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Home My WebLink About03_Garcia Residence Coastal Development Permit_PA2023-0218 CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT August 14, 2025 Agenda Item No. 3 SUBJECT: Garcia Residence (PA2023-0218) ▪ Coastal Development Permit SITE LOCATION: 6601 Seashore Drive APPLICANT: John McNeely OWNER: Vance Garcia PLANNER: Melinda Whelan, Assistant Planner 949-644-3221, mwhelan@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-E (Two Unit Residential) - (30.0 - 39.9 DU/AC) • Coastal Zoning District: R-2 (Two-Unit Residential) PROJECT SUMMARY A coastal development permit (CDP) to allow the demolition of an existing single-unit residence and construction of a new 2,121-square-foot, two-story, single-unit residence including an attached 490-square-foot two-car garage. The project includes landscape, hardscape, and subsurface drainage facilities all within the confines of private property. The design complies with all development standards including height, setbacks, and floor area limit, and no deviations are requested. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. PA2023-0218 (Attachment No. ZA 1). 1 Garcia Residence (PA2023-0218) Zoning Administrator, August 14, 2025 Page 2 DISCUSSION Land Use and Development Standards • The subject property is in the R-2 Coastal Zoning District, which provides for single- and two-unit residential development. Since the project is considered development in the coastal zone, a CDP is required. 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 residence. The neighborhood is predominantly developed with two- and three- story, single- and two-unit residences. The proposed design, bulk, and scale of the development are consistent with the existing neighborhood pattern of development and expected future development consistent with applicable development standards. • The proposed single-unit residence and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below. Table 1 – Development Standards Development Standard Standard Proposed Setbacks (min.) Front (Seashore Drive) 0 feet 0 feet Sides 4 feet 4 feet Rear (Alley) 5 feet 5 feet Allowable Floor Area (max.) 2,511 square feet 2,121 square feet Open Space (min.) 189 square feet 258 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 project site is fronting Seashore Drive directly south of West Newport Park and is separated from the shoreline by a public alley and a block of residential development. The project is approximately 120 feet from the beach and approximately 600 feet from the mean high tide line. • The finished floor elevation of the proposed single-unit residence is 13.89 feet (North American Vertical Datum of 1988 {NAVD 88}), which complies with the minimum 9.00-foot (NAVD 88) elevation standard. 2 Garcia Residence (PA2023-0218) Zoning Administrator, August 14, 2025 Page 3 • 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. 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 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 residence located on a standard R-2 lot with a new single-unit 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. • Vertical access to the coast is available on either side of the project site via the Colton Street and Lugonia Street ends. Lateral access is provided on the beach and through the West Ocean Front Alley. 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 over 1,000 feet north at Newport Shores Park and is not visible from the site. The site is located adjacent to West Newport Park, which is accessible to the public. As currently developed, the existing property and other residences along Seashore Drive are located within the view shed of the park. However, the proposed single-unit residence complies with all applicable Local Coastal Program (LCP) development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Additionally, the project does not contain any unique features that could degrade the visual quality of the coastal zone. 3 Garcia Residence (PA2023-0218) Zoning Administrator, August 14, 2025 Page 4 • The front and side of the proposed residence, which are visible from West Newport Park and Lugonia Street, contain substantial architectural treatment and visual interest, in keeping with the design guidelines of the Zoning Code. The new structure would comply with the required setbacks, including modulation of volume in the front with architectural articulation and on the Lugonia Street-side with an open deck. 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. ENVIRONMENTAL REVIEW This project is exempt from the CEQA under Section 15303 (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-unit residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one single-unit residence and the construction of a new 2,121-square-foot single-unit residence including an attached 490-square-foot two-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 (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, 4 Garcia Residence (PA2023-0218) Zoning Administrator, August 14, 2025 Page 5 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: DL/msw Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 5 Attachment No. ZA 1 Draft Resolution 6 01-10-2023 RESOLUTION NO. ZA2025-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING A COASTAL DEVELOPMENT PERMIT TO DEMOLISH AN EXISTING SINGLE- UNIT RESIDENCE AND CONSTRUCT A NEW TWO-STORY SINGLE-UNIT RESIDENCE INCLUDING AN ATTACHED TWO- CAR GARAGE LOCATED AT 6601 SEASHORE DRIVE (PA2023- 0218) 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 McNeely, concerning property located at 6601 Seashore Drive, requesting approval of a coastal development permit. 2. The lot at 6601 Seashore Drive is legally described as Southeasterly half of Lot 8 in Block F of the Seashore Colony Tract. 3. The applicant proposes a coastal development permit (CDP) to allow the demolition of an existing single-unit residence and construction of a new 2,121-square-foot, two-story, single-unit residence including an attached 490-square-foot two-car garage. The project includes landscape, hardscape, and subsurface drainage facilities all within the confines of private property. The design complies with all development standards including height, setbacks, and floor area limit and no deviations are requested. 4. The subject property is designated Two-Unit Residential (RT) by the General Plan Land Use Element and is located within the Two-Unit Residential (R-2) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan (CLUP) category is Two-Unit Residential (RT-E) - (30.0 - 39.9 DU/AC) and it is located within the Two-Unit Residential (R-2) Coastal Zone District. 6. A public hearing was held on August 14, 2025, online via Zoom. A notice of the time, place, and purpose of the hearing was given by 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. 7 Zoning Administrator Resolution No. ZA2025-### Page 2 of 7 01-10-2023 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 demolition of one single-unit residence and the construction of a new 2,121-square-foot, single-unit residence, including an attached 490-square-foot, 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. By Section 21.52.015(F) (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 2,511 square feet and the proposed floor area is 2,121 square feet. b. The proposed development provides the minimum required setbacks, which are 4 feet along each side property line and 5 feet along the rear property line abutting the West Ocean Front alley. There is no required setback along the front property line abutting Seashore Drive. c. The highest guardrail is less than 24 feet from the established grade (12.61 feet North American Vertical Datum of 1988 {NAVD 88}) and the highest ridge is no more than 29 feet from the established grade, which complies with the maximum height requirements. d. The project includes garage parking for a total of two vehicles, complying with the minimum two-car garage parking requirement for single-unit residences with less than 4,000 square feet of habitable floor area. 2. The project site is fronting Seashore Drive directly south of West Newport Park and is separated from the shoreline by a public alley and a block of residential development. The neighborhood is predominantly developed with two- and three-story, single- and 8 Zoning Administrator Resolution No. ZA2025-### Page 3 of 7 01-10-2023 two-unit residences. The proposed design, bulk, and scale of the development are consistent with the existing neighborhood pattern of development. 3. The finished floor elevation of the proposed single-unit residence is 13.89 feet (NAVD 88), which complies with the minimum 9.00-foot (NAVD 88) elevation standard. 4. 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 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 before building permit issuance. 5. The project site is not located adjacent to a coastal view road, public access way, or Coastal Viewpoint as identified in the CLUP. The nearest coastal viewpoint is over 1,000 feet north at Newport Shores Park and is not visible from the site. The site is located adjacent to West Newport Park, which is accessible to the public. As currently developed, the existing property and other residences along Seashore Drive are located within the view shed of the park. However, the proposed single-unit residence complies with all applicable Local Coastal Program (LCP) development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Additionally, the project does not contain any unique features that could degrade the visual quality of the coastal zone. 6. The front and side of the proposed residence, which are visible from West Newport Park and Lugonia Street, contain substantial architectural treatment and visual interest, in keeping with the design guidelines of the Zoning Code. The new structure would comply with the required setbacks, including modulation of volume in the front with architectural articulation and on an open deck on the Lugonia Street frontage. 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 requires that the provision of public access bears 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 residence located on a standard R-2 lot with a new single-unit 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 9 Zoning Administrator Resolution No. ZA2025-### Page 4 of 7 01-10-2023 is designed and sited (appropriate height, setbacks, etc.) so as not to block or impede existing public access opportunities. 2.Vertical access to the coast is available on either side of the project site via the Colton Street and Lugonia Street street-ends. Lateral access is provided on the beach and through the West Ocean Front Alley. The project does not include any features that would obstruct 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 CEQA under Section 15303 (New Construction or Conversion of Small Structures) under Class 3 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 Coastal Development Permit filed as PA2023-0218, subject to the conditions outlined 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 by the provisions of Title 21 LCP 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 (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 14TH DAY OF AUGUST 2025. ________________________________________ Benjamin M. Zdeba, AICP, Zoning Administrator 10 Zoning Administrator Resolution No. ZA2025-### Page 5 of 7 01-10-2023 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. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter the sensitive habitat, receiving waters, or storm drains 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. 3. 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 under MBTA: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one or two short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 4. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall be implemented before and throughout the duration of construction activity as designated in the Construction Erosion Control Plan. 5. 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. 6. 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 sides, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 11 Zoning Administrator Resolution No. ZA2025-### Page 6 of 7 01-10-2023 7. Trash and debris shall be disposed of in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed of in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 8. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 9. The project is subject to all applicable City ordinances, policies, and standards unless specifically waived or modified by the conditions of approval. 10. The applicant shall comply with all federal, state, and local laws. A material violation of any of those laws in connection with the use may be caused by the revocation of this Coastal Development Permit. 11. 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 are detrimental to the public health, and welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained to constitute a public nuisance. 12. Before the issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to review and approval by the Building Division. 13. Before the issuance of building permits, the applicant shall submit a final drainage and grading plan. The plan shall be subject to review and approval by the Building Division. 14. Before 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. 15. All landscape materials and irrigation systems shall be maintained by 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. 16. Construction activities shall comply with Section 10.28.040 (Construction Activity-Noise Regulations) of the NBMC, 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. 17. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 (Community Noise Control), under Sections 10.26.025 (Exterior Noise Standards) and 10.26.030 (Interior Noise Standards), and other applicable noise control requirements of the NBMC. 12 Zoning Administrator Resolution No. ZA2025-### Page 7 of 7 01-10-2023 18. Before the issuance of the building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 19. 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. 20. This Coastal Development Permit filed as PA2023-0128 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 NBMC, unless an extension is otherwise granted. 21. 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 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 Garcia Residence including but not limited to, Coastal Development Permit filed as PA2023-0128. This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorney’s fees, and other expenses incurred in connection with such claim, action, causes of action, suit, or proceeding whether incurred by the applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all the City's costs, attorneys' fees, and damages, which the City incurs in enforcing the indemnification provisions outlined in this condition. The applicant shall pay to the City upon demand any amount owed to the City under the indemnification requirements prescribed in this condition. 13 Attachment No. ZA 2 Vicinity Map 14 VICINITY MAP Coastal Development Permit PA2023-0128 6601 Seashore Drive Subject Property Subject Property 15 Attachment No. ZA 3 Project Plans 16 (SEWER) SE A S H O R E D R I V E 45'0 " 39'0" 45'0" 38'7.2" AL L EY LUGONIA STREET C Floor AreasFloor Type Floor Areas2nd Floor Living 1107.5 s.f.1st Floor Living 523.6 s.f.Total Living Area:1631.1 s.f. 2nd Floor Deck 126.2 s.f.Garage 490.3 s.f.Total Building Area:2121.4 s.f. PropertyArea 1746.0 s.f. SHEET REVISIONS: CDP PC # PA2023-0218 PLAN CHECK APPROVAL: John F. McNeelyIncorporated RESIDENTIAL DESIGN 947 67th PLACESPRINGFIELD, OR 97478C: 949.233.3435E: jfm7@mac.comwww.jfm-inc.com PLAN CHECK #XR2025-0165 JUNE 6, 2025 GA R C I A R E S I D E N C E 66 0 1 S E A S H O R E D R I V E NE W P O R T B E A C H , C A L I F O R N I A 5/30/25 PROJECT DATA VICINITY MAP NOR T H CONSULTANTS SHEET INDEX PROJECT DESCRIPTION DEMO EX. 1-STORY HOUSE & 1-CAR GARAGE.CONSTRUCT NEW 2-STORY RESIDENCE WITH(3) BEDROOMS, (2) BATHS, ATTACHED 2-CARGARAGE, 2ND FLOOR DECK SITE SI T E P L A N PR O J E C T D A T A A1.0 NORTH LEGAL DESCRIPTION LOT:BLOCK:TRACT:ZONE:USE:TYPE OF CONSTRUCTION:OCCUPANCY:SPRINKLERED:A.P.# 8FSeashore ColonyR-2SFRV/BR3/U1YES- NFPA-13D045 091 04 OWNER: VANCE GARCIA56 THE COLONNADE CANALLONG BEACH, CA 90803(562) 305-3355office.garcia@icloud.com SITE SURVEY: RDM SURVEYRON MIEDEMA23010 LAKE FOREST DRIVELAKE FOREST, CA 92653(949) 858-2924rdmsurveying@cox.net SOILS ENGINEER:COLEMAN GEOTECHINICALLEE SHOEMAKER470 WALDIRVINE, CA 92618(949) 872-2582 PROJECT DESIGNER: JOHN F. McNEELY94767thPLACESPRINGFIELD, OR 97478(949) 233-3435jfm7@mac.com CIVIL ENGINEER: FOKERT ENGINEERING & SURVEYTOM RUIZ, P.E.22311 BROOKHURST STREET, STE 203HUNTINGTON BEACH, CA 92646(714) 963-6793tomr@forkertengineering.com LANDSCAPE ARCHITECT: DAVID A. PEDERSEN3400 IRVINE AVE., SUITE 203NEWPORT BEACH, CA 92660(949) 251-8999dave@dplandscape.com ENERGY CONSULTANT: SOUTHLAND ENERGY CONSULTANTSPAUL KANDARIAN361 CALLE BOREGOSAN CLEMENTE, CA 92672(949) 497-3591 LOT COVERAGE: LOT SIZE: = 1,746 S.F.BUILDABLE AREA (WITHIN SETBACKS): = 1,255.5 X 2 =2,511.0 S.F.PROPOSED BUILDING AREA (LIVING AREA+ GARAGE) =2,121.4 S.F.OPEN SPACE REQUIRED = 15% X 1,255.5 =188.3 S.F. , 134 + 122 = 258 S.F. PROVIDEDLOT COVERAGE (EAVES) =1,360 S.F. SITE AND ROOF PLANCITY NOTES SPECIAL INSPECTIONS REQUIRED FOR:1. FOUNDATION EXCAVATIONS AND BEARING PRESSURE.2. 4000 PSI CONCRETE.3. ALL EPOXIED ANCHORS IN CONCRETE (IF ANY).4. ALL FIELD WELDING (IF ANY).5. MOMENT FRAME WELD TESTING (IN FABRICATOR'S SHOP). STRUCTURAL ENGINEER: K&K ENGINEERINGKYLE ASKARIAN17595 HARVARD AVE., STE C-734IRVINE, CA 92614CONTACT: KAMRAN ASKARIAN(310) 920-6684ka@kkstruct.com POOLS, SPAS, WALLS, FENCES, PATIO COVERS, AND OTHER FREE-STANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. DEFERRED SUBMITTALS:THE FOLLOWING ITEMS ARE TO BEAPPROVED BY THEBUILDING DEPARTMENT WITH SEPARATE REVIEW AND PERMITPRIOR TO THEIR INSTALLATION: 1. HVAC SOUND ATTENUATION FOR A/C CONDENSORS--BY HVAC CONTRACTOR2. FIRE SPRINKLERS: PER NFPA-A3DOBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FORROOF SHEATHING INSPECTION. DEFERRED SUBMITTAL TOBE CERTIFIED BY1 PROJECT DESIGNER/ENGINEERPRIOR TO SUBMITTAL.3. SOLAR SYSTEM /MIN. 2.56 KW PER T24 DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECTARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIORTO SUBMITTAL FOR PLAN CHECK OR APPROAVAL BY THE CITY. APPLICABLE CODES: 2022 CALIFORNIA BUILDING CODE: CH. 15.04 (C.B.C.)2022 CALIFORNIA RESIDENTIAL CODE: CH. 15.05 (C.R.C.)2022 CALIFORNIA ELECTRICAL CODE: CH. 15.06 (C.E.C.)2022 CALIFORNIA MECHANICAL CODE: CH. 15.07 (C.M.C.)2022 CALIFORNIA PLUMBING CODE: CH. 15.08 (C.P.C.)2022 CALIFORNIA GREEN BUILDING STANDARDS CODE: CH. 15.112022 CALIFORNIA FIRE CODE (C.F.C.)2022 ENERGY EFFICIENCY STANDARDS, TITLE 24, PART 6 C.C.R. VENT NOTES:1. PROVIDE ATTIC VENTING EQUAL TO 1/150 OF NET ATTIC AREA-SEE VENT CALCULATIONS THIS SHEET.2. OPENINGS SHALL BE PLACED SO AS TO PROVIDE CROSS VENTILATION OF THEATTIC AREA.3. OPENINGS SHALL HAVE CORROSION-RESISTANT WIRE MESH OR OTHER APPROVEDMATERIAL WITH 1/8 INCH MINIMUM AND 1/4" MAXIMUM OPENING.4. 50% OF THE REQUIRED VENTILATION AREA MUST BE LOCATED AT LEAST 3 FEET ABOVEEAVE OR CORNICE VENTS, WITH THE BALANCE PROVIDED BY EAVE OR CORNICE VENTS. A1.0 SITE PLAN / PROJECT DATAA1.1 CITY NOTES / CAL GREEN NOTESA1.2 GENERAL NOTES / SCHEDULESA2.1 1ST & 2ND FLOOR PLANSA3.1 EXTERIOR ELEVATIONSA3.2 EXTERIOR RENDERINGSA3.3 EXTERIOR COLOR RENDERINGSA-4 INTERIOR ELEVATIONS AD1 ARCHITECTURAL DETAILSAD2 ARCHITECTURAL DETAILSAD3 ARCHITECTURAL DETAILSAD4 ARCHITECTURAL DETAILS E/M ELECTRICAL PLANS G1 SITE SURVEYC1 CIVIL TITLE SHEETC2 PRECISE GRADING PLANC3 SECTIONS W/ SHORINGC4 EROSION CONTROL PLANC5 SOILS RECOMMENDATIONS S1 FOUNDATION PLAN /2ND FLOOR FRAMING PLANS2 ROOF FRAMING PLANS3 BUILDING SECTIONS S0.0 STRUCTURAL GENERAL NOTESS0.1 STRUCTURAL GENERAL NOTESS0.2 TYPICAL DETAILSS4.0 STRUCTURAL DETAILSS4.1 STRUCTURAL DETAILSS4.2 STRUCTURAL DETAILSS5.0 FOUNDATION DETAILSHFX1 HARDYFRAME DETAILSHFX2 HARDYFRAME DETAILS T24.0 TITLE 24 ENERGY COMPLIANCET24.1 TITLE 24 MANDATORY MEASURES UPPER ROOF:26 EAVE BLOCKS (.066 S.F. VENTS EA.)1.71 S.F. PROVIDED UPPER FLOOR AREA = 611 / 150=4.0 SQ. FT. OF ATTICVENTILATION REQUIRED ATTIC VENTILATION REQUIREMENTS PROVIDE EAVE BLOCK'G W/ (3) 2" DIA.VENT HOLES @ 32" O.C. @ NEW EAVES (4) COPPER GABLE VENTS(5) S.F. EACH (20 S.F.)TOTAL VENTING PROVIDED = 22.71 S.F. PROJECT DESCRIPTION:DEMO EXIST. 2-STORY HOUSE WITH 2 CAR GARAGE; CONSTRUCT NEW 3-STORY RESIDENCEWITH (3) BEDROOMS, (3) BATHS, ATTACHED 2-CAR GARAGE, MID-DECK, UPPER FLOOR DECK CAL-OSHA:A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPERTHAN 5' AND FOR SHORING AND UNDERPINING THE MAXIMUM TIME TO COMPLETE CONSTRUCTION ON A PROJECT IS LIMITEDTO THREE YEARS FROM THE DATE OF THE PERMIT FOR ALL PERMITS ISSUEDAFTER AUGUST 21, 2019 AS REQUIRED BY NBMC SECTION 15.02.095 PUBLIC IMPROVEMENT NOTES:IF PUBLIC IMPROVEMENTS SURROUNDING THE SITE ISDAMAGED BY THE PRIVATE WORK, NEW CONCRETESIDEWALK, CURB, GUTTER AND STREET /ALLEY PAVEMENTWILL BE REQUIRED BY THE CITY AT THE TIME OFCONSTRUCTION.ADDITIONALLY, IF EXIST. UTILITIES INFRASTRUCTUREARE DEEMED SUBSTANDARD, A NEW 1-INCH WATERSERVICE, WATER METER BOX, SEWER LATERALAND/ORCLEANOUT WITH BOX AND LID WILL BE REQUIRED.100% OF THE COST SHALL BE BORNE BY THE PROPERTYOWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID DETERMINATION AND THE EXTENT OF THE REPAIRWORK SHALL BE MADE AT THE DISCRETION OF THEPUBLIC WORKS INSPECTOR. ENCROACHMENT PERMIT NOTE:PRIOR TO PERFORMING ANY WORK IN THE CITYRIGHT-OF-WAY / EASEMENTAREA, AN APPROVEDENCROACHMENT PERMIT IS REQUIRED FROM THEPUBLIC WORKS DEPT. ENCROACHMENT AGREEMENT NOTE:AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALLNON-STANDARD IMPROVEMENTS WITHIN THE PUBLICRIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTSSHALL COMPLY WITH CITY COUNCIL POLICY L-6. NOTE: THIS SITE IS IN A SEISMIC LIQUEFACTION ZONE ROOF NOTES:1. NEW ROOFING TO BE: CLASS 'A' "CUSTOM BILT METALS'G.I. METAL O/ 30# FELT ICC# ESR 2048(OR PER MANUF.) . COLOR: "STORM GRAY"2. PROVIDE RIDGE CAPS AT ALL RIDGES AND HIPS.3. PROVIDE MIN. 26 GA. G.I. Z-BAR FLASHING AT ALL ROOF TO WALL CONNECTIONS4. PROVIDE 26 GA. G.I. VALLEY FLASHING OVER MIN. NO. 72 ASTM CAP SHEET 36" WIDEX FULL LENGTH OF VALLEY.5. PROVIDE G.I. BOOTS AT ALL PIPE AND VENT PENETRATIONS.6. PROVIDE CONTINUOUS ALUMINUM GUTTERS W/ SCREENS TO PREVENT LEAF ANDDEBRIS BUILD-UP, AND DOWNSPOUTS TO 4" DRAINLINE.7. PROVIDE ATTIC VENTING EQUAL TO 1/150 OF ATTIC AREA- SREENS SHALL BE COPPERMESH WITH 1/6" MINIMUM AND 1/4" MAXIMUM OPENING.SEE VENT CALCULATIONS SHEET A1.0 LANDSCAPING:0S.F. SCALE: 3/16" = 1'-0" PROPERTY LINES GARCIA RESIDENCE 6601 SEASHORE DRIVE 2ND STORYWALL OUTLINE ADJACENT RESIDENCE 2ND FLOORDECKW/ OPEN TRELLIS 12" EAVEPROJECTIONS, TYP. NEW 2-STORYRESIDENCE HEIGHTCERTIFICATIONREQUIRED 5.5 : 1 2 1ST STORYWALL OUTLINE EXIST. MASONRY WALL P.L.(N) GAS METER (N) ELECT. METER 4'-1 " 4'- 1 " 2'-9" 8'-4" 4'- 1 1 / 2 " 7'-9" 2'-1" 4'-0 1 / 2 " P.L . P.L. P.L. (EX.) CURB (EX.) CURB SOLAR PANELS, MIN. (9) 3X5'PER T24.0 REQUIREMENTS(APPROX. 24 lbs. EACH) EAVES 3'-1 " EAV E S 3'-1 " EAV E S 3'-1 " EAV E S 4'-0 " (5' A L L E Y S E T B A C K ) (4' SETBACK) (4' SETBACK) (TO DECK) BUILDING LINE S SSSSS SSSS S S TIGHT FASCIA @ZERO LOT LINES, TYP. 5.5:12 5.5:12 5.5 : 1 2 5.5 : 1 2 5.5 : 1 2 5.5 : 1 2 5.5:12 1'-11 1/2" (2ND FLOORENCROACHMENT) 2'-3 1/2" (2ND FLRENCROACHMENT) BLDG. LINE DECK. LINE DECK. LINE 7'-6" 7'-6" (1ST FLR.) (N ) S K L T (N) SIDEWALK- SEE C2 4'-0 " 3'-0 " 3'-1 " 17 AS3 AS3 SEASHORE DRIVE 45'0" 39 ' 0 " 45'0" 38 ' 7.2" 3050 30503050 2616 2616 9680 1880 605 0 18 1 2 6 1850 1850 40 8 0 28 8 0 21 0 8 0 28 8 0 2680 2480 2680 (QUEEN) 2626 26262626 604 6(CA L I F . K I N G ) 405 0 122 S.F.(OPEN SPACE) OPEN DECK 2ND FLOOR1,093 S.F. W.I.CLOSET (DN) LIVING ROOMVLT'D CL'G.HDWD. FLR'G KITCHEN9'-7" CL'G.HDWD. FLR'G BEDROOM #29'-7" CL'G.HDWD. FLR'G BATH9'-7" CL'G. DN 13'-7 3/4"12'-8 1/2"10'-5 3/4" 11 ' - 9 " 8'- 5 " 12'- 5 " 5'- 0 " 4'-1"4'-1" 4'-6 " 29 ' - 0 " 5'-0 " 4'-1"12'-10 1/2"2'-2 1/2"4'-9 1/2"14'-11 1/2"2'-0"4'-1" 42" R E F . TR D/W SS HOOD 36" OVEN/RANGE 1'-0 " 19 ' - 3 " 12'- 0 1 / 2 " CLOSET 12 13 11 A 36'-10" 34 ' - 5 " 36'-10" 11' - 9 " 7'-6 " 1'-9"9'-11 1/2"3'-5"5'-6"11'-7"4'-8 1/2" D 5'- 0 1 / 2 " 6'-1" 1'-0" 1AD3 2AD38AD311AD3 MASTERBEDROOMVLT'D CL'G.HDWD. FLR'G 12 1415 4'-6" 3'-4 " 3'-0" 2'-5 " 6'-1" 14 4'-1 1 / 2 " 2'- 1 1 / 2 " 1'-8 1/2" 2'-6" 3'-5 " 3'-5" 1'-1 0 1 / 2 " 2'-3 " 3'-8 " 3'-8"2'-11" PAN T R Y 2AD4 8" 5'-9 1/2"SHO E S J 5'-9 1 / 2 " 5'-9 1 / 2 " I 3'-7"3'-6"3'-6"3'-0 1/2"3'-4"6'-0"3'-5" H G F (5' REAR SETBACK) 3'-9 " 3'- 9 " ATTICACCESS E R/A 5'-9 1/2"5'-9 1/2" D D 16 J K 17 GHH MICRODRWR 3'-6" 5'-10 1/2"5'-10 1/2" 3'- 2 " (ENCROACHMENT) 2'- 9 " (ENCROACHMENT) 1 2 3 4 5 68 9 10 11 12 2% 2% 2% 6AD3 3AD3 9AD3 FALSE BEAMS- SEESECTION D-D ON S3 14 2 2 3 13 6 7 COPPER SCUPPER (OVERFLOW SCUPPER 1" ABOVE FLOOR) WRAP POST W/1X 12AD4 9AD2 12AD3 12AD3 4AD2 3AD1 2480 MASBEDRVLT'DHDWD. 2680 (CALIF.KING) TERRROOMCL'G.FLR'G 3'-0" W.I.CCLOSET (QUEEN) BEDROOM#29'-7"CL'G.HDWD.FLR'G 6'-1" 15 4'-6" 3'-4" 2'5" 2AD4 8" SHOES 8 9 2 2 26 B9'- 288012 135'-01/2" 2'-5" 1'-81/2" 1 5 6 0 BATAAH7"CL'G. 42"REF. 14 3'-8" 680 1880 4080 CLOSET 6'-1" 14 2'-6" PAPPNTRYRR 5'-91/2" 16 2 36"OVEN/RANGE 288 KITCHEN9'-7"CL'G.HDWD.FLR'G TTR D/W3'-8"2'-11" MICRODRWR 5'-101/2"5'-101/2" 3 3 DN3'-5" 21080 LIVINGROOMVLT'DCL'G.HDWD.FLR'G 1AD3 4'-11/2" 2'-11/2" 3'-5" 17 10 12 0 11 2NDFLOOR1,093S.F. FAFFLSEBEAMS-SEESECTIOND-DONS37 12AD4 9AD2 ES3 ES3 BS3BS3 CS3CS3 DS3 DS3 FS3 FS3 1 2 3 4 5 6 7 8 9 10 11 12 +54" LINEN CABINET W/ STONE TOP DOUBLE S.S. POLE AND SHELF AT CLOSET NEW 'SILESTONE' (OR EQUAL) COUNTERTOPS W/ 2 1/4" NOSINGS HARDWOOD TREADS W/ PAINT-GRADE RISERS, TYP. RECESSED SHOWER W/ 'KOHLER' 1/4" TEMP. GLASS DOORS PROVIDE IN-WALL BACKING FOR TOWEL BARS, @ +46" NEW FALSE CEILING BEAMS- SEE SECTION D-D NEW 16" X 12" SHAMPOO NICHE SHOWER SEAT LOW WALL W/ RAILING ABOVE TO +42", SEE DETAIL BOOKSHELVES- SEE INTERIOR ELEVATIONS TV CABINETS- SEE INTERIOR ELEVATIONS +42" TEMP. GLASS RAILING ABOVE LOW WALL- SEE DETAIL 3/AD1 TRELLIS BEAMS W/COPPER CAPS, TYP.- SEE DETAIL 9/AD3 FLOOR PLAN KEYNOTES 13 14 SHEET REVISIONS: CDP PC # PA2023-0218 PLAN CHECK APPROVAL: John F. McNeelyIncorporated RESIDENTIAL DESIGN 947 67th PLACESPRINGFIELD, OR 97478C: 949.233.3435E: jfm7@mac.comwww.jfm-inc.com PLAN CHECK #XR2025-0165 JUNE 6, 2025 GA R C I A R E S I D E N C E 66 0 1 S E A S H O R E D R I V E NE W P O R T B E A C H , C A L I F O R N I A 5/30/25 1ST FLOOR PLAN SCALE: 1/4" = 1'-0" 2ND FLOOR PLAN SCALE: 1/4" = 1'-0" 12'0"12'0" 13'0" 13'0"13 ' 0 " TRASH TRASH AT&T CATV WM (SE W E R ) EDISON M SEASHORE DRIVE 45'0" 39'0" 45'0" 38'7 . 2"LU G O N I A S T R E E T LG S T A C K WAS H DRY (QUEEN) TANKLESSWTR. HTR. RECIRC 58 7 0 21 0 7 0 9076 30 4 0 30 4 0 36 8 0 18 1 2 6 9076 21 0 7 0 2670 2870 4040 26264040 21070 2650I.S. BAT T E R Y BAT T E R Y BA T T E R Y 21070 2650 0 26 2107 50 LGWASDRY GSTATTCK ASHY 2'- 3 " 5'-1 1/2"5'-8 1/2" 13.31 'FS 14.29' T O C 14.29' T OC 14 . 2 9 ' T OC 13.3 9 ' F S 13.17 'FS 13.24 'FS (5' REAR SETBACK) (4' S I D E S E T B A C K ) (0' FRONT SETBACK) (4 ' S I D E S E T B A C K ) 20'- 1 " GARAGE486 S.F. 1ST FLOOR524 S.F. ENTRY9'-1" CL'G.'WOOD' TILE FLR'G GUEST BEDROOM9'-1" CL'G. LAUNDRY8'-4" CL'G. UP 10'- 4 1 / 4 " 6'- 4 1 / 2 " 13 ' - 5 1 / 2 " 10" 4'-1"10'-7"2'-7 1/2"8'-9"4'-0"10'-10 1/2"4'-1" 4'-0 1/2"10'-9"10'-9"3'-5 1/2"11'-10 1/2"4'-1" 9'-7 " 11 ' - 7 " 9'-1 0 " 7'-1 1 " 17 R @ 6 . 6 7 " T= 1 2 " 1'- 2 " 2'-5" 10'-2 1/2" 20' - 1 1 " 10'-0 1/2" ST O R A G E 7'-7 1 / 2 " )GAS METER 3'-1 1 1 / 2 " 4'-7 " 9'-7 " 3'-0 " 6'-0 1 / 2 " 3'-0 " 5'-7 1/2"3'-3 1/2"3'-11 1/2"2'-0" C 1 2 3 4 5 6 7 8 9 36'-10" 36'-10" 31'- 0 " 3'- 4 1 / 2 " C 4'-8 1/2" D 4'-9"6'-2" GUEST BATH 3'-0 " 2'- 1 0 " WRAPPEDT.S. COLUMN 4" 7AD3 8AD1 8'-1 " 6'-4 1 / 2 " 5'- 1 1 / 2 " 4'-4 " 4'-0 1 / 2 " 134 S.F.(OPEN SPACE) 4'-2 " 3'-2 1 / 2 " 1'- 8 " A FF- 14.29' FF- 14.29' 1ST FLOOR F.A.U. A/C C O N D E N S O R S 2'-1 1/2" 6" B B 9 3'-0"3'-0" 3.5" 1 2 4 5 6 7 8 9 10 11 12 3 8 5AD4 11 11 CLOSET/STORAGE(24 S.F.) (N) 240A MAINELECTRIC PANEL(SEE SHT. EM) SUB-PANEL 12AD1 12AD1 T&G CEILING 11AD1 5AD1 3AD1 3AD3 USE 5/8" TYPE 'X' GYP. BD.ALL WALLS & BEAMS,(2) LAYERS ON CEILING 4" 7'-6 " 2X6 EXTERIOR WALL 2X4 INTERIOR WALL 2X6 INTERIOR WALL FLOOR PLAN LEGEND #DOOR PER SCHEDULE #WINDOW PER SCHEDULE #INTERIOR ELEVATION FRAMED LOW WALL BS3BS3 AS3 AS3 FS3 FS3 ES3 ES3 CS3CS3 DS3 DS3 DIMENSIONS NOTE:ALL EXTERIOR DIMENSIONS ARE TO PLYWOOD SHEARPANELING - INSTALL FLUSH W/ OUTER EDGEOF FOUNDATION- INSET EXTERIOR WALLS 3/8" INSIDEOF FOUNDATION OUTER EDGES. 1 2 3 4 5 6 7 8 9 10 11 12 NEW STACK WASHER DRYER DOUBLE S.S. POLE AND SHELF AT CLOSET PROVIDE 5/8" TYPE 'X' GYP. BD AT ALL WALLS AND CEILING AT USEABLE SPACE BENEATH STAIRS HARDWOOD TREADS W/ PAINT-GRADE RISERS, TYP. RECESSED SHOWER W/ 'KOHLER' 1/4" TEMP. GLASS DOORS PROVIDE IN-WALL BACKING FOR TOWEL BARS & GRAB BARS NEW 'SILESTONE' (OR EQUAL) COUNTERTOPS W/ 2 1/4" NOSINGS NEW COVERED PARKING WITH 'WINDSOR ONE' CEILING PANELING NEW 16" X 12" SHAMPOO NICHE SHOWER SEAT 8" DROP CEILING (DUCT CHASE) 3 1/2" ELEVATION CHANGE AT ENTRY DOOR TO STOOP BUILT-IN +40" DRESSER- SEE INT. ELEVATION FLOOR PLAN KEYNOTES 13 A2.1 1s t & 2 n d F L O O R P L A N S NORT H 18 REAR (SOUTH) ELEVATION SCALE: 1/4" = 1'-0" A.N.G. = 12.61'(AV'G. NAT. GRADE) F.S. = 13.89' TOP PLATE TOP PLATE A.N.G. = 12.61'(AV'G. NAT. GRADE) 10 ' - 1 " F.F. 9'-1 " 28 ' - 4 " 26 ' - 1 0 " (TEMP)(TEMP)(TEMP) 12AD1 12AD1 WRAP COLUMN W/2X WOOD TRIM O/ 'TYVEK', ALL SIDES 5.5:12 3AD3 4AD1 5AD2 5AD2 11AD1 6AD2 1AD1 12AD2 9'-1 " 10 ' - 1 " 9AD1 VENT HOOD DUCTPER MANUF. (TEMP) (TEMP)(TEMP) 12AD1 12AD1 21' - 4 " TRE L L I S OPEN TRELLIS SHEET REVISIONS: CDP PC # PA2023-0218 PLAN CHECK APPROVAL: John F. McNeely Incorporated RESIDENTIAL DESIGN 947 67th PLACESPRINGFIELD, OR 97478C: 949.233.3435E: jfm7@mac.comwww.jfm-inc.com PLAN CHECK #XR2025-0165 JUNE 6, 2025 GA R C I A R E S I D E N C E 66 0 1 S E A S H O R E D R I V E NE W P O R T B E A C H , C A L I F O R N I A 5/30/25 EX T E R I O R EL E V A T I O N S A3.1 LEFT SIDE (EAST) ELEVATION SCALE: 1/4" = 1'-0" STONE VENEER: 'ELDORADO STONE' VENEER - "TUNDRA" BRICKCOLOR: "CHALK DUST"ICC # ESR-1215INSTALL PER DETAIL 12/AD2 WINDOWS & EXTERIOR DOORS:DOORS BY: 'FLEETWOOD' SERIES 3070T MULTI-SLIDERSWINDOWS BY: ' 'FLEETWOOD' SERIES 350T ALUMINUMCOLOR: 'BLACK'ICC # N/A - SEE SCHEDULE, SHT. A1.2 ROOF NOTE:ROOF HEIGHT CERTIFICATION REQUIRED.E.G. = ESTABLISHED GRADE = 12.61' AVERAGE NATURAL GRADEDETERMINATION: SETBACK CORNERS:N.E. = 12.28'N.W. = 12.28'S.W. = 13.09'S.E. = 12.80'--------------------AVG. = 12.61' 3'-6 " (TEMP) (TEMP)(TEMP) 5.5:12 8AD2 10AD1 8AD2 5AD2 5AD2 8AD1 MDF PANELING ALL SIDES @ ENTRY-MATCH DOOR PANELS 6AD2 1AD1 6AD1 12AD1 (TEMP) (TEMP) (TEMP) OVERFLOW SCUPPER 10AD1(SIM) 9AD3 9AD3 SIDING:HORIZONTAL SHIP-LAP SIDING:"WINDSOR ONE" SHIP-LAP O/ 15# FELT - (2-LAYERS AT SHEAR PANELS)COLOR: "DUNN-EDWARDS" 'FOGGY DAY' DE6226 & "DUNN-EDWARDS" 'PLAY ON GRAY'' DE6228BOARD & BATT SIDING & TRIMS:TYPE: 1X3 CEDAR BATTS O/ 1/2" MDX O/ 15# FELT - (2-LAYERS AT SHEAR PANELS)ICC # N/APROVIDE COLOR SAMPLES FOR OWNER APPROVAL ROOF NOTES:1. NEW ROOFING TO BE: CLASS 'A' "CUSTOM BILT METALS' G.I. METAL O/ 30# FELT ICC# ESR 2048(OR PER MANUF.) . COLOR: "STORM GRAY"2. PROVIDE RIDGE CAPS AT ALL RIDGES AND HIPS.3. PROVIDE MIN. 26 GA. G.I. Z-BAR FLASHING AT ALL ROOF TO WALL CONNECTIONS4. PROVIDE 26 GA. G.I. VALLEY FLASHING OVER MIN. NO. 72 ASTM CAP SHEET 36" WIDE X FULL LENGTH OF VALLEY.5. PROVIDE G.I. BOOTS AT ALL PIPE AND VENT PENETRATIONS.6. PROVIDE CONTINUOUS ALUMINUM GUTTERS W/ SCREENS TO PREVENT LEAF AND DEBRIS BUILD-UP, AND DOWNSPOUTS TO 4" DRAINLINE.7. PROVIDE ATTIC VENTING EQUAL TO 1/150 OF ATTIC AREA- SREENS SHALL BE COPPERMESH WITH 1/6" MINIMUM AND 1/4" MAXIMUM OPENING.SEE VENT CALCULATIONS SHEET A1.0 FRONT (NORTH) ELEVATION SCALE: 1/4" = 1'-0" F.S. = 13.89' TOP PLATE TOP PLATE A.N.G. = 12.61'(AV'G. NAT. GRADE) 10'- 1 " F.F. 9'-1 " 26'- 1 0 " 26'- 1 0 " 28 ' - 4 " 12AD1 5.5:12 12AD1 5AD2 8AD2 8AD2 8AD2 8AD2 5AD2 5.5:12 10AD1 2AD1 6AD1SIM 28 ' - 4 " (TEMP) 21- ' 4 " 8" TRE L L I S OPEN TRELLIS(75% OPEN) RIGHT SIDE (WEST) ELEVATION SCALE: 1/4" = 1'-0" SIM.11AD1 2X4 TRIM WRAP COLUMN W/2X WOOD TRIM O/ 'TYVEK', ALL SIDES 5AD2 5.5:12 6AD2 1AD1 11AD4 6AD1 2" X 3/4" BATTS @ 12" O.C. O/ MDX PANELINGO' (2) LAYERS TYVEK 9'-1 " 10 ' - 1 " 9AD1 28 ' - 4 " 19 REAR LEFT AXONOMETRIC REAR LEFT PERSPECTIVE REAR RIGHT PERSPECTIVE SHEET REVISIONS: CDP PC # PA2023-0218 PLAN CHECK APPROVAL: John F. McNeely Incorporated RESIDENTIAL DESIGN 947 67th PLACESPRINGFIELD, OR 97478C: 949.233.3435E: jfm7@mac.comwww.jfm-inc.com PLAN CHECK #XR2025-0165 JUNE 6, 2025 GA R C I A R E S I D E N C E 66 0 1 S E A S H O R E D R I V E NE W P O R T B E A C H , C A L I F O R N I A 5/30/25 EX T E R I O R EL E V A T I O N S A3.2 BRICK VENEER:BY: 'ELDORADO STONE'TYPE: "TUNDRA BRICK"COLOR: "CHALK DUST"ICC # ESR 1215- INSTALL PER MANUF.FLATWORK:TYPE: FLAGSTONE PER LANDSCAPE DESIGN ROOF NOTES:1. NEW ROOFING TO BE: CLASS 'A' "CUSTOM BILT METALS' G.I. METAL O/ 30# FELT (OR PER MANUF.) . COLOR: "STORM GRAY"2. PROVIDE RIDGE CAPS AT ALL RIDGES AND HIPS.3. PROVIDE MIN. 26 GA. G.I. Z-BAR FLASHING AT ALL ROOF TO WALL CONNECTIONS4. PROVIDE 26 GA. G.I. VALLEY FLASHING OVER MIN. NO. 72 ASTM CAP SHEET 36" WIDE X FULL LENGTH OF VALLEY.5. PROVIDE G.I. BOOTS AT ALL PIPE AND VENT PENETRATIONS.6. PROVIDE CONTINUOUS ALUMINUM GUTTERS W/ SCREENS TO PREVENT LEAF AND DEBRIS BUILD-UP, AND DOWNSPOUTS TO 4" DRAINLINE.7. PROVIDE ATTIC VENTING EQUAL TO 1/150 OF ATTIC AREA- SEE VENT CALCULATIONS SHEET S3, SECTION C & E. SIDING:HORIZONTAL SHIP-LAP SIDING:"WINDSOR ONE" SHIP-LAP O/ 15# FELT - (2-LAYERS AT SHEAR PANELS)COLOR: "DUNN-EDWARDS" 'FOGGY DAY' DE6226 & "DUNN-EDWARDS" 'PLAY ON GRAY'' DE6228BOARD & BATT SIDING & TRIMS:TYPE: 1X3 CEDAR BATTS O/ 1/2" MDX O/ 15# FELT - (2-LAYERS AT SHEAR PANELS)ICC # N/APROVIDE COLOR SAMPLES FOR OWNER APPROVAL WINDOWS & EXTERIOR DOORS:DOORS BY: 'FLEETWOOD' SERIES 3070T MULTI-SLIDERSWINDOWS BY: ' 'FLEETWOOD' SERIES 350T ALUMINUMCOLOR: 'BLACK'ICC # N/A - SEE SCHEDULE, SHT. A1.2 REAR RIGHT AXONOMETRIC FRONT RIGHT AXONOMETRIC FRONT LEFT AXONOMETRIC 20 REAR RIGHT AXONOMETRIC FRONT LEFT PERSPECTIVE REAR LEFT PERSPECTIVE REAR LEFT AXONOMETRIC FRONT RIGHT AXONOMETRIC FRONT LEFT AXONOMETRIC SHEET REVISIONS: CDP PC # PA2023-0218 PLAN CHECK APPROVAL: John F. McNeelyIncorporated RESIDENTIAL DESIGN 947 67th PLACESPRINGFIELD, OR 97478C: 949.233.3435E: jfm7@mac.comwww.jfm-inc.com PLAN CHECK #XR2025-0165 JUNE 6, 2025 GA R C I A R E S I D E N C E 66 0 1 S E A S H O R E D R I V E NE W P O R T B E A C H , C A L I F O R N I A 5/30/25 EX T E R I O R EL E V A T I O N S A3.3 21 SECTION A-A SCALE: 1/4" = 1'-0" STAIRWELL BEDROOM #2 GARAGE LAUNDRY 14' - 6 " BO T . O F H E A D E R 12 5.5 USE 5/8" TYPE 'X' GYP. BD.ALL WALLS & BEAMS,(2) LAYERS ON CEILING USE 5/8" TYPE 'X' GYP. BD.ALL WALLS & CEILING @USABLE SPACE BENEATH STAIRS 1" MIN. AIR SPACE BETWEENINSULATION AND ROOF SHEETING 6.6 " 1'-0" 4'-1 1 / 2 " 6'- 0 1 / 2 " 8'-0 " 3'-5 1/2" 3'-5 1/2" 3'-0" BA L L O O N F R A M E T H I S W A L L 11'- 1 0 " (TEMP) 6AD1 SECTION B-B SCALE: 1/4" = 1'-0" LIVING ROOM ENTRYGARAGEGUESTBATH BATH USE 5/8" TYPE 'X' GYP. BD.ALL WALLS & BEAMS,(2) LAYERS ON CEILING 5AD1 12AD3 CLOSET SECTION E-E SCALE: 1/4" = 1'-0" 28'- 3 " GARAGE USE 5/8" TYPE 'X' GYP. BD.ALL WALLS & BEAMS,(2) LAYERS ON CEILING LAUNDRY LIVING ROOMKITCHEN 9'- 1 " LIV I N G R O O M B E A M S 12 5.5 12AD1 4X6 FALSE BEAMS SECTION C-C SCALE: 1/4" = 1'-0" DECKKITCHEN GUEST BEDROOMGARAGECARPORT MASTER BEDROOM 28 ' - 4 " F.S. = 14.29' TOP PLATE F.F. A.N.G. = 12.61'(AV'G. NAT. GRADE) 9'-1 " 1'-1 " 10'- 1 " TOP PLATE 12 5.5 12 5.5 10 ' - 1 " USE 5/8" TYPE 'X' GYP. BD.ALL WALLS & BEAMS,(2) LAYERS ON CEILING 11AD1 6AD1 1AD1 14AD1 3AD3 SHEET REVISIONS: CDP PC # PA2023-0218 PLAN CHECK APPROVAL: John F. McNeely Incorporated RESIDENTIAL DESIGN 947 67th PLACESPRINGFIELD, OR 97478C: 949.233.3435E: jfm7@mac.comwww.jfm-inc.com PLAN CHECK #XR2025-0165 JUNE 6, 2025 GA R C I A R E S I D E N C E 66 0 1 S E A S H O R E D R I V E NE W P O R T B E A C H , C A L I F O R N I A 5/30/25 BU I L D I N G S E C T I O N S S3 INSULATION NOTE:PROVIDE: R-38 CEILING INSULATION AT ATTIC FLOORS R-38 AT VAULTED CEILINGS R-19 FIBERGLASS BATT INSULATION AT EXTERIOR 2X6 WALLS R-30 CAVITY INSULATION BETWEEN FLOORS AVERAGE NATURAL GRADEDETERMINATION: SETBACK CORNERS:N.E. = 12.28'N.W. = 12.28'S.W. = 13.09'S.E. = 12.80'--------------------AVG. = 12.61' SECTION D-D SCALE: 1/4" = 1'-0" DECK LIVING ROOM ENTRYGUEST BEDROOM 1" MIN. AIR SPACE BETWEENINSULATION AND ROOF SHEETING 9AD2 3AD1 12AD4 1AD3 4AD1 3'-6 " SECTION F-F SCALE: 1/4" = 1'-0" GARAGE BEDROOM #2MASTER BEDROOM MASTER BATH 12 5.5 F.S. = 14.29' TOP PLATE F.F. TOP PLATE A.N.G. = 12.61'(AV'G. NAT. GRADE) 8'-9 " 9'-1 " 1'-1 " 10'- 1 " CEILING 10'- 1 " CEILING 10'- 1 " CEILING TOP PLATE 10'- 1 " 9'- 0 " 1'-0 " USE 5/8" TYPE 'X' GYP. BD.ALL WALLS & BEAMS,(2) LAYERS ON CEILING 1" MIN. AIR SPACE BETWEENINSULATION AND ROOF SHEETING 1'-0 1/2" 12AD1 RECESSED SHOWER5AD1 10AD1 6AD1 22