AND INSPECTION SHALL BE PREPARED BY THE SOILS GEOLOGIST and SHALL BE SUBMITTED TO THE CITY GRADING ENGINEER FOR REVIEW AND FINAL APPROVAL.6. NO FILLS SHALL BE PLACED PRIOR TO APPROVAL BY THE SOILS GEOLOGIST.7. THE GENERAL CONTRACTOR SHALL REVIEW THE SOILS REPORT and ABIDE BY ALL RECOMMENDATIONS CONTAINED THERE-IN.8. REFER TO THE "SR" SHEET FOR SOILS REPORT RECOMMENDATIONS.9. A CAL-OSHA PERMIT IS REQUIRED FOR ANY EXCAVATIONS DEEPER THAN 5'-0" and FOR SHORING OR UNDERPINNING.10. CONTRACTOR SHALL NOTIFY THE ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 10 DAYS PRIOR TO THE START OF ANY SHORING or EXCAVATION WORK.11. CONTRACTOR SHALL VERIFY 45 DEGREE MINIMUM EXCAVATION ANGLE FROM THE BOTTOM OF ADJACENT BUILDING FOOTINGS ON NEIGHBORING PROPERTIES.
DESIGN PROFESSIONAL IN CHARGETHE REGISTERED DESIGN PROFESSIONAL IN CHARGE SHALL BE RESPONSIBLEFOR REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BYOTHERS, INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS FORCOMPATIBILITY WITH THE DESIGN OF THE BUILDING , NBMC 15.02.010, CBCAPPENDIX CHAPTER 1, 106.3.4
SITE PLAN NOTES
1. POOLS, SPAS, FENCES, WALLS, PATIO COVERS AND OTHER SIMILAR FREE STANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. ANY WALL and/or FENCE PERMITS SHALL BE REQUIRED TO BE PULLED AT THE SAME TIME THE BUILDING PERMIT IS ISSUED.
2. VERIFY UTILITY METER LOCATIONS WITH SOUTHERN CALIFORNIA EDISON and SOUTHERN CALIFORNIA GAS COMPANY PRIOR TO INSTALLING THOSE METERS.
3. ALL SITE GATES ARE TO BE CONSTRUCTED OF WOOD MATERIAL WITH DESIGN SELECTED BY THE OWNER. PROVIDE KEY LOCKS AND DEADBOLT AT EACH GATE LOCATION. PROVIDE A $800 ALLOWANCE FOR EACH GATE.
4. THE DEMOLITION OF THE EXISTING RESIDENCE REQUIRES A SEPARATE PERMIT FROM THE CITY.
5. CONTRACTOR SHALL OBTAIN A HAUL ROUTE PERMIT FROM THE TRAFFIC ENGINEER FOR IMPORT OR EXPORT MATERIALS PRIOR TO THE START OF GRADING WORK.
6. ALL NEW UTILITY SERVICE CONNECTORS SHALL BE MADE UNDERGROUND.
7. FENCES, HEDGES AND WALLS WITHIN FRONT YARD SETBACKS CANNOT EXCEED 42" FROM EXISTING GRADE AND WITHIN SIDEYARD SETBACKS CANNOT EXCEED 6'-0" FROM EXISTING GRADE.
8. ALL BLOCK WALL PERMITS and SEA WALL PERMITS SHALL BE ISSUED AT THE SAME TIME AS THE BUILDING PERMIT.
9. ALL SETBACKS SHALL BE MEASURED from PROPERTY LINE TO FACE of FINISH.
10. ALL MECHANICAL, GAS, ans ELECTRICAL EQUIPMENT SERVICING THE BUILDING (INCLUDING DUCTS) MUST BE AT LEAST ONE FOOT ABOVE THE BFE (NAV88).
A B B R E V I A T I O N S
FF ....................... FINISHED FLOORTC ..................... TOP of CURB AT STREETTOC ................. TOP of CURB IN GARAGEFS ..................... FINISHED SURFACEFOS ................. FACE of STUD AT WALLFL ..................... FLOW LINEL&T .................. LICENSE and TAGTW ................... TOP of WALLEXT'G .............. EXISTINGGF .................... GARAGE FLOOR AT DOORSF ..................... SHEET FLOW( XXX ) ........... EXISTING ELEVATIONS
FENCE NOTEFOR ANY PORTION OF A WALL OR FENCE THAT EXTENDS OVER COMMONPROPERTY LINES,TO INCLUDE FOOTINGS OR STRUCTURAL COMPONENTS,THE CONTRACTOR SHALL OBTAIN THE NEIGHBORS WRITTEN APPROVALAND A SEPARATE PERMIT.
LANDSCAPED AREA IS ...... 87 SF
NOTES1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE THE APPLICANTS OF THE LEGAL REQUIREMENT TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS
2. PRIOR TO PERFORMING ANY WORK WITH IN THE CITY RIGHT-OF-WAY and ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT.
FIRE NOTE THIS PROJECT WILL BE FIRESPRINKLERED PER NFPA 13D
LEGAL OWNERSTEVEN HAAG4003 MARCUS AVENUENEWPORT BEACH, CA 92663CELL ( 818 ) 929-4635
LEGAL DESCRIPTIONLOT 2, BLOCK 340, CANAL SECTION, M.M. 4/ 92
BUILDING CODE 3 STORIES OCCUPANCY GROUP IS R-3, U TYPE V-B, and FIRE SPRINKLERED
OCCUPANCY GROUP ................................. R3, U
DESIGN DATA - ZONE R2SETBACKS BAY FRONT .......................... 20'-0" SIDES ........................................... 3'-0" STREET FRONT .................... 4'-0"
LANDSCAPED AREA IS ...... 87 SF
FLOOD ZONE ............................... A0-1
BUILDABLE AREA IS 24' x 76' = 1,824 SF
2 TIMES BUILDABLE IS ................. 3,648 SF
OPEN VOLUME REQUIRED IS 15% of 1,824 SF............... 273.60 SF
MASTER BEDROOM DECK OPEN VOLUME ......................... 120.00 SFADU DECK AT STREET FRONT OPEN VOLUME ............... 60.92 SF2ND FLOOR OPEN VOLUME ABV ADU STAIRS IS 93.16 SFTOTAL OPEN VOLUME PROVIDED .......................................... 274.08 SF
PROVIDED OPEN SPACE IS 274.08 S.F. WHICH IS > 273.60 SF MIN.
MAX. 3RD FLOOR FOOTAGE IS 20% of 1,824 SF ...... = 364.80 SF3RD FLOOR AS DESIGNED IS 343.51 SF3RD FLOOR IS BELOW ALLOWABLE BY ............................. 21.29 SF
F L O O D Z O N E I N F O R M A T I O N
THIS PROJECT IS LOCATED with THESPECIAL FLOOD HAZARD ZONE AO-1
THE BASE FLOOR ELEVATION (BFE) IS 9.0FEET NAVD 88 and
THE DESIGN FLOOR ELEVATION (DFE) IS10.0 FEET NAVD 88.
THE PROJECT DATUM USED IS NAVD88RECORD OF SURVEY NOTES1. DUE TO FIELD SURVEY IN-ACCURACY ISSUES, EFFECTIVE DECEMBER 8, 2003 THE BUILDING DEPARTMENT WILL NO LONGER ACCEPT TEMPORARY CORNER MONUMENTS FOR NEW CONSTRUCTION. PERMANENT MONUMENTS WHICH COMPLY WITH SECTION 8772 OF THE CALIFORNIA LAND SURVEYOR'S ACT WILL BE REQUIRED PRIOR TO GRADING OF PROJECT SITE.2. A LICENSED SURVEYOR OR CIVIL ENGINEER SHALL MONUMENT THE PROPERTY CORNERS BEFORE THE START OF GRADING, WITH PERMANENT MONUMENTS.3. BEFORE CERTIFICATE OF OCCUPANCY CAN BE ISSUED BY THE CITY, THE BUILDING DEPARTMENT WILL VERIFY THAT A CORNER OF RECORD OR RECORD OF SURVEY HAS BEEN FILED WITH AND APPROVED BY THE COUNTY SURVEYOR AS REQUIRED BY SECTIONS 8762 and 8773 OF THE CALIFORNIA LAND SURVEYOR'S ACT. A COPY OF THE APPROVED RECORD OF SURVEY OR CORNER RECORD IS REQUIRED TO BE SUBMITTED TO THE BUILDING INSPECTOR PRIOR TO CALLING FOR FOUNDATION INSPECTION4. THE TOPOGRAPHIC SURVEY SHALL BE STAMPED AND SIGNED BY A STATE LICENSEDLAND SURVEYOR OR CIVIL ENGINEER , (LICENSE NUMBER BELOW 33,966).
PUBLIC WORKS NOTES1. IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB and GUTTER, and ALLEY/STREET PAVEMENT and OTHER IMPROVEMENTS WILL BE REQUIRED BY THE CITY AT THE TIME OF PRIVATE CONSTRUCTION COMPLETION. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 - INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL and/or CLEAN OUT and BOX with LID WILL BE REQUIRED. 100% of THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 and 14.08.030 ). SAID DETERMINATION and THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR.
2. AN APPROVED ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON STANDARD IMPROVEMENTS LOCATED WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMP[ROVEMENTS SHALL COMPLY with CITY COUNCIL POLICY L-6 and L-18.
3. CLEAN OUTS ARE REQUIRED AT INTERVALS OF 100 FEET IN STRAIGHT RUNS, IN BRANCHES EXCEEDING 10 FEET and WHERE THE SUM OF THE ANGLES EXCEEDS 135 DEGREES IN A GIVEN RUN PER CPC 707 and 719.
4. THE SEWER CLEAN OUT LOCATED WITHIN THE PUBLIC RIGHT OF WAY SUBJECT TO TRAFFIC SHALL BE INSTALLED WITH A TRAFFIC GRADE BOX and COVER.
5. THE EXISTING WATER METER LOCATED WITHIN THE PUBLIC RIGHT OF WAY AT THE DRIVEWAY SHALL BE VERIFIED TO HAVE A TRAFFIC GRADE BOX AND COVER.
DEFERRED SUBMITTALSTHE FOLLOWING DEFERRED SUBMITTALS SHALL BE SUBMITTEDTO THE CITY AND APPROVED PRIOR TO PERFORMING THE WORKINVOLVED. DEFERRED SUBMITTALS TO BE REVIEWED BY THEPROJECT ARCHITECT or ENGINEER of RECORD and CERTIFIEDPRIOR TO SUBM,ITTAL FOR PLAN CHECK or APPROVAL BY THECITY.
1. HVAC CONDENSER LOCATION IN ROOF MECH. WELL
2. FIRE SPRINKLER SYSTEM PER NFPA 13D
HVAC CONTRACTOR SHALL SUBMIT SOUND ATTENUATIONDESIGN FOR HVAC EQUIPMENT PER ARI STD. 275SOUND LEVEL NOT TO EXCEED 50 dba ( 55 dba WITH TIMER ;65 dba WITH TIMER AND NEIGHBORS CONSENT ) PER SECTION10.26.045 OF THE NBMC. LOCATION OF MEASUREMENT TO BEADJACENT PROPERTY PATIO OR OPENING. LOCATEEQUIPMENT IN THE EQUIPMENT WELL ON ROOF. PROVIDESEISMIC ANCHORAGE OF THE UNIT AND THE REQUIREDPLATFORMS.
NOTES1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE THE APPLICANTS OF THE LEGAL REQUIREMENT TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS
2. PRIOR TO PERFORMING ANY WORK WITH IN THE CITY RIGHT-OF-WAY and ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT.
THE MAXIMUM TIME TO COMPLETE CONSTRUCTION ON A PROJECT IS LIMITED TOTHREE YEARS from DATE of THE PERMIT for ALL PERMITS ISSUED AFTER AUGUST21, 2019 AS REQUIRED BY NBMC Section 15.02.095
SURVEYOR NOTES1. A LICENSED SURVEYOR SHALL COMPLETE A FEMA ELEVATION CERTIFICATE (EC) and SUBMIT IT TO BUILDING DEPARTMENT INSPECTOR DURING FINAL INSPECTION.2. THE (EC) MUST BE APPROVED BY THE CITY'S COMMUNITY RATING SYSTEM (CRS) COORDINATOR PRIOR TO REQUESTING FINAL INSPECTION.3. ALL MECHANICAL, GAS, ans ELECTRICAL EQUIPMENT SERVICING THE BUILDING (INCLUDING DUCTS) MUST BE AT or ABOVE BFE (NAV88).
PROJECT SIGNTHIS PROJECT SHALL REQUIRE A PROJECT INFORMATION SIGNCOMPLYING with NBMC SECTION 15.60.030
FIRE SPRINKLER NOTE
FIRE SPRINKLER DRAWINGS and HYDRAULIC CALCULATIONS TO BESUBMITTED TO PLAN CHECK and APPROVED PRIOR TO CALLING forROOF SHEATHING INSPECTION.
THE GOVERNING CODES AND STANDARDS FOR THIS PROJECT ARE THE2022 CALIFORNIA BUILDING CODE ; 2022 CBC, 2022 CRC ; 2022 CPC ; 2022CEC ; 2022 CMC ; 2022 CALIFORNIA ENERGY EFFICIENCY STANDARDS CODE (EES ) CODES WITH LOCAL AMENDMENTS ; 2022 CALIFORNIA BUILDINGSTANDARDS CODE ( CAL-GREEN )
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7.40 FG
7.40 FG
NEW TOP of BULKHEAD NEW TOP of BULKHEAD
9.95 FS
DN ( 1 )+ 5" R
9.95 FS
2ND FLOOR OUTLINE2ND FLOOR DECK
2ND FLOOR DECK
2ND
F
L
O
O
R
D
E
C
K
2ND FLOOR OUTLINE
7.87
G
F
7.87
G
F
NORTH ARROW
ELE
V
.
P
I
T
3'-
0
"
11"
NEW 6'-0"HIGH CMUWALL
NEW 3'-6"HIGH CMUWALL
TRASH CANAREA
40" WIDE x 72"TALL WOODGATE
39" WIDE x 72"TALL WOODGATE
EXT
'
G
C
M
U
W
A
L
L
EXT
'
G
C
M
U
W
A
L
L
EXT
'
G
C
M
U
W
A
L
L
EXT'G WOODFENCE overCONCRETE CURB
EXT'G WOODFENCE overCONCRETE CURB
EXT'G WOODFENCE overCONCRETE CURB
EXT'G WOODFENCE overCONCRETE CURB
1A-2
1A-22A-2
2A-2
3A-2
3A-2
3A-2
3A-2
4A-2
4A-2
4A-2
4A-2
TO
F
A
C
E
o
f
F
I
N
I
S
H
20
'
-
1
12"
TO
F
A
C
E
o
f
S
T
U
D
W
A
L
L
3'-112"TO FOS
TO FOS
TO FOS
TO
F
O
S
4'-
1
12"
3'-112"
3'-112"
3'-112"
3'-7"TO FOS
4'-
0
"
SET
B
A
C
K
PLANTER PLANTERPLANTERPLANTER
EXT
'
G
F
E
N
C
E
EXT
'
G
F
E
N
C
E
EXT
'
G
F
E
N
C
E
EXT
'
G
F
E
N
C
E
EXT
'
G
F
E
N
C
E
EXT
'
G
F
E
N
C
E
NEW 6'-0"HIGH CMUWALL
NEW 6'-0"HIGH CMUWALL
NEW 6'-0"HIGH CMUWALL
14.1
6
T
W
14.16 T
W
14.16
T
W
14.16
T
W
14.1
6
T
W
6A-2
7A-2
7A-2
8A-2
8A-2
8A-2
8A-2
9A-2
10A-2
10A-2
3RD
F
L
O
O
R
DEC
K
O
U
T
L
I
N
E
SHEET INDEX
A-1 SITE PLAN and INFORMATIONA-2 SITE PLAN WALL DETAILSA-3 FLOOR PLANSA-4 RIGHT SIDE, STREET FRONT and BAYFRONT ELEVATIONSA-5 LEFT SIDE ELEVATION,A-6 SECTIONS A and BA-7 ROOF PLANA-8 SQUARE FOOTAGE CALCULATIONST-1 TOPOGRAPHIC SURVEY
PLANTING AREAS TO RECEIVEARCTOSTAPHYLOS SONOMAMANZANITA PLANTING, A DROUGHTTOLERANT PLANT.
NEW
C
M
U
W
A
L
L
NEW
C
M
U
W
A
L
L
N
E
W
C
M
U
W
A
L
L
10.9
0
T
W
10.
9
0
T
W
10.9
0
T
W
10.9
0
T
W
10.9
0
T
W
10.9
0
T
W
11-01-2023
SQUARE FOOTAGE CALCULATIONS
1ST FLOOR ......................................... 1,230.71 SF2ND FLOOR ...................................... 1,055.42 SF3RD FLOOR 343.05 SFTOTAL HOUSE LIVABLE .......... 2,629.18 SF
JUNIOR ADU .................................. 353.91 SFTOTAL LIVABLE ........................... 2,983.09 SF
GARAGE 449.18 SFTOTAL STRUCTURAL ......... 3,432.27 SF
JUNIOR ADU PORCH ....................... 14.14 SFJUNIOR ADU DECK .......................... 59.16 SF2ND FLOOR MASTER DECK ........ 117.18 SF3RD FLOOR DECK OPEN .............. 432.85 SF3RD FLOOR DECK COVERED 170.58 SFTOTAL DECKS ...................................... 793.91 SF
3RD FLR COVERED DECKwith OVERHANGS ................................. 195.00 SF3RD FLOOR ROOM AREAS withOVERHANGS 504.69 SFTOTAL 3RD FLOOR COVRG.......... 699.69 SF
TOTAL 3RD FLOOR COVERAGE of 699.69 SFDIVIDED BY BUILDABLE AREA of 1,824.00 SFEQUAL 3RD FLOOR COVERAGE of .... 38.3%
RETAIN EXISTINGSEWER CLEAN OUT,ADJUST TO NEWGRADE
EXISTING WATER METERTO BE RELOCATED TOTHE PUBLIC RIGHT of WAY
W
NEW WATERMETER LOCATION
22
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(
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7
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2
7
2
3
f
a
x
(
7
1
4
)
7
3
0
-
2
7
2
4
14" = 1'-0"
HA
A
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S
I
D
E
N
C
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40
0
3
M
A
R
C
U
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U
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W
P
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T
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A
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D
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A
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PROPERTY LINE WALL
WALL.028 SCALE: 1"=1'-0"
1
LOWEST NEIGHBORSFINISHED SURFACEELEVATION of+ 8.85 FS
SIDE PROPERTY LINE
APPROXIMATE EXISTINGFINISHED SURFACE ofEXISTING PATIO
42
"
M
A
X
I
M
U
M
4"
NEW PATIO FINISHEDSURFACE 9.96 FSMAX.
MAX. HGT of NEW WALL+42" ABOVE ORIGINAL FS
MIN
I
M
U
M
NEW REINFORCEDCONCRETE WALL andFOOTING
6"
(2) #4 BARSAT TOP
(2) #4 BARSAT BOTTOM 3"
#4 BARS AT 24"O.C. VERTICAL andHORIZONTAL
4" AGGREGATEBASE
#3 BARS AT 18" O.C. E.W.
NEIGHBORS PROPERTYPROJECT SITE4003 MARCUS AVENUE
24
"
EXISTING CMU WALL
TOP of WALL 10.90
A-2 10 TYPICAL DRAINAGE SWALE
37" MIN. TO PROP. LINE MINIMUM
GARAGE SLAB,SEE PLANS
FINISH SURFACE MATERIALVARIES, SEE SITE PLAN
2 X STUD WALL,SEE FLOOR PLAN
12"
FOOTING PERFOUNDATION PLAN
SID
E
P
R
O
P
E
R
T
Y
L
I
N
E
25"
2 % S.F.
FLOWLINESWALE
9 TYPICAL DRAINAGE SWALE
WOOD FRAMING MEMBERS INCLUDING WOODSHEATHING, THAT REST ON EXTERIOR FOUNDATIONWALLS AND ARE LESS THAN 8 INCHES FROM EXPOSEDEARTH SHALL BE OF NATURALLY DURABLE ORPRESERVATIVE TREATED WOOD R317.1 (2)
2 % S.F.
FLASHING
MA
T
S
L
A
B
4"
AGGREGATEBASE
12
"
JAMES HARDIE SHINGLE or BOARDand BATTEN SIDING per ELEVATIONSover " TYVEK " BARRIER
42" WALL AT SIDE PROP. LINE
WALL.045 SCALE: 1"=1'-0"
2
2'-0"
1'-0
"
3"
CMU WALL CAP
6" X 6" X 16" SOLIDGROUTED CMU WALL#4 VERTICAL ANDHORIZONTAL BARSAT 24" O.C.
LOWEST FINISHEDSURFACE ELEV.IS 9.63 FS
SIDEPROPERTYLINE
NEIGHBORS EXISTINGCONCRETE WALK
24
"
M
I
N
I
M
U
M
DE
P
T
H
CL
R
( 3 ) #5 BARSCONTINUOUS
SE
E
S
I
T
E
P
L
A
N
NEIGHBORSPROPERTY
EXT'G FS ELEVVARIES, SEE SITEPLAN, LOWESTHGT IS 7.0 FG
503 36TH STREET
42
"
M
A
X
.
A
B
O
V
E
E
X
T
'
G
N
G
10.00 TOP of WALL - NORTH SIDE9.40 TOP of WALL - SOUTH SIDE
6"
8"
(3) #5 BARS
LOWEST NATURAL orFINISH GRADE
+ 2
'
-
9
"
666
FINISH SURFACE MATERIALVARIES, SEE SITE PLAN
2 X STUD WALL,SEE FLOOR PLAN
FOOTING PERFOUNDATION PLAN
3" M
I
N
.
T
O
F
S
8" M
I
N
.
T
O
an
y
F
.
G
.
7 TYPICAL EXTERIOR SCREED
WOOD FRAMING MEMBERS INCLUDING WOODSHEATHING, THAT REST ON EXTERIOR FOUNDATIONWALLS AND ARE LESS THAN 8 INCHES FROM EXPOSEDEARTH SHALL BE OF NATURALLY DURABLE ORPRESERVATIVE TREATED WOOD R317.1 (2)
2 % S.F.
12
"
MA
T
S
L
A
B
4"
AGGREGATEBASE
HOUSE SLABSEE PLANS
FINISH SURFACE MATERIALVARIES, SEE SITE PLAN
2 X STUD WALL,SEE FLOOR PLAN
FOOTING PERFOUNDATION PLAN
3"
M
I
N
.
T
O
F
S
8"
M
I
N
.
T
O
any
F
.
G
.
8 TYPICAL EXTERIOR SCREED
WOOD FRAMING MEMBERS INCLUDING WOODSHEATHING, THAT REST ON EXTERIOR FOUNDATIONWALLS AND ARE LESS THAN 8 INCHES FROM EXPOSEDEARTH SHALL BE OF NATURALLY DURABLE ORPRESERVATIVE TREATED WOOD R317.1 (2)
2 % S.F.
FLASHING
12
"
MA
T
S
L
A
B
4"
AGGREGATEBASE
37" MIN. TO SIDE PROPERTY LINE
SID
E
PR
O
P
E
R
T
Y
LIN
E
SIDE YARD AREA
CONCRETE STEPS AT BOTTOM
STEPS.004 SCALE: 1"=1'-0"
4
3"
11"
5"
TYP.
TY
P
.
STAIR NOTES1. THE ACTUAL TREAD DIMENSION IS 11" PER PROJECT SPECIFICATIONS. THE MIN. PERMITTED BY CODE IS 10".2. THE ACTUAL RISER DIMENSION IS +714" PER PROJECT SPECIFICATIONS. THE MAX. PERMITTED BY CODE IS 734".
PROVIDE ONE #4 BAR IN EACH STAIRRISER and #4 BARS AT 12" O.C. EACHWAY IN LOWER STAIR RUN
4"
5"
TY
P
.
WALL AT SIDE PROP. LINE
WALL.047 SCALE: 1"=1'-0"
3
2'-6"
1'-
0
"
3"
#4 VERTICAL andHORIZONTAL BARSAT 24" O.C.
SIDEPROPERTYLINE
SEE SITE PLAN forTOP of WALL HEIGHT
24
"
M
I
N
I
M
U
M
BE
L
O
W
G
R
A
D
E
CL
R
( 3 ) #5 BARSCONTINUOUS
NEIGHBORSPROPERTY
4003 MARCUS AVENUE
SOLID GROUT ALLCELLS of THE 6" WIDECMU BLOCK withREBAR
NEW SIDE YARD F.S.per SITE PLAN
BRICK CAP over WALL
+ 3
0
"
TOP of WALL14.16 TW
NEIGHBORS WRITTEN CONSENT IS REQUIRED TO CONSTRUCTANY PORTION of THE NEW CMU WALL or FOOTING over THESIDE PROPERTY LINE
EXISTING NEIGHBORSFINISHED SURFACE
PROVIDE ( 1 ) # 5 BAR VERTICALIN EACH CELL of THE COLUMNS
UNFINISHED CMUBLOCK THIS SIDE
18" SKIM COAT of STUCCO overCMU THIS SIDE of WALL
SIDE PROPERTYLINE
THE NEW TOP of WALLELEVATION DOES NOT EXCEED 6FEET ABOVE THE EXISTINGFINISHED SURFACE ELEVATIONSper TOPOGRAPHIC SURVEY
MA
X
.
#5 BARS T&B
6"
8"
NEW TOP of WALL14.16 ELEV. WHICH IS6 FEET HIGHER THANLOWEST NEW FIN.SURFACE ELEVATION
FIN
I
S
H
E
D
T
O
P
o
f
N
E
W
W
A
L
L
H
E
I
G
H
T
N
O
T
T
O
E
X
C
E
E
D
6
'
-
0
"
AB
O
V
E
N
E
W
F
I
N
I
S
H
E
D
S
U
R
F
A
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E
S
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r
9
'
-
0
"
AB
O
V
E
E
X
I
S
T
I
N
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N
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I
G
H
B
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S
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E
6
'
-
0
"
H
I
G
H
I
S
6
0
%
O
P
E
N
D
E
S
I
G
N
SIDE YARD WALK
WALL.036 SCALE: 1"=1'-0"
4
LOWEST NEIGHBORSFINISHED SURFACELESS THAN 13" fromNEW FS,
SIDE PROPERTY LINELOCATION MAY VARY
APPROXIMATE EXISTINGFINISHED SURFACE ofEXISTING PATIO
SIDE YARDELEVATION VARIESper SITE PLAN
MIN
I
M
U
M
EXISTING NIGHBORSCONCRETE CURBWALL
(2) #4 BARS AT TOP
(2) #4 BARSAT BOTTOM 3"
#4 BARS AT 24"O.C. VERTICAL andHORIZONTAL
4" AGGREGATEBASE
#3 BARS AT 18" O.C. E.W.NEIGHBORS PROPERTY
PROJECT SITE4003 MARCUS AVENUE
37"
FA
C
E
o
f
S
T
U
D
O
N
H
O
U
S
E
EQUAL
EQUAL
2% SLOPE
2% SLOPE 2% SLOPE
SIDE PROPERTY LINE
24
"
13
"
M
A
X
.
EXISTINGNEIGHBORS FENCE
TOP of GARAGE CURBELEVATION AT 10.00
8"2"
4"
37" MIN. TO PROP. LINE MINIMUM
GARAGE SLAB,SEE PLANS
FINISH SURFACE MATERIALVARIES, SEE SITE PLAN
2 X STUD WALL,SEE FLOOR PLAN
12"
FOOTING PERFOUNDATION PLAN
SID
E
P
R
O
P
E
R
T
Y
L
I
N
E
25"
2 % S.F.
FLOWLINESWALE
WOOD FRAMING MEMBERS INCLUDING WOODSHEATHING, THAT REST ON EXTERIOR FOUNDATIONWALLS AND ARE LESS THAN 8 INCHES FROM EXPOSEDEARTH SHALL BE OF NATURALLY DURABLE ORPRESERVATIVE TREATED WOOD R317.1 (2)
2 % S.F.
STUCCO SCREENFLASHING
MA
T
S
L
A
B
4"
AGGREGATEBASE
12
"
78" STUCCO FINISH per ELEVATIONSver " TYVEK " BARRIER
TOP of GARAGE CURBELEVATION AT 10.00
8"2"
4"
JAMES HARDIE SHINGLE or BOARDand BATTEN SIDING per ELEVATIONSover " TYVEK " BARRIER
2"
4"
2"
4"
HOUSE SLABSEE PLANS
STUCCO SCREENFLASHING
78" STUCCO FINISH per ELEVATIONSver " TYVEK " BARRIER
SIDE YARD AREA
37" MIN. TO SIDE PROPERTY LINE
SID
E
PR
O
P
E
R
T
Y
LIN
E
37" MIN. TO SIDE PROPERTY LINE
37" MIN. TO SIDE PROPERTY LINE
11-01-2023
23
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7
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2
3
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(
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)
7
3
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-
2
7
2
4
14" = 1'-0"
HA
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40
0
3
M
A
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PR
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1
0
0
.
0
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PROPERTY LINE 30.00'
PROPERTY LINE 30.00'
PR
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1
0
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PR
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0
0
'
PROPERTY LINE 30.00'
PROPERTY LINE 30.00'
DINING
GREAT ROOM
ENTRY
42"REFER
-60.85 SFSTAIRS
-25.13 SFELEVATOR
UP
DN
DW
RECY
30" DBLOVENS
D W
48"CTOP
SERVICE
PANTRY
HALL
3'-7"
JUKEBOX
HALL
FAMILYROOM
UP TO JUNIOR ADU UNIT
KITCHEN
PR
O
P
E
R
T
Y
L
I
N
E
1
0
0
.
0
0
'
PR
O
P
E
R
T
Y
L
I
N
E
1
0
0
.
0
0
'
PROPERTY LINE 30.00'
PROPERTY LINE 30.00'
UP
DN
DN
-25.13 SFELEVATOR
-87.08 SFSTAIRS
BEDROOM #2
REF SK
LINEN
2 CAR GARAGE
JUNIOR ADUSTUDIO
JADUBATH
HALL
HALL
HALL
MASTERBATH
MASTERBEDROOM
W.I.C.
BATH #2
BATH#3
11-01-2023
W.I.C.
LC
H
ELEV.ELEV.ELEV.
COVEREDDECK
REF
SK
STOR
12 BATH
DN
DN
NORTH ARROW
HPWHUP
SK
SK
3'-112"
3'-112"
4'-
1
12"
10'-1012"
20
'
-
0
"
SE
T
B
A
C
K
20
'
-
0
"
SE
T
B
A
C
K
20
'
-
0
"
SE
T
B
A
C
K
4'-
0
"
TO
F
O
S
SE
T
B
A
C
K
4'-
1
12"
4'-
0
"
TO
F
O
S
SE
T
B
A
C
K
4'-
1
12"
4'-
0
"
TO
F
O
S
SE
T
B
A
C
K
3'-0"
3'-7"TO FOS
SETBACK 3'-0"SETBACK 3'-0"SETBACK
3'-0"SETBACK 3'-0"SETBACK 3'-0"SETBACK
3'-112"TO FOS
TO FOS
3'-112"TO FOS
3'-7"
TO FOS
TO FOS 3'-112"TO FOS
TO FOS
3'-112"TO FOS
3'-112"TO FOS
3'-112"TO FOS 3'-112"TO FOS
3'-7"TO FOS 3'-7"TO FOS
23'-9"3'-112"3'-112"23'-9"3'-112"3'-112"23'-9"3'-112"3'-112"TO FOSTO FOS TO FOS TO FOSTO FOSTO FOS
3'-7"21'-5"5'-0"
5'-1"
17'-6"
19
'
-
0
"
3'-0"7"
5'-7"
17'-6" WIDE x 19'-0" DEEPCLEAR PARKING SPACE
MAXIMUM RISERHEIGHT IS 6"
5'-
0
"
6'-0
12"
10'-1"
7'-
2
"
13'-0"3'-0"SETBACK
24'-0"
15
'
-
0
"
MIN
.
T
O
R
O
O
F
1'-6"1'-6"12'-4"
1'-
4
12"
1'-3
12"
8'-5
12"4'-212"3'-112"
4'-212"3'-112"TO FOS
TO FOS
15
'
-
0
"
MIN
.
S
E
T
B
A
C
K
T
O
3
R
D
F
L
O
O
R
13
'
-
3
12"
TO
3
R
D
F
L
O
O
R
6'-1"TO FOS
1ST FLOOR PLAN 2ND FLOOR PLAN 3RD FLOOR PLAN
3'-112"23'-9"3'-112"3'-112"23'-9"3'-112"
2ND FLOOR OUTLINE
2ND FLOOR OUTLINE
48" MINIMUM VERTICALCLEARANCE BELOWSTAIRS TO SLAB REQ'D
MICRO
S
T
T
EXT
'
G
C
M
U
W
A
L
L
EXT
'
G
C
M
U
W
A
L
L
EXT
'
G
C
M
U
W
A
L
L
UP
NEW WOOD FRAMEDSTEPS UP over NEWBULKHEAD
TOP of BULKHEAD 10.90 TOP of BULKHEAD 10.90
OPEN VOLUME AREA24' x 5' = 120 SQ. FEET
DECKDECK
DECK OPEN VOLUME AREA10'-1" x 6'-0 12" = 60.92SQ. FEET
OPEN VOLUME AREA13' x 7'-2" = 93.16SQ. FEET
A
A-6
A
A-6
A
A-6
A
A-6
BA-6 BA-6 BA-6 BA-6
24
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7
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2
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2
4
14" = 1'-0"
RIG
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( 7.81 TC )( 7.
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( 8
.
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5
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W
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10.
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T
W
8'-
8
"
8'-
1
"
8.26 FS
9.96
F
S
7.8
7
G
F
2.4% SLOPE2.1% SLOPE
2.1% SLOPE
10.00
8'-
8
"
8'-
1
"
7'-
5
12"
7'-0
"
3'-
6
"
1ST FS
8'-
0
"
WINDOWHGT
WINDOWHGT
TOP PLATE
TOP PLATE
2ND FS2ND FS
TOP ofGUARD
DECK FS
OPENING HGT
3'-6
"
TOP ofGUARD
TOP of CURB
TOP PLATE
TOP PLATE
20'-0"
4'-0"
SETBACK
SETBACK
SETBACK
24
'
-
0
"
29
'
-
0
"
TYPICAL SLOPINGROOF MATERIALALLOW 3" forRIDGE MATERIAL
3"
TYPICAL SLOPINGROOF MATERIAL TYP.SHINGLES
TYPICAL BOARDand BATTENSIDING
TYPICAL BOARDand BATTENSIDING
TYPICAL BOARDand BATTENSIDING
TYPICALSTONEVENEER
TYPICALSHINGLES
OPEN TRELLISBEAMS
TYP.SHINGLES
TYPICALSTONEVENEER
LAM. GLASSDECK GUARD
STANDING SEAMROOF MATERIAL
FINISHED SURFACEper DRAINAGE PLAN FINISHED SURFACEper DRAINAGE PLAN
FINISHED SURFACEper DRAINAGE PLAN
BAYFRONTPROPERTYLINE
STREET FRONTPROPERTYLINE
29' MAXIMUM ROOF HGT LIMIT
24' HGT LIMIT 24' HGT LIMIT
8'-1
"
7'-
0
"
3'-
6
"
8'-8
"
8'-
0
"
7'-1
14"
6'-
8
"
3'-6
"
112"
1ST FS
DOOR HGT
DOOR andWINDOW HGTS
OPENING andDOOR HGTS
TOP PLATE
TOP PLATE
TOP PLATE
2ND FS
TOP ofGUARD
TOP ofGUARD
DECK FS
3'-0"3'-0"
24
'
-
0
"
29
'
-
0
"
TYPICAL SLOPINGROOF MATERIALALLOW 3" forRIDGE MATERIAL
3"
TYPICALSTONEVENEER
TYP.SHINGLES
TYP.SHINGLES STANDING SEAMROOF MATERIAL
FINISHED SURFACEper DRAINAGE PLANSIDEPROPERTYLINE
SIDEPROPERTYLINE
29' MAXIMUM ROOF HGT LIMIT
24' HGT LIMIT
( 7.94 FS )
( 8
.
1
3
B
W
)
9'-6
18"
7'-
0
"
8'-8
"
WINDOWHGT
TOP PLATE
TOP PLATE
2ND FS
TOP ofCURB
3'-7"3'-7"
24
'
-
0
"
29
'
-
0
"
TYPICAL SLOPINGROOF MATERIAL ALLOW 3" forRIDGE MATERIAL
3"
TYP. BOARDand BATTENSIDING
SECTIONAL GARAGE DOOR
FLOW LINE AT STREET
TYP.SHINGLES
TYPICALSTONEVENEER
TYP.SHINGLES
TYPICAL BOARDand BATTENSIDING
SIDEPROPERTYLINE
SIDEPROPERTYLINE
29' MAXIMUM ROOF HGT LIMIT
24' HGT LIMIT
TOP of NEWBULKHEAD
STREET FRONT ELEVATIONBAYFRONT ELEVATION
RIGHT SIDE ELEVATION
HEIGHTCERTIFICATION
REQUIRED
ESTABLISHED GRADEELEVATION IS 10.00
F L A S H I N G N O T E S ALL ROOF TO ROOF and/or WINDOW, DOOR, DECK, ETC. FLASHINGS SHALL BE SHALL BE STAINLESS STEEL. NO GALVANIZED IRON IS ALLOWED
D O O R and W I N D O W N O T E S ALL DOOR and WINDOW FRAMES SHALL RECEIVE A 6” WIDE STRIP of “BT” MEMBRANE WHICH IS PLACED over THE WINDOW and DOOR FRAME FLANGES ON ALL SIDES.
A D D R E S S N O T E THE STREET ADDRESS NUMBERS SHALL BE SIZED and LOCATED ON THE STREET FRONT SIDE of THE RESIDENCE PER N.B.M.C. SECTION
S T U C C O N O T E CONTRACTOR SHALL UTILIZE AN ACRYLIC STUCCO APPLICATION forTHIS PROJECT.
ALL NEW STUCCO SHALL BE APPLIED OVER 2 LAYERS OF GRADE “D”PAPER or “TYVEK” MEMBRANE over ALL WOOD BASED SHEATHING PERCBC 2510.6 per C.R.C. R703.6.3, C.B.C. 2510.6
ALL STUCCO SHALL RECEIVE A SMOOTH COAT TEXTURE WITHRADIUSSED CORNERS.
WEEP SCREED for STUCCO AT THE FOUNDATION LINE SHALL BE AMINIMUM of 4 INCHES ABOVE THE EARTH OR 2 INCHES ABOVE PAVEDAREAS C.R.C. R703.6.2.1
B O A R D and B A T T EN S I D I N G N O T E ALL BOARD and BATTEN SIDING SHALL BE A "JAMES HARDIE" CEMENTOUS SIDING PRODUCT. INSTALL SMOOTH BOARDS and BATTENS over ONE LAYER of " TYVEK " BARRIER over ONE SHEET of 12" THICK " HUBER " ENGINEERED HARDWOODS ... ZIP SYSTEM STRUCTURAL 1 SHEATHING. SIDING SHALL BE RECEIVE A PAINTED FINISH. SMOOTH FINISH with 58" x 2 14" WIDE BATTENS
S H I N G L E S I D I N G N O T E ALL SHINGLE SIDING SHALL BE A "JAMES HARDIE" CEMENTOUS STRAIGHT EDGE PANEL SIDING PRODUCT. INSTALL SHINGLE BOARDS over ONE LAYER of " TYVEK " BARRIER over ONE SHEET of 12" THICK " HUBER " ENGINEERED HARDWOODS ... ZIP SYSTEM STRUCTURAL 1 SHEATHING. SIDING SHALL BE RECEIVE A PAINTED FINISH. EXPOSURE TO WEATHER = 6.97".
( DFE )
( DFE )( DFE )
( DFE )
( DFE )
( DFE )( DFE )
10.00 10.00
10.00
10.00
10.0010.00
15'-0"
3'-112"3'-112"
4'-0"
4'-112"
3'-112"
3'-0"3'-0"
39.00 ELEVATION
39.00 ELEVATION39.00 ELEVATION
34.00 ELEVATION 34.00 ELEVATION
34.00 ELEVATION
( DFE )10.00
TOP of RIDGE SHT'G AT28'-9" ABOVE EST. GRADEELEVATION of 10.0
TOP of RIDGE SHT'G AT28'-9" ABOVE EST. GRADEELEVATION of 10.0
TOP of RIDGE SHT'G AT28'-9" ABOVE EST. GRADEELEVATION of 10.0
TOP of RIDGE SHT'G AT25'-11" ABOVE EST. GRADEELEVATION of 10.0
TOP of RIDGE SHT'G AT25'-11" ABOVE EST. GRADEELEVATION of 10.0 TOP of RIDGE SHT'G AT25'-912" ABOVE EST. GRADEELEVATION of 10.0
TOP of RIDGE SHT'G AT25'-4" ABOVE EST. GRADEELEVATION of 10.0
TOP of RIDGE SHT'G AT25'-912" ABOVE EST. GRADEELEVATION of 10.0
TOP of GUARD AT 22'-11"ABOVE ESTABLISHEDGRADE ELEVATION
TOP of GUARD AT 22'-11"ABOVE ESTABLISHEDGRADE ELEVATION
TOP of MECH WELL WALLAT 23'-10" ABOVE ESTABLISHEDGRADE ELEVATION
6'-0
12"
3RD FS
EXISTING DOCKRAMP
TG
TGTG
TG
TG
TG
TG
TG
FIXE
D
TG TG
FIX
E
D
TG TG
FIXED
FIXED
"EGRESSWINDOWS"
FIXED
TG
TEMP. GLASSDECK GUARD
TEMP. GLASSDECK GUARD
TEMP. GLASSDECK GUARDTEMP. GLASSDECK GUARD
TEMP. GLASSDECK GUARD
TGTGTGTGTGTGTG
TG TG TG TG
TG TGTGTG
12'-5"5 12" WIDE x 6" HIGH CURB
6'-
5
38"
8'-
1
38"
TWO of TWO ENGINEERED FLOODVENTS BY "FREEDOM" INSTALLED withTOP NO HIGHER THAN 9.50 NAVD 88
6"
11"
FIRE SPRINKLER NOTE
FIRE SPRINKLER DRAWINGS and HYDRAULIC CALCULATIONS TO BESUBMITTED TO PLAN CHECK and APPROVED PRIOR TO CALLING forROOF SHEATHING INSPECTION.
F I R E A S S E M B L Y N O T E S1. NO OPENINGS SHALL BE PERMITTED IN THE EXTERIOR WALLS, INCLUDING VENTS. of GROUP R-3 & GROUP U OCCUPANCIES WHERE THE EXTERIOR WALL IS CLOSER THAN 3 FEET TO THE PROPERTY LINE. TABLE R 302.1(1) and TABLE R 302.1.(2)
2A-7
2A-73A-7
ELEVATION ABBREVIATIONS
F.S. ...................................... FLOOR SHEATHING
F.F. ........................................FINISHED FLOOR, ACTUALLY1ST FLOOR SLAB ELEVATION
FOS ................................... FACE of STUD
HGT. ................................... HEIGHT
T.C. ..................................... TOP of CURB
F.L. ...................................... FLOW LINE
EXT'G ................................ EXISTING
MLLW................................ MEAN LOW LOW WATER
DFE ................................... DESIGN FLOOD ELEVATION
5A-7
5A-7
5A-7
EXTERIOR WATERPROOFING THE ENTIRE EXTERIOR of ALL FRAMING SHALL BE WRAPPED withTHE ZIP SYSTEM PANELS BY "ADVANTECH". THESE OSB PANELS ARESTRUCTURAL ONE RATED and MAY BE USED AT ALL SHEAR WALLCONDITIONS.
8D-4
5D-5 4D-5 3D-5
6D-5
5D-6
2'-5
"
2'-5
"
8D-6
7D-6
10D-6 11D-6
14D-6 13D-6
12D-5
9D-5
10D-5
9.48
F
S
9.40
F
S
8.39
F
S
GARAGE FLOOR VENT CALCULATIONS
THE GARAGE IS 449 SF. THE MANUFACTUREof THE " FREEDOM " FLOOD VENT REQUIRES AMINIMUM of 2 VENTS per GARAGE and ALLOWSONE VENT per 250 SF of GARAGE AREA,THEREFORE AT TOTAL of TWO FLOOD VENTSIS REQUIRED for THIS PROJECT, LOCATED ON AMINIMUM of 2 WALLS.SEE SHEET A-16 for FLOOR VENT INFORMATIONand DETAILS.
1-16-2024
A-4
25
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7
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14" = 1'-0"
LE
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7.9
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8.3
0
F
S
9.96
F
S
9.25
F
S
1.4% SLOPE 1.4% SLOPE 1.9% SLOPE
8'-
8
"
8'-
1
"
7'-
5
12"
3'-6
"
8'-
0
"
4'-
4
"
7'-0
"
6'-
8
"
9'-
6
18"
7'-0
"
1ST FS1ST FS
WINDOWHGTWINDOWHGT
WINDOWHGT
TOP PLATE
TOP PLATE
TOP PLATE
TOP PLATE
2ND FS2ND FS2ND FS
TOP ofGUARD
OPENING HGT
20'-0"
4'-0"SETBACK
SETBACK
14'-1112"SETBACK
24
'
-
0
"
29
'
-
0
"
TYPICAL SLOPINGROOF MATERIAL ALLOW 3" forRIDGE MATERIAL
3"
TYPICAL SLOPINGROOF MATERIAL
TYPICALSTONEVENEER
TEMP. GLASSDECK GUARD
TYPICALSTONEVENEER
STANDING SEAMROOF MATERIAL
FINISHED SURFACEper DRAINAGE PLAN FINISHED SURFACEper DRAINAGE PLAN
BAYFRONTPROPERTYLINE
STREET FRONTPROPERTYLINE
29' MAXIMUM ROOF HGT LIMIT
24' HGT LIMIT
TOP of NEWBULKHEAD10.90 TW
LEFT SIDE ELEVATION
HEIGHTCERTIFICATION
REQUIRED
ESTABLISHED GRADEELEVATION IS 10.00
FIRE SPRINKLER NOTE
FIRE SPRINKLER DRAWINGS and HYDRAULIC CALCULATIONS TO BESUBMITTED TO PLAN CHECK and APPROVED PRIOR TO CALLING forROOF SHEATHING INSPECTION.
F L A S H I N G N O T E S ALL ROOF TO ROOF and/or WINDOW, DOOR, DECK, ETC. FLASHINGS SHALL BE SHALL BE STAINLESS STEEL. NO GALVANIZED IRON IS ALLOWED
D O O R and W I N D O W N O T E S ALL DOOR and WINDOW FRAMES SHALL RECEIVE A 6” WIDE STRIP of “BT” MEMBRANE WHICH IS PLACED over THE WINDOW and DOOR FRAME FLANGES ON ALL SIDES.
A D D R E S S N O T E THE STREET ADDRESS NUMBERS SHALL BE SIZED and LOCATED ON THE STREET FRONT SIDE of THE RESIDENCE PER N.B.M.C. SECTION
B O A R D and B A T T EN S I D I N G N O T E ALL BOARD and BATTEN SIDING SHALL BE A "JAMES HARDIE" CEMENTOUS SIDING PRODUCT. INSTALL SMOOTH BOARDS and BATTENS over ONE LAYER of " TYVEK " BARRIER over ONE SHEET of 12" THICK " HUBER " ENGINEERED HARDWOODS ... ZIP SYSTEM STRUCTURAL 1 SHEATHING. SIDING SHALL BE RECEIVE A PAINTED FINISH. SMOOTH FINISH with 58" x 2 14" WIDE BATTENS
S H I N G L E S I D I N G N O T E ALL SHINGLE SIDING SHALL BE A "JAMES HARDIE" CEMENTOUS STRAIGHT EDGE PANEL SIDING PRODUCT. INSTALL SHINGLE BOARDS over ONE LAYER of " TYVEK " BARRIER over ONE SHEET of 12" THICK " HUBER " ENGINEERED HARDWOODS ... ZIP SYSTEM STRUCTURAL 1 SHEATHING. SIDING SHALL BE RECEIVE A PAINTED FINISH. EXPOSURE TO WEATHER = 6.97".
( DFE )( DFE )10.00 10.00
ELEVATION ABBREVIATIONS
F.S. ...................................... FLOOR SHEATHING
F.F. ........................................FINISHED FLOOR, ACTUALLY1ST FLOOR SLAB ELEVATION
FOS ................................... FACE of STUD
HGT. ................................... HEIGHT
T.C. ..................................... TOP of CURB
F.L. ...................................... FLOW LINE
EXT'G ................................ EXISTING
MLLW................................ MEAN LOW LOW WATER
DFE ................................... DESIGN FLOOD ELEVATION
12" x 8"VENT 12" x 8"VENT
12" x 18"VENTS
4'-112"
4'-0"
39.00 ELEVATION
34.00 ELEVATION
TOP of RIDGE SHT'G AT28'-9" ABOVE EST. GRADEELEVATION of 10.0
TOP of RIDGE SHT'G AT25'-11" ABOVE EST. GRADEELEVATION of 10.0
S T U C C O N O T E CONTRACTOR SHALL UTILIZE AN ACRYLIC STUCCO APPLICATION forTHIS PROJECT.
ALL NEW STUCCO SHALL BE APPLIED OVER 2 LAYERS OF GRADE “D”PAPER or “TYVEK” MEMBRANE over ALL WOOD BASED SHEATHING PERCBC 2510.6 per C.R.C. R703.6.3, C.B.C. 2510.6
ALL STUCCO SHALL RECEIVE A SMOOTH COAT TEXTURE WITHRADIUSSED CORNERS.
WEEP SCREED for STUCCO AT THE FOUNDATION LINE SHALL BE AMINIMUM of 4 INCHES ABOVE THE EARTH OR 2 INCHES ABOVE PAVEDAREAS C.R.C. R703.6.2.1
EXISTING DOCKRAMP
TG TG
TG
TEMP. GLASSDECK GUARD
6"
8'-2
"
14'-5"5 12" WIDE x 6" HIGH CURB
6'-1
1
"
ONE of TWO ENGINEERED FLOODVENTS BY "FREEDOM" INSTALLED withTOP NO HIGHER THAN 9.50 NAVD 88
6"
F I R E A S S E M B L Y N O T E S1. NO OPENINGS SHALL BE PERMITTED IN THE EXTERIOR WALLS, INCLUDING VENTS. of GROUP R-3 & GROUP U OCCUPANCIES WHERE THE EXTERIOR WALL IS CLOSER THAN 3 FEET TO THE PROPERTY LINE. TABLE R 302.1(1) and TABLE R 302.1.(2)
WALL MEMBRANE AT STUCCO
WPROOF.005 SCALE: 1"=1'-0"
1
FIN. SURFACE PERSITE PLAN
REFER TO STRUCTURALDETAIL 1 on FD-1 forADDITIONALINFORMATION
4" AGGREGATE BASE
NEW 12" x 10" AB'S with 3"SQUARE x 14" STEEL WASHERper FOUNDATION PLAN
2% MIN SF 2"
MINIMUM HEIGHT of WALLWATERPROOFING AT10.90 MSL
NEW SLABELEVATIONIS AT 10.0 MSL
BATTEN INSULATION
2 x 6 STUD WALL or2 x 4 STUD WALL per PLANS
58" GYP. BOARD
"BT" MEMBRANE BELOWSLAB 2" and UP STUD WALL11" MINIMUM
12
"
4"
78" STUCCO APPLIEDover "TYVEK" MEMBRANEover "BT" MEMBRANE ATBASE
12" ZIP SYSTEM OSB PANEL,STRUCTURAL 1, BY"ADVANTECH" over STUDS
11"
MIN
.
WATERPROOFING AT SIDING
WPROOF.006 SCALE: 1"=1'-0"
2
JAMES HARDIE SIDINGover "TYVEK" MEMBRANEover "BT" MEMBRANE ATBASE
FIN. SURFACE PERSITE PLAN
REFER TO STRUCTURALDETAIL 1 on FD-1 forADDITIONALINFORMATION
4" AGGREGATE BASE
NEW 12" x 10" AB'S with 3"SQUARE x 14" STEEL WASHERper FOUNDATION PLAN
2% MIN SF 2"
MINIMUM HEIGHT of WALLWATERPROOFING AT10.90 MSL
NEW SLABELEVATIONIS AT 10.0 MSL
BATTEN INSULATION
2 x 6 STUD WALL or2 x 4 STUD WALL per PLANS
58" GYP. BOARD
"BT" MEMBRANE BELOWSLAB 2" and UP STUD WALL11" MINIMUM
12"
4"
12" ZIP SYSTEM OSB PANEL,STRUCTURAL 1, BY"ADVANTECH" over STUDS
11"
MIN
.
WATERPROOFING AT SIDING
WPROOF.007 SCALE: 1"=1'-0"
3
FIN. SURFACE PERSITE PLAN
REFER TO STRUCTURALDETAIL 3 on FD-1 forADDITIONALINFORMATION
4" AGGREGATEBASE
NEW 12" x 10" AB'S with 3"SQUARE x 14" STEELWASHER per FOUNDATIONPLAN
2% MIN SF
2"GARAGE TOP of CURBELEVATION IS AT 10.0 MSL
BATTEN INSULATION
2 x 6 STUD WALL or2 x 4 STUD WALL per PLANS
58" GYP. BOARD
"BT" MEMBRANE BELOWSLAB 2" and UP STUD WALL22" MINIMUM
12
"
4"
8"GARAGE CURBHEIGHT VARIES
JAMES HARDIE SIDINGover "TYVEK" MEMBRANEover "BT" MEMBRANE ATBASE
MINIMUM HEIGHT of WALLWATERPROOFING AT10.90 MSL
11"
12" ZIP SYSTEM OSB PANEL,STRUCTURAL 1, BY"ADVANTECH" over STUDS
MIN
.
WATERPROOFING AT STUCCO
WPROOF.008 SCALE: 1"=1'-0"
4
FIN. SURFACE PERSITE PLAN
REFER TO STRUCTURALDETAIL 3 on FD-1 forADDITIONALINFORMATION
4" AGGREGATEBASE
NEW 12" x 10" AB'S with 3"SQUARE x 14" STEELWASHER per FOUNDATIONPLAN
2% MIN SF
2"
GARAGE TOP of CURBELEVATION IS AT 10.0 MSL
BATTEN INSULATION
2 x 6 STUD WALL or2 x 4 STUD WALL per PLANS
58" GYP. BOARD
"BT" MEMBRANE BELOWSLAB 2" and UP STUD WALL22" MINIMUM
12
"
4"
8"GARAGE CURBHEIGHT VARIES
JAMES HARDIE SIDINGover "TYVEK" MEMBRANEover "BT" MEMBRANE ATBASE
MINIMUM HEIGHT of WALLWATERPROOFING AT10.90 MSL
11"
12" ZIP SYSTEM OSB PANEL,STRUCTURAL 1, BY"ADVANTECH" over STUDS
MIN
.
1A-7 1A-7 1A-7 3A-7 4A-7
SIDING TO STUCCO VERT. TRIM
TRIM.004 SCALE: 3"=1'-0"
5
58" GYP. BOARD ONWALLS AT INTERIOR
2 x STUDS PERPLANS
2 x VERTICAL TRIM over 8" WIDE"BT" MEMBRANE CENTERED ONTRIM
312"
8" WIDE VERTICAL STRIP of" BT " MEMBRANE FOLDEDover EACH SIDE 4" over" TYVEK " MEMBRANE
BOARD and BATTEN orHORIZONTAL SIDINGAPPLIED over " TYVEK "MEMBRANE over ZIP SYSTEMOSB STRUCTURAL 1 PANEL
78" MINIMUM STUCCO FINISHover "TYVEK" BARRIER over ZIPSYSTEM OSB STRUCTURAL 1PANEL
112"
CENTER ONE 2 x STUDBEHIND VERTICAL TRIM
R-21 BATTENINSULATION
VERTICAL CORNER TRIM
CTRIM.010 SCALE: 3"=1'-0"
6
58" GYP. BOARD ONWALLS AT INTERIOR
2 x STUDS PERPLANS
2 x VERTICAL TRIMS OVER"BT" MEMBRANE RETURNED 4"EACH SIDE OVER "TYVEK"
BOARD and BATTEN orHORIZONTAL SIDINGAPPLIED over " TYVEK "BARRIER, over ZIP SYSTEMOSB STRUCTURAL 1 PANEL
312"
312"
8" WIDE VERTICAL STRIP OF" BT " MEMBRANE FOLDEDover EACH SIDE 4" over" TYVEK " MEMBRANE
112"
112"
BOARD and BATTEN orHORIZONTAL SIDINGAPPLIED over " TYVEK "MEMBRANE over ZIP SYSTEMOSB STRUCTURAL 1 PANEL
R-21 BATTENINSULATION
5A-7 5A-7
6A-7
EXTERIOR WATERPROOFING THE ENTIRE EXTERIOR of ALL FRAMING SHALL BE WRAPPED withTHE ZIP SYSTEM PANELS BY "ADVANTECH". THESE OSB PANELS ARESTRUCTURAL ONE RATED and MAY BE USED AT ALL SHEAR WALLCONDITIONS.
HOT and COLDWATER SHOWERHEAD
3D-5
5D-5
6D-6
2'-5
"
8D-6
13D-6
1-16-2024
A-5
26
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2
3
f
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(
7
1
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)
7
3
0
-
2
7
2
4
14" = 1'-0"
SE
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A-6
11-01-2023
SIDEPROPERTYLINE
5'-
6
38"
8'-
8
"
9'-6
18"
7'-0
"
8'-
8
"
8'-
7
12"
3'-4
12"
858"
1'-3
18"
5'-1
0
12"
26
'
-
1
0
18"
7'-
4
"
7'-1
0
"
8'-
8
"
8'-
1
"
7'-0
"
3'-
0
18"
2'-9
14"RA
K
E
W
A
L
L
DIM
.
V
A
R
I
E
S
3'-112"3'-7"23'-312"3'-7"22'-10"3'-7"
TOP PLATE
TOP PLATE TOP PLATE TOP PLATE
TOP PLATE
TOP PLATE
TOP PLATE
TOP PLATETOP PLATE
TOP PLATE
DOOR HGT
2ND FS
TOP of CURB TOP of CURB 1ST FF 1ST FF
WINDOW HGT
STAIR LANDING
STAIR LANDING
WINDOW HGT
2ND FS 2ND FS
3RD FS3RD FS
WINDOW HGT
SIDEPROPERTYLINE
SIDEPROPERTYLINESIDEPROPERTYLINE
12" THICK MAT SLAB
TYPICALFOOTING TYPICALFOOTING TYPICALFOOTING TYPICALFOOTING
12" THICK MAT SLAB
KITCHEN BELOWSTAIRS
BEDROOM #2 HALL STAIRS
STAIRSDEN
2 CAR GARAGE
JUNIOR ADUBEDROOM
JUNIORADUBATHROOMCABS
ATTIC
1 18" FLOOR SHT'G over14" TJI FLOOR JSTS 1 18" FLOOR SHT'G over14" TJI FLOOR JSTS
1 18" FLOOR SHT'G over14" TJI FLOOR JSTS
2 x 6 STUDWALL withR-22 INSUL
2 x 6 STUDWALL
58" ROOF SHT''Gover 2 x 10 RAFTERJOISTS
58" ROOF SHT'G over2 x 6 RAFTERS
4 x 12 RIDGEBEAM
58" ROOF SHT'G over2 x 6 RAFTERS
2 x4 TIES AT 32" O.C.
6 x 14 RIDGEBEAM perFRAMING
2 x 6 STUDWALL withR-22 INSUL
2 x 6 STUDWALL
2 x 4STUDS
1 18" FLOOR SHT'Gover 2 x 8 FLOORJSTS 2 x 4 STUDWALL
5'-1
0
"
2 x 6 STUDWALL withR-22 INSUL
2 x 6 STUDWALL withR-22 INSUL
2 x 6 STUDWALL withR-22 INSUL
2 x 6 STUDWALL withR-22 INSUL
2 x 6 STUDWALL withR-22 INSUL
2 x 4STUDS
TYPICALWINDOW TYPICALWINDOW
TYPICALWINDOW
58" ROOF SHT'G over2 x 4 RAFTERS
58" ROOF SHT''Gover 2 x 8 RAFTERJOISTS6 x 12 RIDGE BEAMper FRAMING PLAN
2 x 4 STUDSwith R15 INSUL.
TYPICALDOOR
TYPICALDOOR
TYPICAL 2 x 10 STAIRLANDING JOISTS
FS perSITE PLANFS perSITE PLAN FS perSITE PLANFS perSITE PLAN
NEW CMUWALL, SEEDETAIL 3 onA-2
NEW CMUWALL, SEEDETAIL 3 onA-2
10.00 (DFE)10.00 (DFE)10.00 (DFE)10.00 (DFE)
24
'
-
0
"
29
'
-
0
"
24
'
-
0
"
29
'
-
0
"
ESTABLISHED GRADEELEVATION IS 10.00 ESTABLISHED GRADEELEVATION IS 10.00 ESTABLISHEDGRADE ELEVATIONIS 10.00
29 FOOT ROOFHGT LIMIT ABOVEESTABLISHEDGRADE
24 FOOT HGT LIMITABOVE ESTABLISHEDGRADE
29 FOOT ROOF HGTLIMIT ABOVEESTABLISHED GRADE
24 FOOT HGT LIMITABOVE ESTABLISHEDGRADE
29 FOOT ROOF HGTLIMIT ABOVEESTABLISHED GRADE
24 FOOT HGT LIMITABOVE ESTABLISHEDGRADE
SECTION A SECTION B
27
2ND FLOOR ATTIC VENTILATION CALCULATIONS over ADU BATH and HOUSE LINEN AREAS
ATTIC SPACE IS APPROX. 315 SQ. FEET = 2.10 MINIMUM SQ. FEET of VENT DIVIDED BY 150 AREA REQUIRED
USE ( 1 ) GABLE WALL VENT of 16" DIAMETER, ( 1.39 SF ) PLUS ( 2 ) WALL VENTS AT12" x 18" ( 1.5 SF EACH ) ABOVE ADU STAIRS for A TOTAL 4.39 SF of VENTILATION AREA WHICHEXCEEDS THE MINIMUM REQUIREMENT of 2.10 S.F. SEE ROOF PLAN and LEFT SIDE ELEVATIONfor LOCATIONS.
NOTE
1. VENT OPENINGS SHALL HAVE CORROSION RESISTANT WIRE MESH WITH 18" MINIM TO 14" MAXIMUM MESH OPENINGS OR ARCHITECT APPROVED ALTERNATE,
2. 50% of THE REQUIRED VENTILATION AREA MUST BE LOCATED AT LEAST 3 FEET ABOVE THE EAVE or CORNICE VENTS with THE BALANCE PROVIDED BY EAVE or CORNICE VENTS.
R O O F P L A N N O T E S
1. ALL STANDING SEAM ROOF MATERIAL SHALL BE A CLASS "A" FIRE RATED STANDING SEAM ROOF MATERIAL BY "CUSTOM-BILT METALS" SERIES CS100 with A COLOR of " GREY ". STANDING SEAM IS 1 INCH HIGH. ESR REPORT # 1900.
STANDING SEAM METAL ROOFING SHALL BE INSTALLED over VERSASHIELD FIRE RESISTANT ROOF DECK MEMBRANE BY " GAF " , ESR - 2053
2. ALL 3RD ALL NEW SLOPING ROOF MATERIALS ON 2ND and 3RD FLOOR SLOPING ROOFS SHALL BE A CLASS "A" RATED COMPOSITION SHINGLE ROOF MATERIAL BY "CERTAINTEED CORPORATION " with A COLOR of " GREY ". ESR REPORT # 1389
3. MAXIMUM ROOF MATERIAL WEIGHT PER SQUARE FOOT = 10 POUNDS.
4. ALL FLAT ELEVATOR ROOF AREA FINISHED MATERIALS SHALL BE AN ELASTOMERIC ROOF MEMBRANE FINISH BY "POLYCOAT PRODUCTS" APPLIED ROOF SHEATHING PER MANUFACTURE'S RECOMMENDATIONS. ESR # 2785. SLOPE ALL FLAT ROOF AREAS AT ONE INCH PER FOOT MINIMUM UNLESS NOTED OTHERWISE ON THE ROOF PLAN. COLOR SHALL BE "GREY".
5. ALL 3RD FLOOR DECK AREA FINISHED MATERIALS SHALL BE A CLASS "A" FIRE RATED ELASTOMERIC ROOF MEMBRANE FINISH BY "PLI - DECK PRODUCTS" APPLIED over DECK SHEATHING PER MANUFACTURE'S RECOMMENDATIONS. ESR # 2097. SLOPE ALL DECK AREAS AT 14" PER FOOT MINIMUM UNLESS NOTED OTHERWISE ON THE ROOF PLAN. COLOR SHALL BE "GREY".
6 ALL ROOF TO ROOF or ROOF TO WALL FLASHING SHALL BE STAINLESS STEEL. NO GALVANIZED IRON IS ALLOWED.
7. ALL ATTIC VENTS SHALL BE LOCATED PER THE ROOF PLAN WITH BETWEEN 18" MINIMUM TO 14" SQUARE MAXIMUM SCREEN MESH
FIRE SPRINKLER NOTE
OBTAIN FIRE SPRINKLER PERMITPRIOR TO CALLING for ROOF
SHEATHING INSPECTION
TYPICAL CONCRETETILE SHINGLES ATSLOPING ROOFS
24' x 36" MECH.WELL ACCESSDOOR
NORTH ARROW
AC CONDENSER LOCATION NOTEAC TYPE and LOCATION REQUIRE A DEFERRED SUBMITTAL forREVIEW and APPROVAL for A SEPARATE PERMIT. SEPARATEPERMIT MUST BE OBTAINED PRIOR TO RUNNING REFRIGERATIONLINES, ELECTRICAL CONDUIT / CONDUCTORS and DISCONNECTand APPROVAL for A SEPARATE PERMIT. SEPARATE PERMITMUST BE OBTAINED PRIOR TO RUNNING REFRIGERATION LINES,ELECTRICAL CONDUIT / CONDUCTORS and DISCONNECT.
AR
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7
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14" = 1'-0"
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PROPERTY LINE 30.00'
PROPERTY LINE 30.00'
3:12
3:12
6:12
6:12
3:12
3:12
3:1
2
3:12
3:1
2
3:1
2
10
:
1
2
10
:
1
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6:12
6:12
6:12
6:12
RID
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RID
G
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RID
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VAL
L
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E
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VALLEY
VALLEY
VALLEY
RIDGE
RIDGE
DN
3'-11"
2'-8
"
6:12
RIDGE
2ND FLOOR ATTIC VENTILATION CALCULATIONS AT 3RD FLOOR DUCT CHASE AREA
ATTIC SPACE IS APPROX. 110 SQ. FEET = .73 MINIMUM SQ. FEET of VENT DIVIDED BY 150 AREA REQUIRED
USE ( 3 ) WALL VENTS of 12" W x 8" H ( .67 SF EACH ) for A TOTAL of 2.01 S.F. WHICHEXCEEDS THE MINIMUM REQUIREMENT of .73 S.F. SEE ROOF PLAN and LEFT SIDE ELEVATIONfor LOCATIONS.
NOTE
1. VENT OPENINGS SHALL HAVE CORROSION RESISTANT WIRE MESH WITH 18" MINIM TO 14" MAXIMUM MESH OPENINGS OR ARCHITECT APPROVED ALTERNATE,
2. 50% of THE REQUIRED VENTILATION AREA MUST BE LOCATED AT LEAST 3 FEET ABOVE THE EAVE or CORNICE VENTS with THE BALANCE PROVIDED BY EAVE or CORNICE VENTS.
12"
x
1
8
"
VEN
T
12"
x
1
8
"
VEN
T
12"
x
8
"
VEN
T
12"
x
8
"
VEN
T
12" x 8"VENT
ROOF PLAN
35
'
-
0
"
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'
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SET
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25"25"
1'-012"
112"
512"
1'-0"6'-4"1'-0"7'-4"
6"1'-0
"
1'-0"5"
2'-7"
2'-7"1'-0"
1'-0"2'-7"
6'-1
12"
112"
6'-
0
"
4'-
0
"
1'-0
"
12
"
1'-0
"
3'-
1
12"
2'-112"
112"112"
112"
6'-1"
1'-0"
1'-0"
18
'
-
7
"
9'-
1
1
"
8'-8
"
3'-1"
6'-
8
12"
2'-112"1'-0
"
3'-
7
12"
15
'
-
0
"
2'-612"2'-612"25"25"
TYPICAL CONCRETETILE SHINGLES ATSLOPING ROOFS
TYPICAL CONCRETETILE SHINGLES ATSLOPING ROOFS
TYPICAL CONCRETETILE SHINGLES ATSLOPING ROOFS
TYPICAL CONCRETETILE SHINGLES ATSLOPING ROOFS
TYPICAL CONCRETETILE SHINGLES ATSLOPING ROOFS
TYPICAL STANDINGSEAM ROOF MATERIALTYPICAL STANDINGSEAM ROOF MATERIAL
3'-112"
3'-112"
3'-112"
1'-
0
"
3'-112"
2'-6
12"
5'-514"5'-514"
1'-0"
112"
1'-012"
3'-112"
10'-1012"
ELEVATION ABBREVIATIONS
FOS ................................... FACE of STUD
HGT. ................................... HEIGHT
TC ..................................... TOP of CURB
EXT'G ................................ EXISTING
FOS
FOS
FOS
FOS
FOS
FOS
FOS
FO
S4'-1
12"
TOP of RIDGE SHT'G AT28'-9" ABOVE EST. GRADEELEVATION of 10.0
TOP of RIDGE SHT'G AT28'-9" ABOVE EST. GRADEELEVATION of 10.0
TOP of RIDGE SHT'G AT25'-912" ABOVE EST. GRADEELEVATION of 10.0
TOP of RIDGE SHT'G AT25'-11" ABOVE EST. GRADEELEVATION of 10.0
TOP of RIDGE SHT'G AT25'-4" ABOVE EST. GRADEELEVATION of 10.0
TOP of MECH WELL WALLAT 23'-10" ABOVE ESTABLISHEDGRADE ELEVATION
AC COND. 2
AC COND. 1
ENTRY ROOF BELOWover FRONT DOOR
2'-112"1'-0"
AA-5
BA-5
AA-5
BA-5
11-01-2023
28
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7
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14" = 1'-0"
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PROPERTY LINE 30.00'
PROPERTY LINE 30.00'
PR
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PROPERTY LINE 30.00'
PROPERTY LINE 30.00'
DINING
GREAT ROOM
ENTRY
42"REFER
-60.85 SFSTAIRS
-25.13 SFELEVATOR
UP
DN
DW
RECY
30" DBLOVENS
D W
48"CTOP
SERVICE
PANTRY
HALL
GARAGE449.18 SF
1ST FLOOR1,230.71 SF
3'-7"
JUKEBOX
HALL
FAMILYROOM
UP
KITCHEN
PR
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PROPERTY LINE 30.00'
PROPERTY LINE 30.00'
120 SF OPENVOLUME
93.16 SFOPENVOLUME
60.92 SFOPENVOLUME
UP
DN
DN
-25.13 SFELEVATOR
-87.08 SFSTAIRS
2ND FLOOR1,055.45 SF
BEDROOM #2
SK
LINEN
2 CAR GARAGE
JUNIOR ADUSTUDIO
JADUBATH
HALL
HALL
HALL
MASTERBATH
MASTERBEDROOM
W.I.C.
BATH #2
BATH#3
W.I.C.
LC
H
ELEV.ELEV.ELEV.
COVEREDDECK
REF
SK
STOR
12 BATH
DN
DN
NORTH ARROW
HPWHUP
SK
SK
3'-112"
3'-112"
4'-
1
12"
10'-1012"
5'-1
1
12"
20'-9"
23'-9"
312"2'-1112"
16'-012"
21'
-
5
12"
5'-7
"
4'-312"
4'-9
"
5'-312"
24'-0"3'-0"3'-0"
5'-
0
"
4'-9"
512"
4'-9
"
5'-312"
23
'
-
4
12"
46
'
-
4
"
18
'
-
4
"
7'-
2
"
6'-0
12"
11'-
6
"
10'-1"
5'-1
0
12"
11'-
6
"
34
'
-
0
"
17'
-
4
"
3'-0"
6'-
0
"
3'-
8
"
10'-5"
6'-012"1'-
1
12"
3'-7"22'-10"
2'-0"
8'-0
"
5'-
1
"
1'-6"
OPEN VOLUME 24' x 5' = 120 SF
OPEN VOLUME 10'-1"x 6' = 60.92 SF
OPEN VOLUME13'-0" x 7'-2" = 93.16SF
7'-
2
"
13'-0"
ADU 23'-9" x 11'-6"= 273.12 SF
ADU 13'-912" x 5'-1012"= 80.79 SF
10'-1012" x 7'-2"= 77.93 SF
ELEVATOR SHAFT5'-3 12" x 4'-9" = -25.13SF
ELEVATOR SHAFT5'-3 12" x 4'-9" = -25.13SF
FOOTAGE OUT5 12" x 23'-4 12" = - 10.71 SF
STAIRS OUT4'-9" x 18'-4" = - 87.08 SF
23'-9" x 46'-4" = ...... 1,100.41 SFLESS STAIRS ........ - 87.08 SFLESS ELEVATOR - 25.13 SFLESS EXTERIOR - 10.71 SFSUB TOTAL ............... 977.49 SF
22'-10" x 21'-0" = 479.49 SFLESS ..................... - 16.00 SFLESS .................... -7.52 SFLESS - 6.79 SFSUB-TOTAL ....... 449.18 SF
FOOTAGE OUT2' x 8' = - 16 SF
21'-
0
"
FOOTAGE OUT18" x 5'-1" = - 7.52 SF
FOOTAGE OUT ofGARAGE TO HOUSE6'-012" x 1'-1 12" = 6.79 SF1'-
1
12"
10'-5" x 3'-8"= 38.19 SF
23'-3 12" x 34'-0" = 791.91 SFLESS PORCH - 18.00 SFSUB-TOTAL ........ 773.91 SF
23'-9" x 17'-4" = 411.66 SF
FOOTAGE OUT3' x 6' = 18 SF
1ST FLOOR ......................... 1230.71 SF
THE GARAGE ...................... 449.18 SF
2ND FLOOR ......................... 1,055.42 SFJUNIOR ADU UNIT 353.91 SFTOTAL 2ND FLOOR .......... 1,409.33 SF
3RD FLOOR ......................... 343.51 SF
16'-012" x 21'-512" = 344.22 SFPLUS ....................... + 23.96 SFLESS SHAFT - 25.13 SFSUB - TOTAL ......... 343.05 SF
ELEV SHAFT WALLS4'-312" x 5'-7" = 23.96 SF
17'-4" x 11'-3"= 195.00 SF
23'-9" x 8'-11"= 211.77 SF
20'-9" x 5'-1112"= 123.63 SF
3'-212" x 11'-3"= 36.09 SF
2'-1112" x 312"= .86 SF
OPEN DECK AREA 123.63 SF 211.77 SF 36.09 SF 36.09 SF .86 SF 408.44 SF OPEN DECK
COVERED DECK 195.00 SF
3RD FLOOR 343.05 SF
1ST FLOOR PLAN 2ND FLOOR PLAN 3RD FLOOR PLAN
REF
MICRO
TO FOS
3'-112"TO SHT'G
23'-312"
13'-912"
10'-1012"
23'-912"3'-1"3'-1"
3'-112"
23'-9"3'-112"3'-112"
23'-9"3'-112"
11-01-2023
1"
1'-
0
"
1'-
0
"
1"
VENEER AREA.08 SFVENEER AREA.08 SF
23'-9"
OPEN VOLUME IS 274.08 SF
OPEN VOLUME CALCSDECK AT 2ND FLOOR ..... 60.92 SFSTAIRWAY UP TO ADU ... 93.16 SFMASTER DECK 120.00 SFTOTAL OPEN VOLUME .. 274.08 SF
3'-212"
11'-
3
"
11'-
3
"
8'-1
1
"
3'-212"17'-4"
3'-212" x 11'-3"= 36.09 SF 11'-
3
"
SQUARE FOOTAGE CALCULATIONS
1ST FLOOR ......................................... 1,230.71 SF2ND FLOOR ...................................... 1,055.42 SF3RD FLOOR 343.05 SFTOTAL HOUSE LIVABLE .......... 2,629.18 SF
JUNIOR ADU .................................. 353.91 SFTOTAL LIVABLE ........................... 2,983.09 SF
GARAGE 449.18 SFTOTAL STRUCTURAL ......... 3,432.27 SF
JUNIOR ADU PORCH ....................... 14.14 SFJUNIOR ADU DECK .......................... 59.16 SF2ND FLOOR MASTER DECK ........ 117.18 SF3RD FLOOR DECK OPEN .............. 432.85 SF3RD FLOOR DECK COVERED 170.58 SFTOTAL DECKS ...................................... 793.91 SF
3RD FLR COVERED DECKwith OVERHANGS ................................. 195.00 SF3RD FLOOR ROOM AREAS withOVERHANGS 504.69 SFTOTAL 3RD FLOOR COVRG.......... 699.69 SF
TOTAL 3RD FLOOR COVERAGE of 699.69 SFDIVIDED BY BUILDABLE AREA of 1,824.00 SFEQUAL 3RD FLOOR COVERAGE of .... 38.3%
29
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March 14, 2024, Zoning Administrator Item 3 Comments
These comments on a Newport Beach Zoning Administrator agenda item are submitted by:
Jim Mosher (jimmosher@yahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229).
Item No. 3. Haag Residence Coastal Development Permit
(PA2023-0214)
1. Neither the present resolution, nor that approved as Item 5 on May 12, 2022, appears to
disclose the amount of demolition being proposed, other than it will involve “an existing
duplex.”
2. Is Fact in Support of Finding B.2 supposed to be incorporating Fact A.9 rather than A.2?
Zoning Administrator - March 14, 2024 Item No. 3a - Additional Materials Received
Haag Residence Coastal Development Permit (PA2023-0214)