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HomeMy WebLinkAbout05_3505 Seashore Drive LLC Residence Coastal Development Permit_PA2018-270CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT February 14, 2019 Agenda Item No. 5 SUBJECT: 3505 Seashore Drive, LLC. Residence (PA2018-270) Coastal Development Permit No. CD2018-116 SITE LOCATION: 3505 Seashore Drive, Units A and B APPLICANT: Brion Jeannette Architecture OWNER: 3505 Seashore Drive, LLC. PLANNER: Melinda Whelan, Assistant Planner 949- 644-3221, mwhelan@newportbeachca.gov LAND USE AND ZONING • General Plan: RT (Two -Unit Residential Detached) • Zoning District: R-2 (Two -Unit Residential) • Coastal Land Use Category: Two -Unit Residential Detached — (30.0-39.9 DU/AC) (RT -E) • Coastal Zoning District: Two -Unit Residential (R-2) PROJECT SUMMARY The applicant requests a coastal development permit to allow the demolition of an existing duplex and the construction of a new three-story, 2,946 -square -foot, single-family residence and an attached 374 -square -foot, two -car garage. The proposed development includes landscape, hardscape, and subsurface drainage facilities. The design complies with all applicable development standards and no deviations are requested. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures), 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. CD2018-116 (Attachment No. ZA 1). 03/13/2018 2 3505 Seashore Drive, LLC. Residence (PA2018-270) Zoning Administrator, February 14, 2019 Page 2 DISCUSSION Land Use and Development Standards • The subject property is located in the R-2 Coastal Zoning District, which provides for single -and two -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 Coastal Commission Appeal Area. • The property currently consists of one legal lot developed with a duplex. The neighborhood is predominantly developed with two- and three-story, single-family and two-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and the expected future development is consistent with applicable 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 evidenced by the project plans and illustrated in Table 1 below. Table 1 — Development Standards Development Standard Standard Proposed Setbacks (min.) Seashore Drive front 0 feet 0 feet Sides 3 feet 3 feet Ocean Front W front 5 feet 5 feet Allowable Floor Area 3,220 square feet 3,220 square feet Allowable 3rd Floor Area N/A 314 square feet Open Space min. N/A N/A square feet Parkin min. 2 -car garage 2 -car garage Height (max.) 24 foot flat roof 29 foot sloped roof 24 foot flat roof 29 foot sloped roof Hazards • The development fronts the public boardwalk along West Ocean Front and is separated by the Pacific Ocean by a wide sandy beach. A portion of the lot is located within the Federal Emergency Management Agency (FEMA) VE Zone as illustrated in the FEMA preliminary flood insurance rate map (PFIRM) effective March 21, 2019, indicating that a portion of the property may be subject to flood hazards associated with high velocity wave action from storms or seismic sources. However, a Coastal Hazard Report and Wave Runup Study prepared by GeoSoils, Inc., dated January 25, 2019 provides site-specific analysis of the potential coastal hazards with the proposed development, including wave action. Tmplt 04/03/18 3505 Seashore Drive, LLC. Residence (PA2018-270) Zoning Administrator, February 14, 2019 Page 3 The likely range of sea level rise projection for year 2100 (exceeding 75 year life of structure) is projected between 1.3 and 3.2 feet, resulting in a future water elevation of between 9.0 feet and 10.9 feet based on the North American Vertical Datum of 1988 (NAVD88). The finish floor elevation of the proposed dwelling is 12.06 feet NAVD88, which exceeds the minimum 9.0 -foot (NAVD88) elevation standard for new structures and is approximately 1 -foot above the 10.9 -foot future sea level rise projection. Furthermore, the site is greater than 350 feet from the shoreline. Using a conservative analysis of shoreline erosion, the shoreline would retreat 150 feet over the 75 -year life of the development, resulting in a distance of approximately 200 feet between the site and the shoreline. This is recognized as a safe distance to protect the site from extreme events. Applying a more conservative 5.1 -foot sea level rise projection, wave bore would travel approximately 130 feet from the shoreline before it dissipates; therefore, the overtopping of waves over the next 75 years most likely will not reach the subject site, even under extreme conditions. • Pursuant to Newport Beach Municipal Code (NEMC) Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. • 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 a building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Water Quality • 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. Tmplt 04/03/18 3505 Seashore Drive, LLC. Residence (PA2018-270) Zoning Administrator, February 14, 2019 Page 4 Public Access and Views • The project site is located in West Newport between the nearest public road and the sea. Implementation Plan Section 21.30A.040 requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. In this case, the project replaces an existing duplex with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. Vertical access to the public boardwalk and beach is available approximately 50 feet south of the subject property at 35th Street end and 100 feet north at 36th Street end. Lateral access and views of the ocean are available along an existing 6 -foot -wide public sidewalk (Ocean Front Boardwalk) in front of the project site. Additional lateral access is provided behind the subject property on Seashore Drive. Furthermore, an investigation of the project site and surrounding area did not identify any other public view opportunities. The project will replace an existing duplex with a new single-family home that complies with all applicable Local Coastal Program (LCP) development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 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 an existing duplex and the construction of a new square -foot single-family residence. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Tmplt 04/03/18 J 3505 Seashore Drive, LLC. Residence (PA2018-270) Zoning Administrator, February 14, 2019 Page 5 APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director 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. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: Melinda Whelan Assistant Planner JM/msw Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans Tmplt 04/03/18 Attachment No. ZA 1 Draft Resolution 03/13/2018 RESOLUTION NO. ZA2019-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2018-116 TO DEMOLISH AN EXISTING DUPLEX AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE AND ATTACHED 2 -CAR GARAGE LOCATED AT 3505 SEASHORE DRIVE, UNITS A AND B (PA2018-270) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. An application was filed by Brion Jeannette Architecture ("Applicant'), on behalf of 3505 Seashore Drive, LLC. ("Owner"), with respect to property located at 3505 Seashore Drive, requesting approval of a coastal development permit. 2. The lot at 3505 Seashore Drive is legally described as Lot 3, Block 35, Newport Beach Tract. 3. The applicant proposes a coastal development permit to demolish an existing duplex and the construction of a new three-story, 2,946 -square -foot, single-family residence and an attached 374 -square -foot, two -car garage. The proposed development includes landscape, hardscape, and subsurface drainage facilities. 4. The subject property is designated RT (Two -Unit Residential Detached) by the General Plan Land Use Element and is located within the R-2 (Two -Unit Residential) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Two -Unit Residential Detached — (30.0-39.9 DU/AC) (RT -E) and it is located within the Two -Unit Residential (R-2). 6. A public hearing was held on February 14, 2019, 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 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 05-15-2018 Zoning Administrator Resolution No. ZA2019-### Paqe 2 of 9 of an existing duplex and the construction of a new single-family residence and attached two -car garage. 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code (NBMC), the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 3,220 square feet and the total proposed floor area is 3,220 square feet. b. The proposed development provides the minimum required setbacks, which are zero feet along the front property line abutting Seashore Drive, three feet along each side property line and 5 feet along West Ocean Front. c. The highest guardrail is less than 24 feet from established grade (11.63 feet North American Vertical Datum of 1988) and the highest ridge is no more than 29 feet from established grade, which comply with the maximum height requirements. d. The project includes garage parking for a total of two vehicles, complying with the minimum two -car garage parking requirement for single-family residences with 4,000 square feet or less of habitable floor area. 2. The neighborhood is predominantly developed with two- and three-story, single- and two-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 fronts the public boardwalk along West Ocean Front and is separated by the Pacific Ocean by a wide sandy beach. A portion of the lot is located within the Federal Emergency Management Agency (FEMA) VE Zone as illustrated in the FEMA 05-15-2018 2 Zoning Administrator Resolution No. ZA2019-### Paqe 3 of 9 preliminary flood insurance rate map (PFIRM) effective March 21, 2019, indicating that a portion of the property may be subject to flood hazards associated with high velocity wave action from storms or seismic sources. However, a Coastal Hazard Report and Wave Runup Study prepared by GeoSoils, Inc., dated January 25, 2019 provides site-specific analysis of the potential coastal hazards with the proposed development, including wave action. The likely range of sea level rise projection for year 2100 (exceeding 75 year life of structure) is projected between 1.3 and 3.2 feet, resulting in a future water elevation of between 9.0 feet and 10.9 feet based on the North American Vertical Datum of 1988 (NAVD88). The finish floor elevation of the proposed dwelling is 12.06 feet NAVD88, which exceeds the minimum 9.0 -foot (NAVD88) elevation standard for new structures and is approximately 1 -foot above the 10.9 -foot future sea level rise projection. Furthermore, the site is greater than 350 feet from the shoreline. Using a conservative analysis of shoreline erosion, the shoreline would retreat 150 feet over the 75 -year life of the development, resulting in a distance of approximately 200 feet between the site and the shoreline. This is recognized as a safe distance to protect the site from extreme events. Applying a more conservative 5.1 -foot sea level rise projection, wave bore would travel approximately 130 feet from the shoreline before it dissipates; therefore, the overtopping of waves over the next 75 years most likely will not reach the subject site, even under extreme conditions. 4. Although, the site is concluded to be safe from coastal hazards over the design life of the development, in the unlikely event the shoreline is eroded back near the site, and wave overtopping reaches the site, a 3 -foot -high privacy wall along the seaward property line would afford wave flooding from reaching the site. Furthermore, the project incorporates building materials (concrete and other waterproof materials) that are resilient to temporary flooding and can be adapted for additional waterproofing in future if needed. Future adaption could include new waterproof composite materials (plastic/fiberglass) siding to the entire building, or available flood dam systems to exclude water from entering the site. 5. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. 6. 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. 05-15-2018 9 Zoning Administrator Resolution No. ZA2019-### Paqe 4 of 9 7. A Construction Erosion Control Plan was provided to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived by construction chemicals and materials. The project design also addresses water quality through the inclusion of a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event runoff on-site. Any water not retained on-site is directed to the City's storm drain system. 8. Proposed landscaping complies with Implementation Plan Section 21.30.075. A condition of approval is included that requires drought -tolerant species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 9. The property fronts a public boardwalk and public beach, with views oriented towards the Pacific Ocean. An investigation of the project site and surrounding area did not identify any other public view opportunities. The project will replace an existing duplex with a new single-family home that complies with all applicable Local Coastal Program (LCP) development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: The project site is located in West Newport between the nearest public road and the sea. Implementation Plan Section 21.30A.040 requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. In this case, the project replaces an existing duplex with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. 2. Vertical access to the public boardwalk and beach is available approximately 50 feet south of the subject property at 35th Street end and 100 feet north at 36th Street end. Lateral access and views of the ocean are available along an existing 6 -foot -wide public sidewalk (Ocean Front Boardwalk) in front of the project site. Additional lateral access is provided by Seashore Drive. 05-15-2018 10 Zoning Administrator Resolution No. ZA2019-### Paqe 5 of 9 SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2018-116, 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 14TH DAY OF FEBRUARY 2019. Patrick J. Alford, Zoning Administrator 05-15-2018 1 f i Zoning Administrator Resolution No. ZA2019-### Page 6 of 9 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Prior to the issuance of a building permit, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices to address the threat of damage or destruction from waves, erosion, storm conditions, landslides, seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the property, or development of the property, today or in the future. The agreement shall be binding against the property owners and successors and assigns. 3. Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of development. 4. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands or their buffers. 5. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 6. This Coastal Development Permit does not authorize any development seaward of the private property. 7. Best Management Practices (BMPs) and Good Housekeeping Practices (GNPs) shall be implemented prior to and throughout the duration of construction activity. 8. 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. 05-15-2018 12 Zoning Administrator Resolution No. ZA2019-### Paqe 7 of 9 9. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stockpiles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 10. 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. 11. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 12. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 13. 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. 14. 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. 15. Prior to the issuance of a building permit, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 16. Prior to the issuance of a building permit, the applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 17. Prior to issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. 18. Prior to issuance of a building permit, 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. 19. Prior to issuance of a building permit, the final Water Quality and Hydrology Plan/Water Quality Management Plan (WQHP/WQMP) shall be submitted with the building permit plans. Implementation shall be in compliance with the approved WQHP/WQMP and any changes could require separate review and approval by the Building Division. 05-15-2018 -T S Zoning Administrator Resolution No. ZA2019-### Paqe 8 of 9 20. Prior to the issuance of a building permit, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non- invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 21. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 22. 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. 23. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by the current property owner or agent. 24. This Coastal Development Permit No. CD2018-116 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 25. The applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of Native Birds pursuant to MBTA: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one or two short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 26. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless the City, its City Council, its boards and commissions, officials, officers, employees, and 05-15-2018 14 Zoning Administrator Resolution No. ZA2019-### Paqe 9 of 9 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 related (directly or indirectly) to the City's approval of 3505 Seashore Drive LLC Residence including, but not limited to, Coastal Development Permit No. CD2018-116 (PA2018-270). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by the applicant, the City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of the City's costs, attorneys' fees, and damages, which the 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. 05-15-2018 15 Attachment No. ZA 2 Vicinity Map 03/13/2018 10 VICINITY MAP Subject Property Coastal Development Permit No. CD2018-116 PA2018-270 3505 Seashore Drive Units A and B 03/13/2018 Attachment No. ZA 3 Plans 03/13/2018 2� I I I I (N) W.I. FENCE ON 30" TALL X 6" WIDE NEIGHBOR RESIDENCE STUCCO WALL. TOTAL COMBINED 3506 W. OCEANFRONT 11.68' TG 11.70' FS STAMPED HEIGHT OF WALL $ FENCE TO BE +60" L$T L.S. 11.3-7FL I 4384 OUTLINE OF A PERMEABLE I (N) +42" OUTLINE OF SECOND FL ABV. PAVERS O/ GRAVEL 14.73 WALL P.A. FIRST FL P.A. P.A. A-5 11.47 FS TW PROPERTY LINE N52°52'7"E ql 86' PIT BLW. — —1.70' FS 2% 2% NT +601 �p l 2% — --- P.A. ) SL. 1 SL. GATE . m� l / -- _�_—------------------------------------------- — --- — — —-------TI CENTERLINE 1 (E) DEMO (E) 2 -STORY SINGLE STAMPED LST z _ 1 SITE FAMILY RESIDENCE 1 I L.S. 4653 = 11.62' o IYO w I WALL I LL N F.Y.S.B N lI II K 11.68' F5 Q I I w = 2% I O ry BL. NEW 3 STORSINGLE FAMILY I OUTLINE OF I BJA JOB Y r BJA` I RESIDENCE W/ ATTACHED THIRD FL I I m SIGN m JOB 1 2 -GAR GARAGE ABV. I B Z SIGN 1 PATIOI I z g I DEMO (E) 2-5TORY SINGLE I — A_5 z OUTLINE OF n �f FAMILY RESIDENCE 1 7- 5Er O L 1 O' UA FL6OR 1 R.Y.S.B. D5r, ABV. 1 F— w 11.68' F5 O 1 (N) 1 +42" 1 1 Q (E) WM � I GATE L 1 I J I STAMPED LST R.G.E. �2% 2% - 28328 = 1158' SL. 15L. O J? (N) GAS P.A. ❑® ® l/ I I m METER ° PROPERTY LINE N52052'22"E c12.g1' q (N) 400 -AMP ELEG. 11.41' FS 4.65 17.3q' TW TW (E) SITE WALL q_5 PANEL. VERIFY SIZE $ LOCATION WITH 50E I 11.34' FL STAMPEDI w z (N) +72" HIGH PERMEABLE PAVERS 00 GATE O/ GRAVEL PIT 283286E BLW. 11.61' TG 11.31' _ v NEIGHBOR RESIDENCE 3503 SEASHORE DR. FL V I �O T� IS I TE PLAN EST. GRADE CALCS. SCALE: 1/4" = 1' - 0" = 46.55'/ 4 = 11.63' EST. GRADE LEGAL OWNER CONSULTANTS =�r=S 1 GN BATA SHEET I NI7EX V I G I N 1 TY MAP 3505 SEASHORE DRIVE LLC, MANAGER: MARIANNE MO)' GEOTECHNICAL: CITY: NEWPORT BEACH 7-1 TITLE SHEET, INFORMATION, 4 SITE PLAN -A -5 -HO -RE � h 620 NEWPORT CENTER DR. #1100 COAST GEOTECHNICAL, INC. ZONE: R-2 A-1 FIRST 4 SECOND FLOOR PLAN NEWPORT BEACH, GA 42660 1.700 WE57 COMMONWEALTH' COD2CR22 E: 016 C, 016 CBC, 016 2 THIRD FLOOR A-THIRFL00R 4 R00F PLAN G OAST CONTACT: BRION JEANNETTE ARCHITECTURE FULLERTON, GA 42853 S.F. � HWY. (44ci) 645-5854 (714) azo -1211 2016 GEC, 2016 CMC, 2016 A-5 EXTERIOR ELEVATIONS S.F. No TH BUILDING ENERGY EFFICIENCY A-4 EXTERIOR ELEVATIONS S.F. LGL I7SGRIPTION SURVEYOR: STANDARDS (BEES), 2016 CAL A-5 BUILDING 5EGTION5 RDM SURVEYING INC. GREEN BUILDING 57ANDARD5 �y PROJECT ID: BLOCK 35 LOT 3 25016 LAKE FOREST DRIVE #A 404 LASUNA HILLS, CA 42653 USE: 5FD 5F-1 50UARE F007AGE OVERLAYS A. P. NUMBER 423-335-05 (444) a5a-2424 CONSTRUCTION TYPE: VB (5PRINKLERED) 5F-2 50UARE F007AGE OVERLAYS CITY: NEWPORT BEACH OCCUPANCY: R -5/U L -I PRELIMINARY LANDSCAPE PLAN stir aryl COUNTY: ORANGE COASTAL HAZARDS: Cyt "g SETBACKS: h SEOSOILS, INC. 5741 PALMER WAY, SUITE D FRONT: 5'-O" G -I GRADING PLAN TITLE SHEET C,GOP OP ACIRK CARLSBAD, CA 42010 REAR, 0'-0" PRELIMINARY GRADING PRELIMINARGRADING PLAN 4 DETAILS mgt 760-43a-5155yt' I SIDE: 5'-0" C-5 CPPP F-RO51ON CONTROL PLAN DEMOLISH EXISTING 2-5TORY SINGLE FAMILY MAXIMUM HEIGHT: 24'-0" FLAT 24'-O" SLOPED TS -1 TOPOGRAPHIC 5URVEY RESIDENCE AND CONSTRUCTI NEW 3 -STORY SINGLE FAMILY RESIDENCEEWITH ATTACHED 2- CIVIL: GORE STRUCTURE, INC. 9y� y` SOUARE FOOTAGE CALCS. GAR GARAGE, AND ROOF DECK. 25172 PLAZA POINTE DR. #145 LOT SIZE: 2,50c1 S.F. LASUNA HILLS, GA 42655 (444) 454-7244 F.A.R.: 2.0 y. MAX. BUILDABLE AREA: 3,320 S.F. �y9 NOTE: BRION S. JEANNETTE 15 THE D.P.I.R.G. - THE REGISTERED DESIGN PROFESSIONAL IN RESPONSIBLE GHARGE SHALL BE RESPONSIBLE FOR REVIEWING AND GOORDINATING SUBMITTAL DOGUMENTS PREPARED BY OTHERS, INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS, FOR GOMPATIBILITY WITH THE DESIGN OF THE BUILDING DO NOT SCALE DRAWINGS FIRST FLOOR: 1,158 S.F. y 3505 5E SECOND FLOOR: 1,474 S.F. -A -5 -HO -RE � h THIRD FLOOR: 514 S.F. TOTAL LIVABLE: 2,cl46 S.F. GARAGE: 574 S.F. PROJECT LOCATION TOTAL STRUCTURE: 5,520 S.F. No TH TOTAL DECKS: 1,450 S.F. N.T.S. m �o �o 8� �s �a m$ m� o� 9g omaCk $ a aQo J J ao� a = gv Q�3 W�N yew s � o�o °> =LLN doa €�w LL aQQ �a0 N= ad� F�O �s J �d say U�F �jdpZ-F Z�J d LL QLL ?d p 1�1 LL °W} 8 i w p_ z d J � �a W mgr U}� �oQ � J cl wai O F� cl w wug ° fz 3 gd ="D- <�o zywt C4O au)U z ° v_ �y�pZ Jas d� ZZYg� NN z 02 KgdU C �lp if 0 8�Udm V tn Y O K in m� M a N P P N 0 � N Z U w � a o _ P = � U U £Z L °u. OU N U P N Z �m W � U � m OUl U Q m U 0 z a d � � a � ? w O 6 � ° m n i z z a 0 V _ 1I 1_ 7— yX �~a O VI F7 Date: Revision: Revision: Revision: Revision: Revision: Job No: I5-030 5�0 A&C g. J EqN�� /ice � n J m C8012 m REN. 4115_ Q O \ OF CALF W 2� 4w A L A-5 Ld IL +42" SEAT DS FL GUARD +16" OF THIRD FL. ABVL DS I Niv- MGI MGI 5 MASTER 5HR QL L2 L2 DECK +7g � 1 R 1 BED. 2 N 1 FCU 1 OUTLINE OF BATH 1 BEDROOM 3 5H SHWR 1 iABV. 1 N'1 FIRST FL. BLW. 2% r_____, t BEDROOM SEAT I D 1 SECOND FLOOR 1 5/4'� G MASTER ~ N T.O.SHT 6 = 22.14 C i, y SL' L3 MA. WIG I I , B ® 02 BATH L __J . 15OX50 I + SH MASTER BEDROOM L3 V �'1 ACCESSI DESK 5H — — A--5 I � � 1� O 4 LDRY SHR lu I BI 1 LIN. m MGI + 8 B oIft5 ry E! IEV. _ 1 WIG I L2 HALL �� F�, HW MASTER HALL ® [W/ S P T I G SEAT ro +I6" — — — — — — — — — — — — — — — — — — — — — — — — — — — — DN 17R S DS DUCT 7.12 ' II SUB- CHASE BATH 2 T Lu EA. UP " E . OVER PANEL FROM — 7.28" EA. FLOW BLW. n/ p Q Q � A-5 SECOND FLOOR PLAN 7 +42" WALL IN STUCCO FINISH OUTLINE OF SECOND FL DEGK ABV. [- 5-0" z F.Y.S.B z A-5 (E) 11.37' F5 s.® (N) +42 "-----� GATE (E) 1.35 FS PA ---------- 12.0' FS W.I. FENCE ON 50" TALL X 6" WIDE X STUCCO WALL. TOTAL COMBINED HEIGHT OF WALL $ FENCE TO BE +60" S XPA� aIIPA GREAT ROOM DIRECT VENT GA5 FIREPLACE PER FLOOR PLAN NOTE #2. I. FP DI ----------- —JI IL PA OUTLINEHOF SEGOND FLOOR ABV. FG FOR -- -- -- -- FUTURE BBQ 10'-116" BLDG. S.B. P I RST FLOOR PLAN =gym 11.8,51' RHB FS FIRST FLOOR 7.0.5LAB = 12.06' DINING ROOM RANGE HOOD TO \/ENT THRU WALL TO OUTDOOR5. A EXHAU5T 5Y5TEM 5HALL 8"X12" HAVE A MINIMUM EXHAUST A-' PA RATE OF 100 GFM PER BEES 150(0) EXG. 5 TO 152(A) s ASHRAEI STD. 62.2 F- T0 0 0 0 ----�-J L ---------- DW 1 DS W/ GD KITCHEN RANGE W/ FG+ HOOD ABV. OV/ MW R/F FG FL - I GWS UP 17R-\ @7.12 EA. II" 6" 11 � LI ElIEV. PERMEABLE PAVERS O/ GRAVEL PIT BELOW ILI'-O" CLEAR FCU I ABV. 11 ✓ +48" TO BOTTOM IY Lu Q I; OF UPPER d IX I; CABINETS �I' GOA 5 0 w � --- 2 -CAR 6ARA6F- p I, ----- 1% SL._ —J; MIN. r f r ACCESS ABV. Fc' +48" TO BOTTOM OF UPPER CABINETS I L- - FGU 2 $ VERT. ° I F , I CHASE ABV. X NHJ 1 x m t' (N) GAS METER 400 AMP ELEC. PANEL VERIFY SIZE $ LOCATION W/ 5GE 11.76' (N) +72" HIGH GATE : 1/4" = 1' - all J� 1LN UA 41 0) 11.61' TG 11.34' FL 11.41' FS PERMEABLE PAVERS O/ GRAVEL PIT BELOW SCALE: 1/4" = I' - O" e� Zju� Qg8 U � In 1�1 N J o t= mm lj> 30 a3 M a N dN3 Qy�w v �EU rc=o U c) VJ o'O, � o � U ~s E z 0 � � L U M � r Z LL o• Z dpz ^\ 6 z a < Q m o z �z� a �O O Jz~ o ON � in 9�YY� U Nd~ p p QQN Z�J d LL LL z?d d0�1 a Q1�N} N � Q 8 IL N � �Q N w Date: m g rc GDP REVIEW Revision:au4.m D �oQ �m Revision: �m3 Revision: as Revision: 0 wa= cl Revision: Job No: 15-050 N 1y^ Q L N w o V��S� 0 � o � 1: C4 m C8012 In rN =g REN. 4/Ici o 2 z v (P =ao° (D 9T 0Q- d a u SOF CALIF W �s< d N T� rcm g c ZZYj� DD Z �JdU C J��dm 20 r_ T.O.CH I MNEY D5 = 38.13' LJ OPEN TO BE � I I o 0 6" ARCH. v T.O.RIDGE = 40.60' OUTLINE OF THIRD FLOOR BELOW HA �d0 —HA RAKE O.H. L � /Flln. 3:12 �<<ROOF K �CRICKET ��' ot NDJ N m Q _ w w DEGKJ 6 Q Q D EAVE i a N N D ° Q Q D f BELOW EAVE DS = lX O.H. ii — DS O.H. u LNON-REFL IN -- -- -- -- -- -- -- -- -- -- -- DS — —TUBE -TUBE 1411 --� SOLA -TUBE 14" T.O. 2q SF ELEVATOR _ p SHAFT = 40.63' O w A-5 N lX ROOF PLAN 101 � FEATURE 1L , r 4 — -- +42" GUARD. TO BE — BELOW 24' FLAT -- -- -- -- -- -- -- -- -- -- -- -- -- ROOF HT. LIMIT DS DS nAN FG FP OF ROOF DECK AG UNI 4 TON) AG IT (3 T N) Ol 5E HB OF /\ COVERDE / B l I I y ® _2% 1 1 y ® 2% SL. l I y ® 2% 5L. UP 2R ©5 13 EA. T.d 5HT'G ALL/THREE GO'ERED REMAIN OPEN AND MAY NOT 1 2/N THE y ® 5L. \=31.141 SIDES OF EGK SHALL IN PERPETUITY BE ENCLOSED FUTURE. y 1® ! 2% —� ® SL. SL. 3/4' = T.0.5HT'G 31.23' SOLA -TUBE ° BV' CA m F1 BI —2" / „ DECK ENGRO- ACHMENTDN � PEN ROOF 2.0.51-IT'ry = DEG 32.00 DS +42 FRO COVERED ROOF DECK 15R 7.�g OF TV O O Q I m O 511- O E EV. - • BA 5 M L2 T G io y g RHB R D5 / i DECK ® o 2/0 E OUTLINE OF FG FOR DS +I6" J SECOND FLOOR BELOW FUTURE BBQ SEAT — J O� 6" ARCH. P-5 UCT CHASE FROM BELOW FEATURE TH I RIS FLOOR PLAN n- SCALE: 1/4" = 1'- 0" )TLINE OF :GOND .00R :LOW AVE �).H. +42" GUARD. TO BE BELOW 24' FLAT ROOF HT. LIMIT SCALE: 1/4" = 1'- O" m �o 8� �s �z o� J 9 Qg8 U ° ? � In 0- < tot QNi yWw r d �EU �=o mN2 o VV LL dp� w t� a� NL NN2 d�N adNN� JZ� �WW O � Z F O �s J N �1p 9�YY� J 111 N doo Z~F d QYj pN QQNd ZkJ d LL Q?d LL ON 8� N � �a J N mgr �OQ �m Gmi as wa= O F� N� aFP wd p( y �q w p � U fz <�=o c4 z`�NO 8 =g J y 2 � OJ z $ o aD < J sp P62aK d � N :�z T 6302 rcm g c �o�LL ZZYg� K gdU C J��dm �AV j !� I.LnI V • Q Q in M a N P P O L 4— CD Z U w ao 0 � U U £Z 0 CD L � U Q } N U P N Z } W � U m OUl U Q m U t z < a Q z a i w m a � O a N 0 m o n N Z a O 0 N -tilt Y� Z OLQ A� !� Q Q Date: GDP REVIEW Revision:cu4.m Revision: Revision: Revision: Revision: Job No: la -050 ARc� J m C8012 m REN. 4/Ici Q 9T�OF CALF/ 21 9 u N I O m 2q' -O" CITY HT. LIMIT SLOPED ROOF = 40.63' IC I 24'-0" CITY HT. LIMIT g DECK/FLAT ROOFS ESTABLISHED GRADE = 11.63' EA57 ELEVATION m T.O.PLT. _<2 THIRD FLOOR _ T.O.SHT'G = 31.23' SECOND FLOOR T.O.5HT'G = 22.14' 4 GARAGE T.O.SLAB = II.gB' I I 2- ESTABLISHED - T.O. RIDGE = 40.40' T.O. RIDGE = 40.60' IN T.O.PLT. SJ J _ THIRD FLOOR 2 T.O.SHT'6.= 31.23' I I '-v I I _ SECOND FLOOR ^ 7.0 5H7'6. = 22.14' V 1 GAR_AGE 7.0.5LAB = II.1:iB' SCALE: 1/4" = 1'- 0" ALL THREE SIDES OF COVERED DECK SHALL REMAIN OPEN IN PERPETUITY AND MAY NOT BE ENCLOSED IN THE FUTURE. 2 EXTERIOR P I N I SH SFr=G I S I GAT I ONS : OEXTERIOR PLASTER: EXTERIOR PLASTER 0/ (2) LAYER GRADE D PAPER AT BUILDING FIELD TO HAVE SMOOTH TEXTURE. FINAL COLOR GOAT TO BE OMEGA AKROFLEX OR OME6AFLEX. FINAL COLOR TO BE APPROVED BY ARCHITECT PRIOR TO APPLICATION. OROOFING: ROOF TILE TO BE 2 PIECE BAJA MISSION (SMALL SIZE - 4000 SERIES) TILES WITH I5% MUD SET BY REDLAND CLAY TILE. COLOR TO BE DETERMINED. TILE TO BE LAID IN A NON-UNIFORM MANNER, HAVE RANDOM MUD BOOST AND STAGGERED EXPOSURE. OPRECAST: ROOF FASCIA, SILL $ TRIM TO BE PRECAST. OSTONE: EXTERIOR STONE VENEER AT SELECT WALLS $ WAINSCOT PER ELEVATIONS TO BE I2"X24" SANDOLLAR GRAFT URBAN KINGS BY CREATIVE MINES IN RUNNING BOND PATTERN. OMETAL AND IRON: sa WINDOWS AND DOORS TO BE ALUMINUM GLAD WOOD. 5b GU77ER5 8 DOWNSPOUTS TO BE POWDER COATED ALUMINUM. COLOR TO BE DETERMINED. s� EXTERIOR GUARDRAILS TO BE WROUGHT IRON. OGLASS: 6LA55 AT EXTERIOR GUARDRAILS TO BE TEMPERED AND ANGLED 7° FOR BIRD DETERRENCE. O WOOD: n 7a SHUTTER $ ENTRY DOOR TO BE STAIN GRADE WOOD 7b GARAGE DOOR TO BE STAIN GRADE REDWOOD RAISED PANEL WOOD BY GLOPAY (MODEL 44, OLA551 C WOOD COLLECTION). SB fit'_ 2c[' -C" CITY HT. LIMIT I (g) SLOPED ROOF — — — — — — — — — — — — — — — — — — T.O. CHIMNEY I = 40.63' = 38.13' I NORTH ELEVATION 24'-0" CITY HT. LIMIT DECK/FLAT ROOFS m 1 OPEN ROOF DECK T.O.5HT'G = 31.8ci' 3 0 i � I O to I 6 SECOND FLOOR N 7.0.5H7'6 = 22.14' 2'-_I II DECK PROJECTION I FIRST FLOOR _ T.O.SLAB = 12.06' ESTABLISHED GRADE = 11.63' SCALE: 1/4" = 1'- O" .< m � �o ii.IQv Z s � z 11C v w� A�lu �ILI�o= �� , r V• Q p In aQo J gQ> �d Hot ao� m ag= a y U e x d$ � of w � w tog a � U m�� U £ z o U U Q } it i N } Z �m i w } 6 �n Q W U m o> m U t z m a ,x z �O� a m Nell o � G~ O a;g� m ai� � o Z �O o oz� o sw e Z< Z< oaf U p $LLB WN° LL a�� �F ONm lu�C �< v J ID �a Uy 8 JJn1l Date: LL Jt mgrc GDP REVIEW �� Revision: ��� Revision: �� Revision: W�? °=g Revision: 1y^ Job No: I5-030 ° L N �3 5 22 �s. A&/, 3 N D_ � J E 4 'Sid o<� o ��� C8012 m =g REN. 4 Iq Z �W N� 9j. I Lu 0F 0�- CALIF (D = in <g� A-5 a F 3��am 22 T.O. CHIMNEY fE SB = 38.13' T.O. RIDGE 2cl'-O" CITY HT. LIMIT g = 40.60' ©_SLOPED ROOF I 24'-0" CITY HT. LIMIT DECK/FLAT ROOFS—I I 6" ARCH. FEATURE ALL THREE SIDES OF COVERED DECK SHALL REMAIN OPEN IN PERPETUITY AND MAY NOT BE ENCLOSED IN THE FUTURE. SB F - 1O OFEN.TO� = . I DECK oil I I 5b I ESTABLISHED 6RADE = 11.63' I — — — — — — — — — — — — I I AEBT ELEVATION R. 21:i' -O" CITY HT. LIMIT SLOPED ROOF 24'-0" CITY HT. LIMIT © DECK/FLAT ROOFS 10 I OPEN _ROOF D_EGK T.O.SHT'6 = 32.00' I 2'-2" SECOND_ FLOOR _ — T.O.SHT'6 = 22.14' 2'-10" DECK PROJEGTI ON FIRST FLOOR T.O.SLAB = 12_06' ESTABL I SHED GRADE = 11.63' I� m n 051 SOUTH ELEVATION T.O. CHIMNEY J I 5b I U _OPEN _ROOF D_ EGK �i T.O.SHT'6 = 32.00' 5c I 6" ARCH. 6 FEATURE SECOND FLOOR T.O.SHT'6 = 21.8ci' I 4 I I F I REPLACE PROJEGTION FIRST FLOOR T.O.SLAB = 11.81' 2 �- SCALE: 1/4" = I' - O" T.O. RIDGE = 40.53 ALL THREE SIDES OF COVERED DECK SHALL REMAIN OPEN IN PERPETUITY AND MAY NOT BE ENCLOSED IN THE FUTURE. T.O. RIDGE = 40.60' T.O. 2cf SF ELEVATOR SHAFT = 40.63' T.O. RIDGE = 40.40' A Fi� i� i� i� i� i� i,1 2 T.O_PLT. THIRD FLOOR T.0 SHT'6 = 31.23' —SECOND FLOOR T.6-SH—r6 = 22.14' ii GARAGE T.O.SLAB = II.ciB' SCALE: 1/4" = I' - O" N i O �o V �z d U 9g M%- Q O ? Ck In U In Q m 111 a WaQo N J 2 } W FJ 1IY�� Nm4 3z 0 a°§ M a N dN3 Qy�w v �EU a � O � U FN� U E Z o Q } 0, ZLL rn N Z m dd� m o o z °z� a �O O Jz~ o ON � N�p 9�YY� ° 111 Nd~ W~�QN N LL �UO1� LL W°N} n/yX N LL a■I-- 1 8 11_1 N X111 ¢xN b d_c ° N g Date: m g rc GDP REVIEW �m Revision: �m3 Revision: Q@ Revision: wa= cm Revision: Job No: la -050 N 1y^ Q L N w aoCrREN. FC4ci o2 z v N� (D 9T 0Q- d a SOF CALIF W �s< -K 2001 rcm g c �o�LL ZZYj� D Z �JdU C J��dm 2S MIN. R-50 SPRAY FOAM CLOSED CELL INSUL'N BY IGYNENE FR05EAL MD -G -200-V5 AT UNVENTED ROOF, TYP. 2Q' -O" CITY HT. LIMIT SLOPED ROOF = 4-0 63 T.O. PLT. I 24'-O" CITY HT. LIMIT ® DECK/FLAT ROOFS p - 1 r THIRD FLOOR T.O. 5HT'6 = 51.23' -- 6" ARCH. FEATURE O _ COVERED ROOF DECK T.O.SHT'5 = 31.14' I 0 O SCALE: 1/4" = 1'- 0" I SECOND R-21 BATT SB T.0.SHT'6 INSUL'N (g) EXT. O O WALL PER GEN. T.O.SLAB NOTES, TYP. R-30 BATT a F MIN. R-50 SPRAY FOAM I N5UL'N BTW. FLOORS PER GEN. NOTES, TYP. ESTABLISHED GRADE = 11.63' - SECT 1 ON A T.O. 24 SF ELEVATOR SHAFT = 40.65' p BEDROOM 2 1 HALL I I ELEV. POWDER o 0 �p HALL I UNDER SLAB DRAINAGE PER GEN. NOTES, TYP. A I ARCH. (FEATURE I I COVERED ROOF DECK T.O.SHT'5 = 31.14' I 0 O SCALE: 1/4" = 1'- 0" I SECOND FLOOR SB T.0.SHT'6 = 22.14' d z •— � UsQALIF O C I FIRST FLOOR T.O.SLAB = 12.06' I I 5 0 A&/, LO - Z �F N V s. — O O SCALE: 1/4" = 1'- 0" REN. f1'- SB N� d z •— � UsQALIF SOF C R = in <g� 1 a F MIN. R-50 SPRAY FOAM 3��am CLOSED CELL INSUL'N BY IGYNENE PRO5EAL MD -G -200-V5 AT 2ci'-O" CITY HT. LIMIT UNVENTED ROOF, TYP. g SLOPED ROOF T.O. CHIMNEY ------------------------------------------- -------------------- T_O.PLT. T.O. RAIL R-21 BATT INSUL'N 24'-0" CITY HT. LIMIT = 35.63 O EXT. WALL PER GEN. DECK/FLAT ROOFS - NOTES, TYP. BEDROOM 4 I O m OPEN ROOF 1iECK - COVERE1i BOOP DECK r OPEN ROOF DECK _ 1 cn T.OSHT'6 = 32.0' T.O.SHT'6 = 51.14' THIRD FLOOR R-21 BATT -I T.O SHT'6 = 31.23' N5N (9 ALL LL- WALLS AROUND BATH $ IT.O. RAIL LAUNDRY PER = 25.54 O GEN. NOP, -1 O - VYw MA. BEDROOM MA. BATH MA. WIG BEDROOM I BATH I HALL BEDROOM 3 I �' 2'-2" \o SECOND_ FLOOR m S_EGOND FLOOR _ T.O.—SH T'6 —=2 2.14' _ _ T.O SHT'6 = 22.14' 2 -10 I FGU 1 DECK R-30 BATT INSUL'N BTW. FLOORS PER PROJECTION GEN. NOTES, TYP.-HR FIRE RATED _ CON57. W/ (2) LAYER N O = 5/8" TYPE 'XGYP. BD. -� GREAT ROOM DINING KITCHEN O AT CL6. $ (1) LAYER - ON EA. SIDE OF WALL O �o 2 -GAR GARAGE FIRST FLOOR �'� GARAGE T.O.SLAB = 12.06' T.O.SLAE3= 015' T BLISHED GRADE = 11.63 o 0 o UNDER SLAB DRAINAGE PER I GEN. NOTES, TYP. I 5EC71 ON 5 SCALE: 1/4" = 1'- 0" m 8 Z ju uM Ul N UU p a 0 t aQo J gQ> �d 3g� ao� m ag= a y U � d$ � of w � w tog _ a a U � U m�� U £ Z 0U U Q � } LL rn N Z it ^VJ` � m i } 4-n Q W U m d o> m U t z m a p 3 d z m 70F a Nz� o Q H 5111 O a m w�12 z �0 0 oz� o sw e Z< oQ U p $LLB WN° Z<J d LL ILLL Jp� ID �N@ �y VI J 2 J Jl 8 � Date: LL mgrc GDP REVIEW �� Revision: dm; ��� Revision: �� Revision: W�? �°=g `� Revision: 1y^ Job No: I5-030 ° L N wy�3 5 0 A&/, LO - Z �F N V s. — O O - J m C8012 =g REN. 4 Iq 0o N N� d z •— � UsQALIF SOF C w<� = in <g� a F 3��am 24 nl II 4 1-1 11 /--I II41 II SEGONI;) FLOOR SOUARrz F-OOTACGr= OYr=RLA1' _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ I II I II I II I II LOCATION SO. ET. 2 -O 8 N7 1:i5 N8 351 Na 11 N1O I NI 257 N12 = O 753 NII N 1,474 —IN O N N5 -1N N6 D1 DI N3 N5 150 (oil 11 01 28 -10 41-1111 11 26 -6 11:11-611 ELEV. (OPEN TO BELONU Nci = N - N7 20'-O" s FA 111 O (O E T BE" NIO SEGONI;) FLOOR SOUARrz F-OOTACGr= OYr=RLA1' _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ I II I II I II I II — — — — — — — — — — — — — — — — O — — — — — — — — — — — — — — — — — — — — cl11 I6 F I RST FLOOR SOUARE FOOTAGE O\(ERLA`1' NEW (LIVABLE) LOCATION SO. ET. N6 8 N7 1:i5 N8 351 Na 11 N1O I NI 257 -1�N 61 753 N 1,474 —IN O N N5 -1N LOCATION G2 DI N3 N2 150 11 01 28 -10 41-1111 11 26 -6 11:11-611 — — — — — — — — — — — — — — — — O — — — — — — — — — — — — — — — — — — — — cl11 I6 F I RST FLOOR SOUARE FOOTAGE O\(ERLA`1' NEW (LIVABLE) LOCATION SO. ET. N6 8 N7 1:i5 N8 351 Na 11 N1O I NII 257 N12 753 TOTAL 1,474 DECK LOCATION 5a. ET. DI 150 TOTAL 150 SCALE: 1/4" = II - 0" NEW (LIVABLE) LOCATION SO. ET. NI 4q8 N2 55 N3 33 N4 2 N5 542 TOTAL 1,158 'W'daAMW LOCATION SO. PT. 61 8 62 366 TOTAL 374 SCALE: 1/4" = I' - 011 m �o 8� �s �z o� U 9 Qg8 ppU° a WaQo N J 2 } 30 ao� Q�3 O rcrcd �=0 mN2 o Vo } dpz w t� a� NL NN2 add�N NN� JZ� OW o � Z F O �s J N�p 9�YY� U Ndop Z~F d QYj pN pQN Z�J d LL LL z?d dp� LL UN} LL 8 � N �p$ N �a N w mgr �oQ �m3 as wa= o �g N� ww< fz � <�=o z`�NO °2=z v J�as� d� Q� �0I C rcm g c ZZYg� K gdU C J��dm �AV j O ��11MMJ LJa � ILI.nn V• 0 O in N CD P P O N Z U � w � a o 0 � U U £Z 0 L � U � U w P N Z W � c U � m OUl U Q m U t � z o � a Q m z i w m a � O o � N 0 CID o n N Z a O 0 V I O Date: Revision: Revision: 0 a Revision: Revision: Y Revision: Job No: la -050 5�0 A&C a S. JEq/v, LL - 3 J m C8012 m REN. 4/Ici 0 O TFOF CALF 0 `o 0 m v THIRD FLOOR SOUARE FOOTAGE 0YER1.A1' 8 NEYV (LIVABLE) LOCATION SO. FT. N15 3 N14 23ci N15 72 TOTAL 314 D7 Q04 TOTAL I v D7 D5 4'-10" = I N I I N14 I NI I N15 5„ I D3 68 - -m � D6 `r 1 D4 OI ELEV. (OPEN TO BELOW) 40 =15 T B 21'-8" 48'-1" 12'-0" 7'-68" I THIRD FLOOR SOUARE FOOTAGE 0YER1.A1' 8 NEYV (LIVABLE) LOCATION SO. FT. N15 3 N14 23ci N15 72 TOTAL 314 D1=CK LOCATION SO. FT. 05 45 04 7 05 66 06 25'1 D7 Q04 TOTAL 1,280 SCALE: 1/4" = I' - O" m �o 8� �s �z o� U 9 Qg8 ppU° In a WaQo N J 2 } W FJ 1IY�� Nm4 Q } 30 ao� a � Q�3 O f � } Of WSW mN2Mj cl O Vo } dpz w t� a� adQ N_L 2 N adNN� JZ� OW O � Z F O �s J N �1p 9�YY� U 111 Ndpp Z~F d QYj pN ppN Z�J d LL QLL ?d LL UN} LL 8 � N �p$ =q� N � �a N w mgr U}� �oQ �m �m3 as wa= O F� p Y K Wd p( �qy � w p � U f= � <�= o z`�NO 2 � 02�z U _ $o Jas d N :�z Oc rcm g c �o�LL ZZYg� K gdU C J��dm �AV j O Till � ILI.nn V• 0 O in N P P O L • } � Z U N o � U U £Z 0 L � U � U w P N Z W � c U � m OUl U Q m U t � z o � a Q m i ? w m a � O 6 � W p n N Z a O 0 V I O ..0n V. Date: Revision: Revision: Revision: Revision: Revision: Job No: la -050 / Irl-0 ARC � J m C8012 m REN. Q 9T�OF CALF0 20 +42 " WALL IN STUCCO FINISH STUCCO WALL W/ PRECAST GAP z z n i uu r (N) +42 " GATE W.I. FENCE ON 30" TALL X 6" WIDE STUCCO WALL. TOTAL COMBINED HEI6HT OF WALL 8"X12" 8"X12" 8"X12" ff FENCE TO BE +60" FA� FA� PA FP I0"X30" QUARTZITE PAVERS IN ANTIQUE/TUMBLER FINISH LAID IN 1/3 STAGGERED RUNNING BOND PATTERN (N) +60" HIGH GATE 36" SO. QUARTZITE PAVERS IN ANTIQUE TUMBLER FINISH 'I� O N AF ; m �z v0 LU 1L FREL I M I NARY LANI;�SCAFE PLAN CHEMICAL TREATED GONGRETE W/ 3/16 HORIZONTAL AT 36" O.G. SAND FINISH v� (N) GAS — METER (N) ELEC. PANEL (N) +72" HIGH J GATE PERMEABLE PAVERS O/ GRAVEL PIT BELOW i PERMEABLE PAVERS O/ GRAVEL PIT BELOW 30'-0" ALLEY GENTERL I NE 11.61' 11.41' E WM () SCALE: 1/4" — 1'— 0" m �o 1� o 8 �z d w� Wd m� o= 9g N a.- �3� "a~ a 0 aQo or=bJ W� gQ> �d 3g� ao� ag= y U F� Of�F �d0 mpSW Q�N Z)> it 1101 Z� it wQQ YYYV JW�QUO �u m N d; aiia I w M p F�O aOW Z< OQ� U ° $LLd WN° Y�J d LL LL z?d IL �m Py T J J J1 8 � LL lot, ° =Y aloe g `n =0 ;c� U �D U �z W O Q rcz a�Ji C wg LL a f J <.0 s��am` u.lAv lu O uM V I L�1 � ILI O m� P e m P ^` o N z U W a }_ P O � U U £Z o U L U U Q } � U w P N Z ^` W } } Q o (� ^` U o c U � m O U a• N d m U 0 z o � a d m z i w a � O o � N 0 m 0 3 m z a 0 e Y� �F 7 OL v �A Date: Revision: Revision: Revision: Revision: Revision: Job No: Z-030 �S�o ARc\ J m C8012 m REN. 4 Iq Q N -YT O�� FBF CALIF 27 PLANTI NG Lr=Gr=Ni7 ALL PLANT SELECTIONS TO 5E WUCOLS LISTED FOR WATER EFFICIENCY SYMBOL BOTANICAL NAME/COMMON NAME SIZE ANIGOZANTHOS r-LAVI1;)U5 5 COAL. AF KANGAROO PAWS AEON IUM 'ZWARTKOP' I GAL. AZ BLACK ROSE AEONIUM FICUS PUMILA FP GREEPING FIG CAMPUSIS RADICANS GR TRUMPET VINE SENECIO SERPEN5 - DWARF BLUE CHALKSTICKS PERMEABLE PAVERS O/ GRAVEL PIT BELOW i PERMEABLE PAVERS O/ GRAVEL PIT BELOW 30'-0" ALLEY GENTERL I NE 11.61' 11.41' E WM () SCALE: 1/4" — 1'— 0" m �o 1� o 8 �z d w� Wd m� o= 9g N a.- �3� "a~ a 0 aQo or=bJ W� gQ> �d 3g� ao� ag= y U F� Of�F �d0 mpSW Q�N Z)> it 1101 Z� it wQQ YYYV JW�QUO �u m N d; aiia I w M p F�O aOW Z< OQ� U ° $LLd WN° Y�J d LL LL z?d IL �m Py T J J J1 8 � LL lot, ° =Y aloe g `n =0 ;c� U �D U �z W O Q rcz a�Ji C wg LL a f J <.0 s��am` u.lAv lu O uM V I L�1 � ILI O m� P e m P ^` o N z U W a }_ P O � U U £Z o U L U U Q } � U w P N Z ^` W } } Q o (� ^` U o c U � m O U a• N d m U 0 z o � a d m z i w a � O o � N 0 m 0 3 m z a 0 e Y� �F 7 OL v �A Date: Revision: Revision: Revision: Revision: Revision: Job No: Z-030 �S�o ARc\ J m C8012 m REN. 4 Iq Q N -YT O�� FBF CALIF 27 PRELIMINARY GRADING PLAN mtj MOY RESIDENCE 3505 SEASHORE DR., NEWPORT BEACH, CA 92663 GRADING GENERAL NOTES GRADING FILLS/CUTS CONT. NOTICE TO CONTRACTOR SHEET INDEX 8. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL, AFTER CLEARING AND PRIOR TO THE PLACEMENT OF FILL IN CANYONS, INSPECT EACH CANYON FOR AREAS OF ADVERSE STABILITY AND DETERMINE THE 1. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLY SHEET C-1 GENERAL PRESENCE OF, OR POSSIBILITY OF FUTURE ACCUMULATION OF, ACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTOR WILL BE REQUIRED TO P PREL RELIMINARY GRADING PLAN & DETAILS C-2 SUBSURFACE WATER OR SPRING FLOW. IF NEEDED, DRAINS WILL BE ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITION CPPP EROSION CONTROL PLAN C 3 1. ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH DESIGNED AND CONSTRUCTED PRIOR TO THE PLACEMENT OF FILL IN EACH DURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY MUNICIPAL CODE (NBMC), THE PROJECT SOILS REPORT AND SPECIAL RESPECTIVE CANYON. OF ALL PERSONS AND PROPERTY. THIS REQUIREMENT SHALL BE MADE TO APPLY REQUIREMENTS OF THE PERMIT. 9. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. 2. DUST SHALL BE CONTROLLED BY WATERING AND/OR DUST PALLIATIVE. FOR LINE AND GRADE. CONSTRUCTION CONTRACTOR FURTHER AGREES TO DEFEND, INDEMNIFY AND 3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING THE 10. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM HOLD DESIGN PROFESSIONAL HARMLESS FROM ANY AND ALL LIABILITY, REAL OR NOTE: CONSTRUCTION PERIOD. OF 90 PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, 4. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH ENGINEER. THE BUILDING DEPARTMENT MAY REQUIRE CORING OF EXCEPTING LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF DESIGN QUANTITIES SHOWN HERE ON ARE FOR PERMIT AND/OR BONDING PURPOSE ONLY. FRIDAY; 8:00 AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND CONCRETE FIAT WORK PLACED OVER UNTESTED BACKFILLS TO FACILITATE PROFESSIONAL. HOLIDAYS PER SECTION 10-28 OF THE NBMC. TESTING. 2. IF THIS PROJECT IS STAKED BY SURVEY CREWS OTHER THAN THOSE CREWS 5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER 11. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE UNDER THE DIRECT SUPERVISION OF THE SIGNATORY ENGINEER, THE SECTION 10-28 OF THE NBMC. BUILDING DEPARTMENT. SIGNATORY ENGINEER WILL NO LONGER BE THE ENGINEER OF RECORD AND WILL HAVE NO RESPONSIBILITY AS TO THE FINAL CONSTRUCTED PROJECT. THE 6. THE STAMPED SET OF APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL 12. LANDSCAPING OF ALL SLOPES AND PADS SHALL BE IN ACCORDANCE WITH SIGNATORY ENGINEER WILL NOT BE RESPONSIBLE FOR ERRORS OR OMISSIONS TIMES. CHAPTER 15 OF THE NBMC. THAT COULD HAVE BEEN CORRECTED DURING THE CONSTRUCTION OF THIS 7. PERMIITEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND 13. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER PROJECT, IF THE STAKING HAD BEEN DONE BY THE SURVEY CREW UNDER HIS PROTECTING UTILITIES. GRADING BY AN ENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY DIRECT SUPERVISION. 8. APPROVED SHORING, DRAINAGE PROVISIONS AND PROTECTIVE MEASURES PROBLEM EXISTS. SHOULD EXCAVATION DISCLOSE ANY GEOLOGICAL 3. THE EXISTENCE AND LOCATION OF ANY UNDERGROUND UTILITIES OR MUST BE USED TO PROTECT ADJOINING PROPERTIES DURING THE GRADING HAZARDS OR POTENTIAL GEOLOGICAL HAZARDS, THE ENGINEERING STRUCTURES SHOWN ON THESE PLANS ARE OBTAINED BY A SEARCH OF OPERATION. GEOLOGIST SHALL RECOMMEND AND SUBMIT NECESSARY TREATMENT TO AVAILABLE RECORDS TO THE BEST OF OUR KNOWLEDGE. THE CONTRACTOR LS 9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THE BUILDING DEPARTMENT FOR APPROVAL. REQUIRED TO TAKE ALL PRECAUTIONARY MEASURES TO PROTECT THE UTILITIES THE UNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OFFICIAL. 14. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPES IS SHOWN, AND ANY OTHER LINES OR STRUCTURES NOT SHOWN ON THESE PLANS, 10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED DETERMINED TO BE NECESSARY BY THE ENGINEERING GEOLOGIST AND AND IS RESPONSIBLE FOR THE PROTECTION OF, AND ANY DAMAGE TO THESE BY THE CITY TRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH SOILS ENGINEER, THE SOILS ENGINEER WILL OBTAIN APPROVAL OF DESIGN, LINES OR STRUCTURES. CHAPTER 15 OF THE NBMC. LOCATION AND CALCULATIONS FROM THE BUILDING DEPARTMENT PRIOR TO CONSTRUCTION. 11. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDING AND SLOPE AREAS. 15. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND NOTE TO SURVEYOR TEST THE CONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE 12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION STABILITY OF THE SLOPE AND ADJACENT STRUCTURES UPON COMPLETION. CONTROL DEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN A STOP WORK ORDER. 16. WHEN CUT PADS ARE BROUGHT TO NEAR GRADE THE ENGINEERING SURVEYOR TO FILE A CORNER RECORD OR RECORD OF SURVEY WITH THE OFFICE OF GEOLOGIST SHALL DETERMINE IF THE BEDROCK IS EXTENSIVELY FRACTURED COUNTY SURVEYOR. EVIDENCE OF FILING SHALL BE SUBMITTED TO BUILDING 13. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC OR ABS PLASTIC OR FAULTED AND WILL READILY TRANSMIT WATER. IF CONSIDERED INSPECTOR PRIOR TO FOUNDATION INSPECTION. SCHEDULE 40 OR SDR 35 OR ADS 3000 WITH GLUED JOINTS. NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, A 14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE SHALL BE COMPACTED FILL BLANKET WILL BE PLACED. ALLOWED TO ENTER STREETS, CURBS, GUTTERS OR STORM DRAINS. ALL SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR MATERIAL AND WASTE SHALL BE REMOVED FROM THE SITE. 17. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS OFFSET BEFORE STARTING GRADING. DURING GRADING. EROSION CONTROL 18. NOTIFICATION OF NONCOMPLIANCE: IF, IN THE COURSE OF FULFILLING THEIR ADDITIONAL NOTE RESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE OWNER ENGINEERING GEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK 1. TEMPORARY EROSION CONTROL PLANS ARE REQUIRED FROM OCTOBER 15 IS NOT BEING DONE IN CONFORMANCE WITH THE APPROVED GRADING 1. LICENSED SURVEYOR TO PROVIDE MONITORING OF SHORING AND 3505 SEASHORE DRIVE, I.I.C. TO MAY 15. PLANS, THE DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN WRITING IMPROVEMENTS ON THE ADJACENT PROPERTIES AND SUBMIT RESULTS WITH A MANAGER: MARIANNE MOY 2. EROSION CONTROL DEVICES SHALL BE AVAILABLE ON-SITE BETWEEN TO THE PERSON IN CHARGE OF THE GRADING WORK AND TO THE BUILDING REPORT TO THE SHORING DESIGN ENGINEER AND TO THE BUILDING INSPECTOR 620 NEWPORT CENTER DR. #1100 OCTOBER 15 AND MAY 15. INSPECTOR. RECOMMENDATIONS FOR CORRECTIVE MEASURES, IF A DAILY BASIS DURING EXCAVATION AND SHORING AND WEEKLY BASIS NEWPORT BEACH, CA 92660 3. BE'T'WEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FOR THEREAFTER. WHERE DEWATERING IS REQUIRED, MONITORING SHALL CONTINUE CONTACT: BRION JEANNE17E ARCHITECTURE BE IN PLACE AT THE END OF EACH WORKING DAY WHENEVER THE FIVE-DAY APPROVAL. UNTIL DEWATERING IS STOPPED. PHONE: 949-645-5854 PROBABILITY OF RAIN EXCEEDS 30 PERCENT. DURING THE REMAINDER OF THE YEAR, THEY SHALL BE IN PLACE AT THE END OF THE WORKING DAY, DOCUMENTATION 2. IN LIEU OF SPECIAL INSPECTION BY DEPUTY BUILDING INSPECTOR, ARCHITECT WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50 PERCENT. GEOTECHNICAL ENGINEER SHALL PROVIDE CONTINUOUS INSPECTIONS DURING 4. TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND 1. AN AS BUILT GRADING PLAN SHALL BE PREPARED BY THE CIVIL ENGINEER SHORING AND EXCAVATION OPERATIONS AND DURING REMOVAL OF SHORING. BRION JEANNETTE ARCHITECTURE 470 OLD NEWPORT BOULEVARD, MAINTAINED FOR THE DURATION OF THE PROJECT. INCLUDING ORIGINAL GROUND SURFACE ELEVATIONS, AS GRADED GROUND NEWPORT BEACH, CA 92663 SURFACE ELEVATIONS, LOT DRAINAGE PATTERNS AND LOCATIONS, AND 3. CONTRACTOR SHALL NOTIFY ADJACENT PROPERTY OWNER BY CERTIFIED MAIL REQUIRED INSPECTIONS ELEVATIONS OF ALL SURFACE AND SUBSURFACE DRAINAGE FACILITIES. 10 DAYS PRIOR TO STARTING THE SHORING OR EXCAVATION WORK. GEOTECHNICAL ENGINEER HE/SHE SHALL PROVIDE WRITTEN APPROVAL THAT THE WORK WAS DONE IN 1. A PRE -GRADING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START ACCORDANCE WITH THE FINAL APPROVED GRADING THE PUBLIC WORKS NOTE COAST GEOTECHNICAL, INC. NUMBER OF YARDS CUT AND/OR FILL MOVED DURING OPERATION.THE 1200 WEST COMMONWEALTH OF GRADING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, GRADING CONTRACTOR, DESIGN CIVIL ENGINEER, SOILS ENGINEER, GEOLOGIST, CITY 2. A SOILS GRADING REPORT PREPARED BY THE SOILS ENGINEER, INCLUDING FULLERTON, CA 92833 BUILDING INSPECTOR OR THEIR REPRESENTATIVES. REQUIRED FIELD LOCATIONS AND ELEVATION OF FIELD DENSITY TESTS. SUMMARIES OF FIELD 1. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTNIITES PHONE: 714-870-1211 INSPECTIONS WILL BE OUTLINED AT THE MEETING. AND LABORATORY RESULTS AND OTHER SUBSTANTIATED DATA AND WITHIN THE PUBLIC RIGHT-OF-WAY. 2. A PRE -PAVING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START COMMENTS ON ANY CHANGES MADE DURING GRADING AND THEIR EFFECT 2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS CIVIL ENGINEER OF THE SUB -GRADE PREPARATION FOR THE PAVING WITH THE FOLLOWING ON THE RECOMMENDATIONS MADE IN THE SOILS ENGINEERING REQUIRED BEFORE THE BUILDING PERMIT FINAL CAN BE ISSUED. AT THE TIME OF INVESTIGATION REPORT. HE SHALL PROVIDE WRITTEN APPROVAL AS TO THE PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC CORE CIVIL INC. PEOPLE PRESENT: OWNER, PAVING CONTRACTORS, DESIGN CIVIL ENGINEER, ADEQUACY OF THE SITE FOR THE INTENDED USE AND COMPLETION OF WORK IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE 23172 PLAZA POINTE DRIVE, SUITE #145 SOILS ENGINEER, CITY BUILDING INSPECTOR OR THEIR REPRESENTATIVES. IN ACCORDANCE WITH THE JOB SPECIFICATIONS. SIDEWALK, CURB AND GUTTER, AND ALLE/STREET PAVEMENT WILL BE REQUIRED. LAGUNA HILLS, CA 92653 REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. 3. A GEOLOGIC GRADING REPORT PREPARED BY THE ENGINEERING ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED PHONE: 949-954-7244 GEOLOGIST, INCLUDING A FINAL DESCRIPTION OF THE GEOLOGY OF THE SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER METER BOX, SEWER GRADING FILLS/CUTS SITE, INCLUDING ANY NEW INFORMATION DISCLOSED DURING THE GRADING LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE BENCH MARK AND THE EFFECT OF SAME ON RECOMMENDATIONS INCORPORATED IN THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 - APPROVED GRADING PLAN. HE/SHE SHALL PROVIDE WRITTEN APPROVAL AS AND 14.08.030). SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK ~- COUNTY OF ORANGE BENCH MARK NB2-7-77 1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL. TO THE ADEQUACY OF THE SITE FOR THE INTENDED USE AS AFFECTED BY SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORK INSPECTOR. ELEVATION = 8565 NAVD 88 DATUM 2. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVE GEOLOGIC FACTORS. 3. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD COMPACTION OUT TO THE FINISHED SURFACE. IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. ALL NON-STANDARD LEGAL DESCRIPTION 3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 NOTE IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18. Drve' PERCENT RELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD 4. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL. BE �33055eeswe Lido Isle BLOCK 35, LOT 3, MAP OF NEWPORT BEACH 1557, AND APPROVED BY THE SOILS ENGINEER. COMPACTION TESTS SHALL SITE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR ORA o< BE PERFORMED APPROXIMATELY EVERY TWO FEET IN VERTICAL HEIGHT AND ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT LICENSED GENERAL ENGINEERING CONTRACTOR. li N1 °Ls B,„°,v„n, OF SUFFICIENT QUANTITY TO ATTEST TO THE OVERALL COMPACTION EFFORT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, APPLIED TO THE FILL AREAS. CONDITIONS, AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE ."°°°'"'° 4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY DEBRIS, SCARIFIED AND APPROVED BY THE SOILS ENGINEER PRIOR TO ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED 5. PLACING OF THE FIIJ_ FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL. BY THIS PERMT. J�JrI DICTA RT SECT ON 4 F THE GOVERNMENT 6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY, AN 1 11 REQUIRES AE T ® IDENTIFICATION NUMBER BE ISSUED REMOVED BEFORE ANY ADDITIONAL FILLS ARE ADDED. ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORK BEFORE A 'PERMIT TO EXCAVATE" WILL BE 7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR DEPARTMENT. ' VALID. FOR YOU DIGALERT I.D. NUMBER CRUSHED IN PLACE AND BACKFILLED AND APPROVED BY THE SOILS CALL UNDERGROUND SERVICE ALERT TOLL ENGINEER. �7� p VICINITY MAP Q�� FREE 1-800-422-4133 TOW WORKING DAY BEFORE YOU DIG. NOT TO SCALE ce RE Foos The 6�o ,.d ap Core Structure, Inc. 23172 Plaza Pointe Dr. Suite #145 Laguna Hills, CA 92653 Phone: 949-954-7244 info@corestructure.com www.corestructure.com PROJECT NAME: MOY RESIDENCE ADDRESS: 3505 SEASHORE DR. NEWPORT BEACH CA 92663 REVISIONS SHEET NAME: TITLE SHEET PROJECT NUMBER: 80362 DESIGNED BY:CHECKED BY: PLOT DATE: 12/07/2018 SHEET NUMBER: C-1 ,I ..����TC ��TC _ \f I u� guy �_ J`j S� S � 2 -TORY z �1Y9 e o mss BUILDING X34,42) s� \10191"t , ao �rC n RIDGE QsT b �m n o 0s z NEIGHBOR RESIDENCE {cti sv�� d EXIST. WALL s� LOT 4 LET 4 PROTECT IN_PLACE 3506 SEASHORE DR. 1 1� 11 57 TG 7, 1.57 TG 0 it 1.57 TG , * �a R B) 8i) &W q - °/ 1i o , 10.31IlVV EXIST39WALL -� r PROTECT IN PLACE \� fiI H i 1n z 10.21MV 10.55INV a 9s Y0:70MV 4 mss, 2% (MIN.) 2%{ ) CONC c'INC 11.97 FL b 2% (MIN.) �' 2% (MIND b CO JC.1 CONC, 36 5 ,- 01 ° ti °a _ 5 - ° . uNa s -Zo s°v %°_ CONC2O 0.5 cAr = LINEF \ - - -.�- - - =gam o FL eFi _ _ILbuy 12:,.�sJ 34 TC 12.34TC 12.34TC 12.34 TC 4 12.00 FS 11.88 FS a 11.64 FS L L1 11.60 FS DECK ABOVE 11.75 FS a 2 ST❑PY �^ T❑RY PROPOSED BUILDING Ka w 11.75 FS FF=d1.8 , BUA12.34TC )� 77 PAD=110.8r 2�% 12.34 TC 12.09 FS 2% (MIN) 4 ECK ABOVE 4 N2% (WN•) .ONc,,+ L < ac,= -0F5 ° -1�1 4 7 Cga M PROPERTY CONE. Q _E LINE GJ NC 12.06 FL1 r I- EXIST. WALR B) 89) 89R&9& °�i a_ L `�F s PROTECT IN PLACE s NEIGHBOR RESIDENCE (40,48, LOT 2 RIDGE C 3503 SEASHORE DR. 2 U T❑ P Y Z :BUILDING L ❑ T 2 PRELIMINARY GRADING PLAN SCALE 1"=8' o C z � rL s 19 'Tc a / .CS , rpt S J,J F 11.68 TC 11.78 FS) I 11.37 FL 11.70 FS 1:.78 FL 619 1j1.47 FS TjJT GARAGE /0 rONr -tea v-. _ CONC „i1183FS, 5 31 ID, 0.4 r. (11.68,`FS) _ o s, EXIST. WMEll PROTECT IN PLACE yd n n F) T Fa psc \ TqO y�F� x R B' s)155K8($,fi w 30' n `` 11.41 FS (11.34 FL) I LEGEND 0 CONSTRUCTION NOTE 100 EXISTING CONTOUR 1 rv's 11.47 TG J O IQOQ, 9 DEI A i 10.12INV 2 ,o0 . 11.35- tEMOVE � 6 THE x ss- - EXIST. WALL1.39, - so - P ti 4 o- , 9 n '5'rO�c� EXIST WALL 5 614.85 TW 73- 311.35 ® 11.35 FS PROPOSED FREE STANDING WALL 10.85 TF z INSTALL POP UP DRAIN EMITTER PER DETAIL. �F n CC'oT� O PROPOSED LANDSCAPE 7 s� sJ - --- -- FLOW LINE 0 Z n n CONSTRUCT 42" HIGH FREE STANDING WALL PER ARCHITECTURAL PLAN. 0 � z o � PROPERTY LINE z 0 10.55INV a 9s Y0:70MV 4 mss, 2% (MIN.) 2%{ ) CONC c'INC 11.97 FL b 2% (MIN.) �' 2% (MIND b CO JC.1 CONC, 36 5 ,- 01 ° ti °a _ 5 - ° . uNa s -Zo s°v %°_ CONC2O 0.5 cAr = LINEF \ - - -.�- - - =gam o FL eFi _ _ILbuy 12:,.�sJ 34 TC 12.34TC 12.34TC 12.34 TC 4 12.00 FS 11.88 FS a 11.64 FS L L1 11.60 FS DECK ABOVE 11.75 FS a 2 ST❑PY �^ T❑RY PROPOSED BUILDING Ka w 11.75 FS FF=d1.8 , BUA12.34TC )� 77 PAD=110.8r 2�% 12.34 TC 12.09 FS 2% (MIN) 4 ECK ABOVE 4 N2% (WN•) .ONc,,+ L < ac,= -0F5 ° -1�1 4 7 Cga M PROPERTY CONE. Q _E LINE GJ NC 12.06 FL1 r I- EXIST. WALR B) 89) 89R&9& °�i a_ L `�F s PROTECT IN PLACE s NEIGHBOR RESIDENCE (40,48, LOT 2 RIDGE C 3503 SEASHORE DR. 2 U T❑ P Y Z :BUILDING L ❑ T 2 PRELIMINARY GRADING PLAN SCALE 1"=8' o C z � rL s 19 'Tc a / .CS , rpt S J,J F 11.68 TC 11.78 FS) I 11.37 FL 11.70 FS 1:.78 FL 619 1j1.47 FS TjJT GARAGE /0 rONr -tea v-. _ CONC „i1183FS, 5 31 ID, 0.4 r. (11.68,`FS) _ o s, EXIST. WMEll PROTECT IN PLACE yd n n F) T Fa psc \ TqO y�F� x R B' s)155K8($,fi w 30' n `` 11.41 FS (11.34 FL) I LEGEND 0 CONSTRUCTION NOTE 100 EXISTING CONTOUR 1 INSTALL 6" DIA. DRAIN NDS 40 W/RISER AND ADAPTOR OR EQUAL. 1OOFS SPOT ELEVATION 2 INSTALL 4" DIA. PVC SCHEDULE 40 PIPE DRAM SYSTEM. PROPOSED CONCRETE PAD 3 INSTALL 9" SQUARE BOTTOMLESS INLET. - so - PROPOSED STORM DRAIN 4 DOWNSPOUT PER ARCHITECTURAL PLAN. EXIST WALL 5 INSTALL GRAVEL TRENCH WITH 4" PERVIOUS CONCRETE TOP PER DETAIL. ® PROPOSED FREE STANDING WALL 6 INSTALL POP UP DRAIN EMITTER PER DETAIL. ® O PROPOSED LANDSCAPE 7 INSTALL 24" DEEP GRAVEL TRENCH UNDERNEATH THE PLANTER. - --- -- FLOW LINE 8 CONSTRUCT 42" HIGH FREE STANDING WALL PER ARCHITECTURAL PLAN. - - - - PROPERTY LINE 9 CONSTRUCT OUTLET AT THE BASE OF THE WALL. PROVIDE ONE BLOCK OPENING. X.X% SURFACE SLOPE S=x.x STORM DRAIN SLOPE PAD PROPOSED PAD ELEVATION FS PROPOSED FINISHED SURFACE FG PROPOSED FINISHED GROUND FF PROPOSED FINISHED FLOOR INV INVERT OF PIPE TG TOP OF GRATE PL PROPERTY LINE NOTE: GFF GARAGE FINISHED FLOOR TC TOP OF CURB FL FLOW LINE SLAB SHALL BE UNDERLAIN BY MINIMUM OF 4 -IN GRADED GRAVEL OR CRUSHED STONE. CL CENTER LINE EXIST. EXISTING P PLANTER AREA TYP TYPICAL TOP OF GRATE SEE NOTES FOR GRATE TYPE ELEV. PER PLAN TOP OF GRATE SEE NOTES FOR GRATE TYPE WEEPSCREED /-FINISH GRADE ELEV. PER PLAN ` /-- FINISH GRADE WEEPSCREED M 2% x FF FF IIIMI ii n CONCRETE III e=um =uu; CONCRETE '!Tii PAD PAD ° ° 4 44 T MIN WEEPSCREED r�ff I 4 uiir u=r. -u>Ir a. PAD DETAIL BUILDING DRAINAGE NOT TO SCALE DOWNSPOUT PER ARCHITECT'S PLAN BUILDING FACE DETAIL DOWNSPOUT NOT TO SCALE 4" PVC PVC (IF NEEDED) NDS 643 COUPLING NDS SPEED -D -BASIN NDS 101 4" PVC SDR 35 DRAIN PIPE (TYP.) OR 4" PVC � - � SINGLE OR NDS 201 DOUBLE / / o OUTLET CATCH BASIN. 1%MIN. fNV. PER PLAN 1% MIN. INV. ELEV. PER PLAN REED 4" MIN PVC MAIN W/ TEE OR WYE NOTE: 1. ALL FITTINGS BY: NDS, INC. (OR EQUAL) 4. GLUE "LP.S. WELD ON" #773 SOLVENT PHONE: 1-800-726-1994 (MEDIUM BODIED FAST SET) FOR PIPE 2. REFER TO GRADING PLAN FOR FINISH I+FI '*""«" GRADING. 5. ALL PIPES TO BE 4" « PVC SDR 35 OR kD 3. DO NOT GLUE GRATE OR RISER TO PIPE. SCHEDULE 40. DETAIL BUILDING DRAINAGE NOT TO SCALE 3LE OR SPLASH BLOCK FINISH GRADE CLASS U A.B. MIRAFI 14ON FILTER CLOTH WIDTH PER DETAIL GRAVEL TRENCH NOT TO SCALE DETAIL INLET DRAIN NOT TO SCALE *USE 6" NDS 66 EXTENSIONS WHERE NEEDED "111 1"11' .EFIIN POP-UP MITTER WITH U.V. DRAIN ELBOW ) TOPSOIL NOTES: 1. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURERS SPECIFICATIONS. DETAIL DRAIN POP-UP EMITTER NOT TO SCALE LE TONE DRY 16 12 8 4 0 8 16 SCALE 1"=8' Co RE Foie The 6r ,d c!y Core Structure, Inc. 23172 Plaza Pointe Dr. Suite #145 Laguna Hills, CA 92653 Phone: 949-954-7244 info@corestructure.com www.corestructure.com PROJECT NAME: MOY RESIDENCE ADDRESS: 3505 SEASHORE DR. NEWPORT BEACH CA 92663 REVISIONS SHEET NAME: PRELIMINARY GRADING PLAN & DETAILS PROJECT NUMBER: 80362 DESIGNED BY:CHECKED BY: PLOT DATE: 12/07/2018 SHEET NUMBER: C-2 NEIGHBOR RESIDENCE LOT 4 = T - 3506 SEASHORE DR. R B) 8s) 8ff"9-0/-q *fi LIMIT OF OVEREXCAVATION SE -10 TYP _ � ' — --� — E-8 °� ° c H —AD — so}so — so — so —so a — 0.5 Q6j LIMIT OF OVEREXCAVATION ------ --------- --- ---- -`---- --`-- �— — - 52 y is 2° > F OVEREXCAVATION A DECK ABOVE a GARAGE x PROPOSED BUILDING 1 /° w D�jCK ° _i _ FF = 1.81 ° o I al i ABOVE = PAD 10.81 �a 2��> es� DECK ABOVE I E-8 .P.'. FL —_ �--� — �--� L--�—��-,—� --tea: — -- SE -8 - } LIMIT OF OVEREXCAVATION R B) &s) asm � 0 o n NEIGHBOR RESIDENCE LOT 2 F, l ISF 3503 SEASHORE DR. -TEF 1-I II EROSION CONTROL PLAN SCALE 1"-8' 100 EXISTING CONTOUR 100FS SPOT ELEVATION SE -8 PROPOSED CONCRETE PAD — so — PROPOSED STORM DRAIN NS -6 EXIST WALL SE -10 STORM WATER INLET PROTECTION PROPOSED FREE STANDING WALL EXCISE CARE DURING CONSTRUCTION TO PREVENT NON-STORMWATER DISCHARGES. D PROPOSED LANDSCAPE ALL VEHICLES AND EQUIPMENT WILL BE CLEANED OFF-SITE. —'---'-- FLOW LINE ALL VEHICLES AND EQUIPMENT WILL BE FUELED OFF-SH'E. PROPERTY LINE X.x°ie SURFACE SLOPE S=X.X STORM DRAIN SLOPE PAD PROPOSED PAD ELEVATION FS PROPOSED FINISHED SURFACE FG PROPOSED FINISHED GROUND FF PROPOSED FINISHED FLOOR INV INVERT OF PIPE TG TOP OF GRATE PL PROPERTY LINE GFF GARAGE FINISHED FLOOR TC TOP OF CURB FL FLOW LINE CL CENTER LINE EXIST. EXISTING P PLANTER AREA TYP TYPICAL 01340:w PROPERTYLINE BUILDING LINE STREET/ALLEY --J GRAVEL OVER J FILTER FABRIC NOTE: PROVIDE APPROPRIATE TRANSITION BETWEEN STABILIZED CONSTRUCTION ENTRANCE AND STREET DETAIL CONSTRUCTION ENTRANCE NOT TO SCALE R PROJECT PROPERTY i EROSION CONTROL NOTES 1. IN CASE OF EMERGENCY, CALL OWNER AT: 949-645-5854. 2. A STAND-BY CREW FOR EMERGENCY WORK SHALL BE AVAILABLE AT ALL IDES DURING THE RAINY SEASON (OCTOBER1 TO APRIL 15). NECESSARY MATERIALS SHALL BE AVAILABLE ON-SITE AND STOCKPILED AT CONVENIENT LOCATIONS TO FACILITATE REPID CONSTRUCTION OF EMERGENCY DEVICES WHEN RAIN IS IMMINENT. 3. EROSION CONTROL DEVICES SHOWN ON THIS PLAN MAY BE REMOVED WHEN APPROVED BY THE BUILDING OFFICIAL IF THE GRADING OPERATION HAS PROGRESSED TO THE POINT WHERE THEY ARE NO LONGER REQUIRED. 4. GRADED AREAS ADJACENT TO FILL. SLOPES LOCATED AT THE SITE PERIMETER MUST DRAIN AWAY FROM THE TOP OF SLOPE AT THE CONCLUSION OF EACH WORKING DAY. ALL LOOSE SOILS AND DEBRIS THAT MEY CREATE A POTENTIAL HAZARD TO OFF-SH'E PROPERTY SHALL BE STABILIZED OR REMOVED FROM THE SITE ON A DAILY BASIS. 5. ALL SILT AND DEBRIS SHALL BE REMOVED FROM ALL DEVICES WH'HIN 24 HOURS AFTER EACH RAINSTORM AND BE DISPOSED OF PROPERLY. 6. A GUARD SHALL BE POSTED ON THE SITE WHENEVER THE DEPTH OF WATER IN ANY DEVICE EXCEEDS 2 FEET. THE DEVICE SHALL BE DRAINED OR PUMPED DRY WITHIN 24 HOURS AFTER EACH RAINSTORM. PUMPING AND DRAINING OF ALL BASINS AND DRAINAGE DEVICES MUST COMPLY WITH THE APPROPRIATE BMP FOR DEWATERING OPERATION. 7. THE PLACEMENT OF ADDITIONAL DEVICES TO REDUCE EROSION DAMAGE AND CONTAIN POLLUTANTS WITHIN THE SITE IS LEFT TO THE DISCRETION OF THE FIELD ENGINEER. ADDITIONAL DEVICES AS NEEDED SHALL BE INSTALLED TO RETAIN SEDIMENTS AND OTHER POLLUTANTS ON SITE. 8. DESILTING BASINS MAY NOT BE REMOVED OR MADE INOPERABLE BETWEEN NOVEMBER 1 AND APRIL 15 OF THE FOLLOWING YEAR WITHOUT THE APPROVAL OF THE BUILDING OFFICIAL. 9. STORM WATER POLLUTION AND EROSION CONTROL DEVICES ARE TO BE MODIFIED, AS NEEDED, AS THE PROJECT PROGRESSES. THE DESIGN AND PLACEMENT OF THESE DEVICES IS THE RESPONSIBILITY OF THE FIELD ENGINEER. PLANS REPRESENTING CHANGES MUST BE SUBMITTED FOR APPROVAL IF REQUESTED BY THE BUILDING OFFICIAL. 10. EVERY EFFORT SHALL BE MADE TO ELIMINATE THE DISCHARGE OF NON -STORM WATER FROM THE PROJECT STIT AT ALL TIDIES. 11. ERODED SEDIMENTS AND OTHER POLLUTANTS MUST BE RETAINED ON-SITE AND MAY NOT BE TRANSPORTED FROM THE SHE VIA SHEET FLOW, SWALES, AREA DRAINS, NATURAL DRAINAGE COURSES, OR WIND. 12. STOCKPILES OF EARTH AND OTHER CONSTRUCTION RELATED MATERIALS MUST BE PROTECTED FROM BEING TRANSPORTED ROM THE SITE BY THE FORCES OF WIND OR WATER. 13. FUELS, OILS, SOLVENTS, AND OTHER TOXIC MATERIALS MUST BE STORED IN ACCORDANCE WITH THEIR LISTING AND ARE NOT CONTAMINATE THE SOIL AND SURFACE WATERS. ALL APPROVED STORAGE CONTAINERS ARE TO BE PROTECTED FROM THE WEATHER. SPRJS MUST BE CLEANED UP IMMEDIATELY AND DISPOSED OF IN A PROPER MANNER. SPH LS MAY NOT BE WASHED INTO THE DRAINAGE SYSTEM. 14. EXCESS OR WASTE CONCRETE MAY NOT BE WASHED INTO THE PUBLIC WAY OR ANY OTHER DRAINAGE SYSTEM. PROVISIONS SHALL BE MADE TO RETAIN CONCRETE WASTES ON-SITE UNTIL THEY CAN BE DISPOSED OF AS SOLID WASTE. 15. DEVELOPERS/CONTRACTORS ARE RESPOSDILE TO INSPECT ALL EROSION CONTROL DEVICES AND BMP'S ARE INSTALLED AND FUNCTIONING PROPERLY IF THERE IS A 40% CHANCE OF QUARTER INCH OR MORE OF PREICTED PRECIPITATION, AND AFTER ACTUAL PRECIPITATION. A CONSTRUCTION SITE INSPECTION CHECKLIST AND INSPECTION LOG SHALL BE MAINTAINED AT THE PROJECT SHE AT ALL TIDIES AND AVAILABLE FOR REVIEW BY THE BUILDING OFFICIAL (COPIES OF THE SELF -INSPECTION CHECKLIST AND INSPECTION LOGS ARE AVAILABLE UPON REQUES). 16. TRASH AND CONSTRUCTION RELATED SOLID WASTES MUST BE DEPOSITED INTO A COVERED RECEPTACLE TO PREVENT CONTAMINATION OF RAINWATER AND DISPERSAL BY WIND. 17. SEDIMENTS AND OTHER MATERIALS MAY NOT BE TRACKED FROM THE SITE BY VEHICLE TRAFFIC. THE CONSTRUCTION ENTRANCE ROADWAYS MUST BE STABILIZED SO AS TO INHBIT SEDIMENTS FROM BEING DEPOSITED INTO THE PUBLIC WAY. ACCIDENTAL DEPOSITIONS MUST BE SWEPT UP IMMEDIATELY AND MAY NOT BE WASHED DOWN BY RAIN OR OTHER MEANS. 18. ANY SLOPES WITH DISTURBED SOILS OR DENUDED OF VEGETATION MUST BE STABILIZED SO AS TO INHBH' EROSION BY WIND AND WATER. 19. HOME OWNER TO ROUTINELY CLEAN ALL CATCH BASINS AND DRAIN LINES OF DEBRIS. 20. ADDITIONAL BMP'S WILL BE IMPLEMENTED AS DEEMED NECESSARY BY CITY INSPECTORS. EXCAVATION NOTES 1. BUILDING PAD AREA SHALL BE OVEREXCAVATED AT LEAST 2'4" BELOW EXISTING GRADE OR A MINBVIUM OF ONE FOOT BELOW PROPOSED FOUNDATION. SEE PLAN FOR LIMH' OF OVEREXCAVATION. DETAIL GRAVEL BAGS BERM NOT TO SCALE GRAVEL BAGS (TYP.) MIN. 1' HEIGHT 2 BAGS MIN EROSION CONTROL BMPS EC -1 SCHEDULING SE -8 SCHEDULE PREPARED BY CONTRACTOR SHALL BE ON-SITE DURING CONSTRUCTION. TEMPORARY SEDIMENT CONTROL SE -7 STREET SWEEPING AND VACUUMING STREET SHALL BE SWEEPED, SEDIMENT COLLECTED, AND DISPOSED OF OFF-SITE ON A DAILY BASIS. SE -8 GRAVEL BAGS ERODED SEDIMENTS MUST BE RETAINED ON-SITE AND NOT PERMIITED TO ENTER THE DRAINAGE SYSTEM. REQUIREMENT MAY BE WAIVED AT THE APPLY PARAMETER CONTROLS AND VACUUMING TO PREVENT NON-STORMWATER DISCHARGE. NS -6 SOLE DISCRETION OF THE CITY INSPECTOR IF OTHER EROSION CONTROL BMP'S ARE DEEMED SUFFICIENT. INSTALL WHERE SHOWN ON PLAN. SE -10 STORM WATER INLET PROTECTION ONCE INLET RISERS ARE CONSTRUCTED, SURROUND RISERS WITH GRAVEL BAGS OR CAP THE RISER TO REDUCE SEDIMENT INTRODUCTION TO THE EXCISE CARE DURING CONSTRUCTION TO PREVENT NON-STORMWATER DISCHARGES. NS -8 AREA DRAIN SYSTEM WIND EROSION CONTROL BMPS WE -1 WIND EROSION CONTROL WATER OR COVER MATERIAL SHALL BE USED TO ALLEVIATE DUST NUISANCE ON THE ROUGH GRADED TC -1 STABH.ILED CONSTRUCTION EXH' PADS AND ANY STOCKPILE AREAS. TRACKING CONTROL MANAGEMENT NS -1 A STABILIZED ENTRANCE IS REQUIRED FOR ALL CONSTRUCTION SITES TO ENSURE THAT DIRT AND DEBRIS ARE NOT TRACKED ONTO THE ROAD OR TC -1 STABH.ILED CONSTRUCTION EXH' ADJACENT PROPERTY. MAINTENANCE OF SUCH A SYSTEM IS REQUIRED FOR THE DURATION OF THE PROJECT. SUCH STABILIZATION MAY BE OF APPLY PARAMETER CONTROLS AND VACUUMING TO PREVENT NON-STORMWATER DISCHARGE. NS -6 ROCK OR PAVED. NON-STORMWATER MANAGEMENT NS -1 WATER CONSERVATION PRACTICES MAINTAIN WATER EQUIPMENT TO PREVENT NON-STORMWATER DISCHARGES. NS -3 PAVING AND GRADING OPERATIONS APPLY PARAMETER CONTROLS AND VACUUMING TO PREVENT NON-STORMWATER DISCHARGE. NS -6 ILLICIT CONNECTION / ILLEGAL DISCHARGE CONTRACTOR SHALL REPORT ILLICIT CONNECTIONS OR ILLEGALLY DUMPED MATERIALS ON SITE TO THE RESIDENT ENGINEER IMMEDIATELY AND CONTRACTOR SHALL TAKE NO FURTHER ACTION UNTIL THE RESIDENT ENGINEER PROVIDE A RESPONSE/ NS -7 POTABLE WATER / IRRIGATION EXCISE CARE DURING CONSTRUCTION TO PREVENT NON-STORMWATER DISCHARGES. NS -8 VEHICLE AND EQUIPMENT CLEANING ALL VEHICLES AND EQUIPMENT WILL BE CLEANED OFF-SITE. NS -9 VEHICLE AND EQUIPMENT FUELING ALL VEHICLES AND EQUIPMENT WILL BE FUELED OFF-SH'E. NS -10 VEHICLE AND EQUIPMENT MAINTENANCE ALL VEHICLES AND EQUIPMENT WILL BE MAINTAINED OFF-SITE. NS -12 CONCRETE CURING APPLIES TO ALL CONCRETE CONSTRUCTION. NS -13 CONCRETE FINISHING APPLIES TO ALL CONCRETE CONSTRUCTION. WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL WM-1 MATERIAL DELIVERY AND STORAGE PROVIDE A MATERIAL STORAGE AREA WITH SECONDARY CONTAINMENT AND/OR WEATHER PROTECTION. NOTE THE MAINTENANCE PRACTICES AND SCHEDULE PROPOSED FOR THIS AREA. HAZARDOUS MATERIALS, FERTILIZERS, PESTICIDES, PLASTERS, SOLVENTS, PAINTS, AND OTHER COMPOUNDS MUST BE PROPERLY HANDLED IN WM-2 MATERIAL USE ORDER TO REDUCE THE RISK OF POLLUTION OR CONTAMINATION. TRAINING AND INFORMATION ON PROCEDURES FOR THE PROPER USE OF ALL MATERIALS MUST BE AVAILABLE TO THE EMPLOYEES THAT APPLY SUCH MATERIALS. WM-3 STOCKPILE MANAGEMENT MATERIALS STOCKPILES SHALL BE SURROUNDED BY A TEMPORARY SEDIMENT BARRIER AND COVERED TO MAINTAIN DUST CONTROL. WM-4 SPILL PREVENTION AND CONTROL IDENTIFY SPILL PREVENTION AND CONTROL MEASURES THAT WILL BE TAKEN FOR ALL PROPOSED MATERIALS. IDENTIFY THE METHODS, BY WHICH ACCIDENTAL SPILLS WILL BE CLEANED AND PROPERLY DISPOSED OF. PROVIDE DESIGNATED WASTE COLLECTION AREAS AND CONTAINERS. ARRANGE FOR REGULAR DISPOSAL. PROVIDE COVERED STORAGE WITH WM-5 SOLID WASTE MANAGEMENT SECONDARY CONTAINMENT. CONTAINERS ARE REQUIRED TO PROTECT WASTE FROM RAIN TO PREVENT WATER POLLUTION AND PREVENT WIND DISPERSAL. WM-6 HAZARDOUS WASTE MANAGEMENT HAZARDOUS MATERIALS MUST BE DISPOSED OF IN ACCORDANCE WITH STATE AND FEDERAL REGULATIONS. IDENTIFY THE PROPOSED METHODS OF DISPOSAL AND ANY SPECIAL HANDLING CONTRACTS THAT MAY BE APPLICABLE. PREVENT OR REDUCE THE DISCHARGE OR POLLUTANTS TO STORMWATER FROM CONTAMINATED SOH. AND HIGHLY ACIDIC WM-7 CONTAMINATED SOIL MANAGEMENT OR ALKALINE SOILS BY CONDUCTING PRE -CONSTRUCTION SURVEYS, INSPECTING EXCAVATIONS REGULARLY, AND REMEDIATING CONTAMINATED SOIL PROMPTLY. STORE DRY AND WET MATERIALS UNDER COVER. AVOID ON-SITE WASHOUT EXCEPT IN DESIGNATED AREAS AWAY FROM DRAINS, DITCHES, STREETS, WM-8 CONCRETE WASTE MANAGEMENT AND STREAMS. CONCRETE WASTE DEPOSITED ON-SITE SHALL SET UP, BE BROKEN APART, AND DISPOSED OF PROPERLY. CONTAINMENT AND PROPER DISPOSAL IS REQUIRED FOR ALL CONCRETE WASTE. SANITARY /SEPTIC WASTE UNTREATED RAW WASTEWATER IS NOT TO BE DISCHARGED OR BURIED. SANITARY SEWER FACILITIES ON-SITE ARE WM-9 MANAGEMENT REQUIRED TO BE IN COMPLIANCE WITH LOCAL HEALTH AGENCY REQUIREMENTS. SANITARY OR SEPTIC WASTES MUST BE TREATED OR DISPOSED OF IN ACCORDANCE WITH STATE AND LOCAL REQUIREMENTS. mmmmmi 16 12 8 4 0 8 16 SCALE 1"=8' ce .RE Core Structure, Inc. 23172 Plaza Pointe Dr. Suite #145 Laguna Hills, CA 92653 Phone: 949-954-7244 info@corestructure.com www.corestructure.com PROJECT NAME: MOY RESIDENCE ADDRESS: 3505 SEASHORE DR. NEWPORT BEACH CA 92663 REVISIONS SHEET NAME: CPPP EROSION CONTROL PLAN PROJECT NUMBER: 80362 DESIGNED BY:CHECKED BY: PLOT DATE: 12/07/2018 SHEET NUMBER: C-3 7ON O LAND SGP\ R MIEDEMA NO. 4653 EXP, 9/30/19 ti ��c A 7o_�' P/ NORTH 0' 8' 16' SCALE1 1"=8' SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. CENTER LINE LEGEND DESCRIPTI❑N (123.45) MEAS. ELEVATI❑NS ( ) REC. BRG & DIST. DECK # BRICK WALL BUILDING PROPERTY LINE FENCE BENCH MARK N.G. NATURAL GRADE P.P. POWER POLE WM WATER METER F,F. FINISH FLOOR G.F. GARAGE FLOOR CONC. CONCRETE F.S. FINISH SURFACE M.H. MAN—HOLE P PLANTER A'C. ASPHALT T.G. TOP—GRATE RdM SURVEYING INC R❑N MIEDEMA L,S, 4653 23016 LAKE FOREST DR. #409 LAGUNA HILLS, CA 92653 (949) 858-2924 OFFICE (949) 858-3438 FAX RDMSURVEYING@COX,NET 03 0 T TOPOGRAPHIC SURVEY JOB: 71-26 BUILDING DATE: 6/15/18 CONC. BUILDING CONC. CONC. OCEAN FRONT CON( CONC. OWNER: MARIANNE M❑Y FS, CENTER yq, b� LINE �� I of ti S�116 111 L AC SEASHORE DRIVE AC U 0 U u U >_ LD L,Zgro. 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CONC, I BUILDING BENCH MARK: COUNTY OF ORANGE BENCH MARK NB2-7-77 ELEVATI❑N = 8.565 NAVD 88 DATUM BUILDING I ADDRESS OF PR❑JECT1 3505 SEASHORE DRIVE NEWPORT BEACH, CA CENTER LINE W W H oA J I� LJ J m BUILDING BENCH MARK: COUNTY OF ORANGE BENCH MARK NB2-7-77 ELEVATI❑N = 8.565 NAVD 88 DATUM BUILDING I ADDRESS OF PR❑JECT1 3505 SEASHORE DRIVE NEWPORT BEACH, CA CENTER LINE Zoning Administrator - February 14, 2019 ADDITIONAL MATERIALS RECEIVED Item Sa, PA2018-2701 Item 6b, PA2018-271 Item 8a, PA2018-2721 Item 9a, PA2018-276 From: Whelan. Melinda To: Garciamay. Rubv; Lee, Amanda Subject: FW: Comment on Feb. 14, 2019, Zoning Administrator Items 5, 6, 8 and 9 Date: Thursday, February 14, 2019 1:28:41 PM From: Jim Mosher <jimmosher@yahoo.com> Sent: Thursday, February 14, 2019 1:22 PM To: Alford, Patrick <PAlford@newportbeachca.gov> Cc: Whelan, Melinda <MWhelan@newportbeachca.gov>; Lee, David <dlee@newportbeachca.gov> Subject: Comment on Feb. 14, 2019, Zoning Administrator Items 5, 6, 8 and 9 Dear Zoning Administrator Alford, I do not expect to be able to attend this afternoon's Zoning Administrator hearings because they are scheduled at the same time as the City's Finance Committee meeting. Despite that, I notice that four of the Coastal Development Permit items -- Item 5 3505 Seashore Drive, CD2018-116 (PA2018-270); Item 6, 3805 Seashore, CD2018- 115 (PA2018-271); Item 8, 3506 West Ocean Front, CD2018-114 (PA2018-272); and Item 9, 3004 West Ocean Front, CD2018-113 (PA2018-276) -- contain the identical "Fact in Support of Finding" in Section 3.A.3. Fact 3.A.3 appears intended to address questions both of exposure of the development to coastal hazards and the construction's compliance with local building standards. I found Fact 3.A.3 to be confusingly written since it contains two contradictory assessments of risk, and does not explain why one is chosen over the other. In particular, each Fact 3.A.3 begins by saying a portion of the property "is" (present tense) in the FEMA WE Zone." But if "VE" were indeed the correct current classification this would indicate both that there is current exposure to wave hazards (quite independent of possible sea level rise) and that special building design measures (not incorporated here) would be required according to Section 15.50.230 of our current municipal code. Fact 3.A.3 goes on the cite an independent study from GeoSoils, Inc., which contradicts this conclusion by finding there is no wave hazard now or even with the possibility of sea level rise over the next 75 years. To remove that contradiction, and to clarify that special construction design is not currently required, I think it is important to adjust the wording of Fact 3.A.3 to make it clear the property is (if that is indeed the fact) not currently in the VE Zone, and will not be until March 21, and to to cite the current FEMA Zoning Administrator - February 14, 2019 ADDITIONAL MATERIALS RECEIVED Item Sa, PA2018-2701 Item 6b, PA2018-271 Item 8a, PA2018-2721 Item 9a, PA2018-276 classification if there is one. That said, the City knows that even if the ocean doesn't rise, FEMA soon will find the ocean -facing sides of this development to be in the VE Zone, and I am unable to find anything in Fact 3.A.3 to explain why FEMA's conclusion should be rejected in favor of the contrary conclusion from GeoSoils, Inc. And despite assurances at the January 22, 2019, City Council study session that a different standard would apply after March 21, 1 am also concerned that the logic of the present Fact 3.A.3, whatever it is, will be used to similarly discount the significance of the "VE" classification after March 21 and thereby allow any need to implement the corresponding wave hazard design standards to be overruled by appeal and variance. Thank you for your consideration of these comments. Yours sincerely, Jim Mosher Zoning Administrator- February 14, 2019 ADDITIONAL MATERIALS BY STAFF RECEIVED AT MEETING Item 51b, PA2018-270 / Item 6c, PA2018-271 Item 81b, PA2018-272 / Item 91b, PA2018-276 The development fronts the public beach known as West Ocean Front and is separated by the Pacific Ocean by a wide sandy beach. The property is currently located within Flood Zone X per the current Flood Insurance Rate Map (FIRM) as Published by the Federal Emergency Management Agency (FEMA), indicating the Property is not in a special flood hazard area and not subject to special building design measures. However, effective March 21, 2019, aA portion of the lot is -wilt be located within the Federal-€n4ergenEy-Maf4ageFneRt Agency -(FEMA) VE Zone designation as illustrated in -on the FEMA -preliminary flood insurance rate map (PFIRM).The VE Zone designation -e#ectve Mareh-21,--2019, Indicating -indicates that a portion of the property may be subject to flood hazards associated with high velocity wave action from storms or seismic sources. Although currently not effective, to further evaluate this potential hazard, HGweveF, a Coastal Hazard Report and Wave Runup Study was prepared by GeoSoils, Inc., dated January 25, 2019. The study -provides detailed site-specific analysis of the potential coastal hazards with the proposed development, including wave action. The likely range of sea level rise projection for year 2100 (exceeding 75 year life of structure) is projected between 1.3 and 3.2 feet, resulting in a future water elevation of between 9.0 feet and 10.9 feet based on the North American Vertical Datum of 1988 (NAVD88). The finish floor elevation of the proposed dwelling is 12.33 feet NAVD88, which exceeds the minimum 9.0 -foot (NAVD88) elevation standard for new structures and is approximately 1.4 feet above the 10.9 -foot future sea level rise projection. Furthermore, the site is greater than 375 feet from the shoreline. Using a conservative analysis of shoreline erosion, the shoreline would retreat 150 feet over the 75 -year life of the development, resulting in a distance of approximately 225 feet between the site and the shoreline. This is recognized as a safe distance to protect the site from extreme events. Applying a more conservative 5.1 -foot sea level rise projection, wave bore would travel approximately 130 feet from the shoreline before it dissipates; therefore, the overtopping of waves over the next 75 years most likely will not reach the subject site, even under extreme conditions.