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HomeMy WebLinkAbout02_DD Real Estate, LLC Residence CDP_PA2024-0071CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT November 14, 2024 Agenda Item No. 2 SUBJECT: DD Real Estate, LLC Residence (PA2024-0071) ▪Coastal Development Permit SITE LOCATION: 616 West Ocean Front APPLICANT: Brian Wood OWNER: DD Real Estate, LLC PLANNER: Melinda Whelan, Assistant Planner 949-644-3221 or mwhelan@newportbeachca.gov LAND USE AND ZONING •General Plan Land Use Plan Category: RS-D (Single Unit Residential Detached) •Zoning District: R-1 (Single-Unit Residential) •Coastal Land Use Plan Category: RSD-C (Single Unit Residential Detached) (10.0- 19.9 DU/AC) •Coastal Zoning District: R-1 (Single-Unit Residential) PROJECT SUMMARY Coastal Development Permit (CDP) to allow the demolition of an existing single-unit dwelling and construct a 2,754 square-foot, 3-story, single-unit dwelling including an attached 393-square-foot two-car garage. The project includes landscape, hardscape, and subsurface drainage facilities all within the confines of private property. The project complies with all development standards and no deviations from the municipal code are requested. RECOMMENDATION 1)Conduct a public hearing; 2)Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment and the exceptions to this exemption do not apply; and 3)Adopt Draft Zoning Administrator Resolution No.__ approving a Coastal Development Permit filed as PA2024-0071 (Attachment No. ZA 1). 1 DD Real Estate, LLC Residence (PA2024-0071) Zoning Administrator, November 14, 2024 Page 2 DISCUSSION Land Use and Development Standards •The subject property is in the R-1 Coastal Zoning District, which provides for single- unit residential development and is consistent with the City’s Coastal Land Use Plan, General Plan, and Zoning Code. A coastal development permit is required, and the property is not eligible for a waiver for de minimis development because the property is in the Coastal Commission Appeal Area. •The property currently consists of one legal lot developed with a single-unit dwelling and an attached two-car garage. The neighborhood is predominantly developed with two- and three-story, single-unit dwellings. The proposed design, bulk, and scale of the development are consistent with the existing neighborhood pattern of development and the expected future development is consistent with applicable development standards. •The proposed single-unit dwelling and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below. Table 1 – Development Standards Development Standard Standard Proposed Setbacks (min.) Front 6 feet 6 feet Sides 3 feet 3 feet Rear 5 feet 5 feet Allowable Floor Area (max.) 2,832 square feet 2,754 square feet Allowable 3rd Floor Area (max.) 283 square feet 247 square feet Allowable 3rd Floor Area & Covered (max.) 708 square feet 377 square feet Open Space (min.) 212 square feet 212 square feet Parking (min.) 2-car garage 2-car garage Height (max.) 24-foot flat roof 29-foot sloped roof 24-foot flat roof 29-foot sloped roof Hazards •The development fronts the Pacific Ocean but is separated from the shoreline by a 500-foot-wide sandy beach. •A Coastal Hazards Report and Sea Level Rise Analysis were prepared by William Simpson & Associates, Inc., dated April 3, 2024, for the project. The project site is separated from the water by a wide sandy beach. The site is approximately 500 feet from the mean high tide line. The report concludes that the proposed project is 2 DD Real Estate, LLC Residence (PA2024-0071) Zoning Administrator, November 14, 2024 Page 3 reasonably safe from shoreline erosion due to the lack of waves or wakes that can erode sand from the beach. The report also concludes that the project will be reasonably safe from future sea level rise assuming an increase up to 10.9 feet NAVD 88 (the likely range for sea level rise over the 75-year design life of the structure based on low-risk aversion estimates for sea level rise provided by the State of California, Sea Level Rise Guidance: 2018 Update). The finished floor elevation of the first floor of the proposed structure is 12.23 feet based on the North American Vertical Datum of 1988 (NAVD 88), which exceeds the minimum 9.0-foot (NAVD 88) elevation standard for new structures and exceeds the minimum requirements for sea-level rise. Furthermore, the report concluded that due to the distance of the property from the current mean high tide line (approximately 500 feet), it is unlikely that the mean high tide line will reach the property within the next 75 years. •Under 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 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 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. •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 before 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 before building permit issuance. Water Quality •The project design addresses water quality with a construction erosion control plan and a post-construction drainage system that includes drainage and percolation features designed to retain dry weather runoff and minor rain event runoff on-site. Any water not retained on-site is directed to the City’s storm drain system. 3 DD Real Estate, LLC Residence (PA2024-0071) Zoning Administrator, November 14, 2024 Page 4 Public Access and Views • The project site is located between the nearest public road and the sea or shoreline. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be proportional to the impact. In this case, the project replaces an existing single-unit dwelling located on a standard R-1 lot with a new single-unit dwelling. Therefore, the project does not involve a change in land use, density, or intensity that will result in increased demand for public access and recreation opportunities. Furthermore, the project is designed and sited (appropriate height, setbacks, etc.) so as not to block or impede existing public access opportunities. • Vertical access to the beach is available approximately 185 feet west of the site at the terminus of 7th Street and West Ocean Front beach and boardwalk; and approximately 200 feet east of the site at the terminus of 6th Street and West Ocean Front beach and boardwalk. The public beach is also the start of a six-foot-wide public sidewalk providing lateral access and views of the ocean in front of the project site. The project does not include any features that would obstruct access along these routes. • 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 the Balboa Pier which is located approximately 2,800 feet to the east of the project site. Due to the distance of the subject property from the viewpoint, the proposed project would not be visible from the viewpoint. The site is located adjacent to the West Ocean Front public board walk along the public beach, which provides views of the beach and ocean. However, the project will replace an existing single- unit dwelling with a new single-unit dwelling that complies with all applicable Local Coastal Program (LCP) development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Additionally, the project does not contain any unique features that could degrade the visual quality of the coastal zone. • The front and side of the proposed residence, which are visible from the West Ocean Front public boardwalk and beach, contain substantial architectural treatment and visual interest, in keeping with the design guidelines of the Zoning Code. The new structure complies with the required setbacks and the design includes modulation of volume throughout the structure, and low walls that prevent the appearance of the site from being walled off from the boardwalk or beach. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts on existing public views. 4 DD Real Estate, LLC Residence (PA2024-0071) Zoning Administrator, November 14, 2024 Page 5 ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) under Section 15303(a) under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 because it has no potential to have a significant effect on the environment. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one single-unit dwelling and the construction of a new 2,361-square-foot single-unit dwelling with an attached 393 square-foot 2-car garage and therefore qualifies within this exemption. There are no known exceptions listed in CEQA Guidelines Section 15300.2 that would invalidate the use of this exemption. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the city website. APPEAL PERIOD This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director by 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: 5 DD Real Estate, LLC Residence (PA2024-0071) Zoning Administrator, November 14, 2024 Page 6 LAW/msw Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 6 Attachment No. ZA 1 Draft Resolution 7 05-14-19 RESOLUTION NO. ZA2024-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2024-0071 TO DEMOLISH AN EXISTING SINGLE-UNIT DWELLING AND CONSTRUCT A NEW THREE-STORY SINGLE-UNIT DWELLING AND ATTACHED TWO-CAR GARAGE LOCATED AT 616 WEST OCEAN FRONT (PA2024-0071) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1.An application was filed by DD Real Estate, LLC (Applicant), with respect to property located at 616 West Ocean Front and legally described as Lot 22 in of Tract 628, requesting approval of a coastal development permit (CDP). 2.The Applicant requests a coastal development permit (CDP) to allow the demolition of an existing single-unit dwelling and the construction of a new, approximately 2,754-square- foot, three-story residence including an attached 393-square-foot- two)-car garage. The project also includes additional appurtenances such as landscaping, hardscaping, and drainage. The design complies with all applicable development standards and no deviations are requested. 3.The subject property is designated RS-D (Single Unit Residential Detached) by the General Plan Land Use Element and is located within the R-1 (Single-Unit Residential) Zoning District. 4.The subject property is located within the coastal zone. The Coastal Land Use Plan category is RSD-C (Single Unit Residential Detached – 10.0 – 19.9 DU/AC) and it is located within the R-1 (Single-Unit Residential) Coastal Zoning District. 5.A public hearing was held online on November 14, 2024. 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, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures), California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 2.Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the 8 Zoning Administrator Resolution No. ZA2024-### Page 2 of 9 02-03-2020 demolition of one single-unit dwelling and the construction of a new three-story, 2,754- square-foot residence including an attached two-car garage. 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits - Findings and Decision) of the 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 2,832 square feet and the proposed floor area is 2,754 square feet. b. The proposed development provides the minimum required setbacks, which are six feet along the property line abutting West Ocean Front, three feet along each side property line and five feet along the property line abutting the alley. c. The highest guardrail/parapet is below 24 feet from established grade and the highest ridge is below 29 feet from established grade. The proposed development complies with all height requirements. d. The project includes garage parking for a total of two vehicles, complying with the minimum two car garage parking requirements for single-family residences with less than 4,000 square feet of habitable floor area. 2. The neighborhood is predominantly developed with two- and three -story single-family and two-unit residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and consistent with applicable development standards. 3. A Coastal Hazards Report and Sea Level Rise Analysis were prepared by William Simpson & Associates, Inc., dated April 3, 2024, for the project. The project site is separated from the water by a wide sandy beach. The site is approximately 500 feet from the mean high tide line. The report concludes that the proposed project is reasonably safe from shoreline 9 Zoning Administrator Resolution No. ZA2024-### Page 3 of 9 02-03-2020 erosion due to the lack of waves or wakes that can erode sand from the beach. The report also concludes that the project will be reasonably safe from future sea level rise assuming an increase up to 10.9 feet NAVD 88 (the likely range for sea level rise over the 75-year design life of the structure based on low-risk aversion estimates for sea level rise provided by the State of California, Sea Level Rise Guidance: 2018 Update). The finished floor elevation of the first floor of the proposed structure is 12.23 feet based on the North American Vertical Datum of 1988 (NAVD 88), which exceeds the minimum 9.0-foot (NAVD 88) elevation standard for new structures and exceeds the minimum requirements for sea- level rise. Furthermore, the report concluded that due to the distance of the property from the current mean high tide line (approximately 500 feet) that it is unlikely that the mean high tide line will reach the property within the next 75 years. 4.Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv) (Natural Landform and Shoreline Protection), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c) (General Site Planning and Development Standards). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. 5.The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 6.The project design addresses water quality with a construction erosion control plan and a post-construction drainage system that includes drainage and percolation features designed to retain dry weather runoff and minor rain event runoff on-site. Any water not retained on-site is directed to the City’s storm drain system. 7.Proposed landscaping complies with NBMC Section 21.30.075 (Landscaping). A condition of approval is included that requires drought-tolerant species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 8.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 the Balboa Pier which is located approximately 2,800 feet to the east of the project site. Due to the distance of the subject property from the viewpoint, the proposed project would not be visible from the viewpoint. The site is located adjacent to the West Ocean Front public board walk along the public beach, which provides views of the beach and ocean. However, the project will replace an existing single-unit dwelling with a new 10 Zoning Administrator Resolution No. ZA2024-### Page 4 of 9 02-03-2020 single-unit dwelling that complies with all applicable Local Coastal Program (LCP) development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Additionally, the project does not contain any unique features that could degrade the visual quality of the coastal zone. 9.The front and side of the proposed residence, which are visible from the West Ocean Front public boardwalk and beach, contain substantial architectural treatment and visual interest, in keeping with the design guidelines of the Zoning Code. The new structure complies with the required setbacks and the design includes modulation of volume throughout the structure, and low walls that prevent the appearance of the site from being walled off from the boardwalk or beach. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts on existing 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. Fact in Support of Finding: 1.The project site is located between the nearest public road and the sea or shoreline. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be proportional to the impact. In this case, the project replaces an existing single-unit dwelling located on a standard R-1 lot with a new single-family residence. Therefore, the project does not involve a change in land use, density, or intensity that will result in increased demand for 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.Vertical access to the beach is available approximately 185 feet west of the site at the terminus of 7th Street and West Ocean Front beach and boardwalk; and approximately 200 feet east of the site at the terminus of 6th Street and West Ocean Front beach and boardwalk. The public beach is also the start of a six-foot-wide public sidewalk providing lateral access and views of the ocean in front of the project site. The project does not include any features that would obstruct access along these routes 11 Zoning Administrator Resolution No. ZA2024-### Page 5 of 9 02-03-2020 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. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. 2. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit filed as PA2024-0071, 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 the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 (Local Coastal Implementation Plan) of the NBMC. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 14TH DAY OF NOVEMBER, 2024. _____________________________________ Benjamin M. Zdeba, AICP, Zoning Administrator 12 Zoning Administrator Resolution No. ZA2024-### Page 6 of 9 02-03-2020 EXHIBIT “A” CONDITIONS OF APPROVAL 1.The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2.Prior to final building permit inspection, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices including the repair and maintenance, enhancement, reinforcement, or any other activity affecting the bulkhead, that results in any encroachment seaward of the authorized footprint of the bulkhead or other shoreline protective device. The agreement shall be binding against the property owners and successors and assigns. 3.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 the 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. This letter shall be scanned into the plan set prior to building permit issuance. 4.No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands or their buffers. No demolition or construction materials shall be stored on public property. 5.This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 6.This Coastal Development Permit does not authorize any development seaward of the private property. 7.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: 13 Zoning Administrator Resolution No. ZA2024-### Page 7 of 9 02-03-2020 A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one (1) or two (2) short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 8. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Erosion Control Plan. 9. 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. 10. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stockpiles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 11. 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. 12. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 13. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 14. 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. 15. 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. 14 Zoning Administrator Resolution No. ZA2024-### Page 8 of 9 02-03-2020 16.Prior to the issuance of building permits, the Applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 17.Prior to the issuance of building permits, the Applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 18.Prior to issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans. 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.Prior to the issuance of building permit, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 23.Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by the current property owner or agent. 24.This Coastal Development Permit (PA2024-0071) shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 25.To the fullest extent permitted by law, the Applicant shall indemnify, defend and hold harmless the 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 15 Zoning Administrator Resolution No. ZA2024-### Page 9 of 9 02-03-2020 (directly or indirectly) to City’s approval of DD Real Estate, LLC Residence, including, but not limited to, Coastal Development Permit (PA2024-0071). 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. 16 Attachment No. ZA 2 Vicinity Map 17 VICINITY MAP Coastal Development Permit PA2024-0071 616 West Ocean Front Subject Property Subject Property 18 Attachment No. ZA 3 Project Plans 19 This Project Shall Comply with the Following Codes: 2022 CRC;2022 CBC; 2022 CPC; 2022 CEC; 2022 CMC; 2022 CaliforniaEnergy Code; 2022 CGBSC and local ordinances. RDM Surveying23016 Lake Forest Dr., #409 Laguna Hills, CA 92653(949) 858-2924Contact: Ron Miedema DD Real Estate, LLC1614 E Circle Mountain Rd.New River, AZ 85087(480) 240-0668 22628.00 048-024-06 L e g a l D e s c i p t i o n Lot:Tract: APN: R1 Single Unit ResidentialSFRV-BR3/U3 Yes Z o n i n g ZoneUseType of Construction Occupancy GroupNo. of StoriesFire sprinklers P r o j e c t D a t a Demolish existing 2 story SFD and construct new 3 story SFD w/ 2 cargarage. Cover SheetSpecificationsSpecificationsSpecifications Green Building StandardsMinimum Construction RequirementsSite PlanSurveyLower / Upper Floor PlansRoof Deck Floor Plan, Roof PlanSections A, B, C & DSection E, Right Building Elevations Front, Rear & Left Building ElevationsArea ExhibitsLower / Upper Utility PlansRoof Deck Utility Plan & SchedulesArchitectural DetailsArchitectural DetailsArchitectural DetailsArchitectural DetailsT-24T-24 T-24 Structural General NotesStructural General Notes Foundation & Lower Framing PlanUpper & Roof Deck framing PlanFoundation DetailsStructural DetailsStructural DetailsStructural DetailsStructural DetailsStructural Details Truss Joist Details Grading title SheetGrading Plan CCCP Plan A r c h i t e c t u r a lCSSPC1SPC2SPC3SPC4SPC5 SPNONEA1.0A2.0A3.0A4.0A5.0A6.0A7.0A8.0D1.0D2.0 D3.0D4.0T24.0T24.1T24.2 S t r u c t u r a lSGNSGN2S1S2FD1 SD1SD2SD3SD4SD5FL-TJI C i v i lC1C2C3C4 C5 S c o p e o f W o r k S h e e t I n d e x DESIGNER: C o n s u l t a n t s SURVEYOR: C o d e s O w n e r / C l i e n t N o t e s Deputy Inspectors are required to be listed by the Building Department. 616 West Oceanfront Newport Beach, CA 92661 2,100 s.f.1,416 s.f. 2,832 s.f. 212 s.f.212 s.f. CUSTOM RESIDENCE S i t e G e n e r a l Lot Area:Buildable Area:Floor Area Limit (1,416 x 2): Open Volume Required (1,416 x .15) Open Volume Provided There shall be no trenches or excavations 5' or more in depth into which a person is required to descend, or obtain permit from State of california,Division of Occupational Safety and health (Cal/OSHA). This permit and any other safety permit shall be obtained prior to commence of any work. Contact Cal/OSHA at (714) 558-4451 for additional information. CJ Light Associates1401 Quail Street, Suite 120 Newport Beach, CA 92660(949) 851-8345Contact: Brian Wood CIVIL ENGINEER: Civilscapes Engineering28052 Camino Capistrano, #213 Laguna Niguel, CA 92677(949) 464-8115Contact: William Rolpf V i c i n i t y M a p A r e a C a l c u l a t i o n s LOWER LEVELHabitable AreaGarage UPPER LEVELHabitable AreaDeck / Balcony ROOF DECK LEVELHabitable AreaDeck / Balcony Total Habitable Area Gross Floor Area(Includes covered decks open on less than 2 sides) Allowable 3rd Floor + Covered Deck (1,416 x 50%)Proposed Total Deck / Balcony Deferred submittals shall be reviewed by the project designer or engineer or record and certified prior to submittal for city plan review. Fire Sprinklers compliant w/ NFPA 13D Obtain approval prior to roof sheathing inspection Interior Stair and guardrail structural design PV system is required for this project and plans must be submitted & approved prior to roof sheathing inspection. PV capacity is 3 KWdc or greater. Skylights Heat pumps - submit sound attenuation design for A/C equipment per ARI Std. 275. Sound level not to exceed 50 DBA (55 DBA w/ timer, 65 DBA w/ timer and neighbor consent) per section 10.26.045 of the nbmc. Location of measurement shall be at adjacent property patio opening. Plans must be submitted prior to the installation of the equipment, plumbing and electrical systems. Aluminum roof truss system D e f f e r r e d S u b m i t t a l s WILLIAM SIMPSON & ASSOC.23 Orchard, Suite 250Lake Forrest, CA 92630(714) 206-9929 Contact: Masoud Jafari COASTAL HAZARDS STUDY: 803 s.f. 393 s.f. 1,311 s.f. 111 s.f. 247 s.f. 545 s.f. 2,361 s.f. 2,823 s.f. 708 s.f. 377 s.f. 656 s.f. 380 s.f. The maximum time to complete construction on a project is limited to 3 years from the date of the permit for all permits issued after june 1, 2019 as required by nbmc section 15.02.095. Pools, spas, walls, fences, electrical and plumbing for exterior improvements detached from the house (i.e. bbq, fountain, fire feature) and other free-standing structures require separate reviews and permits. Prior to performing any work in the city right-of-way an encroachment permit must be obtained from the public works department. Issuance of a building permit by the city of newport beach does not relieve applicants of the legal requirements to observe covenants, conditions andrestrictions which may be recorded against the property or to obtain plans. you should contact your community associations prior to commencement of any construction authorized by the permit. STRUCTURAL ENGINEER: ESI FME, Inc.1800 E 16th Street, Suite BSanta Ana, CA 92701(714) 835-2800Contact: Farhad Manshadi Coast Geotechnical1200 W Commonwealth Ave.Fullerton, CA 92833(714) 870-1211Contact: Dan Herc GEOLOGIST; L a n d s c a p e A r e a Proposed Ne w p o r t B e a c h • C A • 9 2 6 6 1 D a t e : C J L A No. S c a l e : (949) 851-8345Fax (949) 851-1116 1401 Quail Street, Suite 120Newport Beach, CA 92660 The Drawings, Specifications and other documents prepareby Architect for this Project are for use on the Project onlyand may not be used (1) on any other projects, (2) foradditions to this Project, or (3) for the completion of thisProject by others, unless otherwise expressly agreed byArchitect in writing. The Drawings, Specifications and othedocuments prepared by Architect for this Project are theexclusive property of the Architect and may not be used,duplicated, copied, transferred, assigned, sold, orhypothecated without the express written permission ofArchitect. Architect retains all common law, statutory, andother legal rights, including copyright, in and to theDrawings, Specifications and other documents prepared byArchitect. © 2013 C . J. L i g h t A s s o c i a t e s ASSOCIATESC.J. LIGHT CHRISTIAN R. LIGHT, ARCHITECT 23 09-20-2 As Not Cover Sheet CS LiquefactionHigh Density Area S p e c i a l H a z a r d s Evidence of the 30 - day notification for complete demolition or excavationto adjoining properties as required by NBMC Section 15.02.120 shall be submitted to the responsible entity under the city of Newport Beach Provide a project information sign for projects requiring fencing in designated "High Density Areas". Project sign shall comply w/ NBMC Section 15.60.030 20 Ne w p o r t B e a c h • C A • 9 2 6 6 1 D a t e : C J L A No. S c a l e : (949) 851-8345Fax (949) 851-1116 1401 Quail Street, Suite 120 Newport Beach, CA 92660 The Drawings, Specifications and other documents preparedby Architect for this Project are for use on the Project onlyand may not be used (1) on any other projects, (2) foradditions to this Project, or (3) for the completion of thisProject by others, unless otherwise expressly agreed byArchitect in writing. The Drawings, Specifications and otherdocuments prepared by Architect for this Project are theexclusive property of the Architect and may not be used,duplicated, copied, transferred, assigned, sold, orhypothecated without the express written permission ofArchitect. Architect retains all common law, statutory, andother legal rights, including copyright, in and to theDrawings, Specifications and other documents prepared byArchitect. © 2013 C . J. L i g h t A s s o c i a t e s ASSOCIATESC.J. L I G H T CHRISTIAN R. LIGHT, ARCHITECT 2317 09-20-24 As Noted G M (11.57FS) (11 . 1 F S ) (11 . 2 9 G F ) (12.17FF) (11.89FS) (12 . 0 0 F S ) C (11.91FS)(11.75FS) D (11 . 2 4 F S ) (11.64FS) (11.70FS) (11 . 6 F S ) CLEANOUT (11.94FS) (12.07FS) (1 2 . 1 2 F S ) (1 2 . 1 4 F S ) (11.59FS) (11.61FS) (11.63FS) (11.60FS) (11.09FS) (11.11FS)(11.92FS) (11.97FS) (10.58FS) (11.79FS) (11.56FS)(11.47FS) (1 0 . 5 6 F S ) (10.58FS)(10. 5 9 F S ) (10.42FL) (10.36FL) (10.55FS) (10.3 3 F L ) (10 . 5 9 F S ) ED I S O N (15.00TW) (14 . 9 8 T W ) (1 5 . 0 0 T W ) (1 4 . 9 5 T W ) (17.03TW)(14.93 TW) (16. 9 0 T W ) (17.1 9 T W ) (17. 0 9 T W ) (14.92 T W ) (12 . 0 2 F S ) (1 4 . 9 3 T W ) (11.94FS) (1 0 . 9 6 F S ) W M WM AT&T BOX AT&T BOX CABLE TV BOX WM EDISON BOX (11 . 9 9 F S ) SEWERCOVER (1 0 . 6 3 T G ) BO X (11 . 9 3 F S ) SE W E R COV E R N 11°22'32" E 70.00' N 11°22'32" E 70.00' N 7 8 ° 3 7 ' 2 8 " W 3 0 . 0 0 ' N 7 8 ° 3 7 ' 2 8 " W 3 0 . 0 0 ' AL L E Y WE S T O C E A N F R O N T P7 3'-0 " SE T B A C K 3'- 0 " SE T B A C K 6'-0" SETBACK 5'-0" SETBACK (A)11.11 + (B)12.05' + (C)11.91' + (D)11.24' = 46.31' / 4 = 11.58' ESTABLISHED GRADE CALCULATION: SITE PLAN SCALE 1/4" = 1'-0" B (12 . 0 5 F S ) A (11.11FS) UP18R RESIDENCEFF 12.23' PROPOSED 5'-0"5'-0" P9P6P3 P1 P2 P6 P7 P9 P1 P2 P1 P7 P9 P6 P6 P12 P3 P7 P11 P11 P4P10 P4 P3 P4 2'-8" 8'-0 12" 3'- 1 12" 3'-0" 6'-112" 6'-612" 3'- 1 12" P13P13 SP Site Plan SYMBOL SITE PLAN NOTES SITE PLANP1. EXISTING STRUCTURE TO BE DEMOLISHED (HATCHED)P2. PROPOSED LOWER LEVEL (SHADED)P3. LINE OF UPPER LEVELP4. LINE OF ROOF DECK LEVELP5. NOT USEDP6. PROPERTY LINE (TYPICAL)P7. ZONING SETBACK LINE (TYPICAL)P8. PROPOSED HARDSCAPEP9. EXISTING BLOCK WALL TO REMAINP10. PROPOSED 6'-0" HIGH WOOD FENCEP11. NEW WOOD GATEP12. CENTERLINE OF ALLEYP13. COMPRESSORS / CONDENSERS TO BE SUPPORTED BY A PAD 3' MIN. ABOVE FINISHEDGRADE 21 Ne w p o r t B e a c h • C A • 9 2 6 6 1 D a t e : C J L A No. S c a l e : (949) 851-8345Fax (949) 851-1116 1401 Quail Street, Suite 120 Newport Beach, CA 92660 The Drawings, Specifications and other documents preparedby Architect for this Project are for use on the Project onlyand may not be used (1) on any other projects, (2) foradditions to this Project, or (3) for the completion of thisProject by others, unless otherwise expressly agreed byArchitect in writing. The Drawings, Specifications and otherdocuments prepared by Architect for this Project are theexclusive property of the Architect and may not be used,duplicated, copied, transferred, assigned, sold, orhypothecated without the express written permission ofArchitect. Architect retains all common law, statutory, andother legal rights, including copyright, in and to theDrawings, Specifications and other documents prepared byArchitect. © 2013 C . J. L i g h t A s s o c i a t e s ASSOCIATESC.J. L I G H T CHRISTIAN R. LIGHT, ARCHITECT 2317 09-20-24 As Noted A1.0 Lower & Upper GARAGE F26 UP18R 57 ' - 4 " 112" 6'- 0 " S . B . 21 ' - 1 " 6'- 1 0 " 29' - 5 " 57 ' - 4 " 13 ' - 9 " 6'- 1 0 " 21 ' - 1 " 23'-9" 18'-10"4'-11" 23'-9" 1'- 6 12" 5'-0 " S . B . 3'-0" S.B.3'-0" S.B.112"112" 11'-1012"11'-1012" 5'-0 " A L L E Y CE N T E R L I N E DINING LIVING PWDR KITCHEN LOWER LEVEL FLOOR PLAN SCALE 1/4" = 1'-0" A3.0D A3.0D A3.0C A3.0C A3.0B A3.0B A3.0A A3.0A A4.0E A4.0E 7'-6 " 8'-2 " 1'-0" F27 TYP. TYP. F51 9'-5"9'-5" 2'-3" 3'-6" 6'-4 " 11' - 2 " 9'-1 1 " 2'-0 " 2'-1 0 " 3'- 5 " 3'-5 " 2'- 6 " 7'- 8 " 3'- 7 " 10 3 104 105 106 108 108 10 1 102 107 4'-4"10'-3"2'-0" F21 F18 F10 F8 F10 F7 F16 F7 F3 F15 F20 F15 F22 F6 F11 F36 F14 100 1B 1A 1C F39 F40 F9 F.F. 12.23' F48 F48 F48 F52 SLOPESEE SHEET C2 UP15R 23'-9" 1'-6"2'-6"9'-3" 4" 61 ' - 2 12" 29' - 5 " 6'- 1 0 " 61 ' - 2 12" 2'-7 " 23'-9" 29' - 5 " 6'- 1 0 " 24 ' - 1 1 12" 5'- 0 " S . B . 11'-1012"11'-1012" 24 ' - 7 12" 10'-6" BEDROOM 3 1" 3'-0" S.B.3'-0" S.B. 5'-0 " A L L E Y CE N T E R L I N E 112"112" 112" 6'- 0 " DN18R BEDROOM 2 HALLLNDY BA 3 BA 2 CLO BATH 1 BEDROOM 1 CLO UPPER LEVEL FLOOR PLAN SCALE 1/4" = 1'-0" A3.0D A3.0D A3.0C A3.0C A3.0B A3.0B A3.0A A3.0A A4.0E A4.0E F26 DECK DECK TYP. F21 TYP. 8'-4"2'-2" 2'-8 " 8'-3 " 10' - 0 12" 1'-1 0 " 1'- 1 0 " 9'- 1 " 3'- 0 " 5'- 0 " 5'- 4 " 2'-0 " 3'- 0 " 6'- 6 " 5'- 1 1 " 5'-1 1 12" 6'-7 " 3'- 5 " 3'-5 " 2'- 0 12" 5'-0 " 712"8" 1'-2 " 2'-0 12" 712" 1'- 6 " 20 0 201 202 20 3 204 205 206 207 210 209 208 2K 2J 2G 2F 2A 2H 2E 2D F22 F24 F34 F25 2C 2B 2L 2M F22 F10 F42 F24 F47 F27 TYP. F21 F22 F24 F12 F10 F46 F47 F11 F36 F28 F21 F12 F28 1'-0" 3'-9"2'-2"2'-4"3'-9"1'-1"4'-9"5'-11" 12'-9"4'-1"6'-11" 2'-0"7'-8"8"13'-5" F27 F3 712" 1'-4"1'-4" F23 F23 F.F. 22.39' F32 F34 6D1.0 6D1.0 F4 Floor Plans FLOOR PLAN NOTES XX SYMBOL FLOOR PLANF1. SEE WALL LEGEND BELOWF2. CHIMNEY / FLUE CHASEF3. LINE OF STRUCTURE ABV / BLWF4. 30" X 30" ATTIC ACCESS PANELF5. HEAT PUMP W/ CEILING ACCESS PANELF6. PONY WALLF7. BASE CABINETF8. UPPER CABINETF9. ISLAND CABINETF10. CABINETRYF11. HANDRAIL - REFER TO DETAIL 2/D4.0F12. GUARDRAIL - REFER TO DETAIL 5/D5.0F13. SECURITY GATEF14. GAS ONLY FIREPLACE BY 'FLARE', MODEL FF-50-H (MAS BED), FF-100-H (LIVING) CSA FILE#263124, CLASS 2901-04. FIREPLACE SHALL BE DIRECT VENT, SEALED COMBUSTION AND COMPLY W/ CGBSC REQUIREMENTS AND ANSIZ21.5.F15. DISHWASHER SPACEF16. GAS RANGE / OVEN COMBO W/ EXHAUST HOODVENTED DIRECTLY TO OUTSIDE AIR. INSTALL INACCORDANCE W/ MANUF SPECCIFICATIONSF17. NOT USEDF18. REFRIGERATOR SPACEF19. TANKLESS WATER HEATER LOCATIONF20. KITCHEN SINK W/ GARBAGE DISPOSALF21. BASE CABINET W/ LAV SINK - REFER TO CABINET DRAWINGS BY OTHERSF22. WATER CLOSET - PROVIDE 30" MIN WIDTH, 24"MIN CLEARANCE IN FRONTF23. CORROSIVE RESISTANT DECK DRAIN W/ OVERFLOW PIPED SEPARATELY - SEE DETAIL 6/D1.0F24. MUDSET TILE SHOWER TO MIN 84" A.F.F. PROVIDE TEMPERED / SHATTER RESISTANT ENCLOSUREF25. SHOWER BENCH - SLOPED TO DRAINF26. PROPERTY LINE FOR REFERENCEF27. SETBACK LINE FOR REFERENCEF28. DECK COVERING - ELASTATEX 500 UREHTENEMEMBRANE (OR EQUAL). ICC ES REPORT ESR-1757, COVERED W/ MUDSET STONE. SLOPE1/4" PER FOOT MIN. TO DRAINS.F29. A/C CONDENSERF30. FIREPLACE VENT TERMINATIONF31. SOAKING TUBF32. LAUNDRY SINKF33. ELEVATORF34. STACKED WASHER / DRYER SPACE - PROVIDEHOT / COLD WATER, DRAIN AND DRYER VENT TO OUTSIDE AIR W/ BACK DRAFT DAMPER. VENT SHALL BE SMOOTH WALL METAL W/O SCREW CONNECTIONSF35. NOT USEDF36. STAIR W/ MIN 11" RUN, MAX 7" RISEF37. PLANTERF38. CEMENT PLASTER LIDF39. 5/8" TYPE 'X' GYPSUM BOARD ON WALLS SEPARATING HOUSE FROM GARAGEF40. 5/8" TYPE 'X' GYPSUM BOARD ON CEILING SEPARATING HOUSE FROM GARAGEF41. 4" MAXIMUM FINISHED OPENINGF42. TEMPERED GLASS ENCLOSUREF43. RETAINING WALL - REFER TO STRUCTURALF44. PROVIDE STEAM UNIT FOR SHOWER. VERIFY LOCATIONF45. OUTDOOR COLD WATER SHOWER CONNECTEDTO STORM WATER DRAINAGEF46. SOFFIT - SEE PLAN FOR HEIGHTF47. CLOSET POLE/SHELF - REFER TO INTERIOR DRAWINGSF48. EXTERIOR DOORS SHALL HAVE A LANDING, 36"MIN. IN LENGTH IN THE DIRECTION OF TRAVELAND MIN. FULL WIDTH OF THE DOOR. REFER TOLANDSCAPE PLANS FOR REQUIRED LANDINGSF49. STUCCO KNEE WALL / SHELFF50. DRYWALL OPENINGF51. 400A ELECRTIC METER LOCATIONF52. PROVIDE MINIMUM 1/2" GYPSUM BOARD AT WALLS AND CEILING OF ENCLOSED SPACE BENEATH STAIRS NEW 2 X 4 WOOD STUD WALLS NEW 2 X 6 (MIN) WOOD STUD WALLS ROOF PLAN NOTES XX 0. ROOFR1. TYPICAL SLOPED ROOF ASSEMBLY: A. ROOFING MATERIAL STANDING SEAM METAL ROOF PANELS BY CUSTOM-BILT METALS ICC-ES REPORT ESR-2048, MINIMUM CLASS 'A' RATING. B. UNDERLAYMENT - VERSASHIELD FIRE RESISTANT ROOF DECK BY GAF, MINIMUM CLASS 'A' RATING ICC ES REPORT ESR-2053 C. ROOF SHEATHING PER STRUCTURAL DRAWINGS. D. ROOF FRAMING PER STRUCTURAL DRAWINGS.R2. FLAT ROOF / DECK - ELASTATEX 500UREHTENE MEMBRANE, MINIMUM CLASS 'A' RATING (OR EQUAL). ICC ESREPORT ESR-1757. SLOPE 1/4" PERFOOT MIN. TO DRAINSR3. BUILT UP CRICKETR4. COPPER RAIN GUTTER W/ CONCEALEDDOWNSPOUTS AT EAVESR5. NON REFLECTIVE FIXED SKYLIGHT BYACRALIGHT, ICC ESR 2415, W/ SOLARGRAY GLASSR6. PROPERTY LINE FOR REFERENCER7. SETBACK LINE FOR REFERENCER8. CORROSIVE RESISTANT DECK DRAIN W/OVERFLOW PIPED SEPARATELY - SEEDETAIL 6/D1.0R9. LINE OF BUILDING WALLS BELOWR10. A/C CONDENSERR11. STUCCO PARAPET - SEE PLAN FORHEIGHTR12. STUCCO PONY WALL - SEE PLAN FORHEIGHT SYMBOL PITCHSEEROOFPLAN 22 Ne w p o r t B e a c h • C A • 9 2 6 6 1 D a t e : C J L A No. S c a l e : (949) 851-8345Fax (949) 851-1116 1401 Quail Street, Suite 120 Newport Beach, CA 92660 The Drawings, Specifications and other documents preparedby Architect for this Project are for use on the Project onlyand may not be used (1) on any other projects, (2) foradditions to this Project, or (3) for the completion of thisProject by others, unless otherwise expressly agreed byArchitect in writing. The Drawings, Specifications and otherdocuments prepared by Architect for this Project are theexclusive property of the Architect and may not be used,duplicated, copied, transferred, assigned, sold, orhypothecated without the express written permission ofArchitect. Architect retains all common law, statutory, andother legal rights, including copyright, in and to theDrawings, Specifications and other documents prepared byArchitect. © 2013 C . J. L i g h t A s s o c i a t e s ASSOCIATESC.J. L I G H T CHRISTIAN R. LIGHT, ARCHITECT 2317 09-20-24 As Noted A2.0 Roof Deck Level& Roof Plan BA 4 LOUNGE DECK BAR A4.0E DECK DN15R F26 6'- 0 " S . B . 23'-9" 5'-0 " S . B . 3'-0" S.B.3'-0" S.B. 5'-0 " A L L E Y CE N T E R L I N E 16' - 8 12" 27' - 2 " 112" 15' - 0 " 2'-2"17'-7" 16' - 8 12" 27' - 2 " 15' - 0 " 23'-9" 112" 112" ROOF DECK LEVEL FLOOR PLAN SCALE 1/4" = 1'-0" A3.0D A3.0D A3.0C A3.0C A3.0B A3.0B A3.0A A3.0A A4.0E DN 1R7 1/2" MAX F27 TYP. TYP. 304 301 302 5'- 1 1 " 5'-0"5'-0"3'-6"4'-1" 6'- 1 0 " 14' - 5 " 12'-2"2'-0"7'-112"512"2'-0" 2'-0"2'-0" F49 F28 F12 F7 F49 F26 F23 F11 F24 F21F22 30 5 F3 3'- 0 " F23 F23 30 3 +42"MIN F.F. 31.49' 512" 2'- 0 " 512" 2'-0 " 9'-6 " BLWF23 ± 23 ' - 1 " T R A V E L D I S T A N C E ± 1 9 ' - 1 " T R A V E L D I S T A N C E ± 5'-7" TRAVELDISTANCE 6D1.0 F12 6D1.0 F236D1.0OVERFLOW OVERFLOW R11 3 : 1 2 RID G E 4 0 . 3 9 ' 3 : 1 2 3 : 12 RIDGE 40.39'3 : 12 RF 3 5 . 5 8 ' RF 3 5 . 5 8 ' T.C. 35.58' F.F. 32.04' T.C. 32.04' ATTIC AREA 1 AT T I C A R E A 2 ATT I C A R E A 3 A4.0E 1D1.0 7D1.0 5D1.0 5D1.0 10D1.0 R11 R2 R1 R7 R6 R12 R10 R5 R9 R8 R7 ROOF PLAN SCALE 1/4" = 1'-0" A3.0D A3.0D A3.0C A3.0C A3.0B A3.0B A3.0A A3.0A A4.0E R6 3 : 12 3 : 12RIDGE 40.39' 3 : 12 3 : 12RIDGE 40.39' 3 : 1 2 3 : 1 2 RID G E 4 0 . 3 9 ' 3 : 1 2 3 : 1 2 RID G E 4 0 . 3 9 ' 3 : 1 2 3 : 12 3 : 12 RIDGE 40.32' 3 : 1 2 R1 306 306 R2 R3 +42"MIN T.C. 32.12' SQ. INCHES OF VENTILATION REQUIRED SQ. FT. RATIO OF VENTILATION REQUIRED VENTILATION PROVIDED: CONVERSION TO SQUARE INCHES SQ. FT. ATTIC AREA ATTIC AREA 3 1/150 144 X X (2) 4 X 10 SCREENED WALL VENT (36 S.I. NET) 55 52 72 SQ. IN. TOTAL PROVIDED SQ. INCHES OF VENTILATION REQUIRED SQ. FT. RATIO OF VENTILATION REQUIRED VENTILATION PROVIDED: CONVERSION TO SQUARE INCHES SQ. FT. ATTIC AREA ATTIC AREA 2 1/150 144 X X (2) 4 X 10 SCREENED WALL VENT (36 S.I. NET) 63 60 72 SQ. IN. TOTAL PROVIDED SQ. INCHES OF VENTILATION REQUIRED SQ. FT. RATIO OF VENTILATION REQUIRED VENTILATION PROVIDED: CONVERSION TO SQUARE INCHES SQ. FT. ATTIC AREA ATTIC AREA 1 1/300 144 X X (4) 6 X 10 SCREENED WALL VENT (56 S.I. NET) 398 191 224 SQ. IN. TOTAL PROVIDED 9D1.0 6D1.0 FLOOR PLAN NOTES XX SYMBOL FLOOR PLANF1. SEE WALL LEGEND BELOWF2. CHIMNEY / FLUE CHASEF3. LINE OF STRUCTURE ABV / BLWF4. 30" X 30" ATTIC ACCESS PANELF5. HEAT PUMP W/ CEILING ACCESS PANELF6. PONY WALLF7. BASE CABINETF8. UPPER CABINETF9. ISLAND CABINETF10. CABINETRYF11. HANDRAIL - REFER TO DETAIL 2/D4.0F12. GUARDRAIL - REFER TO DETAIL 5/D5.0F13. SECURITY GATEF14. GAS ONLY FIREPLACE BY 'FLARE', MODEL FF-50-H (MAS BED), FF-100-H (LIVING) CSA FILE#263124, CLASS 2901-04. FIREPLACE SHALL BE DIRECT VENT, SEALED COMBUSTION AND COMPLY W/ CGBSC REQUIREMENTS AND ANSIZ21.5.F15. DISHWASHER SPACEF16. GAS RANGE / OVEN COMBO W/ EXHAUST HOODVENTED DIRECTLY TO OUTSIDE AIR. INSTALL INACCORDANCE W/ MANUF SPECCIFICATIONSF17. NOT USEDF18. REFRIGERATOR SPACEF19. TANKLESS WATER HEATER LOCATIONF20. KITCHEN SINK W/ GARBAGE DISPOSALF21. BASE CABINET W/ LAV SINK - REFER TO CABINET DRAWINGS BY OTHERSF22. WATER CLOSET - PROVIDE 30" MIN WIDTH, 24"MIN CLEARANCE IN FRONTF23. CORROSIVE RESISTANT DECK DRAIN W/ OVERFLOW PIPED SEPARATELY - SEE DETAIL 6/D1.0F24. MUDSET TILE SHOWER TO MIN 84" A.F.F. PROVIDE TEMPERED / SHATTER RESISTANT ENCLOSUREF25. SHOWER BENCH - SLOPED TO DRAINF26. PROPERTY LINE FOR REFERENCEF27. SETBACK LINE FOR REFERENCEF28. DECK COVERING - ELASTATEX 500 UREHTENEMEMBRANE (OR EQUAL). ICC ES REPORT ESR-1757, COVERED W/ MUDSET STONE. SLOPE1/4" PER FOOT MIN. TO DRAINS.F29. A/C CONDENSERF30. FIREPLACE VENT TERMINATIONF31. SOAKING TUBF32. LAUNDRY SINKF33. ELEVATORF34. STACKED WASHER / DRYER SPACE - PROVIDEHOT / COLD WATER, DRAIN AND DRYER VENT TO OUTSIDE AIR W/ BACK DRAFT DAMPER. VENT SHALL BE SMOOTH WALL METAL W/O SCREW CONNECTIONSF35. NOT USEDF36. STAIR W/ MIN 11" RUN, MAX 7" RISEF37. PLANTERF38. CEMENT PLASTER LIDF39. 5/8" TYPE 'X' GYPSUM BOARD ON WALLS SEPARATING HOUSE FROM GARAGEF40. 5/8" TYPE 'X' GYPSUM BOARD ON CEILING SEPARATING HOUSE FROM GARAGEF41. 4" MAXIMUM FINISHED OPENINGF42. TEMPERED GLASS ENCLOSUREF43. RETAINING WALL - REFER TO STRUCTURALF44. PROVIDE STEAM UNIT FOR SHOWER. VERIFY LOCATIONF45. OUTDOOR COLD WATER SHOWER CONNECTEDTO STORM WATER DRAINAGEF46. SOFFIT - SEE PLAN FOR HEIGHTF47. CLOSET POLE/SHELF - REFER TO INTERIOR DRAWINGSF48. EXTERIOR DOORS SHALL HAVE A LANDING, 36"MIN. IN LENGTH IN THE DIRECTION OF TRAVELAND MIN. FULL WIDTH OF THE DOOR. REFER TOLANDSCAPE PLANS FOR REQUIRED LANDINGSF49. STUCCO KNEE WALL / SHELFF50. DRYWALL OPENINGF51. 400A ELECRTIC METER LOCATIONF52. PROVIDE MINIMUM 1/2" GYPSUM BOARD AT WALLS AND CEILING OF ENCLOSED SPACE BENEATH STAIRS NEW 2 X 4 WOOD STUD WALLS NEW 2 X 6 (MIN) WOOD STUD WALLS ROOF PLAN NOTES XX 0. ROOFR1. TYPICAL SLOPED ROOF ASSEMBLY:A. ROOFING MATERIAL STANDING SEAM METAL ROOF PANELS BY CUSTOM-BILT METALS ICC-ES REPORT ESR-2048, MINIMUM CLASS 'A' RATING.B. UNDERLAYMENT - VERSASHIELD FIRE RESISTANT ROOF DECK BY GAF, MINIMUM CLASS 'A' RATING ICC ES REPORT ESR-2053C. ROOF SHEATHING PER STRUCTURALDRAWINGS.D. ROOF FRAMING PER STRUCTURAL DRAWINGS.R2. FLAT ROOF / DECK - ELASTATEX 500UREHTENE MEMBRANE, MINIMUM CLASS 'A' RATING (OR EQUAL). ICC ESREPORT ESR-1757. SLOPE 1/4" PERFOOT MIN. TO DRAINSR3. BUILT UP CRICKETR4. COPPER RAIN GUTTER W/ CONCEALEDDOWNSPOUTS AT EAVESR5. NON REFLECTIVE FIXED SKYLIGHT BYACRALIGHT, ICC ESR 2415, W/ SOLARGRAY GLASSR6. PROPERTY LINE FOR REFERENCER7. SETBACK LINE FOR REFERENCER8. CORROSIVE RESISTANT DECK DRAIN W/OVERFLOW PIPED SEPARATELY - SEEDETAIL 6/D1.0R9. LINE OF BUILDING WALLS BELOWR10. A/C CONDENSERR11. STUCCO PARAPET - SEE PLAN FORHEIGHTR12. STUCCO PONY WALL - SEE PLAN FORHEIGHT SYMBOL PITCHSEEROOFPLAN 23 Ne w p o r t B e a c h • C A • 9 2 6 6 1 D a t e : C J L A No. S c a l e : (949) 851-8345Fax (949) 851-1116 1401 Quail Street, Suite 120 Newport Beach, CA 92660 The Drawings, Specifications and other documents preparedby Architect for this Project are for use on the Project onlyand may not be used (1) on any other projects, (2) foradditions to this Project, or (3) for the completion of thisProject by others, unless otherwise expressly agreed byArchitect in writing. The Drawings, Specifications and otherdocuments prepared by Architect for this Project are theexclusive property of the Architect and may not be used,duplicated, copied, transferred, assigned, sold, orhypothecated without the express written permission ofArchitect. Architect retains all common law, statutory, andother legal rights, including copyright, in and to theDrawings, Specifications and other documents prepared byArchitect. © 2013 C . J. L i g h t A s s o c i a t e s ASSOCIATESC.J. L I G H T CHRISTIAN R. LIGHT, ARCHITECT 2317 09-20-24 As Noted A3.0 Building Sections 40.58' MAX 40.39' T.O.SHTGBLDG. HGT. 35.58' MAX. FLATROOF / T.O.RAIL 32.04' FIN. FLR. 31.49' FIN. FLR. 22.39' FIN. FLR. 12.23' FIN. FLR. 11.58' ESTABLISHEDGRADE 40.58' MAX 40.39' T.O.SHTGBLDG. HGT. 35.58' MAX. FLATROOF / T.O.RAIL 32.04' FIN. FLR. 31.49' FIN. FLR. 22.39' FIN. FLR. 12.23' FIN. FLR. 11.58' ESTABLISHEDGRADE SCALE 1/4" = 1'-0"SECTION 'A'SCALE 1/4" = 1'-0" SCALE 1/4" = 1'-0"SCALE 1/4" = 1'-0"SECTION 'B' SECTION 'C' SECTION 'D' BEDROOM 3 BEDROOM 2 GARAGE LOUNGE BAR CLOCLO PWDRDINING LIVING BA 1STAIR DECK STAIR DECK BEDROOM 1 KITCHEN9'-1 " 9'-0 34" 9'- 4 34" 9'-1 " 8'-8 12" 9'-1 " 9'-1 " 8'-8 12" 3'-7 " 3'-7 " 3'- 9 " X13 X12 X13 X12 X13 X12 X13 X12 X13 X12 X13 X12 X13 X12 X13 X12 X2 X19 R-15 123 X2 R-19 X18 X4 X3 X19 X2 R-15 X21 X7 X2 X4 R-19 R-15 X6 X7 X22 X3 X4 X21 X2 X14X23 X6 X2 X19 X2 X4 X21 X2 X8 X13 X4 X5 X21 X11 X11 X6 R-30 R-19 R-15 R-15 R-25 R-15 R-15 ± 2 ' - 6 12" X8 R-30 X8 R-25 X8 R-25 X1 X8 R-25 XX 0. ELEVATIONSE1. METAL ROOF - REFER TO ROOF PLANE2. METAL FASCIAE3. TYPICAL EXTERIOR PLASTERE4. WOOD SIDINGE5. 42" GUARDRAIL - REFER TO APPLICABLE DETAILSE6. WOOD TRIM TO MATCH SIDINGE7. METAL CLADDING / TRIM - REFER TO APPLICABLE DETAILSE8. WOOD BARGE BOARDE9. WOOD GARAGE DOORE10. KNEE WALL W/ PLASTER FINISHE11. DECORATIVE WOOD SLATS / SCREENE12. SETBACK LINEE13. PROPERTY LINEE14. EXTERIOR FINISH SURFACE - REFER TO GRADING PLANSE15. METAL CHIMNEY CAPE16. CORROSION RESISTANT WIRE MESH VENT W/ 1/16" - 1/4" MAXIMUM OPENINGS SYMBOL ELEVATION NOTES SECTION NOTES XX 0. SECTIONS1. TYPICAL SLOPED ROOF ASSEMBLY:A. ROOFING MATERIAL PER ROOF PLANB. UNDERLAYMENT PER ROOF PLANC. PLYWOOD SHEATHING PER STRUCTURALD. CALIFORNIA FRAMING (WHERE OCCURS).E. WOOD RAFTERS PER STRUCTURALF. INSULATION PER T-24G. CEILING JOISTS (WHERE OCCURS).H. 5/8'' GYPSUM WALLBOARD 2. TYPICAL EXTERIOR WALL ASSEMBLY:A. EXTERIOR CLADDING MATERIAL (PROVIDE 2 LAYERS GRADE 'D' BUILDING PAPER MIN O/ ALL WOOD BASED SHEATHING)B. PLYWOOD SHEAR PANELS PER STRUCT DWGSC. WALL FRAMING WITH INSULATION PER T-24.D. 5/8'' GYPSUM WALLBOARD 3. TYPICAL INTERIOR WALL ASSEMBLY:A. 5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED).B. WALL FRAMING.C. PLYWOOD SHEAR PANELS (WHERE INDICATED).D. 5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED). 4. TYPICAL FLOOR/CEILING ASSEMBLYA. FLOOR FINISHB. SUBFLOOR SHEATHING MATERIAL PER STRUCTURALC. FLOOR JOISTS - PER STRUCTURALD. WOOD FURRING (WHERE OCCURS).E. 5/8" GYPSUM WALLBOARD (TYPE "X" WHERE OCCURS) OR OTHER CEILING FINISH 5. TYPICAL STAIR ASSEMBLY:A. CONTINUOUS HANDRAILB. FINISH MATERIAL.C. TREAD PER PLAND. RISER PER PLANE. MIN. (3) 2 x 14 STRINGERS AT STRAIGHTRUN.F. LANDING FRAMING PER STRUCTURALG. CONNECTION TO FLOOR PER STRUCTURALH. 5/8" TYPE "X" GYPSUM BOARD AT WALLS ANDCEILINGS OF ALL USABLE SPACE UNDER STAIRS. 6 DECK ASSEMBLY:A. WATERPROOF DECK COATING - ELASTATEX 500 URETHANE MEMBRANE, ICC ESR-1757, MINIMUM CLASS 'A'B. EXTERIOR GRADE PLYWOOD SUBFLOOR PER STRUCTURALC. FLOOR JOISTS PER STRUCTURALD. FURRING WHERE OCCURSE. FINISH PER PLANS 7. TYPICAL FLAT ROOF ASSEMBLYA. TORCH DOWN / GRAVEL FINISHB. ELASTATEX 500 URETHANE MEMBRANE, ICC ESR-1757, MINIMUM CLASS 'A'C. PLYWOOD SHEATHING PER STRUCTURALD. WOOD RAFTERS PER STRUCTURALE. INSULATION PER T-24F. 5/8'' GYPSUM WALLBOARD (OR PER PLAN) 8. UNVENTED ASSEMBLY:RAFTER / JOIST BAYS IN SUCH ASSEMBLIES SHALL BE COMPLETELY FILLED W/ CLASS II VAPOR RETARDERAIR AIR IMPERMEABLE CLOSED CELL FOAM INSULATION W/ MINIMUMR-25 VALUE9. SKYLIGHT PER PLAN10. METAL CLADDING / TRIM11. 42" GUARD - REFER TO APPLICABLE DETAILS12. BUILDING SETBACK13. PROPERTY LINE14. EXTERIOR FINISH SURFACE PER GRADING PLANS15. STUCCO LID16. WOOD LID17. OVERHEAD GARAGE DOOR PER PLAN18. PREFABRICATED METAL ROOF STRUCTURE19. STUCCO SHELF / LEDGE20. 5/8" AT WALLS AND CEILINGS21. CONCRETE SLAB PER STRUCTURAL22. DROPPED CEILING23. CONCRETE CURB SYMBOL 24 Ne w p o r t B e a c h • C A • 9 2 6 6 1 D a t e : C J L A No. S c a l e : (949) 851-8345Fax (949) 851-1116 1401 Quail Street, Suite 120 Newport Beach, CA 92660 The Drawings, Specifications and other documents preparedby Architect for this Project are for use on the Project onlyand may not be used (1) on any other projects, (2) foradditions to this Project, or (3) for the completion of thisProject by others, unless otherwise expressly agreed byArchitect in writing. The Drawings, Specifications and otherdocuments prepared by Architect for this Project are theexclusive property of the Architect and may not be used,duplicated, copied, transferred, assigned, sold, orhypothecated without the express written permission ofArchitect. Architect retains all common law, statutory, andother legal rights, including copyright, in and to theDrawings, Specifications and other documents prepared byArchitect. © 2013 C . J. L i g h t A s s o c i a t e s ASSOCIATESC.J. L I G H T CHRISTIAN R. LIGHT, ARCHITECT 2317 09-20-24 As Noted A4.0 Building SectionsElevations 40.58' MAX 40.39' T.O.SHTGBLDG. HGT. 35.58' MAX. FLATROOF / T.O.RAIL 32.04' FIN. FLR. 31.49' FIN. FLR. 22.39' FIN. FLR. 12.23' FIN. FLR. 11.58' ESTABLISHEDGRADE 40.58' MAX 40.39' T.O.SHTGBLDG. HGT. 35.58' MAX. FLATROOF / T.O.RAIL 32.04' FIN. FLR. 31.49' FIN. FLR. 22.39' FIN. FLR. 12.23' FIN. FLR. 11.58' ESTABLISHEDGRADE RIGHT (WEST) ELEVATION SCALE 1/4" = 1'-0" SECTION 'E'SCALE 1/4" = 1'-0" LIVING BEDROOM 1 LOUNGE STAIR GARAGE CLOSET LAUNDRY BEDROOM 3 DINING DECK BA 4 9'-1 " 8'-8 12" 3'-7 " 9'-1 " 8'- 6 12" 8'- 2 12" X13 X12 X13 X12 E13 E12 E13 E12 123 12 3 X7 X2 X4 X15 X17 X14 X11 X16 X11 X16 X6 X14 X9 X18 X4 X6 X21 X6 E5 E7 E3 R-25 R-15 R-19 E5 E7 E1 E4 E3 E3 7'- 0 " 11' - 6 " 11 ' - 1 0 " 7'- 0 " 7'- 0 " X3 E15 ± 2 ' - 6 12" E16E16 X8 R-25 X8 R-25 10D4.0 11D4.0 X8 XX 0. ELEVATIONSE1. METAL ROOF - REFER TO ROOF PLANE2. METAL FASCIAE3. TYPICAL EXTERIOR PLASTERE4. WOOD SIDINGE5. 42" GUARDRAIL - REFER TO APPLICABLE DETAILSE6. WOOD TRIM TO MATCH SIDINGE7. METAL CLADDING / TRIM - REFER TO APPLICABLE DETAILSE8. WOOD BARGE BOARDE9. WOOD GARAGE DOORE10. KNEE WALL W/ PLASTER FINISHE11. DECORATIVE WOOD SLATS / SCREENE12. SETBACK LINEE13. PROPERTY LINEE14. EXTERIOR FINISH SURFACE - REFER TO GRADING PLANSE15. METAL CHIMNEY CAPE16. CORROSION RESISTANT WIRE MESH VENT W/ 1/16" - 1/4" MAXIMUM OPENINGS SYMBOL ELEVATION NOTES SECTION NOTES XX 0. SECTIONS1. TYPICAL SLOPED ROOF ASSEMBLY:A. ROOFING MATERIAL PER ROOF PLANB. UNDERLAYMENT PER ROOF PLANC. PLYWOOD SHEATHING PER STRUCTURALD. CALIFORNIA FRAMING (WHERE OCCURS).E. WOOD RAFTERS PER STRUCTURALF. INSULATION PER T-24G. CEILING JOISTS (WHERE OCCURS).H. 5/8'' GYPSUM WALLBOARD 2. TYPICAL EXTERIOR WALL ASSEMBLY:A. EXTERIOR CLADDING MATERIAL (PROVIDE 2 LAYERS GRADE 'D' BUILDING PAPER MIN O/ ALL WOOD BASED SHEATHING)B. PLYWOOD SHEAR PANELS PER STRUCT DWGSC. WALL FRAMING WITH INSULATION PER T-24.D. 5/8'' GYPSUM WALLBOARD 3. TYPICAL INTERIOR WALL ASSEMBLY:A. 5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED).B. WALL FRAMING.C. PLYWOOD SHEAR PANELS (WHERE INDICATED).D. 5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED). 4. TYPICAL FLOOR/CEILING ASSEMBLYA. FLOOR FINISHB. SUBFLOOR SHEATHING MATERIAL PER STRUCTURALC. FLOOR JOISTS - PER STRUCTURALD. WOOD FURRING (WHERE OCCURS).E. 5/8" GYPSUM WALLBOARD (TYPE "X" WHERE OCCURS) OR OTHER CEILING FINISH 5. TYPICAL STAIR ASSEMBLY:A. CONTINUOUS HANDRAILB. FINISH MATERIAL.C. TREAD PER PLAND. RISER PER PLANE. MIN. (3) 2 x 14 STRINGERS AT STRAIGHTRUN.F. LANDING FRAMING PER STRUCTURALG. CONNECTION TO FLOOR PER STRUCTURALH. 5/8" TYPE "X" GYPSUM BOARD AT WALLS ANDCEILINGS OF ALL USABLE SPACE UNDER STAIRS. 6 DECK ASSEMBLY:A. WATERPROOF DECK COATING - ELASTATEX 500 URETHANE MEMBRANE, ICC ESR-1757, MINIMUM CLASS 'A'B. EXTERIOR GRADE PLYWOOD SUBFLOOR PER STRUCTURALC. FLOOR JOISTS PER STRUCTURALD. FURRING WHERE OCCURSE. FINISH PER PLANS 7. TYPICAL FLAT ROOF ASSEMBLYA. TORCH DOWN / GRAVEL FINISHB. ELASTATEX 500 URETHANE MEMBRANE, ICC ESR-1757, MINIMUM CLASS 'A'C. PLYWOOD SHEATHING PER STRUCTURALD. WOOD RAFTERS PER STRUCTURALE. INSULATION PER T-24F. 5/8'' GYPSUM WALLBOARD (OR PER PLAN) 8. UNVENTED ASSEMBLY:RAFTER / JOIST BAYS IN SUCH ASSEMBLIES SHALL BE COMPLETELY FILLED W/ CLASS II VAPOR RETARDERAIR AIR IMPERMEABLE CLOSED CELL FOAM INSULATION W/ MINIMUMR-25 VALUE9. SKYLIGHT PER PLAN10. METAL CLADDING / TRIM11. 42" GUARD - REFER TO APPLICABLE DETAILS12. BUILDING SETBACK13. PROPERTY LINE14. EXTERIOR FINISH SURFACE PER GRADING PLANS15. STUCCO LID16. WOOD LID17. OVERHEAD GARAGE DOOR PER PLAN18. PREFABRICATED METAL ROOF STRUCTURE19. STUCCO SHELF / LEDGE20. 5/8" AT WALLS AND CEILINGS21. CONCRETE SLAB PER STRUCTURAL22. DROPPED CEILING23. CONCRETE CURB SYMBOL 25 Ne w p o r t B e a c h • C A • 9 2 6 6 1 D a t e : C J L A No. S c a l e : (949) 851-8345Fax (949) 851-1116 1401 Quail Street, Suite 120 Newport Beach, CA 92660 The Drawings, Specifications and other documents preparedby Architect for this Project are for use on the Project onlyand may not be used (1) on any other projects, (2) foradditions to this Project, or (3) for the completion of thisProject by others, unless otherwise expressly agreed byArchitect in writing. The Drawings, Specifications and otherdocuments prepared by Architect for this Project are theexclusive property of the Architect and may not be used,duplicated, copied, transferred, assigned, sold, orhypothecated without the express written permission ofArchitect. Architect retains all common law, statutory, andother legal rights, including copyright, in and to theDrawings, Specifications and other documents prepared byArchitect. © 2013 C . J. L i g h t A s s o c i a t e s ASSOCIATESC.J. L I G H T CHRISTIAN R. LIGHT, ARCHITECT 2317 09-20-24 As Noted A5.0 Elevations 40.58' MAX 40.39' T.O.SHTGBLDG. HGT. 35.58' MAX. FLATROOF / T.O.RAIL 32.04' FIN. FLR. 31.49' FIN. FLR. 22.39' FIN. FLR. 12.23' FIN. FLR. 11.58' ESTABLISHEDGRADE 40.58' MAX 40.39' T.O.SHTGBLDG. HGT. 35.58' MAX. FLATROOF / T.O.RAIL 32.04' FIN. FLR. 31.49' FIN. FLR. 22.39' FIN. FLR. 12.23' FIN. FLR. 11.58' ESTABLISHEDGRADE REAR (SOUTH) ELEVATION SCALE 1/4" = 1'-0"FRONT (NORTH) ELEVATION SCALE 1/4" = 1'-0" LEFT (EAST) ELEVATION SCALE 1/4" = 1'-0" E13 E12 E13 E12 E13 E12 E13 E12 E13 E12 E13 E12 E1 E5 E7 E4 E1 E4 E3 E7 E9 7'- 0 " 7'- 0 " 7'- 0 " E7 E3 7'-0 " E3 E4 E7 E3 E5 E1 E7 E5 E7 E5 E3 7'- 0 " 7'- 0 " E4 E16E16 10D4.0 11D4.0 XX 0. ELEVATIONSE1. METAL ROOF - REFER TO ROOF PLANE2. METAL FASCIAE3. TYPICAL EXTERIOR PLASTERE4. WOOD SIDINGE5. 42" GUARDRAIL - REFER TO APPLICABLE DETAILSE6. WOOD TRIM TO MATCH SIDINGE7. METAL CLADDING / TRIM - REFER TO APPLICABLE DETAILSE8. WOOD BARGE BOARDE9. WOOD GARAGE DOORE10. KNEE WALL W/ PLASTER FINISHE11. DECORATIVE WOOD SLATS / SCREENE12. SETBACK LINEE13. PROPERTY LINEE14. EXTERIOR FINISH SURFACE - REFER TO GRADING PLANSE15. METAL CHIMNEY CAPE16. CORROSION RESISTANT WIRE MESH VENT W/ 1/16" - 1/4" MAXIMUM OPENINGS SYMBOL ELEVATION NOTES SECTION NOTES XX 0. SECTIONS1. TYPICAL SLOPED ROOF ASSEMBLY:A. ROOFING MATERIAL PER ROOF PLANB. UNDERLAYMENT PER ROOF PLANC. PLYWOOD SHEATHING PER STRUCTURALD. CALIFORNIA FRAMING (WHERE OCCURS).E. WOOD RAFTERS PER STRUCTURALF. INSULATION PER T-24G. CEILING JOISTS (WHERE OCCURS).H. 5/8'' GYPSUM WALLBOARD 2. TYPICAL EXTERIOR WALL ASSEMBLY:A. EXTERIOR CLADDING MATERIAL (PROVIDE 2 LAYERS GRADE 'D' BUILDING PAPER MIN O/ ALL WOOD BASED SHEATHING)B. PLYWOOD SHEAR PANELS PER STRUCT DWGSC. WALL FRAMING WITH INSULATION PER T-24.D. 5/8'' GYPSUM WALLBOARD 3. TYPICAL INTERIOR WALL ASSEMBLY:A. 5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED).B. WALL FRAMING.C. PLYWOOD SHEAR PANELS (WHERE INDICATED).D. 5/8" GYPSUM WALLBOARD (TYPE "X" WHERE REQUIRED). 4. TYPICAL FLOOR/CEILING ASSEMBLYA. FLOOR FINISHB. SUBFLOOR SHEATHING MATERIAL PER STRUCTURALC. FLOOR JOISTS - PER STRUCTURALD. WOOD FURRING (WHERE OCCURS).E. 5/8" GYPSUM WALLBOARD (TYPE "X" WHERE OCCURS) OR OTHER CEILING FINISH 5. TYPICAL STAIR ASSEMBLY:A. CONTINUOUS HANDRAILB. FINISH MATERIAL.C. TREAD PER PLAND. RISER PER PLANE. MIN. (3) 2 x 14 STRINGERS AT STRAIGHTRUN.F. LANDING FRAMING PER STRUCTURALG. CONNECTION TO FLOOR PER STRUCTURALH. 5/8" TYPE "X" GYPSUM BOARD AT WALLS AND CEILINGS OF ALL USABLE SPACE UNDER STAIRS. 6 DECK ASSEMBLY:A. WATERPROOF DECK COATING - ELASTATEX 500 URETHANE MEMBRANE, ICC ESR-1757, MINIMUM CLASS 'A'B. EXTERIOR GRADE PLYWOOD SUBFLOOR PER STRUCTURALC. FLOOR JOISTS PER STRUCTURALD. FURRING WHERE OCCURSE. FINISH PER PLANS 7. TYPICAL FLAT ROOF ASSEMBLYA. TORCH DOWN / GRAVEL FINISHB. ELASTATEX 500 URETHANE MEMBRANE, ICC ESR-1757, MINIMUM CLASS 'A'C. PLYWOOD SHEATHING PER STRUCTURALD. WOOD RAFTERS PER STRUCTURALE. INSULATION PER T-24F. 5/8'' GYPSUM WALLBOARD (OR PER PLAN) 8. UNVENTED ASSEMBLY:RAFTER / JOIST BAYS IN SUCH ASSEMBLIES SHALL BE COMPLETELY FILLED W/ CLASS II VAPOR RETARDERAIR AIR IMPERMEABLE CLOSED CELL FOAM INSULATION W/ MINIMUMR-25 VALUE9. SKYLIGHT PER PLAN10. METAL CLADDING / TRIM11. 42" GUARD - REFER TO APPLICABLE DETAILS12. BUILDING SETBACK13. PROPERTY LINE14. EXTERIOR FINISH SURFACE PER GRADING PLANS15. STUCCO LID16. WOOD LID17. OVERHEAD GARAGE DOOR PER PLAN18. PREFABRICATED METAL ROOF STRUCTURE19. STUCCO SHELF / LEDGE20. 5/8" AT WALLS AND CEILINGS21. CONCRETE SLAB PER STRUCTURAL22. DROPPED CEILING23. CONCRETE CURB SYMBOL 26 Ne w p o r t B e a c h • C A • 9 2 6 6 1 D a t e : C J L A No. S c a l e : (949) 851-8345Fax (949) 851-1116 1401 Quail Street, Suite 120 Newport Beach, CA 92660 The Drawings, Specifications and other documents preparedby Architect for this Project are for use on the Project onlyand may not be used (1) on any other projects, (2) foradditions to this Project, or (3) for the completion of thisProject by others, unless otherwise expressly agreed byArchitect in writing. The Drawings, Specifications and otherdocuments prepared by Architect for this Project are theexclusive property of the Architect and may not be used,duplicated, copied, transferred, assigned, sold, orhypothecated without the express written permission ofArchitect. Architect retains all common law, statutory, andother legal rights, including copyright, in and to theDrawings, Specifications and other documents prepared byArchitect. © 2013 C . J. L i g h t A s s o c i a t e s ASSOCIATESC.J. L I G H T CHRISTIAN R. LIGHT, ARCHITECT 2317 09-20-24 As Noted A6.0 Area Exhibits GARAGE DINING LIVING PWDR KITCHEN BEDROOM 3 BEDROOM 2 HALLLNDY BA 3 BA 2 CLO BATH 1 BEDROOM 1 CLO DECK DECK 6D1.0 6D1.0 BA 4 LOUNGE DECK BAR DECK 699 104 803 0.60.7 392 393 50 114 164 LOWER LEVEL12 HABITABLE 345 GARAGE OV1OV2 OPEN VOLUME UPPER LEVELROOF DECK LEVEL 23'-9" 14'-7" 18'-10" 20' - 9 1 / 2 " 7'- 1 1 / 2 " 29' - 5 " 5 2 1 4 3 2'-3" x 3 1/2" 2'-0" x 3 1/2" 23'-9" 29' - 5 "6 OV2 OV1 5'-0 1/2" 7'-3 1/2" 22' - 7 1 / 2 " 6'- 1 0 " 7 8 9 OV3 7'-0 1/2" 6'- 1 0 " 11 9'-3" x 1'-2"10 12'-0" x 1'-10" 699171354922 11 1,311 63 48 111 48 48 67891011 HABITABLE CD1CD4 COVERED DECK OV3 OPEN VOLUME 4'-8 1/2" 3'-9 1/2" 23'-9" 3'- 4 " 3'- 6 " 23 ' - 1 1 / 2 " OD1 CD212 OD2 13 CD314 20'-3" 12'-2" 7'-7" 7'-1" 3'-10 1/2" 3'-6"10'-0" 18' - 1 1 / 2 " 14' - 5 " 6'- 1 0 " 5'- 1 1 " 3'-4 " 5'- 1 1 " 14' - 5 " 17513 59 247 109 21 130 367 48 415 121314 HABITABLE CD2CD3 COVERED DECK OD1OD2 OPEN DECK ROOF DECK LEVEL AREA EXHIBIT UPPER LEVEL AREA EXHIBIT LOWER LEVEL AREA EXHIBIT SCALE 1/4" = 1'-0"SCALE 1/4" = 1'-0"SCALE 1/4" = 1'-0" 20'-3"3'- 1 1 / 2 " CD1 CD4 27