HomeMy WebLinkAbout01_Bengtson Residence Coastal Development Permit_PA2017-058COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
949-644-3200
www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
September 28, 2017
Agenda Item No. 1
SUBJECT: Bengtson Residence CDP (PA2017-058)
SITE LOCATION: 111 8th Street
Coastal Development Permit No. CD2017-024
APPLICANT: Chris Bengtson
OWNER: Chris Bengtson
PLANNER: Gregg Ramirez, Senior Planner
949-644-3219, gramlrez(@newportbeachca.goy
GENERAL PLAN/ZONING DISTRICT
• General Plan: RS -D (Single -Unit Residential Detached)
• Zoning District: R-1 (Single -Unit Residential)
• Coastal Land Use Category: RSD -D (Single -Unit Residential Detached — (10.0 —
19.9 DU/AC))
Coastal Zoning District: R-1 (Single -Unit Residential)
PROJECT SUMMARY
A Coastal Development Permit (CDP) to demolish a one-story, single-family residence
and garage and construct a new three-story, 3,380 -square -foot, single-family residence
and attached garage. The project also includes hardscape, drainage, and landscaping. The
project complies with all applicable development standards. No deviations are requested.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures) of the CEQA Guidelines, 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. CD2017-024 (Attachment No. ZA 1).
1
Bengtson Residence CDP
Zoning Administrator, September 28, 2017
Page 2
DISCUSSION
Land Use and Development Standards
• The subject property is located in the R-1 Coastal Zoning District, which provides for
single -unit residential development and is consistent with the City's Coastal Land
Use Plan, General Plan, and Zoning Code. A coastal development permit is required
and the property is not eligible for a Waiver for De Minimis Development because the
property is located in the Appeal Area.
The property consists of a legal lot developed with a single-family residence. The
neighborhood is developed with a mix of one-, two-, and three-story single-family
residences. The proposed design, bulk, and scale of the development is consistent
with the existing neighborhood pattern of development and expected future
development because the project complies with all development standards.
The proposed single-family dwelling and accessory structures conform to all
applicable development standards, including floor area limit, setbacks, height, and
off-street parking as illustrated in Table 1 below.
Hazards
• The finish floor elevation of the proposed dwelling is 10.50 feet (NAVD 88), which
complies with the minimum 9.00 feet (NAVD88) elevation required by the Zoning
Code and Local Coastal Program.
The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code
(CBC) and Building Division standards and policies. Geotechnical investigations
specifically addressing liquefaction are required to be reviewed and approved prior
TmpIC. 01/17/17
2
Table 7 — Development Standards
Development Standard
Standard
Proposed
Setbacks min.
Front
10 feet
10 feet
Sides
4 feet
4 feet
Rear
5 feet (alley)
2.5 feet second floor
5 feet
2.5 feet
Allowable Floor Area
3,912 square feet
3,380 square feet
Allowable 3rd Floor Area
293 square feet
291 square feet
Open Space
293 square feet
474 square feet
Parkin
2 -car garage
2 -car aaraae
Height
24 feet flat roof
29 feet sloped roof
24 feet flat roof
29 feet sloped roof
Hazards
• The finish floor elevation of the proposed dwelling is 10.50 feet (NAVD 88), which
complies with the minimum 9.00 feet (NAVD88) elevation required by the Zoning
Code and Local Coastal Program.
The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code
(CBC) and Building Division standards and policies. Geotechnical investigations
specifically addressing liquefaction are required to be reviewed and approved prior
TmpIC. 01/17/17
2
Bengtson Residence CDP
Zoning Administrator, September 28, 2017
Page 3
to the issuance of building permits. Permit issuance is also contingent on the
inclusion of design mitigation identified in the investigations. Construction plans are
reviewed for compliance with approved investigations and CBC prior to building
permit issuance.
Water Quality
The property is not located within 100 feet of coastal waters. 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 and minor rain event run-off on-site. Any water not
retained on-site is directed to the City's storm drain system.
Public Access
The project site is located between the nearest public road and the sea or shoreline;
however, the project will not affect the public's ability to gain access to, use, and/or
view the coast and nearby recreational facilities because:
1. Vertical access to the beach and the West Ocean Front boardwalk is available at
the terminus of 8th Street. The proposed project will not alter exiting public access
2. The proposed project is located entirely on private property and there will be no
reduction in on -street parking spaces.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the
CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no
potential to have a significant effect on the environment.
Class 3 exempts the demolition of up to three single-family residences and additions of
up to 10,000 square feet to existing structures. The proposed project consists of the
demolition of one single-family residence and the construction of a new 2,919 -square -
foot single-family residence and attached 461 -square -foot 2 -car garage.
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
Tmpl[: 01/17/17
3
Bengtson Residence CDP
Zoning Administrator, September 28, 2017
Page 4
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:
An appeal or call for review may be filed with the Director of Community Development within
14 days following the date of action. For additional information on filing an appeal, contact
the Planning Division at 949-644-3200.
Prepared by:
-Ai�z6e�
Gregg Rgirqfirez
Senior Planner
BW/gbr
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
Tmpl[: 01/17/17
Attachment No. ZA 1
Draft Resolution
5
RESOLUTION NO. ZA2017-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2017-024 TO DEMOLISH AN
EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A
NEW SINGLE-FAMILY RESIDENCE AND ATTACHED 2 -CAR
GARAGE LOCATED AT 111 8TH STREET (PA2017-058)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Chris Bengtson, Property Owner, with respect to property
located at 111 8th Street, and legally described as Lot 1 of Block 7 of the East Newport
Tract, requesting approval of a Coastal Development Permit.
2. The applicant proposes to demolish a one-story, single-family residence and garage and
construct a new three-story, 3,380-square—foot, single-family residence and attached
garage. The project also includes hardscape, drainage, and landscaping. The project
complies with all applicable development standards. No deviations are requested.
3. The subject property is located within the R-1 (Single -Unit Residential) Zoning District and
the General Plan Land Use Element category is RS -D (Single -Unit Residential Detached).
4. The subject properties are located within the coastal zone. The Coastal Zoning District is
R-1 (Single -Unit Residential) and the Coastal Land Use Plan category is RSD -D (Single -
Unit Residential Detached — 10.0-19.9 DU/AC).
5. A public hearing was held on September 28, 2017, in the Corona del Mar Conference
Room (Bay E-1 st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place
and purpose of the meeting was given in accordance with the Newport Beach Municipal
Code. Evidence, both written and oral, was presented to, and considered by, the Zoning
Administrator at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
This project is categorically exempt pursuant to Title 14 of the California Code of
Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the
California Environmental Quality Act (CEQA) under Class 3 (New Construction or
Conversion of Small Structures).
2. Class 3 exempts the demolition of up to three single-family residences and additions of
up to 10,000 square feet to existing structures. The proposed project consists of the
demolition of one single-family residence and the construction of a new 2,919 -square -
foot, single-family residence and 461 -square -foot, 2 -car garage.
N
Zoning Administrator Resolution No. ZA2017-###
Pape 2 of 7
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision)
of the Newport Beach Municipal Code, the following findings and facts in support of such
findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
The proposed development complies with applicable residential development standards
including, but not limited to, floor area limitation, setbacks, height, and parking.
a. The maximum floor area limitation is 3,912 square feet and the proposed floor area
is 3,380 square feet.
b. The proposed development provides the minimum required setbacks, which are 10
feet along the front property line, 4 feet along each side property line, and 5 feet
along the rear property line abutting the alley.
C. The highest guardrail is no more than 24 feet from established grade (9.805 feet
NAVD88) and the highest ridge is no more than 29 feet from established grade,
which complies with the maximum height requirements.
The project includes garage parking for a total of two vehicles, complying with the
minimum two -car garage parking requirement for single-family residences with less
than 4,000 square feet of habitable floor area.
2. The neighborhood is predominantly developed with one-, two-, and three-story single-
family residences. The proposed design, bulk, and scale of the development is
consistent with the existing neighborhood pattern of development and expected future
development.
3. The proposed development is not located on the shoreline and is over 100 feet from the
nearest beach. The proposed finished floor is 10.5 feet (NAVD 88) which is higher than
the 9.00 feet (NAVD 88) standard. Impacts from wave run-up and sea -level rise are not
anticipated.
4. The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code (CBC)
and Building Division standards and policies. Geotechnical investigations specifically
addressing liquefaction are required to be reviewed and approved prior to the issuance of
building permits. Permit issuance is also contingent on the inclusion of design mitigation
identified in the investigations. Construction plans are reviewed for compliance with
approved investigations and CBC prior to building permit issuance.
os-az-zon
Zoning Administrator Resolution No. ZA2017-###
Pape 3 of 7
5. 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 and minor rain even run-off on-site. Any water not retained on-site is
directed to the City's storm drain system.
6. Proposed landscaping complies with the Implementation Plan Section 21.30.075. Final
landscape plans will be reviewed to verify invasive species are not planted.
7. The property is not located near designated public view points or coastal view roads and
will not impact public coastal views.
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone.
Fact in Support of Finding:
The project site is located between the nearest public road and the sea or shoreline; however, the
project will not affect the public's ability to gain access to, use, and/or view the coast and nearby
recreational facilities because:
Vertical access to the beach, water and West Ocean Front Boardwalk is available at the
terminus of 8th Street. The proposed project will not alter exiting public access
2. The proposed project is located entirely on private property and there will be no reduction
in on -street parking spaces.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2017-024, subject to the conditions set forth in Exhibit "A,"
which is attached hereto and incorporated by reference.
2. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of Title 21 Local
Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken
by the City may be appealed to the Coastal Commission in compliance with Section
21.64.035 of the City's certified LCP and Title 14 California Code of Regulations,
Sections 13111 through 13120, and Section 30603 of the Coastal Act.
06-02-2017
g
Zoning Administrator Resolution No. ZA2017-###
Paqe 4 of 7
PASSED, APPROVED, AND ADOPTED THIS 28TH DAY OF SEPTEMBER, 2017.
Patrick J. Alford, Zoning Administrator
06-02-2017
9
Zoning Administrator Resolution No. ZA2017-###
Pape 5 of 7
EXHIBIT "A"
CONDITIONS OF APPROVAL
(project specific conditions are italicized)
1. The development shall be in substantial conformance with the approved site plan, floor
plans, and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new Coastal Development Permit.
3. Coastal Development Permit No. CD2017-024 shall expire unless exercised within 24
months from the date of approval as specified in Section 21.54.060 (Time Limits and
Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise
granted.
4. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
5. This Coastal Development Permit may be modified or revoked by the Zoning
Administrator if determined that the proposed uses or conditions under which it is being
operated or maintained is detrimental to the public health, welfare or materially injurious
to property or improvement in the vicinity or if the property is operated or maintained so
as to constitute a public nuisance.
6. Prior to the issuance of building permits, a copy of the Resolution, including conditions
of approval Exhibit "A" shall be incorporated into the Building Division and field sets of
plans.
7. 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.
8. Prior to the issuance of building permits, the applicant shall submit to the Planning
Division an additional copy of the approved architectural plans for inclusion in the
Coastal Development file. The plans shall be identical to those approved by all City
departments for building permit issuance. The approved copy shall include architectural
sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall
accurately depict the elements approved by this Coastal Development Permit.
9. Prior to the issuance of building permits, the applicant shall submit a final construction
erosion control plan. The plan shall be subject to the review and approval by the Building
Division.
06-02-2017
10
Zoning Administrator Resolution No. ZA2017-###
Pape 6 of 7
10. Prior to the issuance of building permits, the applicant shall submit a final drainage and
grading plan. The plan shall be subject to the review and approval by the Building
Division.
11. Prior to the issuance of building permits, the applicant shall submit a final landscape and
irrigation plan consistent with Implementation Plan Section 21.30.075. The plans shall
be approved by the Planning Division.
12. All landscape materials and irrigation systems shall be maintained in accordance with
the approved landscape plan. All landscaped areas shall be maintained in a healthy and
growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All
landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be
kept operable, including adjustments, replacements, repairs, and cleaning as a part of
regular maintenance.
13. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
14. Debris from demolition shall be removed from work areas each day and removed from
the project site within 24 hours of the completion of the project. Stock piles and
construction materials shall be covered, enclosed on all sites, not stored in contact with
the soil, and located as far away as possible from drain inlets and any waterway.
15. Trash and debris shall be disposed in proper trash and recycling receptacles at the end
of each construction day. Solid waste, including excess concrete, shall be disposed in
adequate disposal facilities at a legal disposal site or recycled at a recycling facility.
16. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Coastal
Development Permit.
17. No demolition or construction materials, equipment debris, or waste, shall be placed or
stored in a location that would enter sensitive habitat, receiving waters, or a storm drain,
or result in impacts to environmentally sensitive habitat areas, streams, wetland or their
buffers.
18. Best Management Practices (BMPs) and Good Housekeeping Practices (GNPs) shall
be implemented prior to and throughout the duration of construction activity.
19. 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.
06-02-2017
11
Zoning Administrator Resolution No. ZA2017-###
Pape 7 of 7
20. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and agents
from and against any and all claims, demands, obligations, damages, actions, causes of
action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including
without limitation, attorney's fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City's
approval of Bengtson Residence Coastal Development Permit including, but not limited to,
Coastal Development Permit No. CD2017-024 (PA2017-058). This indemnification shall
include, but not be limited to, damages awarded against the City, if any, costs of suit,
attomeys' fees, and other expenses incurred in connection with such claim, action, causes
of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating
or bringing such proceeding. The applicant shall indemnify the City for all of City's costs,
attomeys' fees, and damages, which City incurs in enforcing the indemnification provisions
set forth in this condition. The applicant shall pay to the City upon demand any amount
owed to the City pursuant to the indemnification requirements prescribed in this condition.
NZ
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06-02-2017
12
Attachment No. ZA 2
Vicinity Map
13
VICINITY MAP
o��Ary rq�H W
Coastal Development Permit No. CD2017-024
(PA2017-058)
111 8t" Street
:L4
Attachment No. ZA 3
Project Plans
15
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BUILDING DIVI3IONSITE 3,039 S.F. SITE PLAN & PROJECT DATA
100 Civic Center Drive I P.O. Box 17681 Newport Bei, CA 926565915 NOTE: !
www, newoortbeachcaAov I (849) 644.3200 1. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER BUILDABLE AREA 1,956 S.F. 2 SURVEY / GRADING --PLAN _ .. .
FLOOR AREA LIMIT (2 x 1,956 S.F.) 3,912 S.F. 3 LOWER LEVEL FLOOR PLAN
Structural Observation Re rt FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND 3RD FL. MAX S.F. (15%x 1,956 S.F.) 293.4 S.F. 4 MIDDLE LEVEL FLOOR PLAN
PERMITS. VEL FLOOR PLAN
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BUILDING DIVI3IONSITE 3,039 S.F. SITE PLAN & PROJECT DATA
100 Civic Center Drive I P.O. Box 17681 Newport Bei, CA 926565915 NOTE: !
www, newoortbeachcaAov I (849) 644.3200 1. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER BUILDABLE AREA 1,956 S.F. 2 SURVEY / GRADING --PLAN _ .. .
FLOOR AREA LIMIT (2 x 1,956 S.F.) 3,912 S.F. 3 LOWER LEVEL FLOOR PLAN
Structural Observation Re rt FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND 3RD FL. MAX S.F. (15%x 1,956 S.F.) 293.4 S.F. 4 MIDDLE LEVEL FLOOR PLAN
PERMITS. VEL FLOOR PLAN
2. FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILS AND
Repan Data:
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2. FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILS AND
OPEN VOLUME AREA REQ. (15%x 1,956 S.F.) 293.4 S.F.
6
ROOF PLAN I
HANDRAILS OR ANY COMBINATION THEREOF SHALL NOT EXCEED 42
OPEN AREA PROVIDED 474 S.F.
7
EXTERIOR ELEVATIONS
INCHES FROM EXISTING GRADE PRIOR TO CONSTRUCTION WITHIN
OPEN SPACE:
8
BUILDING SECTIONS /WINDOW AND DOOR SCHEDULES
THE REQUIRED FRONT SETBACK AREA(S).DECKS
1,290 S.F.
9
LOWER LEVEL ELECTRICAL PLAN
I
ti
ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACHCOVERED PATIO 210 S.F. + 10 MIDDLE LEVEL ELECTRICAL PLAN
OF -
DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO
LANDSCAPE AREA
262 S.F.
1 1
UPPER ELECTRICAL PLAN i
!
OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY
L-1
HARDSCAPE PLAN
12
INTERIOR ELEVATIONS
OCC: R3/U
BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU
LIVABLE AREA
SHEATHING INSPECTION.
1-3
ARCHITECTURAL DETAILS
SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO
1ST FLOOR
1,150 S.F.
APN: 047-282-12 -
C-1
EXISTING SITE CONDITIONS AND DEMO PLAN
COMMENCEMENT OF CONSTRUCTION AUTHORIZED BY THIS PERMIT. ,
2ND FLOOR
1,478 S.F.
T24-1
TITLE 24 CALCULATIONS {
4.
PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT -OF WAY- AN
3RD FLOOR
291 S.F.
T24-2
TITLE 24 CALCULATIONS I
a
ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC
TOTAL
2,919 S.F.
I
WORKS DEPARTMENT.
I
461 S.F.
S-1
FOUNDATION PLAN
5.
I
ti
ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACHCOVERED PATIO 210 S.F. + 10 MIDDLE LEVEL ELECTRICAL PLAN
OF -
DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO
LANDSCAPE AREA
262 S.F.
1 1
UPPER ELECTRICAL PLAN i
!
OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY
L-1
HARDSCAPE PLAN
ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACHCOVERED PATIO 210 S.F. + 10 MIDDLE LEVEL ELECTRICAL PLAN
OF -
DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO
LANDSCAPE AREA
262 S.F.
1 1
UPPER ELECTRICAL PLAN i
!
OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY
L-1
HARDSCAPE PLAN
12
INTERIOR ELEVATIONS
OCC: R3/U
BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU
LIVABLE AREA
SHEATHING INSPECTION.
1-3
ARCHITECTURAL DETAILS
SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO
1ST FLOOR
1,150 S.F.
APN: 047-282-12 -
C-1
EXISTING SITE CONDITIONS AND DEMO PLAN
COMMENCEMENT OF CONSTRUCTION AUTHORIZED BY THIS PERMIT. ,
2ND FLOOR
1,478 S.F.
T24-1
TITLE 24 CALCULATIONS {
4.
PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT -OF WAY- AN
3RD FLOOR
291 S.F.
T24-2
TITLE 24 CALCULATIONS I
a
ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC
TOTAL
2,919 S.F.
I
WORKS DEPARTMENT.
GARAGE
461 S.F.
S-1
FOUNDATION PLAN
5.
A CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN
TOTAL FLOOR AREA
3,380 S.F.
S-2
LOWER LEVEL FRAMING PLAN
5' AND FOR SHORING AND UNDERPINNING.S-3
MIDDLE LEVEL FRAMING PLAN
6.
RECYCLE AND/OR SALVAGE FOR REUSE A MINIMUM OF 65% OF THE
EXISTING FINISH GRADE CALC (4 CORNER METHOD)
S-4
UPPER LEVEL FRAMING PLAN
NONHAZARDOUS CONSTRUCTION AND DEMOLITION WASTE IN
1 8.98'
SGN
STRUCTURAL NOTES
+.
ACCORDANCE WITH SECTION 4.408.1 CALGREEN CODE.
2 9.90'
SD -1
STRUCTURAL DETAILS
7.
SPRINKLERS
3 10.36'
SD -2
STRUCTURAL DETAILS
a. NEW CONSTRUCTION OR ADDITION AND RECONSTRUCTION,
4 9.98'
SSW 1
WHICH EXCEED 2 000 SF AND EXCEED 50% OF THE AREA
'
TOTAL 39 22 /4 - 9 805 SSW2
THE EXISTING STRUCTURE, REQUIRE INSTALLATION OF A FIRE
DRAWN.
CHOCKED
a_°
ifs
SPRINKLER SYSTEM THROUGHOUT THE STRUCTURE.
ZONE: R-1
L-1
HARDSCAPE PLAN
b. OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF
sHSET
SHEETS
OCC: R3/U
L-2
LANDSCAPE PLAN
SHEATHING INSPECTION.
g
BUILDING TYPE: VB
c. BUILDING EQUIPPED WITH FIRE SPRINKLER SYSTEM IN
APN: 047-282-12 -
C-1
EXISTING SITE CONDITIONS AND DEMO PLAN
ACCORDANCE WITH NFPA-13D.
i
,� i
C-2
PRELIMINARY PRECISE GRADING PLAN
Y ER OSION CONTROL
PRELIMINARY OL PLAN
a
DEFFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR
ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL FOR PLAN
RCR
RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS
OnMUM GROMAIM0081»onVOM Axr R83W8mmmFMMANGw fffAUMoMM OMPLOYM OFTM0"OFMM CHECK OR APPROVAL BY THE CITY: CG CAL GREEN RESIDENTIAL MINIMUM REQUIREMENTS
1. FIRE SPRINKLER NFPA-13D
2. HVAC SOUND ATTENUATION
- - 3. ELEVATOR
AC _.,
--
AC AC — ------ —
c 1�
AC ru �L AC A R ❑
l AC
jj
AC _
Aj1• 1
oPROPERTY LINE Ac
C°NC, vi CONC.
CONC.
C°NC, � CONC. o? V� C°NC, I L6.
S1 C°NC, S~ VENT PIPE
�rDF `g0 S� 03 VENT PIPE CONC. CONC. a� Ci'Nei WiI�4I/^:�ti..t1
-11
c°N �ti 4 4 c°Nc. �h�S,'o ;L = 7'0,16- s, — °N �� c°Nc. o CONC. ��, fi _ _ _ . .:, _._ . _.
FS �ti� _ R= `� _ -i
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s ,
F,P
CONC. �°) CONC.`�, � gq,�� t1 S. �� CONC, �4r�21�
CONC. 10), Co
001, P
c°NC, PRO ERTY LINE 2SJ
w 0.6-x- p• - Q1 C°NC,
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CONC.
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CONC. C 67F) I- ¢ o W F �orF �g•
s.o ���.� 0jc BUILDING F,
Nc.
�e �m
Z c (28.72) p0� - GATE CONC.
1;> :0;�(92,44FS>
RIDGE �� G
ti��, -• 0 ELJi�RY CU C❑NC.�}!.. y.� -�,F/�y�.((
C°NC,
-'✓"_#,/-L�.3.lF_ ..-1�-`�Yla^�I�7K -. �Y I'' i _ _.____—�Y.�e!.--_6.��i�1_'�!J�i.:��fw^._._.._..,�
`Z. ( COG, J
ICL HC
- yy;., _
SAY - .. Wl
NORTH
SCALE: 1a=8'
S, CONC. N 1�5, = 5 NC. z Uj
y ,rte
`� PALM u1No= GZtip,l�S, 1F, 1�f "1"J _.._ C.�-"�R...''=r �_.."T'1..1.�✓''T Wit'::
�10.14FS) # (10,16FS) _# � <10,14FS) .. ,� iu �`w `�y
a 3 y C°NC,— N78°36'59"W 70.00' — ��f�o — —— — —
I D L0 I (
CONC. ti� �p C°NC, _._..... _-.
C❑NC o rh
O w o w _ (36,08) _ 25.0 SCOPE OF WORK:
Q G ~ I a cwla dila ala RIDGE _
CONC.. I� CONC., 1� 4.9 `✓ rY rr 8'0 I THE PROJECT IS LOCATED AT 111 8TH ST. AND SITS ON A FLAT LOT AT THE
CORNOR OF W. BALBOA BLVD. AND 8TH ST. THERE IS CURRENTLY A ONE
(� STORY SINGLE FAMILY RESIDENCE WITH AN ATTACHED TWO CAR GARAGE
stip^ , THAT WILL BE DEMOLISHED. THE PROPSED PROJECT CONSISTS OF A 2,919
hw 2 STORY 9 9 I CONC. ����y, S.F. THREE STORY SINGLE FAMILY RESIDENCE WITH AN ATTACHED TWO CAR
n BUILDING ~I3 GARAGE OF 461 S.F. THE PROPOSED RESIDENCE CONFORMS TO ALL
APPLICABLE SECTIONS OF THE CERTIFIED LOCAL COASTAL PROGRAM AND
CONE," I CONC. I WITH THE PUBLIC ACCESS AND PUBLIC RECREATION POLICIES OF CHAPTER L ,
CONC. fig, 3 OF THE COASTAL ACT.
40 CONC. Ji
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o'
CONC.
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DRAWN.
CHOCKED
a_°
ifs
DATE
SCALE,
J 0 a 1rwo'.
OF
sHSET
SHEETS
LOT AREA = 3039 'SQ FT
LOT SETBACK AREA = 1,956 SQ FT
0 INDICATES LEAD AND TAG STAMPED L,S, 4653
-EGEND
DESCRIPTION
(123,45) MEAS, ELEVATIONS
( > REC. BRG, & DIST.
DECK
# BRICK
WALL
BUILDING
PROPERTY LINE
FENCE
N, G, NATURAL GRADE
P. P, POWER POLE
WM WATER METER
E.E. FINISH FLOOR
G.E. GARAGE FLOOR
CONC. CONCRETE
F. S, FINISH SURFACE
M,H, MAN -HOLE
P PLANTER
A.C, ASPHALT
T. G. TOP -GRATE
RdM SURVEYING INC
RON MIEDEMA L,S. 4653
23016 LAKE FOREST DR. #409
LAGUNA HILLS, CA 92653
(949) 858-2924 OFFICE
(949) 858-3438 FAX
RDMSURVEYING@COX.NET
IN
AC N
CONC. iri CONC.
CONC.
S�
�F
T❑P❑GRAPHIC SURVEY
SFS AC
AC --
AC
+, BALBOA
BLV-D
�G
AC
�G' 3ti
_ PROPERTY LINES Ac
V CONC. �%cIt, r
L�.5� CONC. r m �� CONC.
CONC. cb 3 M S� VENT PIPE
CONC. q D=0041'44"
CONC.
�S Jo S
CONC. co
co PROPERTY LINE z CONC.
� P
w 0.6�
3� W QOP
CONC. (9.67FS)
5.0 �F�, (U CONC.
z�
y f5.0
CONC.
I T CONC. T
CONC, Okitit
Lti°
S
CONC.
VENT PIPE CONC.
L=70,16'
CONC.
CONC.
I STORY
BUILDING
(28.72)
RIDGE
--p
CONC. S'
�G �CONC. �CONC.
R=5779,65'
q/
— PROPERTY LINE coNc.
F�
CONC.
I _ a- z (9.21FS)
z a o W
��
GATE - CONC.
(� �(9.44FS)� Ln
CONC. o
o -z
CONC. Z
�1 w v
PROPERTY LINE ��� 16.1 L_
PALM o
�(10.14FS) # (10.162) # (1014FS)4*�_j �u
N78036'59"W 70.00' �S� FS;
ti� so
Lo o CONC.
m u Co wu RIDGE
c ra om ca
2 STORY
BUILDING
OWNER:
CHRIS BENGSTON
111 8TH STREET
NEWPORT BEACH, CA
8.0
I+— 9.9 —► CONC.
o+
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Jug CONC.
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CONC.
HC
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25.0
CONC.
CONC
C��
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`
CONC. �m
W
CONC.
LEGAL DESCRIPTI❑N- I
BENCH MARK
LOT 1 OF BLOCK 7 OF EAST NEWPORT TRACT, BENCH MARK # IE -122-14
NAVD88
ELEVATION= 9.179
NORTH
0' 8' 16'
SCALE 1"=8'
NOTE: RECORD EASEMENTS ARE NOT PLOTTED IF ANY.
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MI
MEAEA
* N0. 4653
EXP. 9/30/17 ti
E C IAO/
ADDRESS OF PROJECT:
111 8TH STREET
NEWPORT BEACH, CA
JOB: 60-34 DATE: 5,/16/16
r`
�i
REVISIONS BY
■
DRAWN
CHECKED
DATE
GALE, �P
JOB Pia.
SHEET
r
OF SHEETS
12
?9
o
a
t
(D
cu
co
00
?9
I
i
1
REVISIONS BY
DRAWN
CHECKED
DATE
SCALE '1
JOB NO.
SHEET
51,
OF SHEETS
20
1
II
_.
-------------------
�k
�l
COLOR CHART
1
STUCCO
DUNN-EDWARDS HICKORY # DEC759
2
ROOF
EAGLE CAPISTRANO HILO SUNSET # 3124
3
STONE
ELDORADO MESETA FIELDSTONE WITH GRAY GROUT
4
CONCRETE
PACIFIC STONE # 33
5
WOOD STAIN
OLYMPIC BLACK WALNUT # 709
6
WINDOWS
ANODIZED DARK BRONZE
7
WROUGHT IRON RAIL
BLACK POWER COAT
ML�xtMuM
REVISIONS I BY
nii
el
DRAWN
CHECKED
DATE
SCALE
A =1 I,6�
JOB NO.
SHEET
7
OF SHEETS
22
i
n
it
� k .
s
lap w
Is,
ins
1. WINDOWS ARE METAL CLAD O/ HOOD WITH DUAL LOW 'E'
'`
GLAZING. --
ctu
2. TEMPERED GLAZING TO HAVE SAFETY LABEL PERMANENTLY
r :
ATTATCHED.
3. U -FACTOR: 0.280
4. SOLAR HEAT GAIN COEFFICIENT (SHGC): 0.35 ^
5. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS.
4j
<
t�- Murr%___.
�.•�D �GUG�>T�1r'.�
Fp
`�'[%t`l
ap,
I
85' T
o 4�r1►.I�
C3°cod 1a �1 Tv -w
1. ALL GLAZING AT DOORS TO BE DUAL AND LOW 'E' "
_ 2. TEMPERED WITH SAFETY LABEL PERMANENTLY ATTACHED, } i
3. U -FACTOR: 0.280 d
4. SOLAR HEAT GAIN COEFFICIENT (SHGC): 0.35 11
5. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS.
DRAWN
CHECKED
DATE
( SCALE ( {
ilyl .Q
JOB NO.
SHEET
8
IOF SHEETS
2s
DWG VIE
�NCLUU.�1/ TQRRI
O
COMPANY F AMERICA
,,.00;cnnac PA V
F7I2DER I�ccc R£—NCE
PROJECT, TYPICAL MRL 950
GEARED DRIVE
MANUFACTURED TO MEET:
ASME A17.1 - 2013 STANDARDS
S PE CIFC I F�GTTf'1 AIG
MODEL- UC601 - 'MRL' GEARED DRIVE - 200
LANDINGS- MAXIMUM 6 LANDINGS
CODE(S)- 5 (INCLINATOR LAYOUT DESIGNATION)
CAPACITY: 950#
SPEED; AT 38 F.P.M.i2
SUSPENSION (2) #60 ROLLER CHAINS
MEANS-
CAR
CONSTRUCTION- 3/4' HARDWOOD VENEER
N%HM: ALL MMRIF..CIURER SUNNIER ONH AND, El RP W ME
NOTW ON THE WNFtlb.9N43 OROEN SHEEE.
nlM, srNER, ONCE DRAWINGS HAVE BEEN APPROVED,
SIGNED AND WITHIN 5 DAYS OF PRODUCTION, .THE
CUSTOMER WILL BEM ALL RESPONSIBILITY AND
LIABILITY OF FINISHED UNIT.
PART
A SEE DETAIL "RAIL"
27"
10 POST GATE � 121" . .131" 131' 131"
LIGHT CURTAIN -
36" "
L. '
471'10
DOOR
i ,
20
DOOR INTERLOCK
I
1.
MRL FEARED - ROD
!j
(
7'H -OVERALL 3617
SWH-CLEAR ID ID
/ 321"t
227
WDE(S) 5
4! CLEAR
1
OVERHEAD
DOOR INTERLOCK-..-..........,_.
CALL STATION 42`
ABOVE FINISHED FLOOR
Y
50 -CAR
C.
MINIMUM OVERHEAD
53"FINISHED HATCH
NININLIM CAR WIDTH
FOR THE NRL [FARE
IS 42•
NOTE,
ALL HOISTWAY CONSTRUCTION MUST
COMPLY WITH NATIONAL, STATE, AND
LOCAL CODES. HUISTWAY MUST BE
PLUMB AND STRAIGHT FROM TOP TO
BOTTOM WITH NO PROJECTIONS INTO
THE HOISTWAY.
101"R.C.
511"
FINISHED
HATCH
38"
CAR
,ELECTRICAL NOTES:
• t. Bathroom exhaust fans which exhaust directly from
bathroom shall comply with CGBS 4.5o6 and shall include
the following:
a. Be Energy star efficient
b. Unless functioning as a component of a whole house
system, fans must be controlled by a humistat which
shall II Y
be readily accessible between a relative humidity
Of 50% to 80%-
2. Rooms containing bathtubs, showers, spas and similar
bathing fixtures shall be mechanically ventilated and
Educted to the outside. A minimum rate of 5ocfm and a
maximum sound rating of 3 Sone for intermittent
operation is required.
1 3. Kitchen exhaust hood shall exhaust to outside. A minimum
rate of too cfm and a maximum sound rating of 3 Sone is
required for intermittent operation.
\ 4. All lighting in a residential building shall be high efficacy
(except kitchen lighting), or depending on the location of
the lighting, be controlled by a dimmer switch of a manual
on vacancy sensor.
5. Bathroom lighting to be high efficacy or controlled by a.
vacancy sensor.
' 6. Kitchen lighting shall be high efficacy until a minimum of
50% of the total wattage of permanently installed Fighting is
-;=-----... high efficacy.
7. Recessed lighting installed in an insulated ceiling shall be
s
listed as ATTIC and sealed andlor contain a gasket.
8. Smoke detectors and Carbon Monoxide Alarm in a
i
i// • •' accordance with Section R315.1 shall be installed in the
-- _ - - following locations: _---_—.------_
REV.DATE
a. Smoke detectors to be installed in each sleeping room.
-
b Sm
Carbon monoxide alarms are
v.LEyEL(t -3) + -- --^— ---, ; ' ��- required detectors
redoutside of each separate dwelling unit
-�-
i
sleeping area in the immediate vicinity of the
�
%( bedrooms.
NY ;
.! : ,; ctors and Carbon Monoxide
AA► c. Smoke dete
alarms are
! wired on each additional story and/or every level of
f r� req
f
1,,' the
dwelling, including basements and habitable attics.
< d. Where more than one smoke detectors/ Carbon
to be installed within the
,' i Monoxide alarms is required
a sleeping unit, the alarm shall
dg
wellin unit or within p g
C
t activation of one
Y
be interconnected in a manner tha
1 , 1
unit.
individual un
e alarms in the l
�, ; ,• ' . ; : , : alarm shall activate all
the t
+
i
All
�3R
I , • -':. ... I - ,;. - ... -. , Smoke detector Carbon Monoxide alarms shall receiv
e
3• ERN CLEARANCE f , e. S 1
NEEDED ON ONE wiring and be
.EE ,.,!. , ... ... .. ....„,,... ,� ._._..-,..-. -�,.- -'-.1. , .. , _ .. " their primary - power from the building g ,t
R.C. 3IIE Gr CAR FIXt P Y Po
TRAVELING ING A ,y �y II
VEL CABLE }"�(�S t'IZ3' r i , AS' '�: 1 e... u..r.n.l .with o hattary harknn.
. _..... .._ _
.. 57J`. HATCH
53'
HATCH
DOOR INTERLOCK
MINIMUM
OVERHEAD
NOTE,
IF CAR IS 8'H THEN
MINIMUM OVERHEAD
3RD
OF 9'-6• IS NEE BED
9
50' MAX
TRAVEL:
2ND
q
IST
8" MINIMUM PR bMIX 3DOD PSI
R
REINFORCED ONCRETE
' S •1• a•'"'
N4 AT 12' O.C. EACH MAY < •%
+ '
N
,C„F�fTIDN A -A
SECTION
B -B
DWG VIEW
PART NUMBER
REV.DATE
SECTION VIEWS
_
_
DRAWING TITLE
DRAWING NO.
TYP - GEARED DRIVE
MlIll
PACE:
DRAWN BY:
G. DATE
I DWAl
JOB OR A
DEALER P.0'
,DWG SCALEIREV.LEVEL
1-3
kitchen outlets, laundry, utility and wet bar outlets located
1 1 S
within m 6 feet. Ece t
n. A receptacle supplying only a
t
permanently installed fore alarm or burglar alarm CECz
to
I '
,
,
r
,
'
' q
,
t Receptacles shall be listed as tamper -resistant for all 15
CSF( I r ;. :; ti�+Gi : T 3 P P
}TRS' ` _ and zo am ere r tacles in dwelling unit fain;/ linin
I, PP g Y, g,
living, parlors, libraries, dens, bedrooms, sunrooms,
• � ;;; " � „ _ , , ",';. . " .,' recreation rooms, closets, hallways, or similar rooms and i
areas per CEC sections 210.12 and 4o6m
14. Arcfault Circuit Protection (AFCI) is required for all 15 and
i zo ampere branch circuits supplying outlets in dwellingiunit
family, dining, living, parlors, libraries, dens, bedrooms,
` - sunrooms, recreation rooms, closets, hallways, or similar
�••� � r n .
rooms and areas per CEC sectio 21012
IELECTRICAL LEGENDr . ;,� .,_ , _, - • 15. Provide at least one receptacle outlet in bathroom within
T K'- -
S I E' LIGHT, WATER PRO:O'F �� 36 inches of the outside edge of each sink basin. Outlet
+ DUPLE
ELECTRICAL OUTLET 110 � PUSH BUTTON CONTROL �.1 shall be located on a wall or partition that is adjacent to the
1 K�-- OUTLET 1/2 S W ITCHED E2ii{_ ENTRY CHIMES basin or installed on the side of face the basin cabinet not
more than 12" below the countertop.
V � ! ll OUTLET 220 TELECOM JACK 16. Provide a min. of 1 zoam circuit for bathroom s outlet
SWITCHED OUTLET TYPE MM ENHANCED MULTI MEDIA JACK O P ( )
r ,� $ j Such circuit shall have no other outlets. Loads shall be
OUTLET EXTERIOR MULTIMEDIA JACK balanced.
- -----� j OUTLET GROUND FAULT PROTECTED JUNCTION BOX 17. Provide a minimum ofz-zoamp small appliance circuits for
#$ OUTLET ARC FAULT PROTECTED FLUOR. TUBE the kitchen counter tops. Such circuit shall have no other
outlets. Loads shall be balanced.
G1 sTlv�l l r WATER PROOF , EXTERIOR FLUOR. RECESSED FIXTURE- is. Provide a minimum of 1-2o amp laundry branch circuit such
MIN-_ rrfhl_�jipt ?�J� ° I SWITCH SINGLE SWITCH W . VACANCY SENSOR circuits shall have no other outlets.
2 �fwl _ MOLT- WAY SWITCH Fife SWITCH W/ MOTION SENSOR TIMER
f�- 1g. A dedicated circuit, sized for the appliance is required for
MULTIPLE SWITCHING CARBON MONOXIDE SENSOR (TO BE INTERCONNECTED) dumb waiter equipment.
C
SMOKE DETECTOR
RHEOSTATIC DIMMER CONTROL (TO BE INTERCONNECTED)
i �j 20.ALL LIGHTING SHALL BE HIGH EFFICACY PER SECTION 150.0 9 (K).
RECESSED CEILING
'LIGHT A EXHAUST FAN 51AIR CHANGES PER HOUR I` 21. HOT WATER HEATER SHALL VENT DIRECTLY THROUGH ROOF. � --�
22. ALL LOWER LEVEL EXTERIOR ENVELOPE WALLS MIN 2X6 TO
NOTE: J&WALL LIGHT -17j-�
FUEL GAS
LOCATION FOR GAS METER, WATER METER, ELECTRICAL SURFACE MOUNTED CEILING LIGHT FUEL VALVE SHUT OFF KEY
I ACCOMMODATE R-21 BATT INSULATIONS.
1. VERIFY O `. �
" 23. IN KITCHEN, LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS SHALL
METER, PHONE BOX, T.V. CABLE BOX, AND PROVIDE POWER AND � HANGING CEILING LIGHT KIDF
JI' HAVE A MINIMUM EXHAUST RATE OF 100 CFM.
NKLERS. ir= FLUORESCENT TUBE LIGHTING +
24.ALL PLUMBING FIXTURES SHALL BE COMPLYING WITH THE MAXIMUM.:
TRANSFORMER FOR LANDSCAPE LIGHTS AND SPR- I
T, NI MEDIA CABLE.(VERIFY TYPE) .. SIN SECTION 4.303 CALGREENILDING STANDARDS
TELEGOMUNICATIQ GABLI` (VERfi Y)
,
A..
DATE
24
1534T -7W9
is
a
DRAWN
CHECKED
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SHEET
1-0
OF SHEETS
co,
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DATE
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JOB NO.
1, 1
SHEET
1-0
OF SHEETS
L)
to
4-a
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00
CL
U�z
DRAWN
CHECKED
DATE
R4
JOB NO.
1, 1
SHEET
1-0
OF SHEETS
DRAWN
CHECKED
gDA,}}►TE
r"I f, ) �f
JOB NO.
SHEET
OF SHEETS
20
�M
✓`_ Yr_"�aa�i'-r i 'r" J VOL 400
I
REVISIONS I BY
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DRAWN
CHECKED
DATE
JOB NO.
SHEET
12
OF SHEETS
27
DRAWN
CHECKED
DATE
SCALE
JOB NO.
SHEET
14
OF SHEETS
A
11
L�
a 0 0 NEaA im, N
BALBQA BLVD
01 25 t
I L
r_,_.1
991170-20
t7—
PRKtED ON CLEARPRIW 1000H•
+70
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iffm�
loop
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CONSTRUCTION LEGEND
ExIstina Site Items
Concrete Curb and Gutter - To Remain
Concrete Sidewalk - To Remain
Fc� concrete Access Ramp - To be Removed (Reconstruct)
per STD -1 81 -L-B, Case "J" (See Civil Plans)
® Concrete Apron at Alley - To be Removed (Plugged)
per STD -1 65-L (See Civil Plans)
RE Concrete Alley - To Remain (Verify)
[D Existing Drainage Inlet In Alley - To Remain
nG Sewer Manhole - To Remain
Water Meter Service - To Remain (Protect in place]
(See Civil Plans)
ni Cable Box - To Remain (Protect in place)
nJ Edison Box - To Remain (Protect in place)
KK Sign - To Remain
Steel Barrier Post - To be Removed
Existing Fire Hydrant - To Remain
nN Existing Water Valve - To Remain
[D Existing Vent Pipe To Remain
FPJ Property Line
Sewer clean out To be Relocated (Sea- Civil Plan)
Now Constnwtion Items
(D New Masonry Property Line Wall
See Plan for heights and Detail on Sheet L-1")
New Alley Approach per city Standard STD442-1-
New .Interlocking Concrete Paving
New Interlocking Concrete Steps
New Decorative Wood Side Yard Gate
Trash Can Storage under Stairs
07 New Landscape Area
. ........
V-00
-T7
SITE PLAN .-S ; CALEAW 0'-0"
.............
CAP BLOCK (OPTIONAL)
I ) n4 HORIZONTAL IN 8LOCK BOND
SEAM
44 VERTICAL - SEE TAME BELOW
FOR SPACING
(I) "4 HORIZONTAL MID I -EQ -IT OF
WALL IN BLOOK B" BEAM
U4 DOWELS
(2) #4 CONTIKUOLSS
Construction
Plan
CMAWN
CHECKSO
9-7-17
11111CALS
Joe MO.
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Construction
Plan
CMAWN
CHECKSO
9-7-17
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Joe MO.
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Planting
Plan
jW
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216-030
swerr
L-2
OF SHOOTS
n
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Plan
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216-030
swerr
L-2
OF SHOOTS
n
GENERAL GRADING NOTES:
1. ALL WORK SHALL BE IN ACCORDANCE WITH THE GRADING ORDINANCE AND DESIGN STANDARDS OF THE CITY
OF NEWPORT BEACH AND ANY SPECIAL REQUIREMENTS OF THE PERMIT.
2. NO GRADING SHALL BE STARTED WITHOUT FIRST NOTIFYING THE CITY ENGINEER. A PRE -GRADE MEETING
IS REQUIRED BEFORE START OF GRADING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, GRADING
CONTRACTORS, DESIGN CIVIL ENGINEER, SOILS ENGINEER, GEOLOGIST, CITY GRADING INSPECTOR OR
THEIR REPRESENTATIVES, AND WHEN REQUIRED, THE ARCHAEOLOGIST, PALEONTOLOGIST AND/OR OTHER
UTILITY REPRESENTATIVES.
3. THE PERMITTEE OR HIS AGENT SHALL NOTIFY THE ENGINEERING DIVISION WHEN THE GRADING OPERATION
IS READY FOR EACH OF THE FOLLOWING INSPECTIONS. A. INITIAL INSPECTION: WHEN THE PERMITTEE IS
READY TO BEGIN WORK, BUT NOT LESSTHAN TWO DAYS BEFORE ANY GRADING OR BRUSHING IS STARTED. B.
TOE INSPECTION: AFTER THE NATURAL GROUND OR BEDROCK IS EXPOSED AND PREPARED TO RECEIVE FILL,
BUT NOT BEFORE THE FILL IS PLACED. C. EXCAVATION INSPECTION: AFTER THE EXCAVATION IS
STARTED, BUT BEFORE THE VERTICAL DEPTH OF THE EXCAVATION EXCEEDS TEN FEET. D. FILL
INSPECTION: AFTER THE FILL PLACEMENTS STARTED, BUT BEFORE THE VERTICAL HEIGHT OF THE FILL
EXCEEDS TEN FEET. E.DRAINAGE DEVICE INSPECTION: AFTER FORMING OF TERRACE DRAINS, DOWNDRAINS,
OR AFTER PLACEMENT OF PIPE IN SUBDRAINS, BUT BEFORE ANY CONCRETE OR FILTER MATERIAL IS
PLACED. F. ROUGH GRADING: WHEN ALL ROUGH GRADING HAS BEEN COMPLETED. THIS INSPECTION MAY BE
CALLED FOR AT THE COMPLETION OF ROUGH GRADING. G. FINAL: WHEN ALL WORK INCLUDING
INSTALLATION OF ALL DRAINAGE STRUCTURES AND OTHER PROTECTIVE DEVICES HAS BEEN COMPLETED AND
THE AS -GRADED PLAN, PROFESSIONAL CERTIFICATIONS AND THE REQUIRED REPORTS HAVE BEEN
SUBMITTED.
4. CUT SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL.
5. FILL SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL AND SHALL HAVE NOT LESS
THAN 90% COMPACTION OUT TO THE FINISHED SURFACE.
6. FILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90% RELATIVE DENSITY. MAXIMUM DENSITY
TO BE DETERMINED BY ASTM -D1557 (FIVE (5) LAYER TEST) OR APPROVED EQUIVALENT, AND FIELD
DENSITY BY UNIFORM BUILDING CODE STANDARD NO. 70-2, OR APPROVED EQUIVALENT.
7. AREAS TO RECEIVE FILL SHALL BE PROPERLY PREPARED AND APPROVED BY THE SOILS ENGINEER AND/OR
ENGINEERING GEOLOGIST PRIOR TO PLACING OF FILL.
8. FILLS SHALL BE BENCHED INTO COMPETENT MATERIAL AS PER DETAIL ON PLAN.
9. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFORE ANYADDITIONAL
FILLS ARE ADDED.
10. THE EXISTING IRRIGATION LINES, SUBGRADE STRUCTURES, SEPTIC TANKS, AND CISTERNS SHALL BE
REMOVED, OR CRUSHED IN PLACE AND BACKFILLED, AND APPROVED BY THE CITY INSPECTOR AND SOILS
ENGINEER.
11. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE CITY ENGINEER PRIOR TO
EXCAVATION.
12. THE DESIGN CIVIL ENGINEER, PRIOR TO ROUGH GRADE APPROVAL, SHALL PROVIDE THE MINIMUM OF ONE
BLUE TOP PER LOT, SET AT THE HIGHEST POINT IN THE FINISHED DRAINAGE SCALE.
13. ALL TRENCH BACKFILLS SHALL BE TESTED AND APPROVED BY THE SITE SOILS ENGINEER PER THE
GRADING CODE.
14. THE ENGINEERING, GEOLOGIST AND SOILS ENGINEER SHALL, AFTER CLEARING AND PRIOR TO THE
PLACEMENT OF FILL IN CANYONS, OBSERVE AND REVIEW EACH CANYON FOR AREAS OF ADVERSE STABILITY
AND TO DETERMINE THE PRESENCE OR ABSENCE OF SUBSURFACE WATER OR SPRING FLOW. IF NEEDED,
DRAINS (IN ADDITION TO THOSE DEPICTED ON THIS PLAN) WILL BE DESIGNED AND CONSTRUCTED PRIOR
TO THE PLACEMENT OF FILL IN EACH RESPECTIVE CANYON. ANY ADDITIONS SHALL BE NOTED ON THE
"AS -BUILT" PLANS.
15. SUBDRAIN OUTLETS SHALL BE COMPLETED AT THE BEGINNING OF THE SUBDRAIN CONSTRUCTION.
16. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINE AND GRADE AND
NOTED AND SHOWN ON THE "AS -BUILT" PLANS.
17. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY AN ENGINEERING
GEOLOGIST TO EVALUATE THE STABILITY OF EACH SLOPE SHOULD EXCAVATION DISCLOSE ANY GEOLOGICAL
HAZARDS OR POTENTIAL GEOLOGICAL HAZARDS, THE ENGINEERING GEOLOGIST SHALL RECOMMEND
NECESSARY TREATMENT TO THE CITY ENGINEER FOR APPROVAL. ALL APPROVAL TO BE GRANTED ON THE
BASIS OF DETAILED GEOLOGICAL MAPPING AND WRITTEN FIELD MEMO.
18. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPES IS DETERMINED TO BE NECESSARY BY THE
ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILS ENGINEER WILL SUBMIT DESIGN, LOCATIONS
AND CALCULATIONS TO THE CITY ENGINEER PRIOR TO CONSTRUCTION. THE ENGINEERING GEOLOGIST AND
SOILS ENGINEER WILL OBSERVE THE CONSTRUCTION OF THE BUTTRESSING AND COMMENT ON THE
STABILITY OF THE SLOPE AND ADJACENT STRUCTURES UPON COMPLETION. ALL CHANGES SHALL BE
ADDRESSED IN THE FINAL SOILS REPORT.
19. WHEN CUT PADS ARE BROUGHT TO NEAR GRADE, THE ENGINEERING GEOLOGIST SHALL DETERMINE IF THE
BEDROCK IS EXTENSIVELY FRACTURED OR FAULTED AND WILL READILY TRANSMIT WATER. IF CONSIDERED
NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, A COMPACTED FILL BLANKET WILL BE
PLACED.
20. THE ENGINEERING GEOLOGIST OR HIS REPRESENTATIVE SHALL BE ON SITE FOR OBSERVATION AND
TESTING, AS NECESSARY, AND SUBMIT A COMPLETE REPORT AND MAP UPON COMPLETION OF THE ROUGH
GRADING.
21. THE FINAL COMPACTION REPORT AND APPROVAL FROM THE SOILS ENGINEER SHALL CONTAIN THETYPE OF
FIELD TESTING PERFORMED. EACH TEST SHALL BE IDENTIFIED WITH THE METHOD OF OBTAINING THE
IN-PLACE DENSITY, WHETHER SAND CONE OR DRIVE RING, AND SHALL BE SO NOTED FOR EACH TEST.
SUFFICIENT MAXIMUM DENSITY DETERMINATIONS SHALL BE PERFORMED TO VERIFY THE ACCURACY OF THE
MAXIMUM DENSITY CURVES USED BY THE FIELD TECHNICIAN.
22.THE SOILS ENGINEER AND ENGINEERING GEOLOGIST SHALL PROVIDE OBSERVATION AND TESTING,
SERVICES, AS NECESSARY, AND BE AVAILABLE DURING GRADING TO VERIFY COMPLIANCE WITH THE PLANS,
SPECIFICATIONS, AND CODE WITHIN THEIR PURVIEW.
23. THE DESIGN CIVIL ENGINEER SHALL EXERCISE SUFFICIENT CONTROL DURING GRADING AND CONSTRUCTION
TO INSURE COMPLIANCE WITH THE PLANS, SPECIFICATIONS, AND CODE WITHIN HIS PURVIEW.
24.DUST SHALL BE CONTROLLED BY WATERING.
25.SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE.
26. THE LOCATION AND PROTECTION OF ALL UTILITIES ARE THE RESPONSIBILITY OF THE GRADING
CONTRACTOR.
27. APPROVED PROTECTIVE MEASURES AND TEMPORARY DRAINAGE PROVISIONS MUST BE USED TO PROTECT
ADJOINING PROPERTIES DURING THE GRADING PROJECT.
28. PRIOR TO FINAL APPROVAL, THE DESIGN CIVIL ENGINEER SHALL CERTIFY TO THE ENGINEERING
DIVISION THE NUMBER OF YARDS TO CUT FILL AND IMPORT MOVED DURING THE GRADING OPERATIONS.
29. ALL CONCRETE STRUCTURES THAT COME IN CONTACT WITH THE ON-SITE SOILS SHALL BE CONSTRUCTED
WITH TYPE 5 CEMENT UNLESS OTHERWISE APPROVED BY THE CITY ENGINEER.
30.EXPORT SOIL MUST GO TO A LEGAL DUMP OR TO A PERMITTED SITE APPROVED BY THE CITY ENGINEER.
31. SLOPES EXCEEDING FIVE FEET IN HEIGHT MUST BE PLANTED WITH A PLANT MATERIAL DESIGNED BY A
REGISTERED LANDSCAPE ARCHITECT AND APPROVED BY THE CITY AND MUST BE PROVIDED WITH AN
APPROVED IRRIGATION SYSTEM.
32. PRIOR TO FINAL APPROVAL, THE GRADING CONTRACTOR SHALL SUBMIT A STATEMENT OF COMPLIANCE FOR
THE APPROVED GRADING PLAN.
33.FOR GRADING PERMITS ISSUED BEFORE AUGUST 15, EROSION CONTROL PLANS, IF NECESSARY, SHALL BE
REQUIRED AND SHALL BE SUBMITTED TO AND APPROVED BY THE CITY ENGINEER BY SEPTEMBER 15. FOR
GRADING PERMITS WHICH ARE ISSUED AFTER AUGUST 15, AND WHERE GRADING IS NOT EXPECTED TO BE
COMPLETED BY OCTOBER 15, EROSION CONTROL PROVISIONS SHALL BE REQUIRED.
34. THE APPROVED SOIL ENGINEERING REPORT PREPARED BY . DATED AND ALL
REVISIONS ARE TO BE CONSIDERED PART OF THE PLANS, AND THERE RECOMMENDATIONS CONTAINED
THEREIN ARE TO BE ADHERED TO.
35. CONCRETE FOR SIDEWALK, CURB & GUTTER, ACCESS RAMPS, AND DRIVE APPROACHES SHALL HAVE A
MINIMUM ULTIMATE COMPRESSIVE STRENGTH AT 28 DAYS OF 3250 PSI. CONCRETE MAY BE PNEUMATICALLY
PLACED AND SHALL CONFORM TO SECTION 201 OF THE STANDARD SPECIFICATIONS FOR PUBLIC WORKS
CONSTRUCTION (GREENBOOK).
36. CONCRETE FOR EXTERIOR RETAINING WALLS AND STRUCTURAL FOUNDATIONS SHALL HAVE A MINIMUM
ULTIMATE COMPRESSIVE STRENGTH AT 28 DAYS OF 4500 PSI WITH A WATER -CEMENT RATIO OF 0.45.
37.CONCRETE REINFORCING SHALL BE 6" X 6 - w 1.4 WELDED WIRE MESH W.W.M. OR APPROVED EQUAL.
( ) Q
38. GROUND SHALL BE PREWETTED TO THE SATISFACTION OF THE CITY INSPECTOR OR THE SOILS ENGINEER
PRIOR TO PLACEMENT OF CONCRETE. MOISTURE LOSS RETARDANT SHALL BE USED WHEN REQUIRED BY THE
SOILS ENGINEER.
39.FOR COMPACTED FILL: A. A MINIMUM FOUNDATION BEARING VALUE OF 1500 P.S.F. IS REQUIRED UNLESS
MODIFIED BY THE SOILS REPORT. B. NUMBER OF TESTS TO BE MADE SHALL BE: 1 TEST FOR EACH 2
FEET OF FILL OR 1 TEST FOR EACH 1,000 CUBIC YARDS (WHICHEVER IS GREATER).
40.THE UNDERSIGNED CIVIL ENGINEERS WILL BE RESPONSIBLE FOR THE MINIMUM PROFESSIONAL INSPECTIONS
IN ACCORDANCE WITH SUBARTICLE 14 OF THE CITY OF NEWPORT BEACH'S GRADING ORDINANCE & GRADING
MANUAL.
41. DETRIMENTAL AMOUNTS OF ORGANIC MATERIAL SHALL NOT BE PERMITTED IN FILLS. EXCEPT AS OUTLINED
BELOW, NO ROCK OR SIMILAR IRREDUCIBLE MATERIAL WITH A MAXIMUM DIMENSION GREATER THAN TWELVE
(12) INCHES SHALL BE BURIED OR LACED IN FILLS. A. THE SOILS ENGINEER MAY PERMIT PLACEMENT
OF LARGER ROCK WHEN THE SOILS ENGINEER PROPERLY DEVISED A METHOD OF PLACEMENT, CONTINUOUSLY
INSPECTS PLACEMENT, AND APPROVES THE FILL STABILITY AND COMPETENCY. THE FOLLOWING
CONDITIONS SHALL ALSO APPLY: B. PRIOR TO ISSUANCE OF THE GRADING PERMIT, POTE ROCK
T Q�OVESS/ONq�
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PRELIMINARY PRECISE GRADING PLAN
FOR
111 8TH STREET
DISPOSAL AREA(S) SHALL BE DELINEATED ON THE GRADING PLAN. C. ROCK SIZES GREATER THAN TWELVE
(12) INCHES IN MAXIMUM DIMENSION SHALL BE TEN (10) FEET OR MORE BELOW GRADE, MEASURED
VERTICALLY. THIS DEPTH MAY BE REDUCED UPON RECOMMENDATION OF THE SOILS ENGINEER AND
APPROVAL OF THE BUILDING OFFICIAL PROVIDING THAT THE PERMITTED USE OF THE PROPERTY WILL NOT
BE IMPAIRED. D. ROCKS GREATER THAN TWELVE (12) INCHES SHALL BE PLACED SO AS TO BE
COMPLETELY SURROUNDED BY SOILS; NO NESTING OF ROCKS WILL BE PERMITTED. E. ALL
RECOMMENDATIONS SHALL BE REVIEWED AND APPROVED BY THE CITY.
42.GRADING OPERATIONS AND MAINTENANCE OF EQUIPMENT WITHIN ONE HALF MILE OF HUMAN OCCUPANCY
SHALL NOT BE CONDUCTED BETWEEN THE HOURS OF 5:30 P.M. AND 7:30 A.M. OR ANY TIME ON A
SATURDAY, SUNDAY OR A CITY HOLIDAY.
43: THE DESIGN ENGINEER SHALL CERTIFY ALL HORIZONTAL LINES AND VERTICAL GRADES PRIOR TO RELEASE
OF GRADING.
44. CONSTRUCTION SITES SHALL BE MAINTAINED IN SUCH A CONDITION THAT AN ANTICIPATED STORM DOES
NOT CARRY WASTES OR POLLUTANTS OFF THE SITE. A. ALL EROSION PROTECTION DEVICES MUST BE IN
PLACE EACH DAY THE RAIN PROBABILITY FORECAST IS EQUAL TO OR GREATER THAN 40%. AFTER A RAIN
EVENT (OR DURING AN EXTENDED EVENT IF NECESSARY), ALL EROSION PROTECTION DEVICES SHALL
BEINSPECTED AND REPAIRED/CLEANED AS NEEDED TO ENSURE PROPER FUNCTION. B. DISCHARGES OF
MATERIAL OTHER THAN STORMWATER ('NON-STORMWATER" DISCHARGES) ARE ALLOWED ONLY WHEN NECESSARY
FOR PERFORMANCE AND COMPLETION OF CONSTRUCTION PRACTICES AND WHERE THEY DO NOT: CAUSE OR
CONTRIBUTE TO A VIOLATION OF ANY WATER QUALITY STANDARD; CAUSE OR THREATEN TO CAUSE
POLLUTION, CONTAMINATION, OR NUISANCE; OR CONTAIN A HAZARDOUS SUBSTANCE IN A QUANTITY
REPORTABLE UNDER FEDERAL REGULATIONS 40 CFR PARTS 117 AND 302. SITE SHALL INCLUDE BEST
MANAGEMENT PRACTICES (BMPS) TO REDUCE THE QUANTITY (AMOUNT AND NUMBER OF INCIDENCES) OF
NON-STORMWATER DISCHARGES AND TO IMPROVE THE QUALITY OF ANY NON-STORMWATER DISCHARGES. C.
STORMWATER AND NON-STORMWATER DISCHARGES SHALL NOT CARRY WASTES OR POLLUTANTS OFF THE SITE.
POTENTIAL POLLUTANTS INCLUDE BUT ARE NOT LIMITED TO: SOLID OR LIQUID CHEMICAL SPILLS;
WASTES FROM PAINTS, STAINS, SEALANTS, GLUES, LIMES, PESTICIDES, HERBICIDES, WOOD
PRESERVATIVES AND SOLVENTS; ASBESTOS FIBERS, PAINT FLAKES OR STUCCO FRAGMENTS; FUELS, OILS,
LUBRICANTS, AND HYDRAULIC, RADIATOR OR BATTERY FLUIDS; FERTILIZERS, VEHICLE/EQUIPMENT WASH
WATER AND CONCRETE WASH WATER; CONCRETE, DETERGENT OR FLOATABLE WASTES; WASTES FROM ANY
ENGINE/EQUIPMENT STEAM CLEANING OR CHEMICAL DEGREASING; AND SUPERCHLORINATED POTABLE WATER
LINE FLUSHINGS. D. DURING CONSTRUCTION, DISPOSAL OF SUCH MATERIALS SHOULD OCCUR IN A
SPECIFIED AND CONTROLLED TEMPORARY AREA ON-SITE, PHYSICALLY SEPARATED FROM POTENTIAL STORM
WATER AND NON-STORMWATER RUN-OFF, WITH ULTIMATE DISPOSAL IN ACCORDANCE WITH LOCAL, STATE
AND FEDERAL REQUIREMENTS. E. THE PERMITTEE SHALL NOTIFY ALL GENERAL CONTRACTORS,
SUBCONTRACTORS, MATERIAL SUPPLIERS, LESSEES AND PROPERTY OWNERS THAT THE DISCHARGE OF
POLLUTANTS INTO THE STORM DRAIN SYSTEM OR OTHER WATERSHED DRAINAGE FEATURES IS PROHIBITED.
45.DEWATERING OF CONTAMINATED GROUNDWATER OR DISCHARGING CONTAMINATED SOILS VIA SURFACE
EROSION IS PROHIBITED. DEWATERING OF NON -CONTAMINATED GROUNDWATER REQUIRES A NATIONAL
POLLUTANT DISCHARGE ELIMINATION SYSTEM PERMIT FROM THE RESPECTIVE STATE REGIONAL WATER
QUALITY CONTROL BOARD.
46. PRIOR TO CONSTRUCTION, ALL SURVEY MONUMENTS AND CENTERLINE TIES ARE TO BE LOCATED IN THE
FIELD. UPON COMPLETION OF CONSTRUCTION, ALL DAMAGED OR DESTROYED CENTERLINE TIES AND SURVEY
MONUMENTS ARE TO BE RESET AND "CORNER RECORDS" PREPARED FOR SURVEY MONUMENTS FOR SUBMISSION
TO THE CITY'S ENGINEERING DIVISION AND FILING WITH THE COUNTY SURVEYOR IN COMPLIANCE WITH
AB1414. THIS MUST BE COMPLETED PRIOR TO CERTIFYING COMPLETION OF THE PROJECT. ALL
RESTORATIONS OF SURVEY MONUMENTS SHALL BE CERTIFIED BY THE DESIGN REGISTERED ENGINEER IN
ACCORDANCE WITH SECTION 8771 OF THE BUSINESS AND PROFESSIONS CODE.
47.A CITY OF NEWPORT BEACH ENCROACHMENT PERMIT WILL BE REQUIRED PRIOR TO ANY GRADING OR WORK IN
CITY'S PUBLIC RIGHT-OF-WAY.
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ENGINEER'S NOTICE TO CONTRACTORS
THE EXISTENCE AND LOCATION OF ANY UNDERGROUND UTILITIES OR STRUCTURES SHOWN ON
THESE PLANS WERE OBTAINED BY SEARCH OF AVAILABLE RECORDS AND TO THE BEST OF OUR
KNOWLEDGE, THERE ARE NO EXISTING UTILITIES EXCEPT FOR THOSE SHOWN ON THIS PLAN.
THE CONTRACTOR IS REQUIRED TO TAKE ALL PRECAUTIONARY MEASURES TO PROTECT THE
UTILITIES SHOWN, AND ANY OTHER LINES OR STRUCTURES NOT SHOWN IN THESE PLANS, AND IS
RESPONSIBLE FOR PROTECTION OF AND ANY DAMAGE TO THESE LINES OR STRUCTURES.
CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLY ACCEPTED
CONSTRUCTION PRACTICES, CONSTRUCTION CONTACTORS WILL BE REQUIRED TO ASSUME SOLE AND
COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION
ON THIS PROJECT. INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS
REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS,
AND CONSTRUCTION CONTRACTOR FURTHER AGREES TO, DEFEND, INDEMNIFY AND HOLD DESIGN
PROFESSIONAL AND OWNER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN
CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT.
THE CONTRACTOR SHALL BE RESPONSIBLE FOR REPORTING ANY DISCREPANCIES IN PLANS AND OR
FIELD CONDITIONS IMMEDIATELY TO THE DESIGN ENGINEER FOR RESOLUTION PRIOR TO
CONSTRUCTION, AND SHALL BE RESPONSIBLE FOR DISCREPANCIES NOT SO REPORTED AND
RESOLVED.
CAUTION: THE ENGINEER PREPARING THESE PLANS WILL NOT BE RESPONSIBLE FOR, OR LIABLE
FOR, UNAUTHORIZED CHANGES OR USES OF THESE PLANS. ALL CHANGES TO THE PLANS MUST BE
IN WRITING AND MUST BE APPROVED BY THE PREPARER OF THESE "PLANS".
LEGAL DESCRIPTION:
PROJECT ADDRESS:
LOT 1 OF BLOCK 7 OF EAST NEWPORT TRACT III zsih blKtti
NEWPORT BEACH, CA
ASSESSOR PARCEL NUMBER SITE INFORMATION:
APN: 047-282-12
AREA OF DISTURBANCE:
AREA OF DISTURBANCE= 3,039 +/- SF
EARTHWORK
OWNER: CHRIS BENGTSON
111 8TH STREET
NEWPORT BEACH, CA
ARCHITECT: ARCHITECTURE JAY S. CRAWFORD
CONTACT: JAY CRAWFORD, AIA
470 WALD
IRVINE, CA 92618
(949) 453-9893
JAY®CRAWFORDARCHITECTURE.COM
SURVEYOR: ROM SURVEYING, INC
CONTACT: RON MIEDEMA L.S. 4653
23016 LAKE FOREST DRI. #409
LAGUNA HILLS, CA 92653
(949) 858-2924
RDMSURVEYINGOCOX.NET
GEOTECH: COLEMAN GEOTECHNICAL
CONTACT: LEE SHOEMAKER
470 WALD
IRVINE, CA 92618
(949)872-2582
DISTURBED AREA = 3,039 SF
EXISTING IMPERVIOUS = 2,539 SF
PROPOSED IMPERVIOUS = 2,500 SF
DEMOLITION NOTES:
2
LOW IMPACT DEVELOPMENT:
BELOW IS A LIST OF LOW IMPACT DEVELOPMENT (LID) BEST
MANAGEMENT PRACTICES (BMP) PROPOSED FOR THIS PROJECT.
LID BMP NO. 1 - RUNOFF FROM IMPERMEABLE AREAS DIRECTED
TO PERMEABLE AREAS
LID BMP NO. 2 - PERMEABLE PAVERS WILL BE USED FOR
HARDSCAPE.
LID BMP NO. 3 - UNDERGROUND INFILTRATION CHAMBER
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❑1 SAW CUT AND DEMO EXISTING ASPHALT
7 DEMO EXISTING STRUCTURE
3❑ DEMO EXISTING HARDSCAPE AND LANDSCAPING
CONC.
CON:;.
EXISTING SITE COND4T40NS
AND DEMO PLAN
SCALE: 1"= 8'
0' 8' 16' 24'
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GRADING RECOMMENDATIONS FROM GEOTECH:
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*THE EARTHWORK NUMBERS
THE FOLLOWING SPECIAL GRADING PROVISIONS ARE RECOMMENDED FOR THE GRADING OF THIS PROJECT IN
ABOVE ARE ESTIMATES.
ADDITION TO THE GRADING SPECIFICATIONS, GENERAL PROVISIONS INCLUDED IN THE APPENDIX OF THIS
ACTUAL EARTHWORK TO BE
REPORT.
DETERMINED BY CONTRACTOR.
1. THE CONSTRUCTION MAY INCLUDE RETAINING OR GARDEN WALLS WHICH MAY OR MAY NOT BE SHOWN ON
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THE CURRENTLY AVAILABLE PLANS. SUCH WALLS SHOULD BE CONSIDERED AS PART OF THE STRUCTURES
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TO BE CONSTRUCTED, AND FOUNDATION DESIGN, CONSTRUCTION, AND GRADING RECOMMENDATIONS
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PRESENTED IN THIS REPORT SHOULD APPLY TO THESE WALLS AS IF THEY WERE PART OF THE BUILDING.
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2. THE NATURAL SOILS IN AREAS TO RECEIVE FILL OUTSIDE THE BUILDING PADS SUCH AS HARDSCAPE
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AREAS SHALL BE SCARIFIED AND COMPACTED TO A DEPTH OF 12 INCHES BELOW THE EXISTING SURFACE
AFTER CLEARING AND GRUBBING.
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3. ANY VOIDS CREATED DURING THE REMOVAL OF THE EXISTING HOME, FOUNDATION, EXISTING UTILITY
LINES OR ROOTS WILL NEED TO BE PROPERLY EXCAVATED AND BACKFILL WITH COMPACTED SOILS AS
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PART OF THE SITE GRADING.
4. SHORING MUST BE PROVIDED PRIOR TO OVEREXCAVATION OF THE LOT. RECOMMENDED SHORING
�..............
PROCEDURES/METHOD ARE PROVIDED IN SECTION 5.7.1 OF THIS REPORT.
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5. ONCE SHORING IS IN PLACE, THE EXISTING SOILS BELOW THE BUILDING PAD AND HARDSCAPE AREAS
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SHALL BE OVEREXCAVATED TO A DEPTH OF 36 INCHES BELOW EXISTING GRADE AND THE RESULTING
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SURFACE SCAR IF I ED/RECOMPACTED TO A DEPTH OF 12 INCHES PRIOR TO REPLACING WITH SOIL -CEMENT
F
COMPACTED FILL. SOIL -CEMENT WILL INCREASE THE COHESION AND WORKABILITY OF THE SOILS.
W
PORTLAND CEMENT SHALL BE ADDED AND BLENDED INTO THE SOILS IN A RATIO OF 2 SACK CEMENT PER
y
ONE CUBIC -YARD OF SOIL. THE STIFFENED SOIL WILL REDUCE CAVING POTENTIAL OF THE SOILS
WHICH WILL ALLOW THE FOOTING EXCAVATION TO REMAIN NEAT AND SQUARE UPON EXCAVATION. SOIL -
Z ¢a
CEMENT WILL ALSO CREATE A RIGID SOIL MASS SIGNIFICANTLY MORE RESISTANT TO THE EFFECTS OF
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LIQUEFACTION AND SEISMIC SETTLEMENT.
6. ALL SCARIFICATION AND REMOVALS SPECIFIED HEREIN SHALL EXTEND TO A DISTANCE OF AT LEAST 2
FEET BEYOND ALL FOOTING, BUILDING, AND HARDSCAPE EDGES UNLESS PROPERTY LINE OR OTHER
��
CONSTRAINTS EXIST. SPECIAL RECOMMENDATIONS WILL BE PRESENTED DURING GRADING FOR GRADING IN
m
THOSE AREAS WHERE CONSTRAINTS ARE PRESENT.
7. SOIL UTILIZED FOR FILLING SHALL CONSIST OF APPROVED ON-SITE OR IMPORTED SOIL. ON-SITE
SOILS WHICH ARE FREE OF TRASH, DEBRIS, AND ORGANIC MATERIALS CAN BE CONSIDERED AS SUITABLE.
8. ANY IMPORTED SOIL SHALL BE APPROVED BY THE SOIL ENGINEER FOR BOTH EXPANSIVE AND STRENGTH
a
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QUALITIES PRIOR TO IMPORTATION TO THE PROJECT SITE. FINAL ACCEPTANCE OF ANY IMPORTED SOIL
WILL BE BASED ON OBSERVATION OF THE SOIL ACTUALLY DELIVERED TO THE SITE.
9. ALL FILL SHALL BE COMPACTED TO AT LEAST 90 PERCENT RELATIVE COMPACTION.
10. THE MAXIMUM DENSITY OF ALL SOILS SHALL BE DETERMINED IN ACCORDANCE WITH A.S.T.M. TEST
METHOD D-1557. THE MAXIMUM DENSITY OF AGGREGATE BASE SHALL BE DETERMINED IN ACCORDANCE WITH
A.
CALIFORNIA TEST METHOD 216.
11. THE SOIL PLACED IN THE UPPER 12 INCHES OF THE STRUCTURE AND HARDSCAPE AREAS SHALL BE PLACED
AT A MOISTURE CONTENT OF AT LEAST 1-2 PERCENT ABOVE OPTIMUM MOISTURE CONTENT IF EXISTING
ON-SITE OR SIMILAR SOILS ARE USED. IF SIGNIFICANT DRYING OCCURS PRIOR TO SLAB OR HARDSCAPE
..
PLACEMENT, MOISTURE CONDITIONING OF THE SLAB AREA BY FLOODING OR OTHER MEANS MAY BE NEEDED
PRIOR TO SLAB PLACEMENT.
12. ALL OTHER FILL SHALL BE PLACED WITH A MOISTURE CONTENT OF OPTIMUM OR GREATER.
13. ALL GRADING PLANS SHALL BE FORWARDED TO THE SOIL ENGINEER FOR REVIEW AND COMMENT PRIOR TO
THE START OF CONSTRUCTION.
CONTACT INFO:
OWNER: CHRIS BENGTSON
111 8TH STREET
NEWPORT BEACH, CA
ARCHITECT: ARCHITECTURE JAY S. CRAWFORD
CONTACT: JAY CRAWFORD, AIA
470 WALD
IRVINE, CA 92618
(949) 453-9893
JAY®CRAWFORDARCHITECTURE.COM
SURVEYOR: ROM SURVEYING, INC
CONTACT: RON MIEDEMA L.S. 4653
23016 LAKE FOREST DRI. #409
LAGUNA HILLS, CA 92653
(949) 858-2924
RDMSURVEYINGOCOX.NET
GEOTECH: COLEMAN GEOTECHNICAL
CONTACT: LEE SHOEMAKER
470 WALD
IRVINE, CA 92618
(949)872-2582
DISTURBED AREA = 3,039 SF
EXISTING IMPERVIOUS = 2,539 SF
PROPOSED IMPERVIOUS = 2,500 SF
DEMOLITION NOTES:
2
LOW IMPACT DEVELOPMENT:
BELOW IS A LIST OF LOW IMPACT DEVELOPMENT (LID) BEST
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LID BMP NO. 1 - RUNOFF FROM IMPERMEABLE AREAS DIRECTED
TO PERMEABLE AREAS
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( INSTALL 4" SCH 40 PVC AREA DRAIN LINE
9O INSTALL PRIVATE DRAIN THROUGH CURB PER CITY OF NEWPORT BEACH STD -184-L.
10 INSTALL CONTECH CHAMBERMAXX OPEN -BOTTOM INFILTRATION W/ START, MIDDLE AND END SECTIONS
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( INSTALL 4" SCH 40 PVC AREA DRAIN LINE
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Memorandum
Zoning Administrator - October 12, 2017
ITEM NO. la - ADDITIONAL MATERIALS RECEIVED
Bengtson Residence Coastal Development Permit
CITY OF NE'. 'T BEACH
COMMUNITYDEVELOPR' -'ENT
100 Civic Center Drive
Newport Beach, California 92660
949 644-3200
newportbeachca.gov/communitydevelopment
To: Patrick Alford, Zoning Administrator
From: Gregg Ramirez, Senior Planner
Date: October 10, 2017
Re: Bengtson Residence CDP - Remove from Agenda
Agenda Item No. 1 (PA2017-058)
Staff requests that this item be removed from the aganda. The project is being re-
designed to ensure the proposed home complies with applicable development
standards. Public notice will be provided in accordance with the Newport Beach
Municipal Code when a new hearing date is scheduled.
To: ZONING ADMINISTRATOR - OCTOBER 12, 2017
Subject: ADDITIONAL MATERIALS RECEIVED
• ITEM III - DRAFT MINUTES OF 09/28/2017
•ITEM 1b - engston Residence CDP (PA2017-058)
b - Rooney Residence CDP (PA2017-029)
From: Jim Mosher [mailto:iimmosher@yahoo.com]
Sent: Thursday, October 12, 2017 12:57 PM
To: Alford, Patrick <PAlford@newportbeachca.eov>
Subject: Comments on Zoning Administrator Agenda (October 12, 2017)
Patrick,
The City has once again scheduled its Finance Committee meeting to overlap the Zoning
Administrator hearing.
So I don't expect to be able to attend, but I do have these comments:
Item 111.1. Minutes of September 28, 2017: page 1, Item B: the first sentence says "Gregg Ramirez,
Senior Planner, requested that this item be continued..." without identifying what item.
Shouldn't it say "Gregg Ramirez, Senior Planner, requested that Item 1 be continued..."?
I would also note that this request was likely accompanied by a written memo. However, none of the
materials related to the presentation of this Item 1 from September 28, including the continuation
notice, if any, have, at present, been preserved in the City's archive of the Zoning Administrator
hearings that day:
http://ecros.newportbeachca.gov/Web/O/fol/l 231481 /Rowl .aspx
I would suggest all the materials presented at the September 28 hearing be posted there, so both the
City and the public have a complete and accurate record of what transpired.
Item IVA engston Residence Coastal Development Permit No. CD2017-024: The latest
request for continuance/tabling of this item says "The project is being re -designed to ensure the
proposed home complies with applicable development standards." The fact that there may be doubt
about the project's compliance is in curious juxtaposition to the "Project Summary" in the main staff
report, which assures the Zoning Administrator and public that (as already designed) "The project
complies with all applicable development standards." This vacillation, especially without any
explanation of what, specifically, the compliance doubt is about, raises serious questions about the
credibility of such assertions in future staff reports and Zoning Administrator resolutions.
Item IV.3. Rooney Residence Coastal Development Permit No. CD2017-012: I think there is a
Coastal Act issue, unaddressed here, related to the depletion of the already limited single family
coastal housing stock created by the merging of the few coastal lots on which such housing is
allowed. But judging from the staff report, that ship sailed when the merger underlying this out -sized
development was approved on July 28, 2016.
Yours sincerely,
Jim Mosher