HomeMy WebLinkAbout04_O'Brien Residence Coastal Development Permit_PA2025-0116CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
October 16, 2025
Agenda Item No. 4
SUBJECT: O’Brien Residence (PA2025-0116)
▪Coastal Development Permit
SITE LOCATION: 1624 West Ocean Front
APPLICANT: John Walz
OWNER: Toby O’Brien
PLANNER: Laura Rodriguez, Assistant Planner
949-644-3216, lrodriguez@newportbeachca.gov
LAND USE AND ZONING
•General Plan Land Use Plan Category: Two Unit Residential (RT)
•Zoning District: Two-Unit Residential (R-2)
•Coastal Land Use Plan Category: Two Unit Residential (RT-D) (20.0-29.9 DU/AC)
•Coastal Zoning District: Two-Unit Residential (R-2)
PROJECT SUMMARY
A coastal development permit (CDP) to demolish an existing 3,049 square-foot duplex and
construct a new three-story 2,738-square-foot single unit dwelling with a 485-square-foot
garage and an attached 928-square-foot accessory dwelling unit (ADU). The project also
includes the installation of landscaping, hardscaping, and site walls. The project complies
with all applicable development standards, and no deviations are requested. All
improvements authorized by the CDP are within private property.
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division
6, Chapter 3, because it has no potential to have a significant effect on the environment;
and
3)Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit No. PA2025-0116 (Attachment No. ZA 1).
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DISCUSSION
Land Use and Development Standards
•The subject property is in the R-2 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 duplex. The
neighborhood is predominantly developed with two and three-story, single- and
multi-unit-dwellings. 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.
Figure 1: Oblique Aerial Image of Neighborhood
•The proposed single-unit dwelling and attached ADU 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.
Subject Property
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Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front 9 feet 12 fee 3 inches
Sides 3 feet 3 feet
Rear N/A (20-foot rear
alley)
~1 foot
Allowable Floor Area (max.) 4,488 square feet 4,151 square feet
Allowable 3rd Floor Area (max.) 448.8 square feet 442 square feet
Allowable 3rd Floor Area &
Covered (max.)
1122 square feet 701 square feet
Open Space (min.) 33.6 square feet 372 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
•Pursuant to subsection 20.48.200.F.8(d)(ii) and 21.48.200.F.8(d)(ii) of the Newport
Beach Municipal Code (NBMC), a walking route was included into the project’s
plan set to demonstrate that additional parking for the ADU is not required if the
Property is half a mile away from nearest major transit stop. Staff confirmed that
the property is indeed within the half-mile distance.
Hazards
•The property is located in a developed area on the Balboa Peninsula and
approximately 470 feet from the Mean High-Water Line of the ocean.
•The finished floor elevation of the proposed single-unit dwelling is 12.17 feet North
American Vertical Datum of 1988 (NAVD 88), which complies with the minimum
9.00-foot (NAVD 88) elevation standard for new structures.
•A Coastal Hazards Report and Sea Level Rise Analysis were prepared by Skelly
Engineering, dated April 14, 2025, for the project. The report concludes that the
proposed project is 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 from
1.3 feet (likely scenario) to 4.5 feet (unlikely scenario) which accounts for future
extreme ocean water level in the range of 9.0 feet NAVD 88 to 12.2 feet NAVD 88.
The finished floor elevation of the first floor of the proposed structure is 12.17 feet
NAVD 88, which complies with the minimum 9.0-foot NAVD 88 elevation standard
for new structures and is above the “likely” maximum future ocean water elevation.
Overall, the report concludes that the Project will not be affected by the projected 75-
year sea level rise due to its distance from the shoreline.
•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
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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 property is located approximately 470 feet from the Mean High-Water Line of the
beach. Under Section 21.35.030 (Construction Pollution Prevention Plan) of the
NBMC, a Construction Pollution Prevention Plan (CPPP) is required to implement
temporary Best Management Practices (BMPs) during construction to minimize
erosion and sedimentation and to minimize pollution of runoff and coastal waters
derived from construction chemicals and materials. A CPPP has been provided and
construction plans and activities will be required to adhere to the CPPP.
•Under Section 21.35.050 (Water Quality and Hydrology Plan) of the NBMC, due to
the proximity of the development to the shoreline and the development containing
more than 75% of impervious surface area, a preliminary Water Quality and
Hydrology Plan (WQHP) is required. A preliminary WQHP has been prepared for the
project by Toal Engineering, Inc. dated December 4, 2023. The WHQP includes a
polluted runoff and hydrologic site characterization, a sizing standard for BMPs, the
use of a LID approach to retain the design storm runoff volume on-site, and
documentation of the expected effectiveness of the proposed BMPs. The final
priority WQHP shall be reviewed and approved by the Building Division during plan
check.
•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.
Section 21.30A.040 (Determination of Public Access/Recreation Impacts) of the
NBMC 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 duplex located on a standard R-2 lot
with a new single-unit dwelling and attached accessory dwelling unit. 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.
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•The project is not located near Coastal Viewpoint or Coastal View Road as identified
in the Coastal Land Use Plan (CLUP). The nearest coastal viewpoint is Veterans
Memorial Park, approximately 600 feet northeast of the property. This viewpoint is
not visible from the property, and the project is also not located between Marina Park
or the bay. Therefore, the project would not obscure views from these public areas.
•Vertical access to the beach is available at the 16th and 17th Street end from West
Balboa Boulevard. The property is located adjacent to the West Ocean Front
boardwalk, which serves as lateral access and provides a path along the beach for
pedestrian and bicycle use. The project does not include any features that would
obstruct access along these routes.
•As a beachfront property, the front elevation will be visible from the beach. While
the property only requires a nine-foot front setback, the project provides a setback
of approximately 12 feet. This enlarged setback area helps enhance the visual
quality of the coast as viewed through the 17th Street street-end from West Balboa
Boulevard, as well as from the West Ocean Front Boardwalk and beach beyond.
Additionally, the project maintains a building envelope consistent with the existing
neighborhood pattern of development and complies with all applicable local coastal
program (LCP) development standards, including all third-floor standards of the
NBMC which limits the size and location of the third floor. Therefore, the project does
not contain any unique features that could degrade the visual quality of the coastal
zone.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of
the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3
because it has no potential to have a significant effect on the environment.
Class 3 consists of construction and location of limited numbers of new, small facilities or
structures; installation of small equipment and facilities in small structures; and the
conversion of existing small structures from one use to another where only minor
modification are made in the exterior of the structures. Class 3 also exempts the
demolition of up to three single-unit dwellings and additions of up to 10,000 square feet
to existing structures and allows the construction or conversion of up to three single-unit
dwellings. In this case, the project consists of the demolition of an existing duplex and the
construction of a new 2,738-square-foot single-unit dwelling with a 485-square-foot two-
car garage and an attached 928-square-foot ADU and therefore qualifies within this
exemption.
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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:
Laura Rodriguez, Assistant Planner
DL/lr
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2025-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING A COASTAL
DEVELOPMENT PERMIT TO DEMOLISH AN EXISTING DUPLEX
AND CONSTRUCT A NEW THREE-STORY SINGLE-UNIT
DWELLING WITH AN ATTACHED ACCESSORY DWELLING
UNIT AND ATTACHED TWO-CAR GARAGE LOCATED AT 1624
WEST OCEAN FRONT (PA2025-0116)
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 Walz (Applicant), concerning property located at 1624
West Ocean Front and legally described as Lot 12 of Block 16 of Section B Newport Beach
Tract (Property), requesting approval of a coastal development permit (CDP).
2.The Applicant requests a CDP to demolish an existing 3,049-square-foot duplex and
construct a new three-story 2,738-square-foot single-unit dwelling with a 485-square-foot
garage and an attached 928-square-foot accessory dwelling unit (ADU). The project also
includes the installation of landscaping, hardscaping, and site walls. The project complies
with all applicable development standards, and no deviations are requested. All
improvements authorized by the CDP are within private property (Project).
3.The 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.
4.The Property is located within the coastal zone. The Coastal Land Use Plan (CLUP)
category is Two Unit Residential (RT-D) and it is located within the Two-Unit Residential
(R-2) Coastal Zoning District.
5.A public hearing was held on October 16, 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.
2.Class 3 consists of construction and location of limited numbers of new, small facilities
or structures; installation of small equipment and facilities in small structures; and the
conversion of existing small structures from one use to another where only minor
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modifications are made in the exterior of the structures. Class 3 also exempts the
demolition of up to three single-unit dwellings and additions of up to 10,000 square feet
to existing structures and allows the construction or conversion of up to three single-unit
dwellings. In this case, the Project consists of the demolition of an existing duplex and
the construction of a new 2,738-square-foot single-unit dwelling with a 485-square-foot
two-car garage and an attached 928-square-foot ADU.
3.The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The Project 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 (LCP).
Facts in Support of Finding:
1.The Project complies with applicable residential development standards including, but
not limited to, floor area limitation, setbacks, height, and parking.
a.The maximum floor area limitation is 4,488 square feet and the proposed floor area
is 4,151 square feet.
b.The Project provides the minimum required setbacks, which are 12 feet from the
property line along West Ocean Front and three feet from each side property line.
There is no setback from the rear property line along the alley.
c.The highest flat roof element does not exceed the maximum 24 feet from the
established grade, which is 11.46 feet per the North American Vertical Datum of
1988 (NAVD 88) and the highest sloping roof does not exceed 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 dwellings with less
than 4,000 square feet of habitable floor area. Pursuant to subsection
20.48.200.F.8(d)(ii) and 21.48.200.F.8(d)(ii) of the NBMC, a walking route was
included into the project’s plan set to demonstrate that additional parking for the
ADU is not required if the Property is half a mile away from nearest major transit
stop. Staff confirmed that the property is indeed within the half-mile distance.
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2. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by Skelly
Engineering, dated April 14, 2025, for the Project. The report utilizes the latest adopted
Sea Level Rise Guidance: 2024 Update provided by the State of California and
concludes that the Project is 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 from 1.3
feet (likely scenario) to 4.5 feet (unlikely scenario) which accounts for future extreme
ocean water level in the range of 9.0 feet NAVD 88 to 12.2 feet NAVD 88. The finished
floor elevation of the first floor of the proposed structure is 12.17 feet NAVD 88, which
complies with the minimum 9.0-foot NAVD 88 elevation standard for new structures and
is above the “likely” maximum future ocean water elevation. Overall, the report
concludes that the Project will not be affected by the projected 75-year sea level rise
due to its distance from the shoreline.
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 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.
4. The Property is located 470 feet from the Mean High-Water Line of the ocean. A
Construction Pollution Prevention Plan (CPPP) was provided to implement temporary Best
Management Practices (BMPs) during construction to minimize erosion and sedimentation
and to minimize pollution of runoff and coastal waters derived from construction chemicals
and materials. The Project design also addresses water quality through the inclusion of a
post-construction drainage system that includes drainage and percolation features
designed to retain dry weather and minor rain event runoff on-site. Any water not retained
on-site is directed to the City’s storm drain system.
5. Pursuant to Section 21.35.050 (Water Quality and Hydrology Plan) of the NBMC, due to
the proximity of the development to the shoreline and the development containing more
than 75% of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is
required. A preliminary WQHP has been prepared for the Project by Total Engineering,
Inc. dated, December 4, 2023. The WQHP includes a polluted runoff and hydrologic site
characterization, a sizing standard for BMPs, the use of a Low Impact Development (LID)
approach to retain the design storm runoff volume on-site, and documentation of the
expected effectiveness of the proposed BMPs. The final priority WQHP shall be reviewed
and approved by the Building Division during plan check.
6. Proposed landscaping complies with Section 21.30.075 (Landscaping) of the NBMC. A
condition of approval is included that requires drought-tolerant species. Before the
issuance of building permits, the final landscape plans will be reviewed to verify invasive
species are not planted.
7. The Project is not located near Coastal Viewpoint or Coastal View Road as identified in
the Coastal Land Use Plan (CLUP). The nearest coastal viewpoint is Veterans Memorial
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Park, approximately 600 feet northeast of the Property. This viewpoint is not visible from
the Property. Therefore, the Project would not obscure views from these public areas.
8. As a beachfront property, the front elevation will be visible from the beach. While the
Property only requires a nine-foot front setback, the Project provides a setback of
approximately 12 feet. This enlarged setback area helps enhance the visual quality of
the coast as viewed through the 17th Street street-end from West Balboa Boulevard, as
well as from the West Ocean Front Boardwalk and beach beyond. The Project also
complies with all applicable LCP development standards, including all third-floor standards
of the NBMC which limits the size and location of the third floor. Therefore, the Project is
not anticipated to degrade the visual quality of the coastal zone.
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 Property is located between the nearest public road and the sea or shoreline. Section
21.30A.040 (Determination of Public Access/Recreation Impacts) of the NBMC 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 duplex located on a standard R-2 lot with a new single-unit
dwelling and attached accessory dwelling unit. 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. The Project is located near a Public Beach Access point as identified in the CLUP. Vertical
access to the beach is available at the 16th and 17th Street end from West Balboa
Boulevard. The Property is located adjacent to the West Ocean Front boardwalk, which
serves as lateral access and provides a path along the beach for pedestrian and bicycle
use. The Project does not include any features that would obstruct access along these
routes.
3. The Property provides vehicular access from 16th and 17th Street as well as West Ocean
Front Alley, which is not proposed to change with the Project.
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
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Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 because it has
no potential to have a significant effect on the environment.
2. The Zoning Administrator of the City of Newport Beach hereby approves the Coastal
Development Permit No. PA2025-0116 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 (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.
PASSED, APPROVED, AND ADOPTED THIS 16TH DAY OF OCTOBER 2025.
_____________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
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 to address the
threat of damage or destruction from waves, erosion, storm conditions, landslides,
seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the
property, or development of the property, today or in the future. The agreement shall be
binding against the property owners and successors and assigns.
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 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
the development. This letter shall be scanned into the plan set before building permit
issuance.
4. Prior to the issuance of a building permit, the Applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
5. Prior to the issuance of a building permit, the Applicant shall submit a final construction
erosion control plan. The plan shall be subject to review and approval by the Building
Division.
6. Prior to the issuance of a building permit, the Applicant shall submit a final drainage and
grading plan. The plan shall be subject to review and approval by the Building Division.
7. Prior to the issuance of a building permit, a copy of the Resolution, including conditions
of approval Exhibit “A” shall be incorporated into the Building Division and field sets of
plans.
8. Prior to the issuance of a building permit, 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.
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9.Prior to the issuance of a building permit, the final WQHP/WQMP shall be reviewed and
approved by the Building Division. The implementation shall comply with the approved
CPPP and WQHP/WQMP and any changes could require separate review and approval
by the Building Division.
10.This approval does not authorize any new or existing improvements (including
landscaping) on California Coastal Permit Jurisdiction, State tidelands, public beaches,
or the public right-of-way. Any improvements located on tidelands, submerged lands,
and/or lands that may be subject to the public trust shall require a coastal development
permit (CDP) approved by the California Coastal Commission (CCC). Before the
issuance of building permits, the applicant shall provide a copy of said CDP or CDP
waiver or documentation from the CCC that subject improvements are not subject to the
permit requirements of the Coastal Act and/or not located within the permit jurisdiction
of the CCC.
11.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.
12.This Coastal Development Permit does not authorize any development seaward of the
private property.
13.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.
14.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.
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15. 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.
16. 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.
17. 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.
18. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
19. The Project is subject to all applicable City ordinances, policies, and standards unless
specifically waived or modified by the conditions of approval.
20. 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.
21. 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 the Property or improvements in the vicinity or if the Property is operated or
maintained to constitute a public nuisance.
22. 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.
23. 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.
24. All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 (Community Noise Regulations) of the NBMC and other applicable noise control
requirements of the NBMC.
15
Zoning Administrator Resolution No. ZA2025-###
Page 9 of 9
25.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.
26.This Coastal Development Permit 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.
27.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 the City’s approval of O’Brien Residence including but not limited to,
Coastal Development Permit (PA2025-0116) 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.
Fire Division
28.A residential fire sprinkler system complying with 2022 NFPA13D shall be required.
29.A minimum 36-inch unobstructed walk path from the front to the rear of the Property shall
be required for emergency access.
Public Works Division
30.The existing wall and pilasters within the West Ocean Front right of way shall be
removed, and a sidewalk installation to match the existing Ocean Front walkway shall
be required.
31.A new sewer clean out on the existing sewer lateral per City Standard 406 shall be
required.
32.No encroachments within the alley right of way, including foundation, shall be permitted.
16
Attachment No. ZA 2
Vicinity Map
17
VICINITY MAP
Coastal Development Permit No. PA2025-0116
1624 West Ocean Front
Subject Property
18
O’Brien Residence (PA2025-0116)
Zoning Administrator, October 16, 2025
Page 10
Attachment No. ZA 3
Project Plans
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SITE PLAN 1
ROOF AND SITE
1/8"=1'-0"A_0.1
(E)NEIGHBOR RESIDENCE
LOCATION MAP
N
GENERAL SITE NOTES:
1. EMPLOY NEWPORT BEACH STANDARD EROSION CONTROL MEASURESTHROUGHOUT THE CONSTRUCTION PROCESS.
2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION ISREQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BEISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IFANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITEIS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, ANDALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IFEXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, ANEW 1-INCH WATER SERVICE, WATER METER BOX, SEWER LATERALAND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THECOST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES14.24.020 AND 14.08.030). SAID DETERMINATION AND THE EXTENT OFTHE RECONSTRUCTION WORK SHALL BE MADE AT THE DISCRETION OFTHE PUBLIC WORKS INSPECTOR. CONTRACTOR IS RESPONSIBLE TOMAINTAIN THE PUBLIC RIGHT OF WAY AT ALL TIMES DURING THECONSTRUCTION PROJECT. A STOP WORK NOTICE MAY BE ISSUED FORANY DAMAGE OR UNMAINTAINED PORTION OF THE PUBLIC RIGHT OFWAY.
3. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED ANDPOSITIONED IN A MANNER THAT WILL NOT CAUSE IRRIGATIONOVERSPRAY ONTO THE PUBLIC RIGHT-OF-WAY.
4. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORKACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY.
5. PROVIDE APPROVED BACKWATER DRAINAGE VALVE FOR FIXTURESLOCATED BELOW THE ELEVATION OF NEXT UPSTREAM MANHOLE COVER.FIXTURES ABOVE THIS ELEVATION SHALL NOT DISCHARGE THROUGHVALVE.
6. PROVIDE 6" HOUSE STREET NUMBER VISIBLE AND LEGIBLE FROMSTREET. NUMBERS SHALL BE OF NON-COMBUSTIBLE MATERIALS INSPECIAL FIRE PROTECTION AREAS.
7. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NONSTANDARDIMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALLNON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCILPOLICY L-6.
8. ALL STRUCTURES LIMITED TO MAX. +42" WITHIN FRONT SETBACK AND+72" WITHIN SIDE AND REAR SETBACKS MEASURED FROM EXISTINGGRADE,
9. ALL REQUIRED SETBACK DIMENSIONS ARE FROM FACE OF FINISH
10. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAYSHALL BE PERFORMED BE A C-42 LICENSED SANITATION SEWERCONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR
11. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED ANDPOSITIONED IN A MANNER THAT WILL NOT CAUSE IRRIGATIONOVERSPRAY ONTO THE PUBLIC RIGHT-OF-WAY
12. A WAIVER OR AN APPROVAL (ENCROACHMENT PERMIT ANDENCROACHMENT AGREEMENT) FOR A PRIVATE ENCROACHMENT SHALLBE OBTAINED FOR PARKWAY WALKWAY SURFACING OF LOOSE ROCK,GRAVEL, OR ANY SURFACING OTHER THAN STANDARD OR COLORED/TEXTURED CONCRETE OR FLAT STONE/ BRICK/ PAVERS INSTALLED ATGRADE LOCATED IN THE ABALONE AVENUE RIGHT OF WAY.ENCROACHMENTS INCLUDE, BUT ARE NOT LIMITED TO, FENCES, WALLS,PATIOS, RAISED PLANTERS, LANDSCAPING, ETC., WHICH ENCROACH INEXCESS OF ONE (1)-FOOT INTO THE PUBLIC RIGHT-OF-WAY, OR EXCEEDTHEE (3)-FEET IN HEIGHT, MEASURED FROM THE TOP OF CURBELEVATION/OR FROM SIDEWALK ELEVATION WHERE SIDEWALK EXISTS
13. FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILS, ANDHANDRAILS OR ANY COMBINATION THEREOF SHALL NOT EXCEED 42 INCHES FROM EXISTING GRADE BEFORE CONSTRUCTION WITHIN THE REQUIRED FRONT SETBACK AREA(S)
14. NO ENCROACHMENTS PERMITTED WITHIN THE ALLEY RIGHT OF WAY INCLUDING FOUNDATION.
ASSESSORS PARCEL#: 047 202 27
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JR WALZ23 CORPORATE PLAZA, SUITE 150NEWPORT BEACH, CA 92660949.836.5977JR@WALZARCHITECTURE.COM
WALZ : ARCHITECTURE
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THIS DRAWING IS THE PROPERTY OF JR WALZ,AND IS NOT TO BE REPRODUCED OR COPIED INWHOLE OR IN PART WITHOUT PERMISSION. ITIS NOT TO BE USED ON ANY OTHER PROJECTAND IS TO BE RETURNED ON REQUEST.
BY
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2025.09.08KORI & TOBY O'BRIEN
O'BRIEN.OCEANFRONT
1624 WEST OCEAN FRONT, NEWPORT BEACH
SITE LEGEND:
· PROPOSED FOOTPRINT AT FLOOR 1
· FRONT DOOR ENTRY
· PROPERTY LINE
· FOOTPRINT OF OVERHANG
· HOSE BIB
· OPEN SPACE, SEE A0.1a
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CITY OF NB NOTES
1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACHDOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TOOBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BERECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULDCONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENTOF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT.2. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY ANENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKSDEPARTMENT
3. BARBECUES, FIRE FEATURES, FOUNTAINS, POOLS, SPAS, WALLS,FENCES, PATIO COVERS, AND OTHER FREESTANDING ACCESSORYSTRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS ANDSEPARATE ELECTRICAL & PLUMBING PERMITS4. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5'AND FOR SHORING AND UNDERPINNING.
5. THE MAX. TIME TO COMPLETE CONSTRUCTION ON A PROJECT IS LIMITEDTO (3) YEARS FROM THE DATE OF PERMIT (NBMC 15.02.095)
6. PROVIDE A PROJECT INFORMATION SIGN FOR PROJECTS REQUIRINGFENCING (NEW STRUCTURE OR ADDITION AND REMODEL TO AN EXISTINGSTRUCTURE WITH A COMBINED FLOOR AREA EXCEEDING SEVENTY-FIVE(75) PERCENT OF THE FLOOR AREA OF THE PROPOSED STRUCTURE) INDESIGNATED “HIGH DENSITY AREAS”. PROJECT SIGN SHALL COMPLYWITH NBMC SECTION 15.60.030.
DEFERRED SUBMITTALS
DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT ORENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL FOR PLANCHECK OR APPROVAL BY THE CITY 1. A/C CONDENSER LOCATION
2. FIRE SPRINKLERS (OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLINGFOR ROOF SHEATHING INSPECTION)
HB
FRONT PL SETBACK
NOTE: SETBACKS ARE MEASURED T0FACE OF EXTERIOR FINISH±
PROPERTY LINE
GOVERNING BUILDING CODES
2022 CALIFORNIA RESIDENTIAL CODE2022 CALIFORNIA BUILDING CODE2022 CALIFORNIA ELECTRICAL CODE
2022 CALIFORNIA MECHANICAL CODE
2022 CALIFORNIA PLUMBING CODE
2022 CALGREEN WITH 2017 AMENDMENTS2022 CALIFORNIA ENERGY CODE
PROPERTY LINE
PRO
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3'-0
"
23
'
-
8
"
3'-212"10'-6"2'-512"6'-0"52'-1"
16'-0"12'-3"74'-3"
19
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19'-8" CLR. GARAGE
24'
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3'-0
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3'-0
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9'-912"4'-0"60'-512"13'-9"
12'-3"74'-3"15'-6"
ENTRY A
CARPORT/OPEN SPACERE: A.01a
TRASH/GAS METERS ENCLOSURE
ENTRY B
LINE OF BALCONY ABV.
LINE OF OVERHANG ABOVE
LINE OF FLOOR ABOVE
MAIN HOUSE
ADU
GLAZING NUMBER
WORK POINT
ELEVATION CONTROL
INTERIOR ELEVATION
NORTH ARROW
CENTER LINE
PROPERTY LINE
HIDDEN/CONCEALED LINE
SPOT ELEVATION
DIMENSIONS
GRIDLINES
ELEVATION
BUILDING SECTION
DETAIL/WALL SECTIION
DETAIL ENLARGEMENT
DOOR NUMBER
NEW CONSTRUCTION
1 HOUR CONSTRUCTION
DRAWING SYMBOLS
ABBREVIATIONSA@ atabv. aboveAFF Above Finish FloorA.D. Area Drainavg. AverageBBd. BoardBlw. BelowBldg. BuildingBm. BeamBTU British Thermal UnitCCFM Cubic Feet per MinuteCIP Cast in placeCMU Concrete masonry UnitConc. ConcreteCont. ContinuousDDn DownDWV Drain/Waste VentEElasto. Elastomeric(E) ExistingFFAU Forced Air UnitFF Finish FloorFIN FinishFJ Floor JoistFG Finish GradeFO Face of_FOP Face of PlywoodFOS Face of StudFOF Face of FramingGGa. GuageGalv. Galvanizedgyp. GypsumGSM Galv. Sheet Mtl.GWB Gypsum WallboardHHVAC Heating, Ventilation and AirConditioning UnitIInv. InvertJ
KLLPG Liquified Petroleum GasMMfg. Manufactur(er)Mtl. MetalMin. MinimumNnic Not In Contract(N) NewOo/ OverOD Outside DiameterODU Out Door UnitOSB Oriented Strand BoardPPtd. PaintedPV Plumbing VentPW PlywoodRReq. RequiredRJ Roof JoistRR Roof RafterRm RoomSS.D. Storm DrainSF Square FeetSC ScupperStl. SteelSS Stainless SteelTTO Top of_TOFF Top of Finish FloorTOR Top of RoofTyp. TypicalT.G. Top of GrateTPS Top of Plywood SheathingUUL Underwriters LabratoriesUNO Unless Noted OtherwiseVWWd. Woodw/ WithWH Water HeaterX
4 2
3
1
1. MASONRY OR CONCRETE FENCES OVER 3.5' ABOVE GRADE, OR WITHIN 3' OFTHE PROPERTY LINE2. SITE RETAINING WALLS WITHIN 3' OF PROPERTY LINE REGARDLESS OF HEIGHT3. ELECTRICAL AND PLUMBING FOR EXTERIOR IMPROVEMENTS DETACHED FROMTHE HOUSE (I.E. BARBEQUE, FOUNTAIN, FIRE FEATURE)
SEPARATE SUBMITTALS
SCOPE OF WORK AREA CALCS:
TWO CARGARAGE
1624 WEST OCEAN FRONT3-STORY
SINGLE-FAMILY DWELLING & ADU
T.O SLAB: 12.17'
LINE OF BUILDING FOOTPRINT
N
LIST OF DRAWINGS
ALLOWABLE HEIGHT CALCULATION:12.81-9.89/92.10 = 3.17%GRADE ESTABLISHMENT FOR < 5%:
FIRST FLOOR:LIVING AREA : 1205LIVING AREA ADU: 79GARAGE: 485TOTAL FLOOR 1: 1,769
SECOND FLOOR:LIVING AREA: 1091LIVING AREA ADU: 849TOTAL FLOOR 2: 1,940
TOTAL FLOOR 3: 442TOTAL MAIN HOUSE AREA: 2,738 TOTAL ADU AREA: 928TOTAL LIVING AREA(WITH GARAGE): 3,223
COVERED DECK: 259OPEN SPACE (CARPORT): 372
BUILDABLE AREA :(93.5 x 24) = 2244MAX FLOOR AREA :2244 x 2=4,488THIRD FLOOR BUILDABLE AREA: 20% x 2244=448.8COVERED DECK AND FLOOR 3 AREA: 50% x 2244=1122OPEN SPACE:15% x 2244=336.6
OWNER:
DESIGN PROFESSIONAL INRESPONSIBLE CHARGE:JR WALZ510 LARKSPUR AVE,CORONA DEL MAR, CA 92625949.836.5977, WALZ.JR@GMAIL.COM
KORI & TOBY O'BRIEN1624 WEST OCEAN FRONT, NEWPORT BEACH,CA 92663415.902.7293,THOMAS.J.OBRIENIII@GMAIL.COM
CONTACTS
ENERGY CALCULATIONS: MARK MADISON - ENERGY CODE WORKS2600 MICHELSON DR., STE, 1700 IRVINE, CA 92612800.700.0131, MARK@ENERGYCODE.COM
STRUCTURAL ENGINEER:
PROJECT ADDRESS: 1624 WEST OCEAN FRONT
LEGAL DESCRIPTION:APN: 423 246 01PROJECT DESCRIPTION:
OCCUPANCY: GROUP R-3/U
NUMBER OF STORIES:3
CONSTRUCTION: TYPE V-B/ FIRE SPRINKLERSPER NFPA 13D
ZONING DISTRICT: R-1 SINGLE-UNIT RESIDENTIAL
PARKING: 2 COVERED, 2 UNCOVERED
FARHAD MANSHADI - ESI/FME, INC.1800 E 16TH ST B, SANTA ANA, CA 92701714.835.2800
GEOTECHNICAL ENGINEER: RMCCARTHY CONSULTING, INC.23 CORPORATE PLAZA, SUITE 150NEWPORT BEACH, CA 92660949.629.2539INFO@RMCCARTHYCONSULTING.COM
CIVIL ENGINEER:
NEW THREE-STORY SINGLEFAMILY RESIDENCE WITH AN ATTACHED ADU AND TWO CARGARAGE. INCLUDES A ROOF DECK, BALCONY, AS WELL ASFIVE BEDROOMS AND SIX AND ONE HALF BATHS.
SPECIAL HAZARDS: LIQUEFACTION
ADAM TOAL- TOAL ENGINEERING139 AVE. NAVARRO, SAN CLEMENTE, 92672949.492.8586ATOAL@TOALENGINEERING.COM
LANDSCAPEARCHITECT :PERDIAN INTERNATIONAL, INC28TH STREET MARINA2600 NEWPORT BLVD., SUITE 130NEWPORT BEACH, CA 92663(949) 675 2445TPRICE@PERIDIAN.NET
2'-0
"
(E)WATER METER LOCATION TO REMAIN
10'-0"
INSTALL A NEW SEWER CLEAN OUT ON THEEXISTING SEWER LATERAL PERCITY STANDARD 406.MUST BE LOCATED IN THEPUBLIC ROW RE: CIVIL
COVERED PATIO
OUTLINE OF NEIGHBOR HOME
DS
12'-812"
(E)PROPERTY LINE FENCE TO BE REPLACE W/BLOCK WALL,MAX 6’-0” ABV. (E)GRADE. SEPARATE PERMIT REQUIREDREF: LANDSCAPE
℄AL
L
E
Y
1'-
9
"
20'
-
5
12"
1'-9
"
IN FRONT SETBACK PROPERTY LINE WALLSHALL BE MAX.42'' ABV. (E)GRADE
POINT #1(10.23FS)
POINT#3(12.81 FS)
POINT #4(12.89FS) POINT #2(9.89FS)
1'-9"
· DOWNSPOUTDS
DS
3'-0"MAX.3'-3"6'-0"
DS
DS DS DS
15'-6"
℄AL
L
E
Y
OC
E
A
N
F
R
O
N
T
W
E
S
T
TOTAL GROSS FLOOR AREA(GARAGE INCLUDED): 4,151
6"
30'
-
0
"
102'-0"
SUM( 10.23, 9.89, 12.81, 12.89) / 4= 11.46’ AVG.
93'-212"
SLOPE OF THE LOT : HIGH POINT := 12.81LOW POINT := 9.89SLOPE = 3.17%
REMOVE EXISTING WALL, INSTALLSIDEWALK TO MATCH THE EXISTINGOCEAN FRONT WALKWAY.
UNCOVERED DECK: 499
PUBLIC TRANSIT
PARKING FOR ADU NOT REQUIRED PER NBMC 21.48.200.F.(8)(D)(II).PROPERTY IS WITHIN 0.5 MILE WALKING DISTANCE OF PUBLICTRANSIT (SEE ATTACHED GOOGLE WALKING ROUTE).
3'-0
"
UNOBSTRUCTED PATH FROM THEFRONT TO THE REAR OF THEPROPERTY AT A MINIMUMOF 36IN. FOR EMERGENCY ACCESS.
NEW BLOCK WALL ATPROPERTY LINE PER LANDSCAPE
102'-5"
6"
FIRE PIT PER LANDSCAPE
PROPERTY LINE
GATE PER LANDSCAPE
CIVILSURVEY TOPOGRAPHIC SURVEYC-1 TITLE SHEETC-2 PRECISE GRADING & DRAINAGE PLANC-3 DETAILSC-4 CONSTRUCTION POLLUTION PREVENTION PLANC-5 GEOTECHNICAL RECOMMENDATIONSC-6 GEOTECHNICAL RECOMMENDATIONS 2C-7 GEOTECHNICAL RECOMMENDATIONS 3LANDSCAPEL-1 LANDSCAPE DESIGN PLAN VIEWL-2 LANDSCAPE DESIGN ELEVATION
ENERGYT24-A-E ENERGY COMPLIANCE
STRUCTURALSGN GENERAL NOTESSGN 2 GENERAL NOTESSGN 3 GENERAL NOTESS1 FOUNDATIONS2FLOOR FRAMING PLANFD1 FOUNDATION DETAILSSD1-3 STRUCTURAL DETAILSWSWH1-2 DETAILSWSWH2-5 FRAMING DETAILS
ARCHITECTURALA_0.1A_0.1aA_0.2-3aA_1.0-3A_2.0-1A_3.0-2A_4.0-5A_5.0-2A_6.0
SITE & ROOF PLAN / PROJECT INFOAREA CALCS & SLOPE EXHIBITNOTES+APPROVED MOD REQUESTFLOOR+ROOF PLANSEXT. ELEVATIONSSECTIONSDETAILSELECTRICAL AND RCPDOOR & WINDOW SCHEDULE
20
MUNICIPAL NOTES
NTS A_0.3aASSESSORS PARCEL#: 047 202 27
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JR WALZ23 CORPORATE PLAZA, SUITE 150NEWPORT BEACH, CA 92660949.836.5977JR@WALZARCHITECTURE.COM
WALZ : ARCHITECTURE
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THIS DRAWING IS THE PROPERTY OF JR WALZ,AND IS NOT TO BE REPRODUCED OR COPIED INWHOLE OR IN PART WITHOUT PERMISSION. ITIS NOT TO BE USED ON ANY OTHER PROJECTAND IS TO BE RETURNED ON REQUEST.
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COASTAL DEVELOPMENT
PERMIT (RECHEK#1)
Is
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2025.08.24KORI & TOBY O'BRIEN
O'BRIEN.OCEANFRONT
1624 WEST OCEAN FRONT, NEWPORT BEACH
21
(N
7
9
°
1
9
'
3
3
"
W
3
0
.
0
0
'
)
(N 10°40'27" E 102.50')
(N 10°40'27" E 102.50')
(9.91FS)
(10.27FS)
(12.
0
9
F
S
)
(10.77FS)(11.78FS)
(11
.
1
7
F
S
)
(11.56FS)(11.86FS)
(10.
0
8
F
S
)
(10.59GF)
(31.81)TOR
(39.36)TOR
(3
6
.
0
4
)
TO
R
(14.57TW)(13
.
8
4
F
S
)
(11.46FS)
(13.26FS)
(13.26TW)
(10.75FS)
WM(10.1
8
F
S
)
(10.
3
3
F
S
)
(10
.
4
3
F
S
)
LOT 12
LO
T
1
3
2 STORYBUILDING
2 S
T
O
R
Y
BU
I
L
D
I
N
G
2SB
GAR
A
G
E
GMGM
2ND STORYBUILDING LINE
(12.05FF)(11.08FS)
(10.93FS)
(14
.
1
4
F
F
)
(14.1FS)
DEC
K
LIN
E
PAL
M
(22.79)DECK
(37.61)RIDGE
(37.69)TOP OF RAILING
(14.02FF)
(34.80)DECK
(12.73F
S
)
(S
)
(1
3
.
9
2
F
S
)
(13.87FS)
(13.70FS)(11.89FS)(11.65FS)(11.
3
6
F
S
)
(10.
9
0
F
S
)
(10.57FS)
(11.
3
5
F
S
)
(13.26FS)(13.
5
5
F
S
)
(11.54FS)(12.61FS)
DEC
K
LIN
E
(10.46FS)
(10.
0
0
F
S
)
X
X
X
X
X
X
PL
A
S
T
I
C
FE
N
C
E
XX X X X X
XXXX
X
2.1
3.2
3.0
2.7
3.0
3.1
4.9
10
0.7
9.5
8.8
9.7
PRO
P
E
R
T
Y
LIN
E
PRO
P
E
R
T
Y
LIN
E
PRO
P
E
R
T
Y
LIN
E
PR
O
P
E
R
T
Y
LIN
E
SE
A
R
C
H
E
D
,
FO
U
N
D
N
O
T
H
I
N
G
,
FO
U
N
D
N
O
T
H
I
N
G
DIRT
DIRT
(9.8
9
F
S
)
(10
.
6
5
F
S
)
(10.36FS
)
(12.7
8
T
W
)
(13.32
T
W
)
(11.82FS)
(14.63TW)
(12.14FS)
(1
3
.
9
0
F
S
)
(14
.
0
5
F
S
)
(11.67FS)
(11
.
0
9
F
S
)
(11.
0
F
S
)
POINT 3 :12.81FS
POINT 2 :9.89 FS
POINT 1:10.23FS)
HIGH POINT
POINT 4 :12.89FS HIGH POINT
ASSESSORS PARCEL#: 047 202 27
Sca
l
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:
JR WALZ23 CORPORATE PLAZA, SUITE 150NEWPORT BEACH, CA 92660949.836.5977JR@WALZARCHITECTURE.COM
WALZ : ARCHITECTURE
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THIS DRAWING IS THE PROPERTY OF JR WALZ,AND IS NOT TO BE REPRODUCED OR COPIED INWHOLE OR IN PART WITHOUT PERMISSION. ITIS NOT TO BE USED ON ANY OTHER PROJECTAND IS TO BE RETURNED ON REQUEST.
BY
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COASTAL DEVELOPMENT
PERMIT (RECHEK#1)
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2025.08.24KORI & TOBY O'BRIEN
O'BRIEN.OCEANFRONT
1624 WEST OCEAN FRONT, NEWPORT BEACH
FLOOR AREA
EXHIBIT
1/8"=1'-0"A_0.1a
10
9 8
11
7654
1
2
PROPOSED GARAGE:= 422=
= 485
PROPOSED FLOOR 1:= 646= 143= 22= 383= 4= 7= 1,205
PROPOSED ADU:= 407
= 298
62= 849
PROPOSED FLOOR 2:
= 35= 59= 55= 185= 757= 1,091
PROPOSED FLOOR 3:= 133= 82
178= 442
= 4,151 TOTAL PROPOSED SQUARE FOOTAGE( GARAGE INCLUDED)
PROPOSED COVERED DECK:= 259
PROPOSED UNCOVERED DECK:= 17= 390= 75= 17= 499
SLOPE ESTABLISHMENT:HIGHEST GRADE POINT: 12.81'LOWEST GRADE POINT: 9.89POINT DISTANCE: 92.10’SLOPE: 2.92/92.10 = 3.17%
ALLOWABLE HEIGHT CALCULATION:GRADE ESTABLISHMENT FOR < 5%:SUM( 10.23, 9.89, 12.81, 12.89) / 4= 11.46’ AVG.
12
SQUARE FOOTAGE CALCULATION
PROPOSED FLOOR 1
PROPOSED FLOOR 2
1213
14
161718
PROPOSED FLOOR 3
25
262728
4
1
2
3
4
567
8
9
1018
12
15
14 11
22
19
20
24
23
2527
29
17
28
63
ADU STAIR:= = 79379
= 22= 6
26
3
EST. GRADE EXHIBIT
92'-10"
POINT #1: 10.23 FSPOINT #2: 9.89 FSPOINT #3: 12.81 FSPOINT #4: 12.89 FS
OPEN SPACE:= 372= 372A
ADISTANCE BETW
E
N
H
I
G
H
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O
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O
W
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O
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LEGEND SUPPLEMENT:
·ADU
· MAIN RESIDENCE FLOOR AREA
LEGEND SUPPLEMENT:
·ADU
OPEN SPACE
STAIRS
LEGEND SUPPLEMENT:
· UNCOVERED PATIO
· COVERED PATIO
ELEVELEV
STAIRS
15'-6"20'-10"9'-7"21'-7"6'-0"16'-2"
23'-
8
"
4"
16'-2"37'-3"20'-10"15'-6"
24
'
-
0
"
17'-
4
"
6'-8
"
20'
-
2
"
3'-1
0
"
23'
-
4
"
32'-5"10'-9"10'-5"3'-7"12'-8"17'-3"
32'-5"5'-3"19'-6"15'-2"17'-3"
23'-
8
"
17
'
-
2
"
5'-7
"
19'
-
7
"
4'-1
"
3'-5"
21'-
1
1
"
3'-5"8'-10"9'-8"
18'-6"13'-3"
20'-
0
"
12'-11"11'-7"1'-6"6'-8"
6'-8"10'-5"5'-4"5'-11"
20'-
1
"
1'-3
"
15'-
5
"
7'-
9
"
3'-1
0
"
4'-0
"
3'-8
"
1'-0
"
21'-
1
"
· MAIN RESIDENCE FLOOR AREA
· MAIN RESIDENCE FLOOR AREA
= 72=
13
16
17
'
-
2
"
15
1920
23
2122
=
29
10'-9"
6'-6"
OPENTO SKY
MECH.
5'-9"3'-3"
21
24= 21
10.a
2'-6"
10.a= 10
1'-1
1
"
OPEN TO SKY
TRASH/METER
22
UP
PLANS
1/4"=1'-0"A_1.0
FLOOR 1 1
AGING-IN PLACE BATHROOM 110BATHROOM PROVIDED WITH AGING-IN-PLACE AND FALLPREVENTION, REINFORCEMENT FOR GRAB BARS.ELECTRICAL RECEPTACLE OUTLETS, SWITCHES ANDCONTROLS SHALL BE LOCATED NO MORE THAN 48”MEASURED FROM THE TOP OF THE OUTLET BOX AND NOTLESS THAN 15” MEASURED FROM THE BOTTOM OFTHE OUTLET BOX ABOVE THE FINISH FLOOR. CRC R327.1.2.
1'-4"4'-9"4'-11"
BAR
102
101A
2A2.0
1A2.0
3A2.1
4A2.1
FIRE
MAIN HOUSE
WINE
ENTRY B
MAIL UP
DINING
101
LIVING
103
KITCHEN
104
PANTRY / COFFEE
105 PWDR
108
HALLWAY
107
GUEST SUITE - 1
110
CL.
109
111BATH
110
CL
113
W & D
116
GARAGE
115
UTILITY
117
TRASH / METERS
119STAIR B
118
SAND/SURF
114
STAIR
112
ELEV
106
CARPORT / OPEN SPACE
120
B1 C1
104A
105A
101B
106A 108A
110A
110C
114A
113A
116A
115A
115B
117A
119A1'-0
"
4'-
4
34"
14'
-
1
0
12"
4'-
4
34"
3'-0
"
2'-0
"
23
'
-
8
"
4"
12'-3"6'-3"6'-6"18'-4"10'-9"10'-0"20'-1012"3'-9"9'-6"2'-3"6"
6'-3"
74'-3"16'-0"12'-3"
3'-
0
"
3'-4
"
3'-
0
"
1'-9
"
1'-9
"
2'-
0
"
16'
-
4
"
5"
1'-9
"
3'-0
"
15'-6"
6"1'-9"13'-9"20'-512"10'-5"5'-11"4'-10"10'-512"6'-0"14'-8"6'-3"6'-0"
52'-1"22'-2"12'-3"16'-0"
12'-3" SETBACK
3'-0
"
S
E
T
B
A
C
K
3'-0
"
S
E
T
B
A
C
K
PR
O
P
E
R
T
Y
L
I
N
E
31
8
8 8
6'-0" SETBACK
31
31
21
20
9
9
6
7
11
137109
11
6
2
14 9
1
26
1625
2
1491
34 33 9 10
28
3
8
15
1'-6"VIF W/DOORSPECS.
PROPERTY LINE
PROPERTY LINE
3'-0
"
C
L
R
.
ADU
1'-614"VIF
19'-8" CLEAR
19'
-
0
"
C
L
E
A
R
18
4
4
2
43
SLOPE PER GRADING PLAN
6'-812"2'-9"2'-5"3'-2"4'-5"
D1 D3 E1 E2
6'-11"6'-11"
A1 A2 A3
4'-10"
8 4
4 4
4
8
℄ OF
R
O
O
M
3'-
6
"
1'-6
12"
11'-
7
"
3'-4"6'-8"3'-2"4'-11"2'-3"
3'-
2
"
5'-1
"
5'-9
14"
3'-
0
"
3'-
7
12"
ENTRY A
11'
-
2
12"
2'-5
"
3'-9
"
4A_3.1
4A_3.1
5A_3.1
5A_3.1
6A_3.2
6A_3.2
7A_3.2
7A_3.2
1A_3.01A_3.0
3A_3.11A_3.1
2A_3.02A_3.0 24
'
-
0
"
20'-
6
"
PR
O
P
E
R
T
Y
L
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ASSESSORS PARCEL#: 047 202 27
Sca
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:
JR WALZ23 CORPORATE PLAZA, SUITE 150NEWPORT BEACH, CA 92660949.836.5977JR@WALZARCHITECTURE.COM
WALZ : ARCHITECTURE
Clie
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THIS DRAWING IS THE PROPERTY OF JR WALZ,AND IS NOT TO BE REPRODUCED OR COPIED INWHOLE OR IN PART WITHOUT PERMISSION. ITIS NOT TO BE USED ON ANY OTHER PROJECTAND IS TO BE RETURNED ON REQUEST.
BY
Cor
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C
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:
# REVISIONSDATE
Se
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:
COASTAL DEVELOPMENT
PERMIT (RECHEK#1)
Is
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Dra
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2025.08.26KORI & TOBY O'BRIEN
O'BRIEN.OCEANFRONT
1624 WEST OCEAN FRONT, NEWPORT BEACH
A
LEGEND (RE: STRUCTURAL PLANS FRAMING DESIGN & PLANS)
GENERAL NOTES· ALL DIMENSIONS ARE TO BE TO THE FACE OF PLYWD, FRAMING,SLAB EDGE OR CENTERLINE OF THE PARTITION U.N.O.· G.C. TO LAYOUT (IN PAINT) THE LOCATIONS OF ALL PARTITIONS,DOORS, LIGHTING, CEILING ELEMENTS, SPRINKLERS, SWITCHES,DIMMERS, THERMOSTATS, POWER & COMM. OUTLETS,MILLWORK AND FURNITURE FOR APPROVAL BY THE OWNERPRIOR TO CONSTRUCTION.· IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO BRING TOTHE ATTENTION OF THE ARCHITECT ANY FIELD CONDITIONS THATDO NOT ALLOW CONSTRUCTION OR INSTALLATION AS DRAWN.· DO NOT SCALE DRAWINGS. DIMENSIONS AS INDICATED TAKEPRECEDENT OVER DRAWINGS.· PROVIDE CONTINUOUS METAL BACKING FOR REINFORCING OFWALLS TO HANG MILLWORK, FURNITURE SHELVING ORCABINETRY.· PROVIDE MILLWORK SHOP DRAWINGS FOR ARCHITECT'SAPPROVAL. MILLWORK TO COMPLY WITH THERECOMMENDATIONS OF THE WOODWORK INSTITUTE OFCALIFORNIA (WIC).· G.C. TO PROVIDE FULL-TIME SUPERINTENDENT'S SUPERVISIONON THE PROJECT. UNLESS OTHERWISE AGREED TO WITH THEOWNER.· AT BATHROOM ACCESSORIES, SUCH AS GRAB BARS, TOWELBARS, SOAP DISHES, ETC. ON OR WITHIN WALLS SHALL BESEALED AGAINST MOISTURE. PROVIDE BACKING AS REQUIRED.· AVOID CUT TILES AND BRICK. LAYOUT TO CONSIDER FINALREQUIREMENT, ADJUST AS NECESSARY. NOTIFY ARCHITECT OFCHANGES.
PLAN KEY NOTES (ALL FIXTURE & FINISH SPECS PER INTERIORS)
1 WATERCLOSET - 1.28 GALLON/FLUSH. PROVIDE 24" CLR. INFRONT AND 30" CLR. WIDTH CONCEAL WATER SUPPLY
2
3
5
6
7
9
CLOSET MILLWORK
10
12
13
14
16
15
LANDING: MAX. 1.5" BELOW THRESHOLD. WHERE DOOR DOESNOT SWING OVER LANDING MAX. 7.75" BELOW THRESHOLD.MIN 36" IN DIRECTION OF TRAVEL (R311.3)
FULL HEIGHT CABINETS / SHELVES, TYP.
SINGLE DEEP BOWL UNDER COUNTER KITCHEN SINK WITHWASTE DISPOSAL AND FAUCET WITH PULL OUT SPRAYERMAX. 1.8 GPM @ 80 PSI, PER SPECS
RANGE WITH 180CFM HOOD VENT (SEE NOTES A5.0) 7INCHFOR RIGID OR FLEXIBLE DUCTCOUNTER DEPTH BUILT-IN REFRIGERATOR / FREEZER
UPPER CABINETS/SHELVESCOUNTERTOP @ 36" TYP.
STAIRWAY & GUARD/HANDRAIL PER 49&50/A4.311
8
PULL OUT TRASH DRAWER, PROVIDE TWO BINS
4 DEEP BOWL UNDERCOUNTER UTILITY SINK AND FAUCET WITHPULL OUT SPRAYER.
CUSTOM MILLWORK PER INT.STAINLESS STEEL SHOWER DRAIN
SHOWER OR TUB W/ ANTI-SCALDING FIXTURES MAX. 2.0 GPM@ 80 PSI. PROVIDE 12"Ø CLEANOUT. WALL COVERING OFSHOWER SHALL BE TILE, OR APPROVED EQUAL, TO A HEIGHTOF MIN. 72" ABV. DRAIN INLET. FLOAT TILE OVER CEMENTPLASTER BACKING. NET AREA OF SHOWER ENCLOSURE SHALLNOT BE LESS THAN 7.1 SQ. FT. OF FLOOR AREA W/ A MIN. 30"ØCIRCLE.
17
LAVATORY PER INTERIORS, 1.5 GPM @ 60 PSI
18
CEILING ABOVE PER A_5.0-2
19
TANKLESS WATER HEATER PER T24. PROVIDE A 120V ELEC.OUTLET W/IN 3'; A CATEGORY III OR IV VENT, OR A TYPE BVENT WITH A STRAIGHT PIPE, CONDENSATE DRAIN THAT IS NOMORE THAN 2" ABV. THE FINISH SURFACE BELOW, A GASSUPPLY LINE WITH MIN. 200,000 BTU/HR CAPACITY SYSTEM,MIN. 30"X36" WORKPLACE CLEARANCE IN FRONT.
20
21
RECESSED SHOWER FLOOR
22
23
24
CLEAR TEMPERED GLASS ENCLOSURE & DOOR
WINE FRIDGE W/ CUSTOM STL. & GLASS CABINET
24" DISHWASHERS ENERGY STAR QUALIFIED
ELECTRIC METER MAIN, MIN. 30"X36" CLEAR IN FRONT, VERIFYWITH SCE
X
XXXX - NEW DOOR PER SCHEDULE A6.0
- NEW WINDOW PER SCHEDULE A6.0
WASHER & DRYER: WASHER SHALL BE QUALIFIED ENERGYSTAR APPLIANCE WITH MAXIMUM WATER USE FACTOR OF 6GALLONS PER CUBIC FEET OF DRUM CAPACITY. (NBMC15.11.010) CLOTHES DRYER. 4" Ø VENT. USE BLOWER TOVENT THRU ROOF
INDICATES EMERGENCY EGRESS W/ MIN. 5.7 SF OPENING (MIN.20" CLEAR WIDTH X 24" CLEAR HEIGHT). RE: A6.0 FORDETAILED REQUIREMENTS.
ELECTRICAL SUBPANEL, MAINTAIN 3' CLR. IN FRONT
B - 1.5" BRICK ADHERED VENEER O/ CEMENT MORTARBED PER 1/A4.0
C - BRD & BATTEN SIDING 12" O/C SPACING PER 7/A4.0
- 2X6 EXTERIOR WALLS W/ R-21 BATT INSULATION.- 2X4 W/ R-15 @ INTERIOR EXCEPT WHERE REQ'DFOR ROUTING PLUMBING PIPES PROVIDE 2X6CONST. SEE FINISHES BELOW.
- RATED WALL PER TYPES BELOWFOR PENETRATION NOTES SEE A_0.2
25
26
27 WAUPACA EXCELEVATOR HYDRAULIC ELEVATOR ANDEQUIPMENT, PROVIDE 12" DEEP PIT PER MFT. SPECS.CONTACT MIKE BURKE (MCKINLEY ELEVATOR): 949-735-0373
28
29 WALL OVEN30FURNACE PER ENERGY CALCS & SUBCONTRACTOR DESIGN
31 EXT. OVERHANG ABOVE
32
- HORIZONTAL LAP SIDING, PTD. WHITE PER 4/A4.0
33
34
BAR SINK
ICE MAKER
35 NICHE PER INT.
36 COMBO SHOWER AND TUB REFER TO NOTE 2
37 COFFEE STATION W/ WATER SUPPLY3818" DISH WASHER DRAWER PER INT. SPECS39COOK TOP W/ SPEED OVEN BELOW PER INT. SPECS40
DEFENDER REVERSE OSMOSIS DOMESTIC WATER FILTER41
BUILT-IN INFRARED SAUNA, E2H FROM RADIANT SAUNA.42 U/C APPLIANCES & MILLWORK PER LANDSCAPE43SOLAR BACKUP BATTERY, SEE A_0.2 FOR INSTALL. REQS.44
1
2
3
- INT. 1-HR RATED PER 61/A_4.4
4
- EXT. 1-HR RATED PER 63/A_4.4
- EXT. 1-HR RATED PER 64/A_4.4 (BRICK)
- 1-HR & 50 STC RATED DEMISING WALL PER 62/A_4.4
MASON-LITE LINEAR MFP-60 W/ PERMANENT GLASS DOORS &DECORATIVE GAS APPLIANCE INSTALLED, TESTED AND LISTEDPER ESR-2401. PROVIDE LISTED 10"Ø TYPE B GAS VENT &SHROUD.
CASSETTE HEAT PUMP IN SOFFIT45
4
LEGEND SUPPLEMENT:
·ADU
NOTES
COVERED PATIORE:LANDSCAPE
2'-5"
D2
2'-9"
16'
-
4
"
5'-1
0
"
OPEN TO SKY
18'-9"11"
12 UP12''RISER 6'
23
PLANS
1/4"=1'-0"A_1.1
1 FLOOR 2 1
LEGEND SUPPLEMENT:
·ADUZCLASS 'A' THERMORY PINE, RJ8258F-1 TESTED PER ASTME108 O/ MIN. 2% SLOPE: MER-KO CLASS 'A' WATERPROOFELASTOMERIC MEMBRANE PER IAPMO ER-517
Y
X ROOF DRAIN PER 13/A4.0DECK DRAIN PER 14/A4.0
V ZINC COATED STANDING SEAM METAL AGED VINTAGEFINISH
U ZINC COATED HALF ROUND GUTTER W/ AGED VINTAGEFINISH
T CUSTOM FIBERGLASS WATERPROOF PLANTER W/INTEGRAL ATRIUM DRAINS & OVERFLOW
ROOF NOTES UNVENTED ASSEMBLIES:1. MIN. 1" AIR IMPERMEABLE SPRAY FOAM INSULATION APPLIEDTO THE UNDERSIDE OF THE ROOF SHEATHING W/ BATTINSULATION BELOW. MIN. R-30 TOTAL.
2. INTERIOR CLASS I VAPOR RETARDERS ARE NOT INSTALLEDON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTICASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTEDENCLOSED ROOF FRAMING ASSEMBLY.3. PROVIDE R-30 FIBERGLASS BATT FLOOR INSULATION4. OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FORROOF SHEATHING INSPECTION.
S OVERFLOW DRAIN
AGING-IN PLACE BATHROOM 109 & GUEST SUITE 111BATHROOM PROVIDED WITH AGING-IN-PLACE AND FALLPREVENTION, REINFORCEMENT FOR GRAB BARS.ELECTRICAL RECEPTACLE OUTLETS, SWITCHES ANDCONTROLS SHALL BE LOCATED NO MORE THAN 48”MEASURED FROM THE TOP OF THE OUTLET BOX AND NOTLESS THAN 15” MEASURED FROM THE BOTTOM OFTHE OUTLET BOX ABOVE THE FINISH FLOOR. CRC R327.1.2.
4'-
7
12"
3'-
7
"
3'-9
"
3'-5
"
3'-7
"
4'-7
12"
4'-3"2'-4"3'-1"1'-612"1'-8"3'-11"3'-11"3'-11"17'-11"1'-912"1'-912"
℄ O
F
R
O
O
M
2'-0"3'-2"5'-2"5'-2"
℄ O
F
R
O
O
M
2'-712"2'-912"2'-1012"1'-8"2'-8"1'-8"2'-412"1'-312"4'-2"3'-8"2'-5"2'-5"1'-812"1'-912"4'-112"1'-6"
LINEN
MECH
VANITY
CL
UPDN
DN
2A2.0
1A2.0
3A2.1
4A2.1
MASTER SUITE
201
OFFICE
202
BALCONY
203
BATH
204
CLOSET
205
ELEV
206
LAUNDRY
207
GUEST SUITE - 2
208
CL
209
BATH
210
BATH
211
BUNK
212
SUITE - B
213
CL
214
BATH
215 KITCHEN
216
FAMILY / BONUS
217
F1 F2 F3 G1 G2 G3 H1 I1 I2 J1 J2 K1 L2
M1
M2
M3
M5
N2N3N4O1P1P2Q1Q2Q3R1R2
201A
205A
204A
204B
201B
206A201C 207A
208A
209A
210A
211A
211B
212A
213A
213B
215A
215B
14
9
1
2 16
℄ O
F
T
U
B
2 14 149
1
15'-1014"15'-3"10'-9"10'-0"4'-0"32'-412"
89'-7"
1'-4"VIF W/DOORSPECS.
1'-4"VIF
9'-314"7'-734"8'-812"3'-5"3'-5"4'-10"8'-3"6'-2"7'-11"12'-3"5'-10"11'-1012"
89'-7"
4A_3.1
4A_3.1
5A_3.1
5A_3.1
6A_3.2
6A_3.2
7A_3.2
7A_3.2
1A_3.0
3A_3.1
2A_3.0
24'
-
0
"
4'-2
34"
14
'
-
1
0
12"
4'-4
34"
23'
-
6
"
ASSESSORS PARCEL#: 047 202 27
Sca
l
e
:
JR WALZ23 CORPORATE PLAZA, SUITE 150NEWPORT BEACH, CA 92660949.836.5977JR@WALZARCHITECTURE.COM
WALZ : ARCHITECTURE
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THIS DRAWING IS THE PROPERTY OF JR WALZ,AND IS NOT TO BE REPRODUCED OR COPIED INWHOLE OR IN PART WITHOUT PERMISSION. ITIS NOT TO BE USED ON ANY OTHER PROJECTAND IS TO BE RETURNED ON REQUEST.
BY
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# REVISIONSDATE
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COASTAL DEVELOPMENT
PERMIT (RECHEK#1)
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2025.08.26KORI & TOBY O'BRIEN
O'BRIEN.OCEANFRONT
1624 WEST OCEAN FRONT, NEWPORT BEACH
A
LEGEND (RE: STRUCTURAL PLANS FRAMING DESIGN & PLANS)
GENERAL NOTES· ALL DIMENSIONS ARE TO BE TO THE FACE OF PLYWD, FRAMING,SLAB EDGE OR CENTERLINE OF THE PARTITION U.N.O.· G.C. TO LAYOUT (IN PAINT) THE LOCATIONS OF ALL PARTITIONS,DOORS, LIGHTING, CEILING ELEMENTS, SPRINKLERS, SWITCHES,DIMMERS, THERMOSTATS, POWER & COMM. OUTLETS,MILLWORK AND FURNITURE FOR APPROVAL BY THE OWNERPRIOR TO CONSTRUCTION.· IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO BRING TOTHE ATTENTION OF THE ARCHITECT ANY FIELD CONDITIONS THATDO NOT ALLOW CONSTRUCTION OR INSTALLATION AS DRAWN.· DO NOT SCALE DRAWINGS. DIMENSIONS AS INDICATED TAKEPRECEDENT OVER DRAWINGS.· PROVIDE CONTINUOUS METAL BACKING FOR REINFORCING OFWALLS TO HANG MILLWORK, FURNITURE SHELVING ORCABINETRY.· PROVIDE MILLWORK SHOP DRAWINGS FOR ARCHITECT'SAPPROVAL. MILLWORK TO COMPLY WITH THERECOMMENDATIONS OF THE WOODWORK INSTITUTE OFCALIFORNIA (WIC).· G.C. TO PROVIDE FULL-TIME SUPERINTENDENT'S SUPERVISIONON THE PROJECT. UNLESS OTHERWISE AGREED TO WITH THEOWNER.· AT BATHROOM ACCESSORIES, SUCH AS GRAB BARS, TOWELBARS, SOAP DISHES, ETC. ON OR WITHIN WALLS SHALL BESEALED AGAINST MOISTURE. PROVIDE BACKING AS REQUIRED.· AVOID CUT TILES AND BRICK. LAYOUT TO CONSIDER FINALREQUIREMENT, ADJUST AS NECESSARY. NOTIFY ARCHITECT OFCHANGES.
PLAN KEY NOTES (ALL FIXTURE & FINISH SPECS PER INTERIORS)
1 WATERCLOSET - 1.28 GALLON/FLUSH. PROVIDE 24" CLR. INFRONT AND 30" CLR. WIDTH CONCEAL WATER SUPPLY
2
3
5
6
7
9
CLOSET MILLWORK
10
12
13
14
16
15
LANDING: MAX. 1.5" BELOW THRESHOLD. WHERE DOOR DOESNOT SWING OVER LANDING MAX. 7.75" BELOW THRESHOLD.MIN 36" IN DIRECTION OF TRAVEL (R311.3)
FULL HEIGHT CABINETS / SHELVES, TYP.
SINGLE DEEP BOWL UNDER COUNTER KITCHEN SINK WITHWASTE DISPOSAL AND FAUCET WITH PULL OUT SPRAYERMAX. 1.8 GPM @ 80 PSI, PER SPECS
RANGE WITH 180CFM HOOD VENT (SEE NOTES A5.0) 7INCHFOR RIGID OR FLEXIBLE DUCTCOUNTER DEPTH BUILT-IN REFRIGERATOR / FREEZER
UPPER CABINETS/SHELVESCOUNTERTOP @ 36" TYP.
STAIRWAY & GUARD/HANDRAIL PER 49&50/A4.311
8
PULL OUT TRASH DRAWER, PROVIDE TWO BINS
4 DEEP BOWL UNDERCOUNTER UTILITY SINK AND FAUCET WITHPULL OUT SPRAYER.
CUSTOM MILLWORK PER INT.
STAINLESS STEEL SHOWER DRAIN
SHOWER OR TUB W/ ANTI-SCALDING FIXTURES MAX. 2.0 GPM@ 80 PSI. PROVIDE 12"Ø CLEANOUT. WALL COVERING OFSHOWER SHALL BE TILE, OR APPROVED EQUAL, TO A HEIGHTOF MIN. 72" ABV. DRAIN INLET. FLOAT TILE OVER CEMENTPLASTER BACKING. NET AREA OF SHOWER ENCLOSURE SHALLNOT BE LESS THAN 7.1 SQ. FT. OF FLOOR AREA W/ A MIN. 30"ØCIRCLE.
17
LAVATORY PER INTERIORS, 1.5 GPM @ 60 PSI
18
CEILING ABOVE PER A_5.0-2
19
TANKLESS WATER HEATER PER T24. PROVIDE A 120V ELEC.OUTLET W/IN 3'; A CATEGORY III OR IV VENT, OR A TYPE BVENT WITH A STRAIGHT PIPE, CONDENSATE DRAIN THAT IS NOMORE THAN 2" ABV. THE FINISH SURFACE BELOW, A GASSUPPLY LINE WITH MIN. 200,000 BTU/HR CAPACITY SYSTEM,MIN. 30"X36" WORKPLACE CLEARANCE IN FRONT.
20
21
RECESSED SHOWER FLOOR
22
23
24
CLEAR TEMPERED GLASS ENCLOSURE & DOOR
WINE FRIDGE W/ CUSTOM STL. & GLASS CABINET
24" DISHWASHERS ENERGY STAR QUALIFIED
ELECTRIC METER MAIN, MIN. 30"X36" CLEAR IN FRONT, VERIFYWITH SCE
X
XXXX - NEW DOOR PER SCHEDULE A6.0
- NEW WINDOW PER SCHEDULE A6.0
WASHER & DRYER: WASHER SHALL BE QUALIFIED ENERGYSTAR APPLIANCE WITH MAXIMUM WATER USE FACTOR OF 6GALLONS PER CUBIC FEET OF DRUM CAPACITY. (NBMC15.11.010) CLOTHES DRYER. 4" Ø VENT. USE BLOWER TOVENT THRU ROOF
INDICATES EMERGENCY EGRESS W/ MIN. 5.7 SF OPENING (MIN.20" CLEAR WIDTH X 24" CLEAR HEIGHT). RE: A6.0 FORDETAILED REQUIREMENTS.
ELECTRICAL SUBPANEL, MAINTAIN 3' CLR. IN FRONT
B - 1.5" BRICK ADHERED VENEER O/ CEMENT MORTARBED PER 1/A4.0
C - BRD & BATTEN SIDING 12" O/C SPACING PER 7/A4.0
- 2X6 EXTERIOR WALLS W/ R-21 BATT INSULATION.- 2X4 W/ R-15 @ INTERIOR EXCEPT WHERE REQ'DFOR ROUTING PLUMBING PIPES PROVIDE 2X6CONST. SEE FINISHES BELOW.
- RATED WALL PER TYPES BELOWFOR PENETRATION NOTES SEE A_0.2
25
26
27 WAUPACA EXCELEVATOR HYDRAULIC ELEVATOR ANDEQUIPMENT, PROVIDE 12" DEEP PIT PER MFT. SPECS.CONTACT MIKE BURKE (MCKINLEY ELEVATOR): 949-735-0373
28
29 WALL OVEN
30 FURNACE PER ENERGY CALCS & SUBCONTRACTOR DESIGN
31 EXT. OVERHANG ABOVE
32
- HORIZONTAL LAP SIDING, PTD. WHITE PER 4/A4.0
33
34
BAR SINK
ICE MAKER
35 NICHE PER INT.
36 COMBO SHOWER AND TUB REFER TO NOTE 2
37 COFFEE STATION W/ WATER SUPPLY38
18" DISH WASHER DRAWER PER INT. SPECS39
COOK TOP W/ SPEED OVEN BELOW PER INT. SPECS40DEFENDER REVERSE OSMOSIS DOMESTIC WATER FILTER41BUILT-IN INFRARED SAUNA, E2H FROM RADIANT SAUNA.42 U/C APPLIANCES & MILLWORK PER LANDSCAPE43SOLAR BACKUP BATTERY, SEE A_0.2 FOR INSTALL. REQS.44
1
2
3
- INT. 1-HR RATED PER 61/A_4.4
4
- EXT. 1-HR RATED PER 63/A_4.4
- EXT. 1-HR RATED PER 64/A_4.4 (BRICK)
- 1-HR & 50 STC RATED DEMISING WALL PER 62/A_4.4
MASON-LITE LINEAR MFP-60 W/ PERMANENT GLASS DOORS &DECORATIVE GAS APPLIANCE INSTALLED, TESTED AND LISTEDPER ESR-2401. PROVIDE LISTED 10"Ø TYPE B GAS VENT &SHROUD.
CASSETTE HEAT PUMP IN SOFFIT45
212B
3'-0
"
3'-
0
"
2
4'-0
"
2'-
0
"
2'-
0
"
2'-
0
"
6"
6'-5"6'-0"6"
6'-5"6'-0"
3'-
0
"
NOTES
5'-0"
N1
℄ O
F
R
O
O
M
2'-5"2'-5"
S1 S2 S3
"BALCONYENCROACHMENTPERMITTED PER20.30.110.D.5.(A)(B)
L1
M4
R. F.ICE
1'-612"
24
A
LEGEND (RE: STRUCTURAL PLANS FRAMING DESIGN & PLANS)
GENERAL NOTES· ALL DIMENSIONS ARE TO BE TO THE FACE OF PLYWD, FRAMING,SLAB EDGE OR CENTERLINE OF THE PARTITION U.N.O.· G.C. TO LAYOUT (IN PAINT) THE LOCATIONS OF ALL PARTITIONS,DOORS, LIGHTING, CEILING ELEMENTS, SPRINKLERS, SWITCHES,DIMMERS, THERMOSTATS, POWER & COMM. OUTLETS,MILLWORK AND FURNITURE FOR APPROVAL BY THE OWNERPRIOR TO CONSTRUCTION.· IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO BRING TOTHE ATTENTION OF THE ARCHITECT ANY FIELD CONDITIONS THATDO NOT ALLOW CONSTRUCTION OR INSTALLATION AS DRAWN.· DO NOT SCALE DRAWINGS. DIMENSIONS AS INDICATED TAKEPRECEDENT OVER DRAWINGS.· PROVIDE CONTINUOUS METAL BACKING FOR REINFORCING OFWALLS TO HANG MILLWORK, FURNITURE SHELVING ORCABINETRY.· PROVIDE MILLWORK SHOP DRAWINGS FOR ARCHITECT'SAPPROVAL. MILLWORK TO COMPLY WITH THERECOMMENDATIONS OF THE WOODWORK INSTITUTE OFCALIFORNIA (WIC).· G.C. TO PROVIDE FULL-TIME SUPERINTENDENT'S SUPERVISIONON THE PROJECT. UNLESS OTHERWISE AGREED TO WITH THEOWNER.· AT BATHROOM ACCESSORIES, SUCH AS GRAB BARS, TOWELBARS, SOAP DISHES, ETC. ON OR WITHIN WALLS SHALL BESEALED AGAINST MOISTURE. PROVIDE BACKING AS REQUIRED.· AVOID CUT TILES AND BRICK. LAYOUT TO CONSIDER FINALREQUIREMENT, ADJUST AS NECESSARY. NOTIFY ARCHITECT OFCHANGES.
PLAN KEY NOTES (ALL FIXTURE & FINISH SPECS PER INTERIORS)
1 WATERCLOSET - 1.28 GALLON/FLUSH. PROVIDE 24" CLR. INFRONT AND 30" CLR. WIDTH CONCEAL WATER SUPPLY
2
3
5
6
7
9
CLOSET MILLWORK
10
12
13
14
16
15
LANDING: MAX. 1.5" BELOW THRESHOLD. WHERE DOOR DOESNOT SWING OVER LANDING MAX. 7.75" BELOW THRESHOLD.MIN 36" IN DIRECTION OF TRAVEL (R311.3)
FULL HEIGHT CABINETS / SHELVES, TYP.
SINGLE DEEP BOWL UNDER COUNTER KITCHEN SINK WITHWASTE DISPOSAL AND FAUCET WITH PULL OUT SPRAYERMAX. 1.8 GPM @ 80 PSI, PER SPECS
RANGE WITH 180CFM HOOD VENT (SEE NOTES A5.0) 7INCHFOR RIGID OR FLEXIBLE DUCTCOUNTER DEPTH BUILT-IN REFRIGERATOR / FREEZER
UPPER CABINETS/SHELVESCOUNTERTOP @ 36" TYP.
STAIRWAY & GUARD/HANDRAIL PER 49&50/A4.311
8
PULL OUT TRASH DRAWER, PROVIDE TWO BINS
4 DEEP BOWL UNDERCOUNTER UTILITY SINK AND FAUCET WITHPULL OUT SPRAYER.
CUSTOM MILLWORK PER INT.
STAINLESS STEEL SHOWER DRAIN
SHOWER OR TUB W/ ANTI-SCALDING FIXTURES MAX. 2.0 GPM@ 80 PSI. PROVIDE 12"Ø CLEANOUT. WALL COVERING OFSHOWER SHALL BE TILE, OR APPROVED EQUAL, TO A HEIGHTOF MIN. 72" ABV. DRAIN INLET. FLOAT TILE OVER CEMENTPLASTER BACKING. NET AREA OF SHOWER ENCLOSURE SHALLNOT BE LESS THAN 7.1 SQ. FT. OF FLOOR AREA W/ A MIN. 30"ØCIRCLE.
17
LAVATORY PER INTERIORS, 1.5 GPM @ 60 PSI
18
CEILING ABOVE PER A_5.0-2
19
TANKLESS WATER HEATER PER T24. PROVIDE A 120V ELEC.OUTLET W/IN 3'; A CATEGORY III OR IV VENT, OR A TYPE BVENT WITH A STRAIGHT PIPE, CONDENSATE DRAIN THAT IS NOMORE THAN 2" ABV. THE FINISH SURFACE BELOW, A GASSUPPLY LINE WITH MIN. 200,000 BTU/HR CAPACITY SYSTEM,MIN. 30"X36" WORKPLACE CLEARANCE IN FRONT.
20
21
RECESSED SHOWER FLOOR
22
23
24
CLEAR TEMPERED GLASS ENCLOSURE & DOOR
WINE FRIDGE W/ CUSTOM STL. & GLASS CABINET
24" DISHWASHERS ENERGY STAR QUALIFIED
ELECTRIC METER MAIN, MIN. 30"X36" CLEAR IN FRONT, VERIFYWITH SCE
X
XXXX - NEW DOOR PER SCHEDULE A6.0
- NEW WINDOW PER SCHEDULE A6.0
WASHER & DRYER: WASHER SHALL BE QUALIFIED ENERGYSTAR APPLIANCE WITH MAXIMUM WATER USE FACTOR OF 6GALLONS PER CUBIC FEET OF DRUM CAPACITY. (NBMC15.11.010) CLOTHES DRYER. 4" Ø VENT. USE BLOWER TOVENT THRU ROOF
INDICATES EMERGENCY EGRESS W/ MIN. 5.7 SF OPENING (MIN.20" CLEAR WIDTH X 24" CLEAR HEIGHT). RE: A6.0 FORDETAILED REQUIREMENTS.
ELECTRICAL SUBPANEL, MAINTAIN 3' CLR. IN FRONT
B - 1.5" BRICK ADHERED VENEER O/ CEMENT MORTARBED PER 1/A4.0
C - BRD & BATTEN SIDING 12" O/C SPACING PER 7/A4.0
- 2X6 EXTERIOR WALLS W/ R-21 BATT INSULATION.- 2X4 W/ R-15 @ INTERIOR EXCEPT WHERE REQ'DFOR ROUTING PLUMBING PIPES PROVIDE 2X6CONST. SEE FINISHES BELOW.
- RATED WALL PER TYPES BELOWFOR PENETRATION NOTES SEE A_0.2
25
26
27 WAUPACA EXCELEVATOR HYDRAULIC ELEVATOR ANDEQUIPMENT, PROVIDE 12" DEEP PIT PER MFT. SPECS.CONTACT MIKE BURKE (MCKINLEY ELEVATOR): 949-735-0373
28
29 WALL OVEN
30 FURNACE PER ENERGY CALCS & SUBCONTRACTOR DESIGN
31 EXT. OVERHANG ABOVE
32
- HORIZONTAL LAP SIDING, PTD. WHITE PER 4/A4.0
33
34
BAR SINK
ICE MAKER
35 NICHE PER INT.
36 COMBO SHOWER AND TUB REFER TO NOTE 2
37 COFFEE STATION W/ WATER SUPPLY38
18" DISH WASHER DRAWER PER INT. SPECS39
COOK TOP W/ SPEED OVEN BELOW PER INT. SPECS40DEFENDER REVERSE OSMOSIS DOMESTIC WATER FILTER41BUILT-IN INFRARED SAUNA, E2H FROM RADIANT SAUNA.42 U/C APPLIANCES & MILLWORK PER LANDSCAPE43SOLAR BACKUP BATTERY, SEE A_0.2 FOR INSTALL. REQS.44
1
2
3
- INT. 1-HR RATED PER 61/A_4.4
4
- EXT. 1-HR RATED PER 63/A_4.4
- EXT. 1-HR RATED PER 64/A_4.4 (BRICK)
- 1-HR & 50 STC RATED DEMISING WALL PER 62/A_4.4
MASON-LITE LINEAR MFP-60 W/ PERMANENT GLASS DOORS &DECORATIVE GAS APPLIANCE INSTALLED, TESTED AND LISTEDPER ESR-2401. PROVIDE LISTED 10"Ø TYPE B GAS VENT &SHROUD.
CASSETTE HEAT PUMP IN SOFFIT45
PLANS
1/4"=1'-0"A_1.2
1FLOOR 3 1
STAIR
SAUNA
BAR
ELEV
DN
SOLAR
UP
STEAM
FIRE/TV SKYLIGHT
4A_3.1
4A_3.1
5A_3.1
5A_3.1
6A_3.2
6A_3.2
7A_3.2
7A_3.2
1A_3.0
3A_3.1
2A_3.02A2.0
1A2.0
3A2.1
4A2.1
ROOF DECK
301 BONUS
304
BBQ
302
COVERED DECK
303
ELEV
305
CL
306
HALLWAY
307
BATH
308
HVAC309
FURNACEINATIC BELOW
8'-
5
"
6'-6
12"
5'-0
12"
3'-712"1'-9"8'-1"2'-9"
7'-012"4'-912"4'-8"
309A
308B
308A
308C
V2 V1
T2 T3
305A
306A
304A
6'-712"3'-012"6'-10"11'-012"5'-4"4'-0"9'-3"4'-0"10'-114"3'-5"
29'-512"
93'-112"
24'
-
3
"
2'-1"7'-3"1'-1012"7'-214"1'-434"7'-3"2'-5"5'-1012"5'-212"1'-6"11'-7"10"18'-9"3'-5"
93'-112"
8"
22'
-
4
"
6"
23
'
-
6
"
Z CLASS 'A' THERMORY PINE, RJ8258F-1 TESTED PER ASTME108 O/ MIN. 2% SLOPE: MER-KO CLASS 'A' WATERPROOFELASTOMERIC MEMBRANE PER IAPMO ER-517
Y
X ROOF DRAIN PER 13/A4.0DECK DRAIN PER 14/A4.0
V ZINC COATED STANDING SEAM METAL AGED VINTAGEFINISH
U ZINC COATED HALF ROUND GUTTER W/ AGED VINTAGEFINISH
T CUSTOM FIBERGLASS WATERPROOF PLANTER W/INTEGRAL ATRIUM DRAINS & OVERFLOW
ROOF NOTES UNVENTED ASSEMBLIES:1. MIN. 1" AIR IMPERMEABLE SPRAY FOAM INSULATION APPLIEDTO THE UNDERSIDE OF THE ROOF SHEATHING W/ BATTINSULATION BELOW. MIN. R-30 TOTAL.
2. INTERIOR CLASS I VAPOR RETARDERS ARE NOT INSTALLEDON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTICASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTEDENCLOSED ROOF FRAMING ASSEMBLY.3. PROVIDE R-30 FIBERGLASS BATT FLOOR INSULATION4. OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FORROOF SHEATHING INSPECTION.
S OVERFLOW DRAIN
AGING-IN PLACE BATHROOM 109 & GUEST SUITE 111BATHROOM PROVIDED WITH AGING-IN-PLACE AND FALLPREVENTION, REINFORCEMENT FOR GRAB BARS.ELECTRICAL RECEPTACLE OUTLETS, SWITCHES ANDCONTROLS SHALL BE LOCATED NO MORE THAN 48”MEASURED FROM THE TOP OF THE OUTLET BOX AND NOTLESS THAN 15” MEASURED FROM THE BOTTOM OFTHE OUTLET BOX ABOVE THE FINISH FLOOR. CRC R327.1.2.
ASSESSORS PARCEL#: 047 202 27
Sca
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e
:
JR WALZ23 CORPORATE PLAZA, SUITE 150NEWPORT BEACH, CA 92660949.836.5977JR@WALZARCHITECTURE.COM
WALZ : ARCHITECTURE
Clie
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THIS DRAWING IS THE PROPERTY OF JR WALZ,AND IS NOT TO BE REPRODUCED OR COPIED INWHOLE OR IN PART WITHOUT PERMISSION. ITIS NOT TO BE USED ON ANY OTHER PROJECTAND IS TO BE RETURNED ON REQUEST.
BY
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Se
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COASTAL DEVELOPMENT
PERMIT (RECHEK#1)
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2025.08.26KORI & TOBY O'BRIEN
O'BRIEN.OCEANFRONT
1624 WEST OCEAN FRONT, NEWPORT BEACH
NOTES
XXX311
310A
VTYP.
RE:LANDSCAPE
LEGEND SUPPLEMENT:
·ADU
1'-
6
"T1
31'-2"
3'-2
"
2'-0
"
102'-6"
309B
3'-2"
3'-0
"
2'-0
"
2'-0
"
2'-0
'
'
29'-10"
50' TRAVE
L
D
I
S
T
A
N
C
E
TO STAI
R
W
A
Y
30'
-
0
"
4"
23'
-
4
"
3'-2"
25
PLANS
1/4"=1'-0"A_1.3
1ROOF PLAN 1
ROOF DECK
SOLAR
SKYLIGHT
RID
G
E
:
4
0
.
1
2
'
RIDGE 37.38'
SKYLIGHT
4A_3.1
4A_3.1
5A_3.1
5A_3.1
6A_3.2
6A_3.2
7A_3.2
7A_3.2
1A_3.0
3A_3.1
2A_3.02A2.0
1A2.0
3A2.1
4A2.1
A
LEGEND (RE: STRUCTURAL PLANS FRAMING DESIGN & PLANS)
GENERAL NOTES· ALL DIMENSIONS ARE TO BE TO THE FACE OF PLYWD, FRAMING,SLAB EDGE OR CENTERLINE OF THE PARTITION U.N.O.· G.C. TO LAYOUT (IN PAINT) THE LOCATIONS OF ALL PARTITIONS,DOORS, LIGHTING, CEILING ELEMENTS, SPRINKLERS, SWITCHES,DIMMERS, THERMOSTATS, POWER & COMM. OUTLETS,MILLWORK AND FURNITURE FOR APPROVAL BY THE OWNERPRIOR TO CONSTRUCTION.· IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO BRING TOTHE ATTENTION OF THE ARCHITECT ANY FIELD CONDITIONS THATDO NOT ALLOW CONSTRUCTION OR INSTALLATION AS DRAWN.· DO NOT SCALE DRAWINGS. DIMENSIONS AS INDICATED TAKEPRECEDENT OVER DRAWINGS.· PROVIDE CONTINUOUS METAL BACKING FOR REINFORCING OFWALLS TO HANG MILLWORK, FURNITURE SHELVING ORCABINETRY.· PROVIDE MILLWORK SHOP DRAWINGS FOR ARCHITECT'SAPPROVAL. MILLWORK TO COMPLY WITH THERECOMMENDATIONS OF THE WOODWORK INSTITUTE OFCALIFORNIA (WIC).· G.C. TO PROVIDE FULL-TIME SUPERINTENDENT'S SUPERVISIONON THE PROJECT. UNLESS OTHERWISE AGREED TO WITH THEOWNER.· AT BATHROOM ACCESSORIES, SUCH AS GRAB BARS, TOWELBARS, SOAP DISHES, ETC. ON OR WITHIN WALLS SHALL BESEALED AGAINST MOISTURE. PROVIDE BACKING AS REQUIRED.· AVOID CUT TILES AND BRICK. LAYOUT TO CONSIDER FINALREQUIREMENT, ADJUST AS NECESSARY. NOTIFY ARCHITECT OFCHANGES.
PLAN KEY NOTES (ALL FIXTURE & FINISH SPECS PER INTERIORS)
1 WATERCLOSET - 1.28 GALLON/FLUSH. PROVIDE 24" CLR. INFRONT AND 30" CLR. WIDTH CONCEAL WATER SUPPLY
2
3
5
6
7
9
CLOSET MILLWORK
10
12
13
14
16
15
LANDING: MAX. 1.5" BELOW THRESHOLD. WHERE DOOR DOESNOT SWING OVER LANDING MAX. 7.75" BELOW THRESHOLD.MIN 36" IN DIRECTION OF TRAVEL (R311.3)
FULL HEIGHT CABINETS / SHELVES, TYP.
SINGLE DEEP BOWL UNDER COUNTER KITCHEN SINK WITHWASTE DISPOSAL AND FAUCET WITH PULL OUT SPRAYERMAX. 1.8 GPM @ 80 PSI, PER SPECS
RANGE WITH 180CFM HOOD VENT (SEE NOTES A5.0) 7INCHFOR RIGID OR FLEXIBLE DUCTCOUNTER DEPTH BUILT-IN REFRIGERATOR / FREEZER
UPPER CABINETS/SHELVESCOUNTERTOP @ 36" TYP.
STAIRWAY & GUARD/HANDRAIL PER 49&50/A4.311
8
PULL OUT TRASH DRAWER, PROVIDE TWO BINS
4 DEEP BOWL UNDERCOUNTER UTILITY SINK AND FAUCET WITHPULL OUT SPRAYER.
CUSTOM MILLWORK PER INT.
STAINLESS STEEL SHOWER DRAIN
SHOWER OR TUB W/ ANTI-SCALDING FIXTURES MAX. 2.0 GPM@ 80 PSI. PROVIDE 12"Ø CLEANOUT. WALL COVERING OFSHOWER SHALL BE TILE, OR APPROVED EQUAL, TO A HEIGHTOF MIN. 72" ABV. DRAIN INLET. FLOAT TILE OVER CEMENTPLASTER BACKING. NET AREA OF SHOWER ENCLOSURE SHALLNOT BE LESS THAN 7.1 SQ. FT. OF FLOOR AREA W/ A MIN. 30"ØCIRCLE.
17
LAVATORY PER INTERIORS, 1.5 GPM @ 60 PSI
18
CEILING ABOVE PER A_5.0-2
19
TANKLESS WATER HEATER PER T24. PROVIDE A 120V ELEC.OUTLET W/IN 3'; A CATEGORY III OR IV VENT, OR A TYPE BVENT WITH A STRAIGHT PIPE, CONDENSATE DRAIN THAT IS NOMORE THAN 2" ABV. THE FINISH SURFACE BELOW, A GASSUPPLY LINE WITH MIN. 200,000 BTU/HR CAPACITY SYSTEM,MIN. 30"X36" WORKPLACE CLEARANCE IN FRONT.
20
21
RECESSED SHOWER FLOOR
22
23
24
CLEAR TEMPERED GLASS ENCLOSURE & DOOR
WINE FRIDGE W/ CUSTOM STL. & GLASS CABINET
24" DISHWASHERS ENERGY STAR QUALIFIED
ELECTRIC METER MAIN, MIN. 30"X36" CLEAR IN FRONT, VERIFYWITH SCE
X
XXXX - NEW DOOR PER SCHEDULE A6.0
- NEW WINDOW PER SCHEDULE A6.0
WASHER & DRYER: WASHER SHALL BE QUALIFIED ENERGYSTAR APPLIANCE WITH MAXIMUM WATER USE FACTOR OF 6GALLONS PER CUBIC FEET OF DRUM CAPACITY. (NBMC15.11.010) CLOTHES DRYER. 4" Ø VENT. USE BLOWER TOVENT THRU ROOF
INDICATES EMERGENCY EGRESS W/ MIN. 5.7 SF OPENING (MIN.20" CLEAR WIDTH X 24" CLEAR HEIGHT). RE: A6.0 FORDETAILED REQUIREMENTS.
ELECTRICAL SUBPANEL, MAINTAIN 3' CLR. IN FRONT
B - 1.5" BRICK ADHERED VENEER O/ CEMENT MORTARBED PER 1/A4.0
C - BRD & BATTEN SIDING 12" O/C SPACING PER 7/A4.0
- 2X6 EXTERIOR WALLS W/ R-21 BATT INSULATION.- 2X4 W/ R-15 @ INTERIOR EXCEPT WHERE REQ'DFOR ROUTING PLUMBING PIPES PROVIDE 2X6CONST. SEE FINISHES BELOW.
- RATED WALL PER TYPES BELOWFOR PENETRATION NOTES SEE A_0.2
25
26
27 WAUPACA EXCELEVATOR HYDRAULIC ELEVATOR ANDEQUIPMENT, PROVIDE 12" DEEP PIT PER MFT. SPECS.CONTACT MIKE BURKE (MCKINLEY ELEVATOR): 949-735-0373
28
29 WALL OVEN
30 FURNACE PER ENERGY CALCS & SUBCONTRACTOR DESIGN
31 EXT. OVERHANG ABOVE
32
- HORIZONTAL LAP SIDING, PTD. WHITE PER 4/A4.0
33
34
BAR SINK
ICE MAKER
35 NICHE PER INT.
36 COMBO SHOWER AND TUB REFER TO NOTE 2
37 COFFEE STATION W/ WATER SUPPLY38
18" DISH WASHER DRAWER PER INT. SPECS39
COOK TOP W/ SPEED OVEN BELOW PER INT. SPECS40DEFENDER REVERSE OSMOSIS DOMESTIC WATER FILTER41BUILT-IN INFRARED SAUNA, E2H FROM RADIANT SAUNA.42 U/C APPLIANCES & MILLWORK PER LANDSCAPE43SOLAR BACKUP BATTERY, SEE A_0.2 FOR INSTALL. REQS.44
1
2
3
- INT. 1-HR RATED PER 61/A_4.4
4
- EXT. 1-HR RATED PER 63/A_4.4
- EXT. 1-HR RATED PER 64/A_4.4 (BRICK)
- 1-HR & 50 STC RATED DEMISING WALL PER 62/A_4.4
MASON-LITE LINEAR MFP-60 W/ PERMANENT GLASS DOORS &DECORATIVE GAS APPLIANCE INSTALLED, TESTED AND LISTEDPER ESR-2401. PROVIDE LISTED 10"Ø TYPE B GAS VENT &SHROUD.
CASSETTE HEAT PUMP IN SOFFIT45
Z CLASS 'A' THERMORY PINE, RJ8258F-1 TESTED PER ASTME108 O/ MIN. 2% SLOPE: MER-KO CLASS 'A' WATERPROOFELASTOMERIC MEMBRANE PER IAPMO ER-517
Y
X ROOF DRAIN PER 13/A4.0
DECK DRAIN PER 14/A4.0
V ZINC COATED STANDING SEAM METAL AGED VINTAGEFINISH
U ZINC COATED HALF ROUND GUTTER W/ AGED VINTAGEFINISH
T CUSTOM FIBERGLASS WATERPROOF PLANTER W/INTEGRAL ATRIUM DRAINS & OVERFLOW
ROOF NOTES UNVENTED ASSEMBLIES:1. MIN. 1" AIR IMPERMEABLE SPRAY FOAM INSULATION APPLIEDTO THE UNDERSIDE OF THE ROOF SHEATHING W/ BATTINSULATION BELOW. MIN. R-30 TOTAL.2. INTERIOR CLASS I VAPOR RETARDERS ARE NOT INSTALLEDON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTICASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTEDENCLOSED ROOF FRAMING ASSEMBLY.3. PROVIDE R-30 FIBERGLASS BATT FLOOR INSULATION4. OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FORROOF SHEATHING INSPECTION.
S OVERFLOW DRAIN
ASSESSORS PARCEL#: 047 202 27
Sca
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e
:
JR WALZ23 CORPORATE PLAZA, SUITE 150NEWPORT BEACH, CA 92660949.836.5977JR@WALZARCHITECTURE.COM
WALZ : ARCHITECTURE
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THIS DRAWING IS THE PROPERTY OF JR WALZ,AND IS NOT TO BE REPRODUCED OR COPIED INWHOLE OR IN PART WITHOUT PERMISSION. ITIS NOT TO BE USED ON ANY OTHER PROJECTAND IS TO BE RETURNED ON REQUEST.
BY
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# REVISIONSDATE
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COASTAL DEVELOPMENT
PERMIT (RECHEK#1)
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2025.08.26KORI & TOBY O'BRIEN
O'BRIEN.OCEANFRONT
1624 WEST OCEAN FRONT, NEWPORT BEACH
NOTES
RID
G
E
:
4
0
.
2
5
RID
G
E
:
4
0
.
4
1
RID
G
E
:
3
6
.
0
8
'
VRIDGE: (+40.41') FROM EST. GRADE)
RIDGE: 40.04'
RID
G
E
:
3
6
.
0
8
'
VTYP.
RID
G
E
:
3
6
.
0
8
'
BRICK CHIMNEYT.O.SHROUD: 42.46'
BRICK CHIMNEYT.O.SHROUD: 42.46'
T.O. PARAPET: 35.31'
T.O. PARAPET: 35.31'
T.O
.
R
A
I
L
I
N
G
:
3
5
.
3
1
'
T.O.RAILING: 35.31'
T.O.RAILING: 35.31'
RIDGE: 40.04'
VALLEY
RID
G
E
:
4
0
.
1
3
'
2'-0
"
3'-
2
"
5:12 5:12 5:12 5:12 5:12 5:12
VALLEY
VAL
L
E
Y
VAL
L
E
Y
VAL
L
E
Y
VALLEY
VALLE
Y
3:12 3:123:12 3:12
3:12 3:12
VALLEY
VAL
L
E
Y
VAL
L
E
Y
VALLE
Y
6:1
2
6:12
VAL
L
E
Y
VAL
L
E
Y
VALLEY
VALLEY
3:12
3:12
3:1
2
3:123:12
3:1
2
2'-1
0
12"
3'-4
12"
9'-0"
3'-
0
12"
SEE A1.2
OPEN TO SKY
2'-0
"
2'-0
'
'
3'-6
"
UP
26
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ASSESSORS PARCEL#: 047 202 27
Sca
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:
JR WALZ23 CORPORATE PLAZA, SUITE 150NEWPORT BEACH, CA 92660949.836.5977JR@WALZARCHITECTURE.COM
WALZ : ARCHITECTURE
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THIS DRAWING IS THE PROPERTY OF JR WALZ,AND IS NOT TO BE REPRODUCED OR COPIED INWHOLE OR IN PART WITHOUT PERMISSION. ITIS NOT TO BE USED ON ANY OTHER PROJECTAND IS TO BE RETURNED ON REQUEST.
BY
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# REVISIONSDATE
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COASTAL DEVELOPMENTPERMIT (RECHEK#1)Iss
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2025.08.26KORI & TOBY O'BRIEN
O'BRIEN.OCEANFRONT
1624 WEST OCEAN FRONT, NEWPORT BEACH
NORTHEAST (SIDE) ELEVATION 3
SOUTHEAST (REAR) ELEVATION 4
ELEVATIONS
1/4"=1'-0"A_2.1
LINEAR ROMAN BRICK VENEER-PTD. WHITE
ALUM. CLAD DOORS+WINDOW - WHITE
6" HORIZ. SHIPLAP SIDING
6" HORIZ. SHIPLAP SIDING
ALUM. CLAD DOORS+WINDOW - WHITE
6" HORIZ. SHIPLAP SIDING
LINEAR ROMAN BRICK VENEER-PTD.WHITE
STANDING & SEAM METAL ROOF.AGED VINTAGE FINISH
6" HORIZ. SHIPLAP SIDING
LINEAR ROMAN BRICK VENEER-PTD. WHITE
CLEAR GLASS GUARDRAIL MIN 40% OPEN
CLEAR GLASS GUARDRAIL
STANDING & SEAM METAL ROOF. AGED VINTAGE FINISH
E2 E1 D3 D2 D1
N3 N4 O1 P2 Q1 Q2 Q3P1
S1 S2
V1 V2
U1
2ND FLOOR +10'-3"
9'-1
"
1'-2
"
8'-0
"
6'-1
0
"
2'-2
"
2'-
0
"
T.O.PLATE +9'-1"
104A
115B
119A
118A
309A
28
'
-
1
1
12" F
R
O
M
E
S
T
.
G
R
A
D
E
30'
-
1
1
12" F
R
O
M
E
S
T
.
G
R
A
D
E
28'
-
8
"
F
R
O
M
E
S
T
.
G
R
A
D
E
13'
-
1
1
"
F
R
O
M
E
S
T
.
G
R
A
D
E
25'
-
1
1
12" F
R
O
M
E
S
T
.
G
R
A
D
E
28'
-
1
1
12" F
R
O
M
E
S
T
.
G
R
A
D
E
30
'
-
1
1
12" F
R
O
M
E
S
T
.
G
R
A
D
E
2'-0
"
9'-
1
"
1'-
2
"
8'-0
"
1'-
0
"
T.O.SLAB: +0'-0" (12.17')
2ND FLOOR +10'-3"
T.O.PLATE +18'-3"
T.O.PLATE +9'-1"
TOP OF UPPER DECK +19'-10"
3ND FLOOR +19'-3"
STANDING & SEAM METAL ROOF. AGED VINTAGE FINISH
6'-
1
0
"
2'-2
"
T.O.PLATE +26'-1"
TOP OF CHIMNEY : +30'-3"
25
'
-
1
1
12" FR
O
M
E
S
T
.
G
R
A
D
E
2'-0
"
5'-11"
TOP OF ROOF : +28'-3"
T.O.PLATE +18'-3"
TOP OF UPPER DECK +19'-10"
3ND FLOOR +19'-3"
T.O.PLATE +26'-1"
TOP OF CHIMNEY : +30'-3"
TOP OF ROOF : +28'-3"
T.O.SLAB: +0'-0" (12.17')
EST. GRADE: +11.46
8'-11"
2'-
0
"
1'-0
"
3'-0"
2'-10"
3'-0"5'-0"
3'-1"
EST. GRADE: +11.46
N1 N2
M1 M2 M3 M4 M5
S3
R1 R2
HEIGHT CERTIFICATION REQUIRED
T.O.WATER TABLE: +10'-4 TYP.
309B
DBL. SWING W/ LOUVERED PANELS,PER PLAN
27
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OPP.TYP.
TRANSVERSE SECTION 1
SECTIONS
1/4"=1'-0"A_3.0
DINING
101
PANTRY / COFFEE
105
PWDR
108
SAND/SURF
114
ELEV
106
GARAGE
115
CARPORT / OPEN SPACE
120
ALUM. CLAD DOORS+WINDOW - WHITE
LINEAR ROMAN BRICK VENEER-PTD. WHITE
OFFICE
202
BATH
204
ELEV
206
LAUNDRY
207
BATH
211
SUITE - B
213
CL
214
BATH
215
KITCHEN
216
ROOF DECK
301
BALCONY
203
BBQ
302
ELEV
305
HALLWAY
307
BEDROOM
304
ALUM. CLAD DOORS+WINDOW - WHITE
LINEAR ROMAN BRICK VENEER-PTD. WHITE
ALUM. CLAD DOORS+WINDOW - WHITE
BAR
102
LIVING
103 KITCHEN
104
CL.
109
CL
113
STAIR
112MAIL
GARAGE
115
CARPORT / OPEN SPACE
120
MASTER SUITE
201
CLOSET
205 LINEN
CL
209
BUNK
212
FAMILY / BONUS
217
ROOF DECK
301
BALCONY
203
BEDROOM
304
COVERED DECK
303
BATH
204
BATH
204
BATH
308
BATH
308
HALLWAY
307
ASSESSORS PARCEL#: 047 202 27
Sca
l
e
:
JR WALZ23 CORPORATE PLAZA, SUITE 150NEWPORT BEACH, CA 92660949.836.5977JR@WALZARCHITECTURE.COM
WALZ : ARCHITECTURE
Clie
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:
Le
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a
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c
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Dat
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THIS DRAWING IS THE PROPERTY OF JR WALZ,AND IS NOT TO BE REPRODUCED OR COPIED INWHOLE OR IN PART WITHOUT PERMISSION. ITIS NOT TO BE USED ON ANY OTHER PROJECTAND IS TO BE RETURNED ON REQUEST.
BY
Cor
r
e
c
t
i
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s
/
C
h
a
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e
s
:
# REVISIONSDATE
Se
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n
a
t
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e
:
COASTAL DEVELOPMENT
PERMIT (RECHEK#1)
Is
s
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F
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Dra
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2025.08.26KORI & TOBY O'BRIEN
O'BRIEN.OCEANFRONT
1624 WEST OCEAN FRONT, NEWPORT BEACH
28'
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D
E
CLEAR GLASS GUARDRAIL MIN 40% OPEN
14'
-
2
12" F
R
O
M
E
S
T
.
G
R
A
D
E
23'
-
1
0
12" F
R
O
M
E
S
T
.
G
R
A
D
E
30
'
-
1
1
12" F
R
O
M
E
S
T
.
G
R
A
D
E
2ND FLOOR +10'-3"
9'-1
"
1'-2
"
8'-0
"
6'-
1
0
"
2'-2
"
2'-
0
"
T.O.PLATE +9'-1"
T.O.PLATE +18'-3"
TOP OF UPPER DECK +19'-10"
3ND FLOOR +19'-3"
T.O.PLATE +26'-1"
TOP OF CHIMNEY : +30'-3"
TOP OF ROOF : +28'-3"
T.O.SLAB: +0'-0" (12.17')
1'-0
"
9'-0"
CLEAR GLASS GUARDRAIL MIN 40% OPEN30
'
-
1
1
12" FR
O
M
E
S
T
.
G
R
A
D
E
2'-
0
"
EST. GRADE: +11.46
LINEAR ROMAN BRICK VENEER-PTD. WHITE
2ND FLOOR +10'-3"
9'-1
"
1'-2
"
8'-0
"
6'-1
0
"
2'-2
"
2'-
0
"
T.O.PLATE +9'-1"
T.O.PLATE +18'-3"
TOP OF UPPER DECK +19'-10"
3ND FLOOR +19'-3"
T.O.PLATE +26'-1"
TOP OF CHIMNEY : +30'-3"
TOP OF ROOF : +28'-3"
T.O.SLAB: +0'-0" (12.17')
1'-0
"
EST. GRADE: +11.46
3A4.0
31A4.2
33A4.2
3A4.0 3A4.0 1A4.0
9A4.0
55A4.3
3A4.0
3A4.0 3A4.0 3A4.0
21A4.1
19A4.1
48A4.3
2A4.0
2
47A4.3
9A4.0 TYP.
3A_4.0
65A_4.4 TYP.
5/8” TYPE X GYPSUM BOARD APPLIED TO THEUNDERSIDE OF FLOOR FRAMING. PROVIDEMINIMUM ½” GYPSUM BOARD ON THE GARAGESIDE ELSEWHERE. TABLE R302.6
8A4.0
44A4.2
3A4.0
5A4.0
5A4.0
31A4.2
8A4.0
9A4.0
28
PRO
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
PRO
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
PRO
P
E
R
T
Y
L
I
N
E
TRANSVERSE SECTION 3
TRANSVERSE SECTION 4
SECTIONS
1/4"=1'-0"A_3.1
TRANSVERSE SECTION 5
ALUM. CLAD DOORS+WINDOW - WHITE
LINEAR ROMAN BRICK VENEER-PTD. WHITE
ALUM. CLAD DOORS+WINDOW - WHITE
CLEAR GLASS GUARDRAIL
BAR
102
LIVING
103 KITCHEN
104
MASTER SUITE
201
CLOSET
205
FAMILY / BONUS
217
ROOF DECK
301
BALCONY
203
BEDROOM
304
COVERED DECK
303
UTILITY
117
STAIR B
118
TRASH / METERS
119
BATH
210
GUEST SUIT - 2
208
BUNK
212
GUEST SUITE - 1
110
111BATH
110
ALUM. CLAD DOORS+WINDOW - WHITE
ALUM. CLAD DOORS+WINDOW - WHITE
DINING
101
LIVING
103
ALUM. CLAD DOORS+WINDOW - WHITE
KITCHEN
104
PANTRY / COFFEE
105
MASTER SUIT
201
BATH
204
CLOSET
205
BATH
204
ROOF DECK
301
BBQ
302
COVERED DECK
303
BBQ
302
BATH
308HVAC309
ASSESSORS PARCEL#: 047 202 27
Sca
l
e
:
JR WALZ23 CORPORATE PLAZA, SUITE 150NEWPORT BEACH, CA 92660949.836.5977
JR@WALZARCHITECTURE.COM
WALZ : ARCHITECTURE
Cli
e
n
t
:
Pro
j
e
c
t
:
Leg
a
l
D
e
s
c
r
i
p
t
i
o
n
:
Dat
e
:
THIS DRAWING IS THE PROPERTY OF JR WALZ,AND IS NOT TO BE REPRODUCED OR COPIED INWHOLE OR IN PART WITHOUT PERMISSION. ITIS NOT TO BE USED ON ANY OTHER PROJECTAND IS TO BE RETURNED ON REQUEST.
BY
Co
r
r
e
c
t
i
o
n
s
/
C
h
a
n
g
e
s
:
# REVISIONSDATE
Sea
l
/
S
i
g
n
a
t
u
r
e
:
COASTAL DEVELOPMENTPERMIT (RECHEK#1)Iss
u
e
d
F
o
r
:
Dra
w
i
n
g
N
o
:
Con
s
u
l
t
a
n
t
s
:
No
t
e
:
Dra
w
i
n
g
:
2025.08.26KORI & TOBY O'BRIEN
O'BRIEN.OCEANFRONT
1624 WEST OCEAN FRONT, NEWPORT BEACH
9'-1
"
1'-
2
"
8'-0
"
6'-
1
0
"
2'-2
"
2'-
0
"
T.O.PLATE +18'-3"
TOP OF UPPER DECK +19'-10"
3ND FLOOR +19'-3"
T.O.PLATE +26'-1"
TOP OF ROOF : +28'-3"
T.O.SLAB: +0'-0" (12.17')
1'-
0
"
T.O.PLATE +9'-1"
2ND FLOOR +10'-3"
TOP OF CHIMNEY : +30'-3"
9'-1
"
1'-2
"
8'-0
"
1'-0
"
T.O.SLAB: +0'-0" (12.17')
2ND FLOOR +10'-3"
T.O.PLATE +18'-3"
T.O.PLATE +9'-1"
TOP OF UPPER DECK +19'-10"
3ND FLOOR +19'-3"
STANDING & SEAM METAL ROOF. AGED VINTAGE FINISH
6'-1
0
"
2'-2
"
T.O.PLATE +26'-1"
TOP OF CHIMNEY : +30'-3"
2'-0
"
EST. GRADE: +11.46
TOP OF ROOF : +28'-3"
9'-1
"
1'-2
"
8'-0
"
1'-0
"
T.O.SLAB: +0'-0" (12.17')
2ND FLOOR +10'-3"
T.O.PLATE +18'-3"
T.O.PLATE +9'-1"
TOP OF UPPER DECK +19'-10"
3ND FLOOR +19'-3"
STANDING & SEAM METAL ROOF. AGED VINTAGE FINISH
6'-1
0
"
2'-2
"
T.O.PLATE +26'-1"
TOP OF CHIMNEY : +30'-3"
2'-0
"
EST. GRADE: +11.46
TOP OF ROOF : +28'-3"
30'-
8
"
F
R
O
M
E
S
T
.
G
R
A
D
E
28'
-
8
"
F
R
O
M
E
S
T
.
G
R
A
D
E
EST. GRADE: +11.46
28'-
6
"
F
R
O
M
E
S
T
.
G
R
A
D
E
30
'
-
8
"
F
R
O
M
E
S
T
.
G
R
A
D
E
3A4.0
3A4.0
9A4.0
34A4.2
21A4.1
19A4.1
36A4.2
34A4.2
9A4.0
3A4.0
3A4.0
3A4.0 3A4.0
3A4.0
3A4.0
3A4.0
21A4.1
18A4.1
1A4.0
9A4.0
304A304A
16A4.1
5A4.0
19A4.1
9A4.0
55A_4.3
29
PRO
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
PRO
P
E
R
T
Y
L
I
N
E
PRO
P
E
R
T
Y
L
I
N
E
TRANSVERSE SECTION 6
SECTIONS
1/4"=1'-0"A_3.2
TRANSVERSE SECTION 7
ALUM. CLADDOORS+WINDOW - WHITE
HALLWAY
307
BATH
210
BATH
211
SAND/SURF
114
STAIR
112
BATH
111
KITCHEN
216
FAMILY / BONUS
217
TRASH / METERS
119
CARPORT / OPEN SPACE
120
HVAC
309
ASSESSORS PARCEL#: 047 202 27
Sca
l
e
:
JR WALZ23 CORPORATE PLAZA, SUITE 150NEWPORT BEACH, CA 92660949.836.5977JR@WALZARCHITECTURE.COM
WALZ : ARCHITECTURE
Clie
n
t
:
Pro
j
e
c
t
:
Le
g
a
l
D
e
s
c
r
i
p
t
i
o
n
:
Dat
e
:
THIS DRAWING IS THE PROPERTY OF JR WALZ,AND IS NOT TO BE REPRODUCED OR COPIED INWHOLE OR IN PART WITHOUT PERMISSION. ITIS NOT TO BE USED ON ANY OTHER PROJECTAND IS TO BE RETURNED ON REQUEST.
BY
Cor
r
e
c
t
i
o
n
s
/
C
h
a
n
g
e
s
:
# REVISIONSDATE
Se
a
l
/
S
i
g
n
a
t
u
r
e
:
COASTAL DEVELOPMENT
PERMIT (RECHEK#1)
Is
s
u
e
d
F
o
r
:
Dra
w
i
n
g
N
o
:
Co
n
s
u
l
t
a
n
t
s
:
No
t
e
:
Dra
w
i
n
g
:
2025.08.26KORI & TOBY O'BRIEN
O'BRIEN.OCEANFRONT
1624 WEST OCEAN FRONT, NEWPORT BEACH
9'-1
"
1'-
2
"
8'-
0
"
1'-0
"
T.O.SLAB: +0'-0" (12.17')
2ND FLOOR +10'-3"
T.O.PLATE +18'-3"
T.O.PLATE +9'-1"
TOP OF UPPER DECK +19'-10"
3ND FLOOR +19'-3"
6'-1
0
"
2'-2
"
T.O.PLATE +26'-1"
EST. GRADE: +11.46
TOP OF ROOF : +28'-3"
9'-1
"
1'-
2
"
8'-
0
"
1'-0
"
T.O.SLAB: +0'-0" (12.17')
2ND FLOOR +10'-3"
T.O.PLATE +18'-3"
T.O.PLATE +9'-1"
3ND FLOOR +19'-3"
EST. GRADE: +11.46
11A4.0
9A4.0
3A4.0
3A4.0
TYP.
48A4.3 OPP.
OPP.47A4.3
3A4.0
TYP.OPP.47A4.3
3A4.0
3A4.0
3A4.0
1A4.0
3A4.0
19A4.2
3A4.0
8A4.0
11A4.0
5A4.0
OPP.TYP.
47A4.3
11A4.0
19A4.0
21A4.0
ELEVATOR
305
6'-0
"
M
A
X
MECHANICAL
306
THIRD FLOOR MECHANICAL ROOM SECTION 8
30
31
(9.9
1
F
S
)
(10
.
2
7
F
S
)
(12
.
0
9
F
S
)
(14.51TW)W(13.72FS)
(10.77FS)(11.78FS)
(11.
1
7
F
S
)
(11.56FS)5(11.86FS)(1((((
(10
.
0
8
F
S
)
(10.59GF)
(31.81)TOR
(39.
3
6
)
TOR
(36
.
0
4
)
TOR
(14.57TW)(13.
8
4
F
S
)
(11.46FS)(
(13.26FS)
(13.26TW)
(10.75FS)
WM(10.1
8
F
S
)
(10.33FS)
(10.
4
3
F
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)
((
2 S
T
O
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(
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(10.90FS)(10.57FS)
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(13.55FS)
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(9.88FS)
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(9.42FL)
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(
LINE DATA
CONSTRUCTION NOTES
KEY NOTES
LEGEND
139 Avenida NavarroSan Clemente, CA 92672949.492.8586www.toalengineering.com
CIVIL ENGINEERINGLAND SURVEYINGSTORMWATER QUALITY
A B C D E F G H
1
2
3
4
5
6
ABC D E F G H
PRELIMINARY PLAN NOT FOR CONSTRUCTION
ADAM L. TOALR.C.E. 59275
DATE:
No. 59275REGISTEREDPRORRFESSIONANN
LENG
INEER
STATEOFCACLIFORNIA
ADAM TOAOO
L
CIVIL
1"=8'
N/A11/5/24
8/13/25
A.L.T.
A.L.T.
A.L.T.
1 3
C-1
PR
E
L
I
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I
N
A
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GRA
D
I
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G & D
R
A
I
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A
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PL
A
N
25051
TBD
O'B
R
I
E
N
R
E
SID
E
N
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LOT 1
2
,
B
L
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1
6
,
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P
ORT
B
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A
C
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E
C
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I
ON B
1624
W
.
OC
EA
N
F
R
ONT
THOMAS O'BRIEN
....
NOTICE TO CONTRACTORREQUIRED CERTIFICATIONS / APPROVALS
In addition to any certifications required by the agencies having jurisdiction over this project, the
following approvals from the Civil engineer of record are required:
1. Foundation forms for improvements on or abutting property lines is required prior to concrete pour.
2. Location, size, and depth of all drain lines prior to backfill.
3.Stormwater Best Management Practices (BMPs) at each significant construction stage and atproject completion to ensure that BMPs have been constructed and/or installed in accordance with
the approved Grading Plan and Water Quality Management Plan.
MISCELLANEOUS NOTES
DRAINAGE SYSTEM NOTETEES AND 90° BENDS SHALL NOT BE INSTALLED IN THE SITE DRAINAGE SYSTEM WITHOUT
PRIOR APPROVAL FROM THE CIVIL ENGINEER.
MAINTENANCE NOTE
THE PROPERTY ONWER IS RESPONSIBLE FOR PROPER INSPECTION AND MAINTENANCE OF
DRAINAGE SYSTEMS, INCLUDING INLETS, PIPES, TREATMENT DEVICES, FILTERS, STORAGE
BASINS, ETC., WHICH IS NECESSARY FOR PROPER OPERATION OF THE DRAINAGE SYSTEM
AND PROTECTION OF SITE IMPROVEMENTS.
32
SECTION
SECTION
CONSTRUCTION NOTES
DETAILFLOW DIVERSION BOX
139 Avenida NavarroSan Clemente, CA 92672949.492.8586www.toalengineering.com
CIVIL ENGINEERINGLAND SURVEYINGSTORMWATER QUALITY
A BCDEFGH
1
2
3
4
5
6
ABCDEFGH
PRELIMINARY PLAN NOT FOR CONSTRUCTION
ADAM L. TOALR.C.E. 59275
DATE:
No. 59275REGISTEREDPRORRFESSIONANN
LENG
INEER
STATEOFCACLIFORNIA
ADAM TOAOO
L
CIVIL
NOTED
N/A11/5/24
8/13/25
A.L.T.
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2 3
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SECTI
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25051
####
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SID
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LOT 1
2
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6
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P
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B
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A
C
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S
E
C
T
I
ON B
1624
W
.
OC
EA
N
F
R
ONT
THOMAS O'BRIEN
....
SECTION NOTES:
DETAILTYPICAL DRAIN INLET DETAILTYPICAL BUILDING DRAINAGE AT LANDSCAPING DETAILTYPICAL BUILDING DRAINAGE AT HARDSCAPEDETAILTYPICAL SIDE YARD SWALE
33
(9.9
1
F
S
)
(10
.
2
7
F
S
)
(12
.
0
9
F
S
)
(14.51TW)W(13.72FS)
(10.77FS)(11.78FS)
(11.
1
7
F
S
)
(11.56FS)5(11.86FS)(1((((
(10
.
0
8
F
S
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((11.46F (13.26TW
WM
2 STORY
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2 S
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BU
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2 S
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BU
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1 S
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(11
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(11.75FS)
(9.8
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F
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(9.88FS)
(9.8
4
F
S
)
(9.42FL)
(9.50FL)
(9.5
9
F
L
)
(10.46FS)
(10.
0
0
F
S
)
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PROPOSED RESIDENCE
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.4
139 Avenida NavarroSan Clemente, CA 92672949.492.8586www.toalengineering.com
CIVIL ENGINEERINGLAND SURVEYINGSTORMWATER QUALITY
A BCDEFGH
1
2
3
4
5
6
ABCDEFGH
PRELIMINARY PLAN NOT FOR CONSTRUCTION
ADAM L. TOALR.C.E. 59275
DATE:
No. 59275REGISTEREDPRORRFESSIONANN
LENG
INEER
STATEOFCACLIFORNIA
ADAM TOAOO
L
CIVIL
1"=8'
N/A11/5/24
8/13/25
A.L.T.
A.L.T.
A.L.T.
3 3
C-3
CO
NSTR
UC
TI
ON
P
OLL
UTI
ON
PR
E
V
E
N
T
I
ON
P
L
A
N
25051
TBD
O'B
R
I
E
N
R
E
SID
E
N
CE
LOT 1
2
,
B
L
OCK
1
6
,
N
E
W
P
ORT
B
E
A
C
H
S
E
C
T
I
ON B
1624
W
.
OC
EA
N
F
R
ONT
THOMAS O'BRIEN
....
NOTE
EROSION CONTROL BMPs
TEMPORARY SEDIMENT CONTROL
WIND EROSION CONTROL
TRACKING CONTROL
WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL
NON-STORMWATER MANAGEMENT
THIS SHEET FOR EROSION CONTROL ONLY
BMP REQUIREMENTS EROSION CONTROL MAINTENANCE
LEGEND
34
18
"
48"
18
"
18"
18
"
36"
30" TALL
30" TALL
30" TALL
TREE PLANTING LEGEND:
CONTAINER SHRUB PLANTING LEGEND:
COCEPTUAL LADSCAPE DESIG PLA VIEW
024 8 16
PLA VIEW SCALE: 1/4"=1'
L-1
O'BRIE RESIDECE
1624 W. OCEA FROT
EWPORT BEACH, CA 92663
PREPARED FOR:
Mr. & Mrs. O'Brien
1624 W. Ocean Front
ewport Beach, CA 92663
ROOF TOP DECK
GROUND FLOOR PATIO
TOTAL SQ FT OF NEWLY LANDSCAPE AREA: 48 SQ. FT.
35
COCEPTUAL LADSCAPE DESIG ELEVATIOS
SECTIO - ASCALE: 1/4"=1'
L-2
O'BRIE RESIDECE
1624 W. OCEA FROT
EWPORT BEACH, CA 92663
PREPARED FOR:
Mr. & Mrs. O'Brien
1624 W. Ocean Front
ewport Beach, CA 92663
36