HomeMy WebLinkAbout04_Hallock Residence Coastal Development Permit_PA2017-172CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
a October 12, 2017
C,[,FOFNP Agenda Item No. 4
SUBJECT: Hallock Residence CDP (PA2017-172)
SITE LOCATION: 11724 th Street
• Coastal Development Permit No. CD2017-071
APPLICANT: William Guidero
OWNER: Chad and Jenn Hallock
PLANNER: David S. Lee, Planning Technician
949-644-3225, dlee@newportbeachca.gov
GENERAL PLAN/ZONING DISTRICT
• Coastal Land Use Category: Two -Unit Residential Detached — (30.0 - 39.9 DU/AC)
(RT -E)
• Coastal Zoning District: Two -Unit Residential (R-2)
• General Plan Land Use Category: Two -Unit Residential (RT)
• Zoning District: Two -Unit Residential (R-2)
PROJECT SUMMARY
A request for a Coastal Development Permit (CDP) to allow the demolition of an existing
duplex and the construction of a new 2,852 -square -foot duplex with a 374 -square -foot
attached garage and two covered carports. The proposed development also includes
additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and
landscaping.
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), because it has no potential to have a significant effect on the
environment; and
3) Adopt Draft Zoning Administrator Resolution No. ZA2017-_ approving Coastal
Development Permit No. CD2017-071 (Attachment No. ZA 1).
1
Hallock Residence CDP
Zoning Administrator, October 12, 2017
Page 2
Land Use and Development Standards
• The property is located in the R-2 Coastal Zoning District, which provides for two -unit
residential development and is consistent with the City's Coastal Land Use Plan, General
Plan Land Use Category and Zoning Code. These designations provide for two -unit
residential development. The property is located within the appeal area providing the
possibility for a final action to be appealed to the California Coastal Commission.
Additionally, a waiver for de minimis development cannot be issued because the site is
within the appeal area.
• The property is developed with a duplex on a lot designated for residential development.
The design, bulk, and scale of the development is consistent with the existing
neighborhood pattern of development and expected future development.
• The proposed single-family residence and accessory structures conform to all applicable
development standards including floor area limit, setbacks, height, 9.0 feet (NAVD88)
minimum finished floor elevation, and off-street parking as illustrated in Table 1 below:
Table 1: Development Standards
Development Feature
Required
Proposed
Setbacks (Min.)
Front
5'-0"
5'-0"
Rear
5'-0"
5-0"
Sides
3'-0"
3'-0"
Height (Max.)
Flat
24'
24'
Slo ed
29'
29'
Floor Area Limit Max.
3,228 sq. ft.
3,226 sq. ft.
Parkin Min.
4 spaces
4 spaces
Hazards
• 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 permit. Permit issuance is also contingent on the inclusion of design mitigation
identified in the investigations. Construction plans are reviewed for compliance with
approved investigations and CBC prior to building permit issuance.
• The development is set back approximately 290 feet from the mean high water line.
Due to the large distance from coastal waters, a Water Quality Management Plan
(WQMP) and a Construction Pollution Prevention Plan (CPPP) are not required. A
Tmpl[: 01/17/17
2
Hallock Residence CDP
Zoning Administrator, October 12, 2017
Page 3
post -construction drainage system will be installed that includes drainage and
percolation features designed to retain dry weather and minor rain run-off on-site to
ensure the project does not impact water quality. Any water not retained on-site is
directed to the City's storm drain system.
Public Access
The project site is not located between the nearest public road and the sea or shoreline
and the proposed project will not affect public recreation, access or views.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the
CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no
potential to have a significant effect on the environment. The Class 3 exemption includes
the construction of limited numbers of new, small structures, including one duplex. The
proposed project is a new duplex located in the R-2 Coastal Zoning District.
PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners of
property and residential occupants 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 that 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:
David S. Lee, fanning Technician
JM/dl
Tmp1t: 01/1M7
3
Attachments
TmpIt: 01/17/17
ZA 1
Draft Resolution
ZA 2
Vicinity Map
ZA 3
Project Plans
Hallock Residence CDP
Zoning Administrator, October 12, 2017
Page 4
21
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. CD2017-071 FOR A NEW DUPLEX
LOCATED AT 117 29TH STREET (PA2017-172)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by William Guidero, with respect to property located at 117 29th
Street, and legally described as Lot 27 of Block 29, requesting approval of a Coastal
Development Permit.
2. The applicant proposes the demolition of an existing duplex with attached garage and the
construction of a new 2,852 -square -foot duplex with a 374 -square -foot attached garage
and two covered carports. The proposed development also includes additional
appurtenances such as walls, fences, patios, hardscape, drainage devices, and
landscaping.
3. The subject property is located within the Two -Unit Residential (R-2) Zoning District and
the General Plan Land Use Element category is Two -Unit Residential (RT).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Two -Unit Residential — (30.0 - 39.9 DU/AC) (RT -E) and the Coastal Zoning
District is Two -Unit Residential (R-2).
5. A public hearing was held on October 12, 2017, in the Corona del Mar Conference Room
(Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and
purpose of the hearing 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 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 15315, 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), because it has no potential to have a significant effect
on the environment.
2. Class 3 exempts the construction of limited numbers of new, small structures, including
one single-family residence. The proposed project is a new duplex located in the R-2
Coastal Zoning District.
N
Zoning Administrator Resolution No. ZA2017-###
Pace 2 of 5
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 (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 3,228 square feet and the proposed floor
area is 3,226 square feet.
b. The proposed development complies with the required setbacks, which are 5 feet
along the property line abutting 29th Street, 3 feet along each side property line,
and 5 feet along the rear property line.
c. The highest guardrail/parapet is 24 feet from established grade and the highest
ridge is 29 feet from established grade. The proposed development complies with
all height requirements.
The proposed development provides a two -car garage and a two -car carport,
meeting the minimum garage requirement for duplexes.
e. The proposed development exceeds the minimum 9.0 (NAVD88) top of slab
elevation requirement for interior living areas of new structures.
2. The neighborhood is predominantly developed with 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 development is set back approximately 290 feet from the mean high water line. Due
to the large distance from coastal waters, a Water Quality Management Plan (WQMP)
and a Construction Pollution Prevention Plan (CPPP) are not required. A post -
construction drainage system will be installed that includes drainage and percolation
features designed to retain dry weather and minor rain run-off on-site to ensure the project
does not impact water quality. Any water not retained on-site is directed to the City's storm
drain system.
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
01-03-17
Zoning Administrator Resolution No. ZA2017-###
Paqe 3 of 5
identified in the investigations. Construction plans are reviewed for compliance with
approved investigations and CBC prior to building permit issuance.
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal
Act if the project is located between the nearest public road and the sea or shoreline of any
body of water located within the coastal zone.
Fact in Support of Finding:
1. The project site is not located between the nearest public road and the sea or shoreline
and the proposed project will not affect public recreation, access or views.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2017-071, 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.
PASSED, APPROVED, AND ADOPTED THIS 12TH DAY OF OCTOBER, 2017.
Patrick J. Alford, Zoning Administrator
01-03-17
8
Zoning Administrator Resolution No. ZA2017-###
Paqe 4 of 5
EXHIBIT "A"
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor
plans, and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. 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. CD2017-071 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. 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.
6. This Coastal Development Permit may be modified or revoked by the Zoning
Administrator if determined that the proposed uses or conditions under which it is being
operated or maintained is detrimental to the public health, welfare or materially injurious
to property or improvements in the vicinity or if the property is operated or maintained
so as to constitute a public nuisance.
7. Prior to issuance of the 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.
8. Prior to 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.
10. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative
costs associated with the processing of this application to the Planning Division.
01-03-17
9
Zoning Administrator Resolution No. ZA2017-###
Paqe 5 of 5
11. 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.
12. This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved in
compliance with the provisions of Title 21 Planning and Zoning of the Newport Beach
Municipal Code.
13. 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 Hallock Residence Coastal Development Permit including, but not limited to,
Coastal Development Permit No. CD2017-071 (PA2017-172). 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,
attorneys' fees, and damages which City incurs in enforcing the indemnification provisions
set forth in this condition. The applicant shall pay to the City upon demand any amount
owed to the City pursuant to the indemnification requirements prescribed in this condition.
01-03-17
10
Attachment No. ZA 2
Vicinity Map
11
Hallock Residence CDP
Zoning Administrator, October 12, 2017
Page 7
VICINITY MAP
Coastal Development No. CD2017-071
PA2017-172
117 29th Street
TmpIt: 01/12/17
12
Attachment No. ZA 3
Project Plans
13
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SECOND FLOOR FLAN
NORTH
SOALE: 1/4" = 1'-0"
AREA OALOULATI0N5
TOTAL LOT AREA 2,373.75' SO. FT.
BUILDABLE LOT AREA --- 55.01'X 19.00' = 1,614'X 2 = 3,226 SO. FT.
MAX. ALLOWABLE BUILDABLE AREA
FIRST FLOOR
SECOND FLOOR --
THIRD FLOOR --
TOTAL LIVING --
A -- 740 SO. FT.
- A --- 509 SO. FT.
- B --- 793 SO. FT.
B --- 510 SO. FT.
---------------- 2,852 50. FT.
GARAGE --------- A -- 167 50. FT.
GARAGE --------- B -- 167 50. FT.
TOTAL GARAGE ------ 374 SO. FT. ---- 574 SO. FT.
TOTAL BUILDING AREA 3,226 SO. FT
TOTAL LIVING UNIT 'A' 1,249 SO. FT.
TOTAL LIVING UNIT 'B' ------------------- 1,603 SO. FT.
WALL LEOENE�,):
SOUND ATTENUATION WALL --
NOTES:
I. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER
FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS
AND PERMITS.
2. FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILS
AND HANDRAILS OR ANY COMBINATION THEREOF SHALL NOT
EXGEED 42" FROM EXISTING GRADE PRIOR TO GONSTRUGTION
WITHIN THE REQUIRED FRONT SETBACK AREA(S).
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NORTH
SOALE: 1/4" = 1'-0"
(E) CURB
AVERA&E NATURAL 67RADE C ALC ULATION5
(4) CORNERS ------ 9.62'
------ 9.67'
------ 9.66'
------ 9.59'
5a.-74'/ 4 = 9.655' AVERAGE NATURAL GRADE
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2,373.75' S0. FT.
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= 1,614'X
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MAX. ALLOWABLE BUILDABLE
AREA
FIRST FLOOR ----------------------- A --
740 SO.
FT.
SECOND FLOOR -------------------- A ---
509 SO.
FT.
-------------------- B ---
793 SO.
FT.
THIRD FLOOR ---------------------- B ---
510 SO.
FT.
TOTAL LIVING ---------------------------
2,652 50.
FT.
GARAGE --------- A -- 167 SO. FT.
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GARAGE --------- B -- 167 50. FT.
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TOTAL GARAGE ------ 374 50. FT. ----
374 SO.
FT.
TOTAL BUILDING AREA
3,226 SO.
FT
TOTAL LIVING UNIT 'A' -------------------
1,249 50.
FT.
TOTAL LIVING UNIT 'B' -------------------
1,603 SO.
FT.
THIRD FLOOR FLAN
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LIVING B ------------ 7ci5 SO. FT.
FIRST TLOOR FLAN
LIVING A ------------ 740 50. FT. SCALE: 1/4" = 1'-0"
GARAGE A 4 B ----- 574 50. FT.
DATE
7-7-2017
DRAWN BY:
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DRAWN BY:
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GENERAL NOTES:
1. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE
THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS
DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING
THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET
PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE
ARE DEEMED SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER METER BOX, SEWER
LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL
BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID
DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION
OF THE PUBLIC WORKS INSPECTOR.
2. SEPARATE PERMIT FOR FENCES AND WALLS SHALL BE OBTAINED AT THE SAME TIME AS THE
BUILDING PERMIT.
3. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT -OF- WAY SHALL BE PERFORMED BY
A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING
CONTRACTOR.
4. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34
LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR
5. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE
APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND
RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU
SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY
CONSTRUCTION AUTHORIZED BY THIS PERMIT
6. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE
PUBLIC RIGHT-OF-WAY
I
LOT AREA= 2,374 SF
EARTHWORK
RAW CUT: 5 CY
RAW FILL: 17 CY
CONSTRUCTION NOTES:
1O CONSTRUCT 6" MIN CONCRETE DRIVEWAY.
O CONSTRUCT 4" MIN CONCRETE WALK, STD GREY ONLY IN PUBLIC R/W.
O3 INSTALL 4" FLAT GRATE DRAIN
® INSTALL 9" CATCH BASIN PER DETAIL SHEET C2
@ INSTALL TRENCH DRAIN PER DETAIL SHEET C2.
@ INSTALL PERFORATED DRAIN/TRENCH PER DETAIL SHEET C2.
@ INSTALL 4" PVC SDR 35 DRAIN LINE, S=0.01 MIN
® CONSTRUCT 3"0 DRAIN THRU CURB PER CNB STD PLAN 184-L
GRATE
A'noAIKI
9" CATCH BASIN
NTS
DIMENSIONS DETERMINED E
GRATE FRAME DIMENSIONS,
USE FRAME AS FORM
6" MIN WIDE PEDESTRIAN SAFE
FRAME & GRATE 3/8"SLOT
OPENING. EAST JORDAN IRON
WORKS OR EQUAL (800) 874-4100
#g4 REBAR
YOP & BOTTOM
FILL THIS PORTION W/ CRUSHED
ROCK AFTER POURING GRATE
SUPPORT CURB.
CRUSHED ROCK W%� 1 12 1
FILTER CLO IIIriI
A- DIG A 24" WIDE X 18" DEEP TRENCH
B- PLACE FILTER CLOTH IN THE TRENCH EXTENDING 12" VERTICAL ON EACH SIDE
C- FILL BOTTOM 8" OF THE TRENCH W/ CRUSHED ROCK
D- FORM AND POUR PERIMETER CONCRETE CURB
E- FILL THE REST OF THE TRENCH W/ CRUSHED ROCK TO 4" FROM TOP OF TRENCH
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PROVIDE APPROPRIATE TRANSITION
BETWEEN STABILIZED CONSTRUCTION
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CONSTRUCTION ENTRANCE
NTS
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SCALE: 1"=4'
R E V I S 1 0 N S
DESIGNED:
DRAWN: PA
CHCK'D: TR
DATE: 8/15/17
EXISTING
BUILDING
ARCHITECT:
WILLIAM GUIDERO
425 30TH ST, STE 23
NEWPORT BEACH, CA 92663
(949)675-2626
OWNER/DEVELOPER:
CHAD & JENN HALLOCK
117 29TH STREET
NEWPORT BEACH, CA 92663
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PREPARED BY:
THOMAS M. RUIZ
CIVIL ENGINEER
11 THORNBIRD
ALISO VIEJO, CA 92656
714-580-7455
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NO. 58627 A
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THOMAS M. RUIZ RCE 58627
lot N
SOILS ENGINEER/GEOLOGIST: BENCHMARK:
OCS BENCHMARK NO: NBJ-782
ELEVATION = 7.142 (NAVD 88),
YEAR LEVELED 1989
Nm
LEGAL DESCRIPTION:
LOT 27 IN BLOCK 29 OF NEWPORT BEACH, IN
THE CITY OF NEWPORT BEACH, COUNTY OF
ORANGE, STATE OF CALIFORNIA AS PER MAP
RECORDED IN BOOK 3, PAGES 26, OF
MISCELLANEOUS MAPS IN THE OFFICE OF
THE COUNTY RECORDER OF SAID COUNTY.
ABBREVIATIONS
C.O.
CLEAN OUT
DS
DOWNSPOUT
EX
EXISTING
ED
EXTRA DEPTH FOOTING
FD
FOUND
FL
FLOWLINE
FF
FINISH FLOOR
FP
FINISH PAD
FS
FINISH SURFACE
FG
FINISH GRADE
GB
GRADE BREAK
GFP
GARAGE FINISH PAD
HP
HIGH POINT
I.P.
IRON PIPE
IE
INVERT ELEVATION
PA
PLANTER AREA
PROP
PROPOSED
L&T
LEAD AND TACK
MON.
MONUMENT
N
NEW
R/W
RIGHT OF WAY
SDWK
SIDEWALK
T.B.M.
TEMPORARY BENCHMARK
TC
TOP OF CURB
TF
TOP OF FOOTING
TG
TOP OF GRATE
TOS
TOP OF SLAB
TS
TOP OF SEAL
TW
TOP OF WALL
I
(9.35
FS
NEW CURB DRAIN 8 I
9.20 IE C
I
W
(9.83)TC
Lu
(9.24)FL
I
PLACE GRAVEL BAGS ALONG
PROPERTY TO PREVENT
(9.42)
RUNOFF FROM SITE(TYP)
--FS---° _
17'
9.30 IE I
PRECISE GRADING PLAN
117 29TH STREET
NEWPORT BEACH, CALIFORNIA
SHEET:
C2
12
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LEGEND
TITLE REPORT/EASEMENT NOTES
BENCHMARK INFORMATION
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- BLOCK WALL
117 29TH STREET
NEWPORT BEACH, CA 92663
BENCHMARK NO: J-782
a-�
5.5' TALL WOOD FENCE
I I BRICK SURFACE
(APN: 047-083-20)
FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISK
- CENTERLINE
NO TITLE REPORT PROVIDED
STAMPED "J 782 1946", SET IN THE TOP OF A
CONCRETE POST. MONUMENT IS LOCATED IN THE
FF
FINISHED FLOOR
NORTHEAST CORNER OF THE INTERSECTION OF
�J 9
FFG
- FINISHED FLOOR GARAGE
- CONCRETE SURFACE
a
29TH STREET AND NORTHBOUND NEWPORT
BOULEVARD, 24.3 FT. EASTERLY OF THE
�0
FL
- FLOWLINE
.
CENTERLINE OF THE NORTHBOUND LANES ALONG
9
FS
- FINISHED SURFACE
NEWPORT BOULEVARD AND 23.3 FT. NORTHERLY
GM
- GAS METER
OF THE CENTERLINE OF 29TH STREET. MONUMENT
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GUARD POST
LEGAL DESCRIPTION
IS SET LEVEL WITH THE SIDEWALK.
Q
SITE
N
NG
- NATURAL GROUND
REAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH,
ELEVATION: 7.142 FEET (NAVD88), YEAR LEVELED 1989
SCO
- SEWER CLEAN OUT
COUNTY OF ORANGE, STATE OF CALIFORNIA AND IS
DESCRIBED AS FOLLOWS:
S�
00F
TC
-TOP OF CURB
WM
WATER METER
LOT 27 IN BLOCK 29 OF NEWPORT BEACH, IN THE CITY OF
�G
()
- EXISTING ELEVATION
NEWPORT BEACH, COUNTY OF ORANGE, STATE OF
BASIS OF BEARINGS
A
CALIFORNIA AS PER MAP RECORDED IN BOOK 3, PAGES 26, OF
MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTY
THE BEARINGS SHOWN HEREON ARE BASED ON THE BEARING BETWEEN ORANGE
O
%
O
- SEARCHED, FOUND NOTHING; TO BE
COUNTY SURVEYOR'S HORIZONTAL CONTROL STATION GPS 6287R2 AND STATION GPS
�
MONUMENTED PRIOR TO GRADING
RECORDER OF SAID COUNTY.
6301R2 BEING N35043'51"W PER RECORDS ON FILE WITH THE OFFICE OF THE ORANGE
p
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TEMPORARY BENCHMARK
COUNTY SURVEYOR.
9
T.B.M.
-
SET ON A WATER METER (WM)S�
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ELEVATION = 9.27 FEET
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VICINITY MAP
NO SCALE
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SURVEYOR'S NOTES
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SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY
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PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE.
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PAUL CR P.L.S. 8516 DATE
LAN/C SG LICENS REI�JEWAL DATE 12/31/18
°j\OQpMI
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o cl NOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODE
J
a a No. 8516 0 STATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY A
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Exp. 12131/18 LICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THE
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�TgTF DESCRIPTIONSPREPARATION OF MAPS, PLATS, REPORTS, NG
c=i�
DOCUMENTS ONLY CONSTITUTES AN EXPRESSIONOF PROFESSIONAL OPINION
OF
SHEET NO.
CA�kF
REGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THE
CERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE,
EITHER EXPRESSED OR IMPLIED.
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