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Home My WebLink About06_Allen Residence CDP_PA2024-0063CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT June 13, 2024 Agenda Item No. 6 SUBJECT: Allen Residence (PA2024-0063) Coastal Development Permit SITE LOCATION: 503 & 503 ½ 36th Street APPLICANT: John Morgan OWNER: Steven Allen PLANNER: Daniel Kopshever, Assistant Planner 949-644-3235, dkopshever@newportbeachca.gov LAND USE AND ZONING General Plan Land Use Plan Category: RT (Two Unit Residential) Zoning District: R-2 (Two-Unit Residential) Coastal Land Use Plan Category: RT-D (Two Unit Residential) - (20.0 – 29.9 DU/AC) Coastal Zoning District: R-2 (Two-Unit Residential) PROJECT SUMMARY A coastal development permit (CDP) to allow the demolition of a duplex with an attached two-car garage and the construction of a new 2,208 square-foot, three-story, single-unit dwelling and a 291 square foot Junior Accessory Dwelling Unit (JADU) and an attached 449-square-foot, two-car garage. The project includes raising the existing bulkhead as well as landscape, hardscape, drainage, and accessory structures within the confines of the property. The project complies with all development standards and no deviations are requested. All improvements authorized by this CDP will be located on private property. 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 1 Allen Residence (PA2024-0063) Zoning Administrator, June 13, 2024 Page 2 3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit filed as PA2024-0063 (Attachment No. ZA 1). DISCUSSION Land Use and Development Standards The subject property is in the R-2 Coastal Zoning District, which allows a maximum of two residential dwelling units on a single lot and is consistent with the City’s Coastal Land Use Plan, General Plan, and Zoning Code. A coastal development permit is required, and the property is not eligible for a waiver for de minimis development because the property is located in the Coastal Commission Appeal Area. The property currently consists of one legal lot developed with a duplex, bulkhead, dock, and boat slip. No changes to the boat slip or dock are proposed as part of this CDP. As can be seen in the aerial map provided as Attachment No. ZA 2 (Vicinity Map), the neighborhood is predominantly developed with two-story single-unit dwellings with scattered one- and three-story single-unit dwellings. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development. The proposed single-unit dwelling, JADU, 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 (Attachment No. ZA 3) and illustrated in Table 1 below. Table 1 – Development Standards Development Standard Standard Proposed Setbacks (min.) Front 5 feet 5 feet Sides 3 feet 3 feet 2nd Front (Water) 30 feet 30 feet Allowable Floor Area (max.) 3,120 square feet 2,949 square feet Allowable 3rd Floor Area (max.) 312 square feet 311.97 square feet Allowable 3rd Floor Area & Covered (max.) 780 square feet 461 square feet Open Space (min.) 234 square feet 234.54 square feet Parking (min.) 2-car garage 2-car garage Height (max.) 24-foot flat roof 29-foot sloped roof 29-feet (sloped roof) Hazards The development fronts the Newport Harbor and is protected by a bulkhead. A bulkhead conditions report was prepared by PMA Consulting, Inc. dated February 22, 2024. The report concluded that the bulkhead is required to protect the 2 Allen Residence (PA2024-0063) Zoning Administrator, June 13, 2024 Page 3 proposed principal structure on the lot, and to do so must be repaired, reinforced, and raised. The PMA Consulting, Inc. report asserts that with maintenance, repair, and reinforcement, it is reasonable to assume that the bulkhead will last another 75 years. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by PMA Consulting, Inc. on February 22, 2024. The current maximum bay water elevation is 7.7 feet (NAVD88) and may exceed the existing top of bulkhead elevation of 9.0 feet during rare high tide or storm events. The report analyzes future sea level rise scenarios assuming an increase in the maximum water level over the next 75 years (i.e., the life of the structure) of about 3.15 feet. The sea level is estimated to reach approximately 9.7 to 13.7 feet (NAVD88) - (the likely range for sea level rise over 75-year design life of the structure based on low risk and medium/high risk aversion estimates for sea level rise provided by the State of California, Sea Level Rise Guidance: 2018 Update). Once the existing bulkhead is raised to 10.9 feet per proposed plans, flooding, wave runup, and erosion will not significantly impact this property over the proposed 75-year economic life of the development. On March 23, 2021, the City Council approved updated Waterfront Project Design Guidelines and Standards, Harbor Design Criteria Commercial & Residential Facilities. The guidelines require that any bulkhead structure permitted within the years 2021 through 2025 must have a minimum bulkhead elevation of 10.9 feet (NAVD88) with a design for adaptability elevation of 14.4 feet (NAVD 88). The project proposes to raise the bulkhead to an elevation of 10.9 feet (NAVD 88). PMA Consulting, Inc. has confirmed that the bulkhead design can be raised up to 14.4 feet (NAVD88) if needed and in compliance with the updated guidelines. The finished floor elevation of the proposed single-unit dwelling is at a minimum elevation of 9.0 feet NAVD88, which complies with the minimum 9.0-foot NAVD88 elevation standard. The property is in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of a building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Under NBMC Section 21.30.030(C)(3)(i)(iv) (Natural Landform and Shoreline Protection – Development Standards), the property owner will be required to agree 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 Waiver of Future Protection is 3 Allen Residence (PA2024-0063) Zoning Administrator, June 13, 2024 Page 4 included as a condition of approval that will need to be satisfied before the final building inspection. The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c) (General Site Planning and Development Standards – Waterfront Development). The Acknowledgement of Coastal Hazards is included as a condition of approval that will need to be satisfied before the issuance of building permits. Water Quality The property is located adjacent to coastal waters. Pursuant to Section 21.35.030 (Construction Pollution Prevention Plan) of the NBMC, a Construction Pollution Prevention Plan (CPPP) is required to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation, and to minimize pollution of runoff, and coastal waters derived from construction chemicals and materials. A CPPP has been provided and construction plans and activities will be required to adhere to the CPPP. Pursuant to NBMC Section 21.35.050 (Water Quality Management Plan), due to the proximity of the development to the shoreline and the development containing more than 75%of impervious surface area, a preliminary Water Quality Management Plan (WQMP) is required. The preliminary WQMP was prepared by Forkert Engineering & Surveying, Inc. dated March 12, 2024. The WQMP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQHP prior to building permit issuance. Public Access and Views The project site is located between the nearest public road and the sea or shoreline; however, the project will not affect the public’s ability to gain access to, use, and/or view the coast and nearby recreational facilities. The existing residential development neither provides nor inhibits public coastal access. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be proportional to the impact. In this case, the project replaces an existing duplex located on a standard R-2 lot with a new single-unit dwelling and JADU. Therefore, the project does not involve a change in land use, density or intensity that will result in an increased demand on public access and recreation opportunities. 4 Allen Residence (PA2024-0063) Zoning Administrator, June 13, 2024 Page 5 Furthermore, the project is designed and sited (appropriate height, setbacks, etc.) so as not to block or impede existing public access opportunities.  The project site is not located adjacent to a coastal view road, public access way, or Coastal Viewpoint as identified in the Coastal Land Use Plan. The nearest coastal viewpoint is approximately 1000 feet northeast of the property near the intersection of Central Avenue and Via Oporto. Similarly, the nearest coastal view road segment is located along Newport Boulevard. These areas primarily offer views of the turning basin and Lido Channel. Views are oriented to the bay and properties across the water. Two rows of residences impede visibility to the subject property from the nearest viewpoint and coastal view road.  The proposed three-story design is consistent with the existing neighborhood pattern of development containing primarily two-story, and some scattered one and three- story dwellings, and will not affect the existing, limited views afforded from the small viewing areas. The project will replace an existing duplex with a new single-dwelling unit and Junior Accessory Dwelling Unit that comply with all applicable development standards, including the third-story setbacks that provide additional fifteen-foot setbacks along the bay and street property lines (as measured from the setback lines). There are also two-foot third floor setbacks from the side setback lines. The project presents the opportunity to enhance views by updating an older structure with a new building with an updated design. All structures within the front setback area along the bay would be limited to 42 inches in height, ensuring that the bay does not appear to be walled off. 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.  Coastal Access is currently provided and will continue to be provided by street ends throughout the Balboa Peninsula and the Finley Tract with access to the beach and water. The nearest vertical access is available less than 50 feet from the property at the Finley Avenue end. This location provides access (and views) to the edge of the bay but does not provide access into or along the Bay. There is an additional vertical access point at the 36th Street end where there is a grassy area. Lastly, 36th Street does not contain an outlet and the project would not impact access along these routes. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. The Class 3 exempts the demolition and construction of up to three single-family residences in urbanized areas. The proposed project consists of the demolition of an existing duplex 5 Allen Residence (PA2024-0063) Zoning Administrator, June 13, 2024 Page 6 and the construction of a new 2,208-square-foot, three-story, single-unit dwelling with a 291 square foot Junior Accessory Dwelling Unit and an attached 449-square-foot, two-car garage. There are no known exceptions listed in CEQA Guidelines Section 15300.2 that would invalidate the use of these 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 Program [LCP] Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 (Appeal to the Coastal Commission) of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: LW/djk Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 6 Attachment No. ZA 1 Draft Resolution 7 RESOLUTION NO. ZA2024-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, APPROVING A COASTAL DEVELOPMENT PERMIT TO DEMOLISH AN EXISTING DUPLEX AND CONSTRUCT A NEW THREE-STORY SINGLE-UNIT DWELLING AND JUNIOR ACCESSORY DWELLING UNIT AND AN ATTACHED TWO-CAR GARAGE LOCATED AT 503 & 503 ½ 36TH STREET (PA2024-0063) 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, Architect, on behalf of the owner Steven Allen with respect to property located at 503 & 503 ½ 36th Street, and legally described as Lot 2, Block 536 of the Canal Section Tract, requesting approval of a Coastal Development Permit. 2. The Applicant requests a coastal development permit (CDP) to allow the demolition of an existing duplex and the construction of a new 2,208-square-foot, three-story, single-unit dwelling with an attached 291 square foot junior accessory dwelling unit (JADU) and an attached 449-square-foot, two-car garage. The project includes landscape, hardscape, drainage, and accessory structures all within the confines of the property. The project also includes raising the height of the existing bulkhead. The project complies with all development standards and no deviations are requested. All improvements authorized by this CDP will be located on private property. 3. The subject property is categorized RT (Two Unit Residential) by the General Plan Land Use Element and is located within the R-2 (Two-Unit Residential) Zoning District. 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RT-D (Two Unit Residential) - (20.0 – 29.9 DU/AC) and it is located within the R-2 (Two-Unit Residential) Coastal Zoning District. 5. A public hearing was held on June 13, 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. 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. 8 Zoning Administrator Resolution No. ZA2024-### Page 2 of 10 2.Class 3 exempts the demolition and construction of up to three single-family residences in urbanized areas. The proposed project consists of the demolition of an existing duplex with an attached garage and the construction of a new 2,208-square-foot, three-story, single-unit dwelling with an attached 291 square foot JADU and an attached 449- square-foot, two-car garage. 3. There are no known exceptions listed in CEQA Guidelines Section 15300.2 (Exceptions) that would invalidate the use of these 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. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015(F) (Coastal Development Permits - Findings and Decision) of the Newport Beach Municipal Code (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 proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 3,120 square feet and the proposed floor area is 2,949 square feet including the 449 square foot garage and 291 square foot JADU. b. The proposed development provides the minimum required setbacks, which are five feet along the front property abutting 36th street, three feet along each side property line, and 30 feet along the second front property line abutting the Bay. c. The highest flat roof/guardrail is below 24 feet from established grade (33 feet NAVD88) and the highest ridge is no more than 29 feet from established grade. The proposed development complies with all height requirements. d. The proposed development provides a two-car garage, meeting the minimum two- car garage requirement for a single-family residence with less than 4,000 square feet of habitable floor area. No parking is required for the JADU. e. The proposed lowest finished floor elevation of the new residence is 9.0 feet North American Vertical Datum of 1988 (NAVD 88), which complies with the minimum 9.0-foot top of slab elevation requirement for interior living areas of new structures. 9 Zoning Administrator Resolution No. ZA2024-### Page 3 of 10 f. The JADU complies with the maximum floor area, parking, height, and setback provisions of the NBMC. 2. The neighborhood is predominantly developed with two-story single-unit dwellings with scattered one and three-story single-unit dwellings. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development. 3. The Project proposes to demolish the existing duplex on-site to construct a single-unit dwelling and attached ADU. 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 Property Owner has 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 dwellings 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-family 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 residence and junior 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. 4. The development fronts the Newport Harbor and is protected by a bulkhead. A bulkhead conditions report was prepared by PMA Consulting, Inc. dated February 22, 2024. The report concluded that the bulkhead is required to protect the proposed principal structure on the lot, and to do so must be repaired, reinforced, and raised. The PMA Consulting, Inc. report asserts that with maintenance, repair, and reinforcement, it is reasonable to assume that the bulkhead will last another 75 years. 5. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by PMA Consulting, Inc. dated February 22, 2024. The current maximum bay water elevation is 7.7 feet (NAVD88) and may exceed the existing top of bulkhead elevation of approximately 7.5 feet during rare high tide or storm events. The report analyzes future sea level rise scenarios assuming an increase in the maximum water level over the next 75 years (i.e., the life of the structure) of about 3.15. The sea level is estimated to reach approximately 9.7 to 13.7 feet (NAVD88) - (the likely range for sea level rise over 75- year design life of the structure based on low risk and medium/high risk aversion estimates for sea level rise provided by the State of California, Sea Level Rise Guidance: 2018 Update). Once the existing bulkhead is raised to 10.9 feet per proposed plans, flooding, wave runup, and erosion will not significantly impact this property over the proposed 75-year economic life of the development. 10 Zoning Administrator Resolution No. ZA2024-### Page 4 of 10 6. On March 23, 2021, the City Council approved updated Waterfront Project Design Guidelines and Standards, Harbor Design Criteria Commercial & Residential Facilities. The guidelines require that any bulkhead structure permitted within the years 2021 through 2025 must have a minimum bulkhead elevation of 10.9 feet (NAVD88) with a design for adaptability elevation of 14.4 feet (NAVD 88). The project proposes to raise the bulkhead to an elevation of 10.9 feet (NAVD 88). PMA Consulting, Inc. has confirmed that the bulkhead design can be raised up to 14.4 feet (NAVD88) if needed and in compliance with the updated guidelines. 7. The finish floor elevation of the proposed single-unit dwelling is at a minimum elevation of 9.0 feet NAVD88, which complies with the minimum 9.0-foot NAVD88 elevation standard. 8. The property is in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of a building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 9. Pursuant to Newport Beach Municipal Code (NBMC) Section 21.30.030(C)(3)(i)(iv) - (Natural Landform and Shoreline Protection – Development Standards), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The Waiver of Future Protection is included as a condition of approval that will need to be recorded prior to a final building inspection. 10. 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 Newport Beach Municipal Code (NBMC) Section 21.30.015(D)(3)(c) – (General Site Planning and Development Standards - Waterfront Development). The Acknowledgement of Coastal Hazards is included as a condition of approval that will need to be recorded prior to the issuance of building permits. The property is located adjacent to coastal waters. Pursuant to Section 21.35.030 (Construction Pollution Prevention Plan) of the Municipal Code, a Construction Pollution Prevention Plan (CPPP) is required to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation, and to minimize pollution of runoff, and coastal waters derived from construction chemicals and materials. A CPPP has been provided and construction plans and activities will be required to adhere to the CPPP. 11. Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), due to the proximity of the development to the shoreline and the development containing more than 75% of impervious surface area, a preliminary Water Quality Management Plan (WQMP) is required. The preliminary WQMP was prepared by Forkert Engineering & Surveying, 11 Zoning Administrator Resolution No. ZA2024-### Page 5 of 10 Inc. dated March 12, 2024. The WQMP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQHP prior to building permit issuance. 12. Proposed landscaping complies with Implementation Plan Section 21.30.075 (Landscaping). A condition of approval is included that requires drought-tolerant species. Before the issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 13. The project site is not located adjacent to a coastal view road, public access way, or Coastal Viewpoint as identified in the Coastal Land Use Plan. The nearest coastal viewpoint is Newport Island Park, approximately 500 feet west of the property. Newport Island Park is separated from the subject property by the Rialto Channel and views are obstructed between them by the row of waterfront dwellings along 38th Street. Another coastal viewpoint lies 1000 feet northeast of the property, near the intersection of Central Avenue and Via Oporto. The nearest coastal view road segment is located along Newport Boulevard. These areas primarily offer views of the turning basin and Lido Channel. Views are oriented to the bay and properties across the water. Three rows of residences impede visibility to the subject property and these viewpoints and coastal view roads. 14. The proposed three-story design is consistent with the existing neighborhood pattern of development containing one, two, and some scattered three-story dwellings, and will not affect the existing, limited views afforded from the viewing areas. The project will replace an existing duplex with a new single-dwelling unit and JADU that comply with all applicable development standards, including the third-story setbacks that provide additional fifteen-foot setbacks along the bay and street property lines (as measured from the setback lines). There are also two-foot third floor setbacks from the side setback lines. The project presents the opportunity to enhance views by updating an older structure with a new building with an updated design. All structures within the front setback area along the bay would be limited to 42 inches in height, ensuring that the bay does not appear to be walled off. 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 project site is located 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 includes 12 Zoning Administrator Resolution No. ZA2024-### Page 6 of 10 the demolition of a duplex and the reconstruction of a single-unit dwelling with an attached Junior Accessory Dwelling Unit on an R-2 zoned lot. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited (appropriate height, setbacks, etc.) so as not to block or impede existing public access opportunities. 2. Coastal Access is currently provided and will continue to be provided by street ends throughout the Balboa Peninsula and the Finley Tract with access to the beach and water. The nearest vertical access is available less than 50 feet from the property at the Finley Avenue end. This location provides access (and views) to the edge of the bay but does not provide access into or along the Bay. There is an additional vertical access point at the 36th Street end where there is a grassy area. Lastly, 36th Street does not contain an outlet and the project would not impact access along these routes. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby finds this project is categorically exempt from the California Environmental Quality Act pursuant to Section 15303 under Class 3 (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. 2. The Zoning Administrator of the City of Newport Beach hereby approves the Coastal Development Permit (PA2024-0063), subject to the conditions set forth in Exhibit “A,” which is attached hereto and incorporated by reference. 3. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 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. PASSED, APPROVED, AND ADOPTED THIS 13TH DAY OF JUNE 2024. _______________________________________ Benjamin M. Zdeba, AICP, Zoning Administrator 13 Zoning Administrator Resolution No. ZA2024-### Page 7 of 10 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. This coastal development permit does not authorize any development on the bay end of the private property. 4. Coastal Development Permit No. PA2024-0063 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code (NBMC), unless an extension is otherwise granted. 5. Prior to the issuance of building permits, the property owner shall record a deed restriction with the County Recorder’s Office, the form and content of which is satisfactory to the City Attorney, prohibiting the use of the accessory dwelling unit for short-term rentals (i.e., less than 30 days) and prohibiting the sale of the JADU separate from the principal dwelling. This deed restriction shall remain in effect so long as the accessory dwelling unit exists on the property. 6. Prior to a final building permit inspection for the dwelling, the existing seawall shall be reinforced and capped to 10.90 feet (NAVD88) and capable to be raised up to 14.4 feet (NAVD88), in compliance with the City of Newport Beach Waterfront Project Guidelines and Standards, Harbor Design Criteria Commercial & Residential Facilities. 7. Prior to the issuance of a building permit, the property owner 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. The letter shall be scanned into the plan set prior to building permit issuance. 14 Zoning Administrator Resolution No. ZA2024-### Page 8 of 10 8. Prior to a 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. 9. Prior to issuance of building permits, the final WQHP/WQMP shall be reviewed and approved by the Building Division. Implementation shall comply with the approved CPPP and WQHP/WQMP; any changes could require separate review and approval by the Building Division. 10. Prior to the issuance of a building permit, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 11. Prior to the issuance of a building permit, the applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 12. Prior to the issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans. 13. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 14. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 15. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands, or their buffers. 16. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 17. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stock-piles and construction 15 Zoning Administrator Resolution No. ZA2024-### Page 9 of 10 materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 18. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 19. 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. 20. 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. 21. 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. 22. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 (Community Noise Control) and other applicable noise control requirements of the Newport Beach Municipal Code. The maximum noise shall be limited to no more than depicted below for the specified time periods unless the ambient noise level is higher: Between the hours of 7:00AM and 10:00PM Between the hours of 10:00PM and 7:00AM Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA Mixed Use Property 45dBA 60dBA 45dBA 50dBA Commercial Property N/A 65dBA N/A 60dBA 23. The applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of Native Birds pursuant to MBTA: 16 Zoning Administrator Resolution No. ZA2024-### Page 10 of 10 A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one or two short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 24. 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. 25. 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. 26. 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. 27. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 28. 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 Allen Residence including, but not limited to, Coastal Development Permit (PA2024-0063). 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 Attachment No. ZA 2 Vicinity Map 18 VICINITY MAP Coastal Development Permit (PA2024-0063) 503 & 503 ½ 36th Street Subject Property Subject Property 19 Attachment No. ZA 3 Project Plans 20 AR C H I T E C T Jo h n T . M o r g a n J r . 18 6 8 2 B e a c h m o n t A v e n u e No r t h T u s t i n , C A 9 2 7 0 5 ph ( 7 1 4 ) 7 3 0 - 2 7 2 3 f a x ( 7 1 4 ) 7 3 0 - 2 7 2 4 14" = 1'-0" A-1 SIT E P L A N a n d I N F O R M A T I O N AL L E N R E S I D E N C E 50 3 3 6 T H S T R E E T NE W P O R T B E A C H , C A FIRE NOTE THIS PROJECT WILL BE FIRESPRINKLERED PER NFPA 13D LEGAL OWNERSTEVEN TODD ALLEN503 36TH STREETNEWPORT BEACH, CA 92663CELL ( 951 ) 323 - 4776 LEGAL DESCRIPTIONLOT 2, CANAL SECTION, BLOCK 536 BUILDING CODE 3 STORIES OCCUPANCY GROUP IS R-3, U TYPE V-B, and FIRE SPRINKLERED OCCUPANCY GROUP ................................. R3, U DESIGN DATA - ZONE R-1 SETBACKS BAY FRONT .............. 30'-0" FLOOD ZONE .... AE8 SIDES ............................ 3'-0" STREET FRONT ...... 5'-0" BUILDABLE AREA IS ...................... 1,560 S.F. 2 TIMES BUILDABLE IS ................. 3,120 S.F. OPEN VOLUME REQUIRED IS .15% of 1,560 = 234 S.F.PROVIDED OPEN SPACE IS 234.54 S.F. MAX 3RD FLOOR FOOTAGE IS 20% of 1,560 = 312 S.F. SQUARE FOOTAGE CALCULATIONS 1ST FLOOR HOUSE .................................... 1005.99 S.F.2ND FLOOR HOUSE ................................. 890.31 S.F.3RD FLOOR HOUSE 311.97 S.F.TOTAL HOUSE ................................................ 2,208.27 S.F. JUNIOR ADU UNIT 291.26 S.F.TOTAL LIVABLE .............................................. 2,499.53 S.F. GARAGE 449.90 S.F.TOTAL STRUCTURAL ...................................... 2,949.43 S.F. 2ND FLOOR JUNIOR ADU PORCH ................. 20.40 S.F.2ND FLOOR MASTER DECK ............................ 118.75 S.F.3RD FLOOR OPEN DECK ............................... 426.22 S.F.3RD FLOOR OPEN COVERED DECK 149.33 S.F.TOTAL DECKS ALL AREAS ..................... 714.70 S.F. 3RD FLOOR OPEN COVERED DECK ..... 149.33 S.F.3RD FLOOR ROOM 311.97 S.F.TOTAL 3RD FLOOR COVERAGE ............. 461.30 S.F. 3RD FLOOR COVERAGE ................................ 29.5% V I C I N I T Y M A P LANDSCAPED AREA = 78.50 S.F. SHEET INDEX A-1 SITE PLAN and INFORMATIONA-1.1 SITE PLAN WALL DETAILSA-2 1ST and 2ND FLOOR PLANSA-3 3RD FLOOR PLANA-4 BAY FRONT, STREET FRONT and LEFT SIDE ELEVATIONSA-5 RIGHT SIDE ELEVATIONA-6 SECTIONS A and BA-7 ROOF PLANSG SQUARE FOOTAGE CALCULATIONST-1 TOPOGRAPHIC SURVEY NE W R A I S E D B U L K H E A D T O P T O 1 0 . 9 0 ( 6 . 7 7 T C ) ( 6 . 3 4 F L ) ( 6 . 6 8 T C ) ( 6. 1 7 F L ) ( 6 . 7 7 T C ) ( 6 . 7 7 T C ) 6.7 4 T C ( 6. 2 8 F L ) 6.96 F S 6.9 4 F S 6.94 F S 6.9 2 F S 6.99 G F S 6.99 G F S 9.00 T C 9.0 0 T C 9.00 T C 9.00 T C 9.00 T C 10. 0 T C 10. 0 T C 9.37 F S 9.0 0 F S 8.00 F S 9.0 0 F S 9.0 0 F S 9.00 F S 9.0 0 F S 9.25 T W 9.00 F S 8.93 F S 8.93 F S 8.96 FS 8.96 FS 2 % SF 2 % SF 2 % SF 2 % SF 2 % SF 2 % SF 8.6 2 F S 8.6 3 F S 8.64 F S 10.90TOP ofBULKH E A D 10.90TOP ofBULKH E A D 8.16 F S 8.65 F S 1.8 %SF1.8 %SF1.8 %SF 8.68 FS 8.40 FS 7.32 F S 2.4 %SF 2.4 %SF 1.6 %SF1.6 %SF1.6 %SF8.50 FS 7.67 F S 2.5 %SF 2.5 %SF 7.4 2 F S 7.17 F S DN (3)5.5" RDN (1)6" R 9.30 F S 8.7 5 F S DN ( 1 ) 6.6 " R 9.0 0 F S 7.37 F S 8.0 0 F S 7.37 F S 8.37 F S UP (2)6" R SLOPE GARAGESLAB 4 12" TODRAIN 7.17 F S GAS 7.0 2 F S 7.40 F S 7.40 F S 7.40 F S 7.40 F S PLANTING AREAS TO RECEIVEARCTOSTAPHYLOS SONOMAMANZANITA PLANTING, A DROUGHTTOLERANT PLANT, + 78.50 SF ofAREA PR O P E R T Y L I N E 3 0 . 0 0 ' PR O P E R T Y L I N E 3 0 . 0 1 ' PROPERTY LINE 100.00' PROPERTY LINE 100.00' N 5 2 ° 4 5 ' 5 7 " E N 5 2 ° 4 5 ' 5 7 " E N 37° 14' 13" W N 37° 13' 50" 8.93 FS DN ( 1 ) 5" R DN (3)5" R SITE PLAN 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 AE8 THE BASE FLOOR ELEVATION (BFE) IS 8.0FEET NAVD 88 and THE DESIGN FLOOR ELEVATION (DFE) IS9.0 FEET NAVD 88. NORTH ARROW UP UP 12"12"12"12"12"12"3'-0" 3'- 4 " 2N D F L O O R O U T L I N E 2ND FLOOR OUT LINE 2ND FLOOR OUT LINE 3RD FLOOR OUTLINE 3RD FLOOR OUTLINE3RD FLOOR OUTLINE 3RD FLOOR OUTLINE 3RD F L O O R O U T L I N E 3RD F L O O R O U T L I N E 3RD FLOOROUT LINE 1ST FLOOR SLAB ELEVATION = ............ 9.0 NAVD88TOP of GRAVEL AGGREGATE PAD = 8.0 NAVD88ROUGH PAD BELOW AGGREGATE = 7.68 NAVD88 (6.99 T G ) (6. 9 5 T G ) (6.93 T G ) (6. 9 0 T G ) (6.8 0 T G ) (6 . 6 8 T G ) (7.99 F S ) (8.0 0 F S ) (8. 2 9 F S ) (6.2 5 T W ) (7.3 0 F S ) (6. 8 0 F S ) (6. 9 0 F S ) (7.1 0 F S ) (7.3 0 F S ) (9.00 F S ) (7. 0 0 F S ) (6.88 F S ) (6.90 F S ) (6.90 F S ) (6.90 F S ) (5. 9 6 F S ) (5.86 F S ) (7.2 3 T W ) (6. 4 0 F S ) (6. 6 1 F S ) 12. 6 5 T W 12.6 5 T W 12.6 5 T W 12.6 5 T W 12.6 5 T W 9.75 T W 9.75 T W 9.75 T W 9.3 5 T W 9.3 5 T W 7.50 T W 12. 4 0 T W 12. 4 0 T W 12. 4 0 T W 12. 4 0 T W 12. 4 0 T W NEW 6 FOOT HIGH CMUWALL ABOVE LOWESTORIGINAL NG or FS NEW 6 FOOT HIGH CMUWALL ABOVE LOWESTORIGINAL NG or FS NEW 6 FOOT HIGH CMUWALL ABOVE LOWESTORIGINAL NG or FS NEW 6 FOOT HIGH CMUWALL ABOVE LOWESTORIGINAL NG or FS 34" WIDE x 6 FOOT HIGHWOOD GATE with LATCH 40" WIDE x 6 FOOT HIGHWOOD GATE with LATCH EXISTINGFACE of CURB EXISTINGFACE of CURB 16 ' - 3 " 6'- 3 12" 7'-5 58" 5'-0"5'-0"SETBACK 5'-112"TO FOS 3'- 0 " 3'- 1 12" SET B A C K TO F O S 3'- 0 " SET B A C K 3'-1 0 12" TO F O S 3'-1 0 12" TO F O S 30'-0" 30'-112" SETBACK TO FACE of STUD 3'- 0 " SE T B A C K 3'- 0 " SE T B A C K + 3 ' - 1 12" TO F O S 3'-4 12" TO F O S SETBACK LINESETBACK LINE SETBACK LINE SETBACK LINE SETBACK LINE SET B A C K L I N E SET B A C K L I N E EXISTING BULKHEAD TO BEREINFORCED and RAISEDUP TO 10.90 NAVD88 NEW CMU WALL NEW CMU WALL NEW CMU WALL NEW CMU WALL NEW CMU WALL NEW CMU WALL NEW CMU WALL NEW CMU WALL NEW CMU WALLNEW CMU WALLNEW CMU WALLNEW CMU WALLNEW CMU WALLNEW CMU WALLNEW CMU WALL A-1.11 A-1.12A-1.12A-1.12 A-1.12 A-1.11 A-1.12 A-1.1 2A-1.12 A-1.12 A-1.1 4 9.0 0 F S 9.25 T W 9.25 T W 9.25 T W A-1.15 A-1.13 A-1.13 A-1.16 A-1.16 A-1.15 A-1.1 3 A-1.1 7 A-1.16 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 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 PROJECT SIGNTHIS PROJECT SHALL REQUIRE A PROJECT INFORMATION SIGNCOMPLYING with NBMC SECTION 15.60.030 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 ) 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 THE PROJECT DATUM USED IS NAVD88 RECORD 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 LICENSED LAND SURVEYOR OR CIVIL ENGINEER , (LICENSE NUMBER BELOW 33,966). 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 THE SOILS 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 30 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 THE GOVERNING CODES AND STANDARDS FOR THIS PROJECT ARE THE2019 CALIFORNIA BUILDING CODE ; 2019 CBC, 2019 CRC ; 2019 CPC ; 2019 CEC ;2019 CMC ; 2019 CALIFORNIA ENERGY EFFICIENCY STANDARDS CODE ( EES )CODES WITH LOCAL AMENDMENTS ; 2019 CALIFORNIA BUILDING STANDARDSCODE ( CAL-GREEN ) 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 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).CITY SEWER LATERAL DETAILSREFER TO DETAIL 1 ON SHEET GN for CITY STANDARD SEWER LATERAL DETAIL 406 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. PUBLIC WORKS NOTES1. " A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME of PUBLIC WORKS DEPARTMENT INSPECTION, if ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB and GUTTER, and ALLEY/STREET PAVEMENT WILL BE REQUIRED. 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 RECONSTRUCTION WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. CONTRACTOR IS RESPONSIBLE TO MAINTAIN THE PUBLIC RIGHT of WAY for ANY DAMAGE or UNMAINTAINED PORTION of THE PUBLIC RIGHT of WAY." 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. 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). SITE PL THIS NEW WALL AT SIDE TO BE +42" HIGHMAX. ABOVE THE LOWEST ORIGINALEXISTING FS of ( 5.86 FS ), SEE TOPONEW TOP of ELEVATION AT 9.35 TW THIS NEW WALL AT SIDE TO BE +42" HIGHMAX. ABOVE THE LOWEST ORIGINALEXISTING FS of ( 6.28 FS ), SEE TOPONEW TOP of ELEVATION AT 9.75 TW A-1.11 A-1.11 STEVEN T. ALLEN 4-2-2024 21 WATERPROOFING AT EXT'R WALL WPROOF.001 SCALE: 1"=1'-0" 3 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" 22 " MINIMUM HEIGHT of WALLWATERPROOFING AT10.90 MSL NEW SLABELEVATIONIS AT 9.0NAVD88 R-21 BATTEN INSUALTION 2 x 6 STUD WALL or2 x 4 STUD WALL per PLANS 58" GYP. BOARD 38" E.G. PLYWOOD EG "BT" MEMBRANE BELOWSLAB 2" and UP STUD WALL22" MINIMUM 12 " 4" 78" STUCCO APPLIEDover "TYVEK" MEMBRANEover "BT" MEMBRANE ATBASE WATERPROOFING AT CURB WPROOF.004 SCALE: 1"=1'-0" 6 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" STEEL WASHERper FOUNDATION PLAN 2% MIN SF 2" 22 " MINIMUM HEIGHT of WALLWATERPROOFING AT10.90 MSL GARAGE TOP of CURBELEVATION IS AT 9.0 NAVD88 R-21 BATTEN INSUALTION 2 x 6 STUD WALL or2 x 4 STUD WALL per PLANS 58" GYP. BOARD 38" E.G. PLYWOOD EG "BT" MEMBRANE BELOWSLAB 2" and UP STUD WALL22" MINIMUM 12 " 4" 8" 78" STUCCO APPLIEDover "TYVEK" MEMBRANEover "BT" MEMBRANE ATBASE GARAGE SLAB ELEVATIONVARIES DUE TO SLOPE (2) #5 BARS HORIZ. AS SHOWN #5 "L" BARS AT 16" O.C. WATERPROOFING AT CURB WPROOF.009 SCALE: 1"=1'-0" 7 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" STEEL WASHERper FOUNDATION PLAN 2% MIN SF 2" 22 " MINIMUM HEIGHT of WALLWATERPROOFING AT10.90 MSL 1ST FLOOR of HOUSE andGARAGE TOP of CURBELEVATION IS AT 9.0 NAVD88 R-21 BATTEN INSUALTION 2 x 6 STUD WALL or2 x 4 STUD WALL per PLANS 58" GYP. BOARD 38" E.G. PLYWOOD EG "BT" MEMBRANE BELOWSLAB 2" and UP STUD WALL22" MINIMUM 12 " 4" 612"ELEVATOR PIT SLAB AT 8.0 78" STUCCO APPLIEDover "TYVEK" MEMBRANEover "BT" MEMBRANE ATBASE (2) #5 BARS HORIZ. AS SHOWN #5 "L" BARS AT 16" O.C. ELEVATOR SHAFT AREA WALL MEMBRANE AT STUCCO WPROOF.010 SCALE: 1"=1'-0" 5 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 9.0NAVD88 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 22 " 6"3" TOP of CURB AT 9.25NAVD88 42" WALL AT SIDE PROP. LINE WALL.048 SCALE: 1"=1'-0" 1 2'-0" 1'- 0 " 3" CMU WALL CAP 6" X 6" X 16" SOLIDGROUTED CMU WALL #4 VERTICAL ANDHORIZONTAL BARSAT 24" O.C. FINISHED SURFACEELEV. VARIESPER SITE PLAN SIDEPROPERTYLINE NEIGHBORS EXISTINGCONCRETE WALK TOP OF WALL CAP 24 " M I N I M U M DE P T H CLR ( 2 ) #5 BARSCONTINUOUS NEIGHBORSPROPERTY 503 36TH STREET EXT'G FS ON NEIGHBORSLOT VARIES, SEE TOPOSURVEY on SHEET T-1 9.35 TW LEFT SIDE9.75 TW RIGHT SIDE LOWEST EXT'G FS IS 5.86 LEFT SIDE 42 " M A X . H G T . A B O V E LO W E S T E X T ' G N G o r F S LOWEST EXT'G FS IS 6.28 RIGHT SIDE 6" 8" SLABREBAR perREPORT 3"3" AR C H I T E C T Jo h n T . M o r g a n J r . 18 6 8 2 B e a c h m o n t A v e n u e No r t h T u s t i n , C A 9 2 7 0 5 ph ( 7 1 4 ) 7 3 0 - 2 7 2 3 f a x ( 7 1 4 ) 7 3 0 - 2 7 2 4 A-1.1 AL L E N R E S I D E N C E 50 3 3 6 T H S T R E E T NE W P O R T B E A C H , C A WALL AT SIDE PROP. LINE WALL.049 SCALE: 1"=1'-0" 2 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 BEL 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 + 2 4 " TOP of WALL DESIGN ELEV'S12.65 TW AT RIGHT SIDE12.40 TW AT LEFT SIDE 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 SURVEYLOWEST FS ELEVATION IS 6.71 FSAT RIGHT SIDE and 6.40 FS ATLEFT SIDE MA X . #5 BARS T&B 6" 8"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 I G H B O R S E X T ' G F I N I S H E D S U R F A C E IF N E W W A L L I S A B O V E E X I S T I N G N E I G H B O R S F I N I S H E D S U R F A C E E L E V A T I O N S M O R E TH A N 6 ' - 0 " , T H A T P O R T I O N M U S T B E 6 0 % O P E N I N D E S I G N . LOWESTNEIGHBORSFS CAN VARY MAX. TW ELEV AT RIGHT SIDE = 12.71MAX. TW ELEV AT LEFT SIDE = 12.40 3"3" WALL AT P.L. BY STRUCTURE WALL.050 SCALE: 1"=1'-0" 4 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 503 36TH STREET SOLID GROUT ALL CELLS of THE6" WIDE CMU BLOCK with REBAR NEW SIDE YARD F.S.per SITE PLAN BRICK CAP over WALL + 2 4 " TOP of WALL DESIGN ELEV.IS 12.40 TW AT LEFT SIDE NEIGHBORS WRITTEN CONSENT IS REQUIRED TO CONSTRUCTANY PORTION of THE NEW CMU WALL or FOOTING over THESIDE PROPERTY LINE 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 SURVEYLOWEST FS ELEVATION IS 6.40FS AT LEFT SIDE MA X . #5 BARS T&B 6" 8"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 I G H B O R S E X T ' G F I N I S H E D S U R F A C E IF N E W W A L L I S A B O V E E X I S T I N G N E I G H B O R S F I N I S H E D S U R F A C E E L E V A T I O N S M O R E TH A N 6 ' - 0 " , T H A T P O R T I O N M U S T B E 6 0 % O P E N I N D E S I G N . LOWEST NEIGHBORSFS = 7.50 MAX. TW ELEV AT RIGHT SIDE = 12.71MAX. TW ELEV AT LEFT SIDE = 12.40 3"3" EXISTING ONESTORY STRUCTUREOUTLINE EXISTING ONESTORY STRUCTUREOUTLINE EXISTINGFOOTING EXISTINGSLAB 501 36TH STREET FF = + 7.00 + 4" TO 6" SIT E D E T A I L S 4-2-2024 22 AR C H I T E C T Jo h n T . M o r g a n J r . 18 6 8 2 B e a c h m o n t A v e n u e No r t h T u s t i n , C A 9 2 7 0 5 ph ( 7 1 4 ) 7 3 0 - 2 7 2 3 f a x ( 7 1 4 ) 7 3 0 - 2 7 2 4 14" = 1'-0" A-2 1S T a n d 2 N D F L O O R P L A N S AL L E N R E S I D E N C E 50 3 3 6 T H S T R E E T NE W P O R T B E A C H , C A CABS UP UP DN SK BEDROOM #2 MASTERBEDROOM MASTERBATHROOM WC WC WC 123 SF OV 111.54 SF OV WC CABS CABS SK DWRECYL SINK 36" CTOPw/ HOOD DBLOVENS WALK INCLOSET HALL JUNIOR ADU W.I.C.ADUBATH SERVICE HALL DECK CABS ELEV. ELEV. REFER MICRO CABS UP (2)6" RISERS KITCHEN POWDER 2 CAR GARAGE GREAT ROOM ENTRY WATERFILTRATIONSTORAGE PANTRY UP TOADU OPEN TO BELOW 23 ' - 6 18" 23 ' - 6 18" NE W R A I S E D B U L K H E A D T O P T O 1 0 . 9 0 21'-5" PR O P E R T Y L I N E 3 0 . 0 0 ' PR O P E R T Y L I N E 3 0 . 0 1 ' PROPERTY LINE 100.00' PROPERTY LINE 100.00' PR O P E R T Y L I N E 3 0 . 0 0 ' PR O P E R T Y L I N E 3 0 . 0 1 ' PROPERTY LINE 100.00' PROPERTY LINE 100.00' NORTH ARROW AA-6 AA-6 B A-6 B A-6 B A-6 B A-6 UP UP A A-6 W D 22 ' - 9 " 16 ' - 0 " 1'-8 " 2'-6 12" 3'- 1 0 12" 2'- 6 12" 3'-4 58" 23' - 6 " 3'-4 58" 3'-1 12" 23 ' - 9 " 23 ' - 9 " 3'-1 12" + 3 ' - 1 12" 3'-1 12" + 3 ' - 1 12" 21'- 3 " 1'-3 " 2'-1 0 12" 64'-9"5'-112"30'-112" 1'-0" 64'-9"5'-112" 5'-112" 64'-9" 3'-1 1 " 4'- 1 0 " 14 ' - 9 " TO FACE of STUD TO FACE of STUD TO FACE of STUD TO FACE of STUD TO FACE of STUD 30'-0" 30'-0"SETBACK TO F O S TO F O S TO F O S TO F O S TO F O S TO F O S TO F O S 3'-0 " 3'-0 " 3'- 0 " 3'- 0 " 3'-0 " 3'- 0 " 112" 112"10 12" 1 12" SET B A C K SE T B A C K SET B A C K SE T B A C K SE T B A C K SE T B A C K SE T B A C K 412" SETBACK 30'-112"TO FACE of STUD 5'-112" 5'-0"112"SETBACK 3'- 1 0 12" TO F O S 3'- 0 " SET B A C K 3'-0 " SE T B A C K 3'-1 58" TO F O S 5'-0" 112" 59'-9" 21'-312"38'-512" 17'-6" WIDE x 19'-0" DEEPCLEAR PARKING SPACE 19'-6" 18 ' - 7 " 5'-0"112"SETBACK 3'- 0 " 112" SE T B A C K 3'- 0 " 3'- 1 0 12" 3'-1 12" SE T B A C K 3'- 0 " TO F O S TO F O S SET B A C K 3'-0 " 3'-1 58" TO F O S 5'-112" x 24'-0"= 123 SF OPENVOLUME 5'-0" 112" 5'-112" OPEN VOLUME21'-5" x 5'-212"= 111.54 SF 5'-2 12" 2ND FLOOR PLAN 1ST FLOOR PLAN DN DN DN DN DN 2ND FLOOR OUTLINE 2N D F L O O R O U T L I N E REFER TRASH CANS SETBACK LINESETBACK LINE SETBACK LINE SETBACK LINE SETBACK LINE SETBACK LINESETBACK LINE SETBACK LINE SETBACK LINE SETBACK LINE SE T B A C K L I N E SET B A C K L I N E SET B A C K L I N E SE T B A C K L I N E 3RD FLOOR OUTLINE 3RD FLOOROUTLINE 3RD F L O O R O U T L I N E 3RD F L O O R O U T L I N E 3RD FLOOROUTLINE BATH #2 4-2-2024 23 AR C H I T E C T Jo h n T . M o r g a n J r . 18 6 8 2 B e a c h m o n t A v e n u e No r t h T u s t i n , C A 9 2 7 0 5 ph ( 7 1 4 ) 7 3 0 - 2 7 2 3 f a x ( 7 1 4 ) 7 3 0 - 2 7 2 4 14" = 1'-0" A-3 3R D F L O O R P L A N AL L E N R E S I D E N C E 50 3 3 6 T H S T R E E T NE W P O R T B E A C H , C A BS SK WC BBQREF 15'-0"COVERED DECK FAMILY ROOM STAIRS HALL BATH #3 DN ELEV.MECH WELL AC COND #2 AC C O N D # 1 30"REFER SE A T DECK DECK PR O P E R T Y L I N E 3 0 . 0 0 ' PR O P E R T Y L I N E 3 0 . 0 1 ' PROPERTY LINE 100.00' NORTH ARROW A A-6 A A-6 B A-6 B A-6 PROPERTY LINE 100.00' 24 ' - 0 18" 3'-0 " 3'- 0 " 5'-0"15'-2" 3'-1 12" 3'- 0 " 3'-0 " 3'-1 58" SET B A C K TO F O S SET B A C K TO F O S 30'-0" 30'-112" 15'-0" 14'-1012" SETBACK TO FACE of STUD TO OVERHANG TO OVERHANG 3'- 0 " 3'-1 12" 112" 23 ' - 9 " +3 ' - 0 " 112" + 3 ' - 1 12" SET B A C K SE T B A C K TO F O S TO F O S 15'-112"11'-112" 4'-9 12" 10 ' - 0 " 2'- 0 " 2'-0 " 9'-112"1'-0"1'-0" 2'-2"15'-112"24'-512"10'-512" 12 ' - 5 12" SE T B A C K 3'- 0 " 3'- 1 0 12" TO F O S 3RD FLOOR PLAN SETBACK LINESETBACK LINE SETBACK LINE SETBACK LINE SE T B A C K L I N E SE T B A C K L I N E TO F O S 4-2-2024 24 AR C H I T E C T Jo h n T . M o r g a n J r . 18 6 8 2 B e a c h m o n t A v e n u e No r t h T u s t i n , C A 9 2 7 0 5 ph ( 7 1 4 ) 7 3 0 - 2 7 2 3 f a x ( 7 1 4 ) 7 3 0 - 2 7 2 4 14" = 1'-0" A-4 BA Y F R O N T , S T R E E T F R O N T a n d L E F T S I D E E L E V A T I O N S AL L E N R E S I D E N C E 50 3 3 6 T H S T R E E T NE W P O R T B E A C H , C A ( 6 . 7 7 T C ) ( 6 . 3 4 F L ) ( 6 . 2 8 F L ) ( 6 . 7 4 T C ) ( 6.17 F L ) ( 6 . 6 8 T C ) ( 6 . 3 1 T C ) ( 6. 4 1 T C ) 9'- 0 " 8'- 2 12" 9'- 0 " 8'- 2 12" 3'-6 " 3" 6'-7 34" 7'-0 " 3'- 1 " 7'- 0 38" 3'- 1 " 3'-1012"22'-9"3.38' SIDEPROPERTYLINE SIDEPROPERTYLINE TOP PLATE ATTIC TOPPLATE TOP PLATETOP PLATE TOP PLATE ATTIC TOPPLATE TOP PLATE 2ND FS 2ND FS WINDOW HGT TOP of CURB9.0 (DFE) EAVE SOFFITHGT TOP of GUARD TOP PLATE 3RD FS 3RD FS SECTIONALGARAGE DOOR FLOW LINE AT STREET WOODGATEWOODGATE TYPICALSMOOTHSTUCCO TYPICAL SLOPINGROOF MATERIAL 6.96 F S 8.9 6 F S 2 % SLOPE 8.5 0 F S 7.6 8 F S 8.9 3 F S 1.6 % SLOPE1.6 % SLOPE 2.5 % SLOPE 9'-0 " 9'-0 " 8'-2 12" 8'-2 12" 3" 8'- 0 " 7'-6 " 3'- 6 " 112" 3'-6 " 1'- 3 18" 1'- 3 18" 7'- 2 58" 7'- 0 38" 3'-1 " 8'- 0 " 7'- 0 " 8'-6 " 5'-112"5'-0"64'-9"30'-112" ( 6.77 T C ) ( 6.3 4 F L ) TOP PLATE TOP PLATE TOP PLATETOP PLATE TOP PLATE TOP PLATE TOP of GUARD TOP of GUARD 2ND FS2ND FS OPENING HGT EAVE SOFFITHGT 3RD FS3RD FS 1ST FS1ST FS WINDOW HGTS ATTIC TOP PLATE WINDOW HGTSWINDOW andDOOR HGTS BAY FRONTPROPERTY LINE 3'-0" TYPICALLAMINATEDGLASS GUARDS TYPICAL SLOPINGROOF MATERIAL TYPICAL SLOPINGROOF MATERIAL 9'- 0 " 8'- 2 12" 3'- 6 " 6'-8 " 3" 8'-0 " 7'-6 " 7'-0 " 3'-6 " 7'- 3 18" 30'-0" 23'-9"3'-112"3'-112" SIDEPROPERTYLINE SIDEPROPERTYLINE TOP PLATE TOP PLATE TOP PLATE TOP of GUARD TOP of GUARD 2ND FS OPENING HGT OPENING HGT 3RD FS 1ST FS DOOR HGT WINDOW andDOOR HGTS FOLDING DOOR SYSTEMBY LA CANTINA PATIO FINISHED SURFACE TYPICALLAMINATEDGLASS GUARDS TYPICALLAMINATEDGLASS GUARDS TYPICAL SLOPINGROOF MATERIAL 29'-0" FINISHED ROOF HEIGHTLIMIT ABOVE ESTABLISHEDGRADE ELEVATION of 38.00 24'-0" HEIGHT LIMIT ABOVEESTABLISHED GRADEELEVATION of 33.00 ESTABLISHED GRADE9.00 ELEVATION (DFE) 29'-0" FINISHED ROOF HEIGHTLIMIT ABOVE ESTABLISHEDGRADE ELEVATION of 38.00 24'-0" HEIGHT LIMIT ABOVEESTABLISHED GRADEELEVATION of 33.00 ESTABLISHED GRADE9.00 ELEVATION(DFE) STREET FRONTPROPERTY LINE BAY FRONT ELEVATION STREET FRONT ELEVATION LEFT SIDE ELEVATION NEW TOP ofBULKHEAD AT10.90 HEIGHT CERTIFICATION REQUIRED ESTABLISHED GRADEELEVATION IS 9.00 ELEVATION ABBREVIATIONS F.S. ...................................... FLOOR SHEATHING F.F. ........................................FINISHED FLOOR, ACTUALLY 1ST 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 24 ' - 0 " 29 ' - 0 " 24 ' - 0 " 29 ' - 0 " 24 ' - 0 " 29 ' - 0 " TYPICALSMOOTHSTUCCO TYPICALSMOOTH STUCCO TYPICALSMOOTH STUCCO 14" x 18" ATTIC VENT TYPICALSMOOTHSTUCCO TYPICALSMOOTHSTUCCO TYPICALSMOOTHSTUCCO TYPICALSMOOTHSTUCCO TYPICALSMOOTHSTUCCO 3'-4 " TYPICALSMOOTHSTUCCO 8'- 2 12" 6'-1 0 12" 6'- 1 0 12" TYPICALSMOOTHSTUCCO TYPICALSMOOTHSTUCCO 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 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 11'-6" GARAGE FLOOR VENT CALCULATIONS THE GARAGE IS 461 SF. THE MANUFACTUREof THE " FREEDOM " FLOOD VENT REQUIRES AMINIMUM of 2 VENTS per GARAGE andALLOWS ONE VENT per 250 SF of GARAGEAREA, THEREFORE AT TOTAL of TWO FLOODVENTS IS REQUIRED for THIS PROJECT,LOCATED ON A MINIMUM of 2 WALLS.SEE SHEET A-13 for FLOOR VENTINFORMATION and DETAILS. TG TG TG TG TG TG TG TG TG TG TG TG TG TG TG TG TG TG TG TG TG TG TG TG TG TG TG TG TG TG TG TG 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) 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. TOP of CURB9.0 (DFE) TOP of CURB9.0 (DFE) FREEDOM FLOOD VENT1 of 2 REQUIRED A-1.13 6 5 7A-1.1 A-1.1 A-1.1 12 "MIN . 3" ALLOWANCE forROOF MATERIAL 3" ALLOWANCE forROOF MATERIAL 3" ALLOWANCE forROOF MATERIAL 4-2-2024 25 AR C H I T E C T Jo h n T . M o r g a n J r . 18 6 8 2 B e a c h m o n t A v e n u e No r t h T u s t i n , C A 9 2 7 0 5 ph ( 7 1 4 ) 7 3 0 - 2 7 2 3 f a x ( 7 1 4 ) 7 3 0 - 2 7 2 4 14" = 1'-0" A-5 AL L E N R E S I D E N C E 50 3 3 6 T H S T R E E T NE W P O R T B E A C H , C A 8.9 6 F S 8.16 F S 8.75 F S 1.8 % SLOPE 1.8 % SLOPE 2.4 % SLOPE 7.3 2 F S 6.92 F S 2 % SLOPE 9'-0 " 9'-0 " 8'- 2 12" 8'- 2 12" 7'- 6 " 3'-6 " 8'- 0 " 7'-0 " 6'-4 " 3'-6 " 7'-0 " 3" 3'- 1 " 5'- 8 18" 6'- 8 " 14 " 4'-6 " 5'-112"64'-9"30'-112" ( 6.17 F L ) ( 6 . 6 8 T C ) TOP PLATE TOP PLATE TOP PLATETOP PLATE TOP PLATE TOP PLATE TOP of GUARD 3'-6 " TOP of GUARD 2ND FS2ND FS OPENING HGT OPENING HGTWINDOW HGTDOOR andWINDOW HGTS TOP of GUARD RECESSEDWALL HGT EAVE SOFFITHGT TOP of CURB 3RD FS3RD FS3RD FS WINDOW HGT 1ST FS ATTIC TOP PLATE TOP of CURB 9.0 (DFE) BAY FRONTPROPERTY LINE3'-0" TYPICALSTUCCO TYPICALSTUCCO TYPICALSTUCCO TYPICALSTUCCO TYPICALLAMINATEDGLASS GUARDS TYPICAL SLOPINGROOF MATERIALTYPICAL SLOPINGROOF MATERIAL 29'-0" FINISHED ROOF HEIGHTLIMIT ABOVE ESTABLISHEDGRADE ELEVATION of 38.00 24'-0" HEIGHT LIMIT ABOVEESTABLISHED GRADEELEVATION of 33.00 ESTABLISHED GRADE9.00 ELEVATION RIGHT SIDE ELEVATION NEW TOP ofBULKHEAD AT10.90 HEIGHT CERTIFICATION REQUIRED ESTABLISHED GRADEELEVATION IS 9.00 ELEVATION ABBREVIATIONS F.S. ...................................... FLOOR SHEATHING F.F. ........................................FINISHED FLOOR, ACTUALLY 1ST 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 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 24 ' - 0 " 29 ' - 0 " 7'- 2 58" 6'-5 " 6'- 8 " 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 FIRE SPRINKLER NOTE FIRE SPRINKLER DRAWINGS and HYDRAULIC CALCULATIONS TO BESUBMITTED TO PLAN CHECK and APPROVED PRIOR TO CALLING forROOF SHEATHING INSPECTION. RIG H T S I D E E L E V A T I O N 11'-6" GARAGE FLOOR VENT CALCULATIONS THE GARAGE IS 461 SF. THE MANUFACTUREof THE " FREEDOM " FLOOD VENT REQUIRES AMINIMUM of 2 VENTS per GARAGE andALLOWS ONE VENT per 250 SF of GARAGEAREA, THEREFORE AT TOTAL of TWO FLOODVENTS IS REQUIRED for THIS PROJECT,LOCATED ON A MINIMUM of 2 WALLS.SEE SHEET A-13 for FLOOR VENTINFORMATION and DETAILS. TG TG TG " EGRESS " WINDOW 3'-0 " 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) 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. FREEDOM FLOOD VENT2 of 2 REQUIRED 36 5 A-1.1 A-1.1 A-1.1 FREEDOM FLOOD VENT INFORMATION 12 " MIN . 3" ALLOWANCE forROOF MATERIAL 4-2-2024 26 SECTION A 9'- 0 " 8'-0 " 8'-2 12" 7'-6 " 7'- 0 " 3'- 6 " 9'- 0 " 9'- 0 " 8'-2 12" 7'- 2 58" 3'- 6 " 7'-2 58" 3"3" TOP PLATE TOP PLATETOP PLATETOP PLATE TOP PLATE TOPPLATETOPPLATE 3RD FS 3RD FS 3RD FS 3RD FS DOOR HGT 1ST FS 2ND FS TOP of GUARD TOP of OPENING DOOR HGT TOP ofGUARD 2ND FS GARAGE DOORHGT ABV SLAB 8'- 0 " TOP of CURB 1ST FS STREET FRONTPROPERTYLINE BAY FRONTPROPERTYLINE NEW TOP ofBULKHEAD 10.90 TYP. MAT SLAB perFOUNDATION PLAN TYP. MAT SLAB perFOUNDATION PLAN TYPICALFOOTING TYPICALFOOTING 4" THICKPATIO SLAB 3'- 6 " DRIVEWAYAPRON per SITEPLAN FACE of CURBAT STREET RIDGE BEAMSper FRAMING PLAN ROOF SHT'G perFRAMING PLANS ROOF SHT'G perFRAMING PLANS 2 x 6 RAFTERSAT 16" O.C. ROOF SHT'G perFRAMING PLANS 1" CLOSED CELL FOAMBELOW DECK SHT'G 1 18" FLOOR SHT'Gover 14" TJI JOISTS 1 18" FLOOR SHT'Gover 14" TJI JOISTS1 18" FLOOR SHT'Gover 14" TJI JOISTS1 18" FLOOR SHT'Gover 14" TJI JOISTS 1 18" FLOOR SHT'Gover 14" TJI JOISTS 1 18" DECK SHT'G overTAPERED M=L DECKJOISTS 2 x 6 STUDSwith R-21 INSUL. 2 x 4 STUDWALL 2 x 4 STUDWALLS VALLEY BEAM perFRAMING PLANS VALLEY BEAM perFRAMING PLANS 2 x 6 RAFTERSAT 16" O.C. 2 x 4 STUDWALLS2 x 6 STUDWALL2 x 6 STUDWALL 2 x 4 STUDWALLS BATTENINSULATION BATTENINSULATION TYP. DOOR TYP. DOOR ROOF SHT'G perFRAMING PLANS 2 x 6 RAFTERSAT 16" O.C. TYP.DOOR TWO LAYERS of 58" TYPE "X" GYPBOARD AT GARAGE CEILING withONE LAYER of 58" TYPE "X" ATWALLS of GARAGE 29'-0" HEIGHT LIMIT ABOVEESTABLISHED GRADEELEVATION of 9.00 24'-0" HEIGHT LIMIT ABOVEESTABLISHED GRADEELEVATION of 9.00 ESTABLISHED GRADEELEVATION of 9.00(DFE) 29'-0" HEIGHT LIMIT ABOVEESTABLISHED GRADEELEVATION of 9.00 24'-0" HEIGHT LIMIT ABOVEESTABLISHED GRADEELEVATION of 9.00 SECTION A 9'- 0 " 8'- 2 12" 7'-0 " 8'-0 " 3'- 1 " 9'- 0 " 8'- 2 12" 6'-7 34" 3'- 1 " 3"3" TOP PLATE TOP PLATE TOP PLATE 3RD FS 3RD FS 2ND FS TOP of CURB TOP of CURB9.0 (DFE) WINDOWHGT WINDOWHGT TOP PLATE 2ND FS TOP PLATE TOP PLATE TOP PLATE SIDEPROPERTYLINE SIDEPROPERTYLINE TYP. MAT SLAB perFOUNDATION PLAN TYPICALFOOTING ROOF SHT'G perFRAMING PLANS 2 x 6 RAFTERSAT 16" O.C. RIDGE BEAMper FRAMING PLAN 2 x 6 STUDSwith R-21 INSUL. TYPICALWINDOW 2 x 4 STUDWALL 2 x 6 STUDWALL 5 12" x 11 78"STRINGER TOP of STAIRHANDRAIL +36"ABOVE RISERNOSINGS 2 x 6 STUDSwith R-21 INSUL. 2 x 4 STUDWALL 2 x 4 STUDWALL 5'- 1 1 38" TO B O T T O M of R A F T E R S ATTICACCESSDOOR 1 18" FLOOR SHT'Gover 14" TJI JOISTS 1 18" FLOOR SHT'Gover 14" TJI JOISTS 2 x 4 STUDWALL TWO LAYERS of 58" TYPE "X" GYPBOARD AT GARAGE CEILING withONE LAYER of 58" TYPE "X" ATWALLS of GARAGE TWO LAYERS of 58" TYPE "X" GYPBOARD BELOW STAIR STRINGERSIN GARAGE 29'-0" HEIGHT LIMIT ABOVEESTABLISHED GRADEELEVATION of 9.00 24'-0" HEIGHT LIMIT ABOVEESTABLISHED GRADEELEVATION of 9.00 ESTABLISHEDGRADE ELEVATIONof 9.00 (DFE) AR C H I T E C T Jo h n T . M o r g a n J r . 18 6 8 2 B e a c h m o n t A v e n u e No r t h T u s t i n , C A 9 2 7 0 5 ph ( 7 1 4 ) 7 3 0 - 2 7 2 3 f a x ( 7 1 4 ) 7 3 0 - 2 7 2 4 14" = 1'-0" A-6 SE C T I O N S A a n d B AL L E N R E S I D E N C E 50 3 3 6 T H S T R E E T NE W P O R T B E A C H , C A NORTH ARROW 24' - 0 " 29 ' - 0 " 24 ' - 0 " ALLOW 3" FOR RIDGEMATERIAL AT ROOF ALLOW 3" FOR RIDGEMATERIAL AT ROOF ATTIC JUNIOR ADUADU BATH 2 CAR GARAGE ATTIC JUNIOR ADU 2 CAR GARAGE PANTRY KITCHEN GREAT ROOM MASTERBEDROOM DECK DECK COVEREDDECK W.I.C.BEDROOM #2BATH #2 FAMILY ROOM BATH #3 4-2-2024 27 RIDGE RIDGE RIDGE RID G E RID G E RID G E RID G E RIDGE RIDGE VALLE Y VAL L E Y VALL E Y VAL L E Y VALLEY VA L L E Y VA L L E Y 3:12 3:12 3:12 5:12 3:12 3:12 3:12 5:12 3:12 3:12 3:12 3:12 3:12 3:1 2 3:12 3:12 12 :12 3:1 2 3:12 5:12 3:1 2 AR C H I T E C T Jo h n T . M o r g a n J r . 18 6 8 2 B e a c h m o n t A v e n u e No r t h T u s t i n , C A 9 2 7 0 5 ph ( 7 1 4 ) 7 3 0 - 2 7 2 3 f a x ( 7 1 4 ) 7 3 0 - 2 7 2 4 14" = 1'-0" A-7 RO O F P L A N AL L E N R E S I D E N C E 50 3 3 6 T H S T R E E T NE W P O R T B E A C H , C A PR O P E R T Y L I N E 3 0 . 0 0 ' PR O P E R T Y L I N E 3 0 . 0 1 ' PROPERTY LINE 100.00' PROPERTY LINE 100.00' AC CONDENSER LOCATION INMECH WELL. HVAC CONTRACTORTO PROVIDE SEPARATE PERMITFOR AC CONDENSER with SOUNDCALCULATIONS AS A DEFERREDSUBMITTAL ACTUAL TOP of ALUM CAP RAIL IS23'-10" ABOVE THE ESTABLISHED GRADEELEVATION of 9.00 = 32.83 FEET.MAXIMUM ALLOWED HEIGHT IS 24'-0"ABOVE THE ESTABLISHED GRADE of9.00 or 33.00 FINISHED ELEVATION FIRE NOTES 1. EXTERIOR WALLS AT SIDES of HOUSE SHALL BE of ONE HOUR FIRE RESISTIVE RATED CONSTRUCTION. APPLY STUCCO FINISHES AS REQUIRED PER CBC TO ACHIEVE ONE HOUR FIRE RESISTIVE CONSTRUCTION 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. INSTALL ALL STANDING SEAM METAL ROOF MATERIAL over ONE LAYER of " VERISHIELD ". 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. HEIGHTCERTIFICATION REQUIRED ESTABLISHED GRADEELEVATION IS 9.0 NORTH ARROW ACTUAL TOP of WOOD CAP RAIL IS IS23'-3" ABOVE THE ESTABLISHED GRADEELEVATION of 9.00 = 32.25 FEET.MAXIMUM ALLOWED HEIGHT IS 24'-0"ABOVE THE ESTABLISHED GRADE of9.00 or A 33.00 ELEVATION ACTUAL TOP of WOOD CAP RAIL IS IS23'-3" ABOVE THE ESTABLISHED GRADEELEVATION of 9.00 = 32.25 FEET.MAXIMUM ALLOWED HEIGHT IS 24'-0"ABOVE THE ESTABLISHED GRADE of9.00 or A 33.00 ELEVATION TOP of RIDGE SHT'G AT 28'-9"ABOVE ESTABLISHED GRADEof 9.0 = 37.75 ELEVATION TOP of RIDGE SHT'G AT 28'-9"ABOVE ESTABLISHED GRADEof 9.0 = 37.75 ELEVATION TOP of RIDGE SHT'G AT 26'-3"ABOVE ESTABLISHED GRADEof 9.0 = 35.25 ELEVATION TYPICAL SLOPINGROOF MATERIAL TYPICAL SLOPINGROOF MATERIAL TYPICAL SLOPINGROOF MATERIAL TYPICAL SLOPINGROOF MATERIAL TYPICAL SLOPINGROOF MATERIAL ACTUAL TOP of GLASS GUARD IS IS23'-3" ABOVE THE ESTABLISHED GRADEELEVATION of 9.00 = 32.25 FEET.MAXIMUM ALLOWED HEIGHT IS 24'-0"ABOVE THE ESTABLISHED GRADE of9.00 or A 33.00 ELEVATION STANDING SEAM ROOFDETAIL ABOVE 2ND FLOOR DECKand 1ST FLOOR DOORS, SEE BAYFRONT ELEVATION E A-8 E A-8 FA-8FA-8 AA-7BA-7CA-7DA-7 AA-7BA-7 C A-7DA-7 2ND FLOOR ATTIC VENTILATION CALCULATIONS over ADU BATH and HOUSE LINEN AREAS ATTIC SPACE ABOVE ADU IS APPROX. 330 SQ. FEET = 2.20 MINIMUM SQ. FEET of VENT DIVIDED BY 150 AREA REQUIRED USE ( 3 ) WALL VENTS of 14" WIDE x 18" TALL = ( 1.75 SF ) EACH.1.75 EACH TIMES (3) = 5.25 SF WHICH IS GREATER THAN THE 2.20 SF MINIMUM.SEE ROOF PLAN and ELEVATIONS for LOCATIONS. NOTE 1. VENT OPENINGS SHALL HAVE CORROSION RESISTANT WIRE MESH WITH 18" MINIMUM TO 14" MAXIMUM MESH OPENINGS OR ARCHITECT APPROVED ALTERNATE, 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. 2ND FLOOR ATTIC VENTILATION CALCULATIONS AT 3RD FLOOR DUCT CHASE AREA ATTIC SPACE ABOVE DUCT CHASE IS APPROX. 112 SQ. FEET = .74 MINIMUM SQ. FEET of VENT DIVIDED BY 150 AREA REQUIRED USE ( 2 ) WALL VENTS of 12" W x 8" H ( .67 SF EACH ) for A TOTAL of 1.34 S.F. WHICHEXCEEDS THE MINIMUM REQUIREMENT of .74 S.F. SEE ROOF PLAN and RIGHT SIDE ELEVATIONfor LOCATIONS. NOTE 1. VENT OPENINGS SHALL HAVE CORROSION RESISTANT WIRE MESH WITH 18" MINIMUM TO 14" MAXIMUM MESH OPENINGS OR ARCHITECT APPROVED ALTERNATE, FIRE SPRINKLER NOTE FIRE SPRINKLER DRAWINGS andHYDRAULIC CALCULATIONS TO BESUBMITTED TO PLAN CHECK andAPPROVED PRIOR TO CALLING forROOF SHEATHING INSPECTION. 2'-6" 6"2'- 7 58" 3'-1 58" 6" 2'-7 12" 3'- 1 12" 2'-6" 30'-0"15'-0" 2'-6"2'-712" 1'-4 12" 2'- 3 58" 12"12"12" 12 " 12 " 12 " 12 " 3" 512" 2'-2 14" 2'-2 14" 12"12" 3" 6"6" 6" 12 " 12 " 12 " 12" 12" 12" 6" 6"2'- 1 0 12" 6" 12 " 2'-1 58" 214"312"312" 312" 312" 312" 2'-1 12" 2'-1 12" 3'- 4 12" 3'- 4 12" 1'- 0 " 6'-012" 3'-014"3'-014" 2'-1 12" 1'-9 " 112" 3'- 0 18" 4'-9 12" 112" 6" 3'- 1 12" 3'- 1 12" 2'- 3 12" 12 " 2'-6"2'-712" 12" 14" x 18" ATTICWALL VENT 1 of 3 14" x 18" ATTICWALL VENT 2 of 3 14" x 18" ATTICWALL VENT 3 of 3 14" x 8" ATTICWALL VENT 1 of 2 VENT VENT VENT VENT VEN T TO F O S TO F O S TO F O S TO F O S SETBACK SETBACK SETBACK 5'-0"SETBACK 15'-2"TO FACE of STUD ROOF PLAN ELEVATION ABBREVIATIONS FOS ................................... FACE of STUD HGT. ................................... HEIGHT TC ..................................... TOP of CURB EXT'G ................................ EXISTING 4-2-2024 28 SQUARE FOOTAGE CALCULATIONS 1ST FLOOR HOUSE .................................... 1005.99 S.F.2ND FLOOR HOUSE ................................. 890.31 S.F.3RD FLOOR HOUSE 311.97 S.F.TOTAL HOUSE ................................................ 2,208.27 S.F. JUNIOR ADU UNIT 291.26 S.F.TOTAL LIVABLE .............................................. 2,499.53 S.F. GARAGE 449.90 S.F.TOTAL STRUCTURAL ...................................... 2,949.43 S.F. 2ND FLOOR JUNIOR ADU PORCH ................. 20.40 S.F.2ND FLOOR MASTER DECK ............................ 118.75 S.F.3RD FLOOR OPEN DECK ............................... 426.22 S.F.3RD FLOOR OPEN COVERED DECK 149.33 S.F.TOTAL DECKS ALL AREAS ..................... 714.70 S.F. 3RD FLOOR OPEN COVERED DECK ..... 149.33 S.F.3RD FLOOR ROOM 311.97 S.F.TOTAL 3RD FLOOR COVERAGE ............. 461.30 S.F. 3RD FLOOR COVERAGE ................................ 29.5%AR C H I T E C T Jo h n T . M o r g a n J r . 18 6 8 2 B e a c h m o n t A v e n u e No r t h T u s t i n , C A 9 2 7 0 5 ph ( 7 1 4 ) 7 3 0 - 2 7 2 3 f a x ( 7 1 4 ) 7 3 0 - 2 7 2 4 14" = 1'-0" SF SQ U A R E F O O T A G E C A L C U L A T I O N S AL L E N R E S I D E N C E 50 3 3 6 T H S T R E E T NE W P O R T B E A C H , C A CABS UP UP DN WDSK BUNK ROOM MASTERBEDROOM MASTERBATHROOM WC WC WC 123 SF OV 111.54 SF OV WC CABS CABS SK DWRECYL SINK 36" CTOP DBLOVENS WALK INCLOSET HALL JUNIOR ADU W.I.C.ADUBATH SERVICE HALL DECK DECK CABS ELEV. ELEV. REFER MICRO CABS 24" UP KITCHEN POWDER 2 CAR GARAGE GREAT ROOM ENTRY PANTRY UP TOADU OPEN TO BELOW NE W R A I S E D B U L K H E A D T O P T O 1 0 . 9 0 BS SK WC BBQREF COVERED DECK FAMILY ROOM STAIRS HALL BATH #3 DN ELEV.MECH WELL AC COND #2 AC C O N D # 1 30"REFER SEA T DECK DECK FIRERING PR O P E R T Y L I N E 3 0 . 0 0 ' PR O P E R T Y L I N E 3 0 . 0 1 ' PROPERTY LINE 100.00' PROPERTY LINE 100.00' PR O P E R T Y L I N E 3 0 . 0 0 ' PR O P E R T Y L I N E 3 0 . 0 1 ' PROPERTY LINE 100.00' PROPERTY LINE 100.00' PR O P E R T Y L I N E 3 0 . 0 0 ' PR O P E R T Y L I N E 3 0 . 0 1 ' PROPERTY LINE 100.00' NORTH ARROW PROPERTY LINE 100.00' UP UP 3'-1 0 12" 21'- 1 " 1'- 8 " 3'-4 12" 21" 19 ' - 4 " 7'-512"9'-7" 1'-0"8'-7" 21"3'-5 " 19'-1112"3'-4" 4'-9"5'- 3 12" 4'-9"5'- 3 12" 64'-9" 2'-3"1'-4"2'-11"41'-212" 23'-11"13'-3" 3'- 1 12" 23 ' - 9 " 13'-3" 23 ' - 0 " 20 ' - 9 " 4'-012" 13 ' - 3 12" 9'- 7 12" 3'- 8 " 6'-0 12" 3'-7" 5'-112"59'-9" 12'-9"15'-112"8'-2" 3'- 5 12" 3'- 1 12" 18 ' - 8 " 5'- 2 12" 2'-0"23'-812"12'-9"5'-112" 3'-0 " 24 ' - 0 " 3'- 0 " 23 ' - 9 " 23 ' - 0 " 4'-8 " 18'-6" 12'-9"23'-812" 5'-1 " 15'-2"5'-0" 7'- 1 1 18" 12' - 5 12" 23'-11" 5'-6" 5'-9 " 9'-412" 712" 1'-6 12" 1'-1" 4'-1 1 12" 2'-2"15'-112" 3'- 1 12" 23 ' - 9 " 15'-112"11'-112" 4'-9 12" 4'-9 12" 3'-1 58" 10'-8" 14' - 0 " 4'-1 1 12" 4'-9 12" 30'-0"15'-3" 15'-3" x 23'-9"= 362.18 SF 11'-112" x 4'-912"= 53.30 SF 10'-8" x 14'-0"= 149.33 SF 2'-2" x 4'-1112"= 10.74 SF 23'-11" x 12'-512"= 297.96 SF 1'-1" x 1'-612"= 1.67 SF 9'-412" x 712"= 5.85 SF 1'-6 12" 5'-6" x 5'-9" = ............... 31.62 SFLESS ELEV SHAFT - 25.13 SF6.49 SF 3RD FLOOR LIVABLE 297.96 SF 1.67 SF 5.85 SF 6.49 SF 311.97 SF 3RD FLOOR OPEN DECK362.18 SF53.30 SF10.74 SFOPEN DECK ... 426.22 SF 3RD FLOOR COVERED DECK149.33 SF OPENVOLUME OP E N V O L U M E OPEN VOLUME O P E N VO L U M E 5'-112" x 24'-0"= 123 SF 21'-5" x 5'-212"= 111.54 SF OPEN VOLUME AREAS 111.54 SF 123.00 SF 234.54 SF OPEN VOLUME PROVIDED 15'-112" x 18'-8"= 282.33 SF+ 8.93 SF 291.26 SF 2'-7" x 3'-512"= 8.93 SF 2'-7" ADU 291.26 SF 8'-2" x 18'-8"= 152.44 SFLESS -8.93 SF= 143.51 SF 2'-0" x 5'-1"= 10.16 SF 12'-9" x 23'-9"= 302.81 SF 23'-812" x 23'-0"= 545.29 SF LESSSTAIRWELL -86.33SF = 458.96 SFLESS ELEV SHAFTAREA - 25.13 SF= 433.83 SF 18'-6" x 4-8"= -86.33 SF -25.13SF -25.13SF 4'-9" x 5'-312"= -25.13 SF 2ND FLOOR LIVABLE 302.81 SF433.83 SF10.16 SF 143.81 SF890.31 SF ADU 291.26 SF 13'-3" x 23'-9"= 314.68 SF 4'-012" x 20'-9"= 83.86 SF 23'-11" x 23'-0"= 550.08 SF 23'-11" 3"3" x 6'-012"= 1.51 SF 3'-4" x 6'-012"= 20.13 SF 3'-7" x 3'-8"= 13.13 SF 1'-4" x 9'-712"= 12.83 SF 2'-3" x 13'-312"= 29.90 SF 7'-512" x 3'-5"= 25.48 SF 9'-7" x 1'-9"= 16.77 SF 1'-0" x 1'-8"= 1.67 SF GARAGE 385.85 SF 20.13 SF 25.48 SF 16.77 SF 1.67 SF 449.90 SF 19'-1112" x 19'-4"= 385.85 SF 1ST FLOOR LIVABLE 314.68 SF83.86 SF550.08 SF1.51 SF13.13 SF29.90 SF12.83 SF1005.99 SF OPENVOLUME DECK AREA5' x 23'-9"= 118.75 SF 5'-0" 23 ' - 9 " BUILDABLE AREA IS ...................... 1,560 S.F. 2 TIMES BUILDABLE IS ................. 3,120 S.F. OPEN VOLUME REQUIRED IS .15% of 1,560 = 234 S.F.PROVIDED OPEN SPACE IS 234.54 S.F. MAX 3RD FLOOR FOOTAGE IS 20% of 1,560 = 312 S.F.MAX 3RD FLOOR DESIGNED IS ........................... 311.97 SF 1ST FLOOR PLAN 2ND FLOOR PLAN 3RD FLOOR PLAN SETBACK LINE SETBACK LINE SETBACK LINE SETBACK LINE SETBACK LINE SETBACK LINE SETBACK LINE SETBACK LINE SETBACK LINESETBACK LINE SETBACK LINE SETBACK LINE SET B A C K L I N E SET B A C K L I N E SE T B A C K L I N E SE T B A C K L I N E SET B A C K L I N E SE T B A C K L I N E SETBACK SETBACK 30'-0" 30'-0" SETBACK SETBACK 5'-0" 5'-0"SETBACK SETBACK 5'-112" 5'-112" 5'-112"TO FACE of STUD TO FACE of STUD TO FACE of STUD TO F A C E of S T U D TO F A C E of S T U D TO F A C E of S T U D 3'- 1 12" TO F A C E of S T U D 3'- 0 " 3'-1 58" TO F A C E of S T U D 3'- 0 " TO F A C E of S T U D TO F A C E of S T U D 3'-0 " 10 12" SET B A C K SE T B A C K 3'- 0 " 3'- 1 58" TO F A C E of S T U D SET B A C K 3'- 0 " SE T B A C K 3'-0 " SE T B A C K SE T B A C K SET B A C K SE T B A C K TO F A C E of S T U D 21'-5" 4-2-2024 29 AR C H I T E C T Jo h n T . M o r g a n J r . 18 6 8 2 B e a c h m o n t A v e n u e No r t h T u s t i n , C A 9 2 7 0 5 ph ( 7 1 4 ) 7 3 0 - 2 7 2 3 f a x ( 7 1 4 ) 7 3 0 - 2 7 2 4 T-1 TO P O G R A P H I C S U R V E Y AL L E N R E S I D E N C E 50 3 3 6 T H S T R E E T NE W P O R T B E A C H , C A 18" = 1'-0" 4-2-2024 30 June 13, 2024, Zoning Administrator Item 6 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. 6. Allen Residence Coastal Development Permit (PA2024-0063) It might be noted that the links in the electronic table of contents found in the posted staff report PDF do not work, at least for me. Setting that aside, Condition of Approval 22 in the proposed resolution contains a requirement to comply with the provisions of NBMC Chapter 10.26 and a table of noise limits. Since this follows Condition of Approval 21, which cites restrictions on hours of noise-generating construction activities, Condition of Approval 22 might be assumed to specify the noise allowed for construction activity during the permitted hours. However, that seems unlikely since NBMC Subsection 10.26.035.D exempts construction activity from all the provisions of Chapter 10.26. So, Condition of Approval 22 seems, instead, intended to inform owners of the property of restrictions on the noise future residential occupants can generate in their normal, daily, non-construction-related activities. As such the “45 dBA” noise standard listed for “Interior” locations in “Residential Property located within 100 feet of a commercial property” and “Mixed Use Property” “Between the hours of 10:00 PM and 7:00 AM” appears to be in error. As noted in connection with the same table in Item 3 on the current agenda, to correlate with Chapter 10.26, not only should “Mixed Use Property” read “Residential Portions of Mixed Use Properties,” but the City’s late night interior noise standard in all residential units, including residential portions of mixed-use properties, has been 40 dBA (not 45 dBA) since at least 1995 per NBMC Section 10.26.030 (as it is in Table N3 of the Noise Element of the current General Plan). But as also noted there, the Municipal Code gives the quoted decibel “noise standards” a more nuanced interpretation than representing the “maximum noise” allowed. So, rather than correcting the table to match Chapter 10.26, it might be wiser to omit it and simply reference the code. Zoning Administrator - June 13, 2024 Item No. 6a - Additional Materials Received Allen Residence Coastal Development Permit (PA2024-0063)